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

More documents

Recommendations

Info

June 29, 2001 ■Model Transit-Oriented District Overlay Zoning Ordinance Property owners should be held responsible for the condition of their vacant buildingsthrough the use of citations and fines. Empty store windows can be kept clean and leased out to adjacent businesses foradvertising, or non-profits could use the space for notices and announcements. The maximum setback of buildings from the street should be controlled, not just theminimum setback.18.2 Building ProportionsIn a mixed-use commercial district, an appropriate building height would have a minimum of atleast two stories (ground floor retail and upper floor office); it is likely that a mixed-use buildingwith residential will require a minimum of three stories so there can be two levels of residences.This height effectively defines the street provided that the street is not excessively wide. Thewider the street, the taller buildings should be to define the street. A vertical height to street widthratio appropriate to the Valley Region would be 1:3. For example, a 66-foot wide street couldachieve a visual definition with 22-foot high buildings (a two-story building or a one-storybuilding with a taller roof or parapet wall). The lower the ratio (i.e. 1:2) the more definition isachieved. It is more visually appealing for buildings to be at a relatively consistent height withvariation indicating the importance of the use within buildings and creating gateways.Within a mixed-use block, buildings should abut the street and form a consistent “street wall.” Aproportion such as 70% should be maintained as a minimum linear street frontage per blockand/or individual property. Please also refer to Section 4 in Chapter VI. Standards and Guidelinesof this document when considering building design.19. DensityThe density of existing development around the stations varies from station to station. This willrequire a degree of flexibility in the zoning code in order to address the unique characteristics ofindividual communities. Nonetheless, densities closer to the transit station should be high enoughto support transit use. Coupled with an appropriate variety of uses, higher densities will create alively setting throughout the day. The urbanologist Hans Blumenfeld set comfortable pedestriandensities at a range between 12 to 60 dwelling units per acre (du/ac) “to ensure people can easilyreach places by foot and have frequent face-to-face contact without being overawed by amonumental scale” (Blumenfeld pg. 1). However, in higher-density downtowns, where a moreurban environment is the case, densities can reach much higher levels.Today’s suburban planned area developments (PADs) are typically designed at 4 to 6 du/ac onaverage, and offer very little pedestrian convenience. Americans have tended to prefer lowdensitydevelopments because they are “perceived” to be safer, quieter, and more attractive.However, perceptions can change with good design and a blending of densities. Medium andPage 18 ■Chapter V ■ Valley Connections
Model Transit-Oriented District Overlay Zoning Ordinance ■ June 29, 2001higher density housing within a TOD will also generate less traffic than the same number of unitsdeveloped at a lower density. Density that is well designed will not have a negative effect onproperty values in adjacent neighborhoods and can create safe neighborhoods by the fact that acritical mass of people can police an area by their presence.A density gradient within the overlay district can be one of the ways to dissuade concerns. Agradient can allow for fairly high densities closer to the station while adjusting to surroundinguses at the perimeter of the district. Densities within at least 1,000 feet should be high enough tobe transit-supportive to encourage greater activity around stations and higher ridership for thesystem. However, each jurisdiction should decide on the appropriate distance to locate higherdensities depending on each station’s own unique circumstances. Table 6: Example TODResidential Densities within Section 6 of this chapter contains minimum residential densities andarea of coverage suggested by other jurisdictions.20. Sidewalk Widths20.1 Sidewalk DesignSidewalks are not just thoroughfares for pedestrians but they are also important social spaceswhere people interact and walk together. The sidewalk must be wide enough to accommodatemovement as well as amenities, such as seating, that facilitate social interaction. This makes thesidewalk more comfortable and appealing, which can encourage uses that increase security.20.1.1 Issues to Consider: Appropriate sidewalk width given the use and amount of activity that is expected. Selecting materials with consideration towards maintenance and long-term appearance. Minimization of obstructions and conflict points.The preferred width of a sidewalk is 12 to 15 feet in commercial and mixed-use areas withstorefronts close to the street. This allows for pedestrian circulation and window-shopping. Theminimum possible is eight feet which is also the minimum clear space needed if a wider sidewalkis used for other purposes such as display, dining, and seating. Widths over 12 feet provide spacefor pedestrian amenities, for local business activity to spill out onto the sidewalk and for leisurelywalking pace without vehicle traffic dominating the pedestrian realm. In residential areassidewalks should be at least five feet wide, which is the current minimum width allowed by theAmerican’s with Disabilities Act (ADA) requirements. Sidewalks in residential areas that mayhave more pedestrians, such as parks, schools, or neighborhood centers, may need widersidewalks.Valley Connections ■ Chapter V ■ Page 19
Page 4 and 5:
June 29, 2001 ■Model Transit-Orie
Page 6 and 7:
Page 8 and 9:
Page 10 and 11:
June 29, 2001 ■ Model Transit-Ori
Page 12 and 13:
Page 14 and 15:
Page 16 and 17:
Page 18 and 19:
Page 20 and 21:
June 29, 2001 ν Model Transit-Orie
Page 22 and 23:
Page 24 and 25:
Page 26 and 27:
Page 28 and 29:
Page 30 and 31:
Page 32 and 33:
Page 34 and 35:
Page 36 and 37:
Page 38 and 39:
Page 40 and 41:
Page 42 and 43:
Page 44 and 45: June 29, 2001 ■Model Transit-Orie
Page 57 and 58: Model Transit-Oriented District Ove
Page 75: Model Transit-Oriented District Ove
Page 145 and 146:
Model Transit-Oriented District Ove
Page 147 and 148:
Page 149 and 150:
Page 151:
show all

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

Create successful ePaper yourself

Delete template?

Save as template?