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

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June 29, 2001 ■Model Transit-Oriented District Overlay Zoning Ordinancecan be carried more easily than bulk goods e.g., The Gap, Crate & Barrel, chain bookstores, andother specialty retailers. In addition, they have incorporated display and large, transparentwindows along the street façade, for pedestrians to view indoor activity, with the understandingthat this can draw passers-by into the store to browse and shop. Other large-scale retailers areplacing more active uses along the street, such as cafes and bakeries allowing tables and chairs totake up part of the sidewalk. Lingerers attract more people that will remain in the area longer andshop for a longer time.Figure 10.2.a: Crate & Barrel has designedthis store in Berkeley, California to positivelycontribute to the activity along the street.A case in point is a new Home Depot store that will be located in the Hollywood/SandyBoulevard neighborhood, one of Portland, Oregon’s traditional “Main Street” neighborhoods.The 166,000 sq. ft. Halsey Place development will contain ground-floor retail shops, second-flooroffices, and 26 apartments on the third and fourth floors. These more pedestrian-oriented useswill line the street as the frontage for the Home Depot store, which will cover 104,000 sq. ft. atthe interior of the property. The store’s garden center will be substantially smaller than that ofother Home Depot stores and will become one of the liner retail shops along the street. As it willcater to a more urban market, the store will carry mostly indoor plants. Two-levels of structuredparking will serve the development.This project is an innovative step for the large-scale, home improvement giant. Not only is thestore a smaller footprint than its usual model, which typically ranges from 135,000 to 140,000 sq.ft., the company will also act as the property manager for the entire development.Page 12 ■Chapter V ■ Valley Connections
Model Transit-Oriented District Overlay Zoning Ordinance ■ June 29, 2001Figure 10.2.b: Halsey Place in the Hollywood/Sandy Boulevard neighborhood in Portland, Oregonwill surround a Home Depot store by lining the street with pedestrian-oriented uses. (Source: NewUrban News, p. 3)Grocery stores, civic uses, and sports facilities are exempt from this requirement as these uses arean essential need for every community. These uses also generate large numbers of users, many ofwhom could take transit if it is readily available. Also, accessibility to these uses should bemaximized to all segments of the population, including those who may not have access toautomobiles.11. Conditional and Use Permit UsesAs mentioned in previous discussion points within this chapter (see Discussion Point#3–Permitted Uses, Discussion Point #10–Uses Requiring Large Building Footprints, andDiscussion Point #12–Drive-Through Facilities), a variety of uses can be accommodated within aTOD area given certain conditions and standards. The general intention is to allow these uses tolocate within the area with modifications that make them more pedestrian-oriented. This requiresmeeting site, architectural, and programmatic standards, many of which are outlined in this modeloverlay and the PeD Standards and Design Guidelines publication produced for Valley Metro.Some general considerations should also include: prohibiting standard store formats if they are not pedestrian-friendly; allowing uses such as banks, pharmacies, and convenience markets, but prohibiting drivethroughcomponents and blank façades; requiring uses that prefer large building footprints to scale-down in size and integrate afiner level of architectural detailing; and, avoiding large expanses of blank walls along the street by requiring uses that are typicallyinternalized to provide a more active component along these areas.Valley Connections ■ Chapter V ■ Page 13
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Model TOD Zoning Ordinance (PDF, 3.7 MB) - Reconnecting America

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