Model TOD Zoning Ordinance (PDF, 3.7 MB) - Reconnecting America

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June 29, 2001 ■ Model Transit-Oriented District Overlay Zoning Ordinance A fine-grained and interconnected street system which encourages transit use, walking,and bicycling; and, A level of development (residents, workers, and attractions) which will be supportive oftransit ridership.It should be noted that in the time span of urban growth in the United States, the modern conceptof Transit-Oriented Development is still very much in the adolescent stages. D Although manycommunities have adopted TOD supportive policies and legislation, and many more have existinglight rail service with plans for expansion, the supportive land use portion remains absent frommany transit stations. Successful Transit-Oriented Development, though not a new concept, hasrun into various obstacles and, in its most pure form, has been implemented only in a limitednumber of cases. Studies of built TODs are largely restricted to only a few major metropolitanareas. These include: the San Francisco Bay Area, the Los Angeles and San Diego metropolitanareas, and the Washington D.C. metropolitan area. Still, much can be learned from the study ofmixed-use development throughout the United States, which may satisfy many of the desiredcommunity and architectural design aspects of TOD, but may not be intimately connected totransit.Also important to note is the energy and commitment needed to realize these projects. TODs willsucceed only within a highly supportive environment. The relative success of TODs is based on acombination of supportive market conditions; the desirability of the area; supportive policies andactions from local governments, transit agencies, and lending institutions; aggressive pursuit ofand dedication to TOD development; realistic market studies; and developers who understandhow to build and market TODs. If any one of these factors is not in place, the TOD will likely notachieve its full potential, as structures which support TODs, such as financing packages andzoning, have yet to be developed, implemented, and tested as extensively as conventionalsystems.2. The Benefits2.1 TODs can help revitalize decliningneighborhoods and urban centersIn several examples, the implementation of light rail has served as a catalyst for urbanrevitalization by helping to redirect development back into existing communities. One case inpoint is the Ballston area in Arlington, Virginia. Ballston in the 1970s consisted of neighborhoodstreets with older homes and arterial roads lined with fast-food outlets, auto-repair shops, and afew low-density apartment complexes. Residents were moving away to suburbs beyond theCapital Beltway and the area was in decline. Metrorail arrived in the area in 1979, and by 1995,Ballston had become a showcase for successful Transit-Oriented Development through theconcerted efforts of the Washington Metropolitan Area Transit Authority (WMATA), ArlingtonDThe City of Sacramento, CA began developing TOD Design Guidelines in 1989, the earliest use of thisterm to the authors’ knowledge.Page 4 ■Chapter II ■ Valley Connections
Model Transit-Oriented District Overlay Zoning Ordinance ■ June 29, 2001area property owners, and other stakeholders. The area had transformed into a vibrant urbancenter containing a regional shopping mall, over 2,500 new residential apartments andcondominiums, more than 3.7 million square feet of commercial retail and office space withvarious ground-floor retail shops, and a health club. The regional shopping mall was a majorcatalyst in attracting employers, some of which built their headquarters within the walking radiusof the station, including the federal government, Eastman Kodak, and Environ, all located withinwalking distance of Metrorail.Ballston was successful as a result of aggressive planning by Arlington County and WMATA viaSector Plans which developed strategies for each of the stations along the line. The BallstonSector Plan called for a varied mix of uses within the quarter mile surrounding the station. Thisincluded housing, office, retail, and open space. The County’s new zoning used density bonusesas incentives to achieve the current form of development. The goal was to assemble a largepopulation around the station in order to increase the potential for high ridership rates. Inaddition, WMATA has been aggressively supporting Transit-Oriented Development through itsin-house real estate office that actively seeks joint development opportunities by pursuing airrightsleases, station-retail connections, and shared use of building systems.Figure 2.1: Overview of WMATA’s Ballston TOD area. Photo source: Bernick & Cervero (1997)Valley Connections ■ Chapter II ■ Page 5
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Model TOD Zoning Ordinance (PDF, 3.7 MB) - Reconnecting America

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