Stakeholder Feedback


Download 512 b.
Sana26.05.2018
Hajmi512 b.



Stakeholder Feedback

  • Stakeholder Feedback

  • Summary of Previous TOD Discussions

  • Special Frontage Standards

  • Character Zone Elements

  • Street Types

  • Architectural Standards

  • Civic Spaces

  • Approval and Appeals

  • Adoption of TOD Code



Iron Horse Stakeholder Meetings

  • Iron Horse Stakeholder Meetings

    • September 29 Open House (224 notices) (30 attendees)
    • October 14 Design Workshop (15 notices) (6 participants)
    • March 25 Open House (111 notices) (6 attendees)
    • General Support
      • Bluffs at Iron Horse supportive with plans to expand
      • Vacant property owners supportive
      • Traffic concerns on Browning Drive


Smithfield Stakeholder Meetings

  • Smithfield Stakeholder Meetings

    • September 30 Open House (161 notices) (51 attendees)
    • October 15 Design Workshop (51 notices) (14 participants)
    • March 26 Open House (503 notices) (57 attendees)
      • Concerns from surrounding neighborhoods (Residential Transition)
      • Widening and improvements to Main Street and Smithfield Road (New Street Standards)
      • “Quiet Zones” along railroad
      • How plans for existing businesses would be affected by TOD Code


Intensity of Uses on Loop 820

  • Intensity of Uses on Loop 820

    • Combined Freeway and High Intensity Zones; increased heights to 10+ stories
  • New Street Types

    • Clarified lane and parking widths for Main Street, Smithfield, Iron Horse
    • Crosswalks on Iron Horse as part of future design plans
  • Concerns over sea of parking lots

    • Created Transitional Parking lot standards supporting phased structured parking with Special Development Plans for more than 50 parking spaces
  • Equal treatment for both sides of Davis Boulevard

    • Arterial frontage requirements set landscape and building setbacks with limited parking on frontage and building architectural control


Intensity of Uses on Loop 820

  • Intensity of Uses on Loop 820

    • Combined Freeway and High Intensity Zones; increased heights to 10+ stories
  • New Street Types

    • Clarified lane and parking widths for Main Street, Smithfield, Iron Horse
    • Crosswalks on Iron Horse as part of future design plans
  • Concerns over sea of parking lots

    • Created Transitional Parking lot standards supporting phased structured parking with Special Development Plans for more than 50 parking spaces
  • Equal treatment for both sides of Davis Boulevard

    • Arterial frontage requirements set landscape and building setbacks with limited parking on frontage and building architectural control


Intensity of Uses on Loop 820

  • Intensity of Uses on Loop 820

    • Combined Freeway and High Intensity Zones; increased heights to 10+ stories
  • New Street Types

    • Clarified lane and parking widths for Main Street, Smithfield, Iron Horse
    • Crosswalks on Iron Horse as part of future design plans
  • Concerns over sea of parking lots

    • Created Transitional Parking lot standards supporting phased structured parking with Special Development Plans for more than 50 parking spaces
  • Equal treatment for both sides of Davis Boulevard

    • Arterial frontage requirements set landscape and building setbacks with limited parking on frontage and building architectural control


Intensity of Uses on Loop 820

  • Intensity of Uses on Loop 820

    • Combined Freeway and High Intensity Zones; increased heights to 10+ stories
  • New Street Types

    • Clarified lane and parking widths for Main Street, Smithfield, Iron Horse
    • Crosswalks on Iron Horse as part of future design plans
  • Concerns over sea of parking lots

    • Created Transitional Parking lot standards supporting phased structured parking with Special Development Plans for more than 50 parking spaces
  • Equal treatment for both sides of Davis Boulevard

    • Arterial frontage requirements set landscape and building setbacks with limited parking on frontage and building architectural control


Creating a true Mixed Use District

  • Creating a true Mixed Use District

  • Non Conforming Uses and Buildings

    • Uses
      • auto related, outside storage, storage warehouse, heavy manufacturing would become non-conforming uses and not allowed to expand
      • Some auto uses could continue on Davis, Mid Cities and Loop 820
    • Buildings
      • Non Conforming Buildings with permitted uses can expand without increasing non conformance
  • Historic Smithfield Architectural Review Board

    • Planning & Zoning Commission serves as Review Board


Creating a true Mixed Use District

  • Creating a true Mixed Use District

    • Concerns over mixed use being a catch phrase for apartment complex
    • Mixed Use Criteria standards in all character zones
    • Separated Iron Horse and Smithfield General Mixed Use zones
  • Non Conforming Uses and Buildings

    • Uses
      • auto related, outside storage, storage warehouse, heavy manufacturing would become non-conforming uses and not allowed to expand
      • Some auto uses could continue on Davis, Mid Cities and Loop 820
    • Buildings
      • Non Conforming Buildings with permitted uses can expand without increasing non conformance
  • Historic Smithfield Architectural Review Board

    • Planning & Zoning Commission serves as Review Board


Creating a true Mixed Use District

  • Creating a true Mixed Use District

    • Concerns over mixed use being a catch phrase for apartment complex
    • Mixed Use Criteria standards in all character zones
    • Separated Iron Horse and Smithfield General Mixed Use zones
  • Non Conforming Uses and Buildings

    • Uses
      • auto related, outside storage, storage warehouse, heavy manufacturing would become non-conforming uses and not allowed to expand
      • Some auto uses could continue on Davis, Mid Cities and Loop 820
    • Buildings
      • Non Conforming Buildings with permitted uses can expand without increasing non conformance
  • Historic Smithfield Architectural Review Board

    • Planning & Zoning Commission serves as Review Board


Expansion of Permitted Use Tables

  • Expansion of Permitted Use Tables

  • Clarifying required Mixed Uses in General Mixed Use Zones

  • Additions to non-conforming buildings not conforming to TOD standards may be approved with a Special Development Plan



Required Commercial Frontage

  • Required Commercial Frontage

    • Main Street and Iron Horse Blvd. at the rail station
    • Commercial uses required on the ground floor
  • Arterial Frontage

    • Unifies development along Davis and Mid-Cities Blvd with 15 foot landscape buffer and surface parking no deeper than 70 feet along frontage
  • Boulevard Frontage

    • Unifies development frontage along Iron Horse Blvd with build to zones, parking lots no deeper than 70 feet and no more than 50% of lot frontage in parking areas






Iron Horse TOD Smithfield TOD

  • Iron Horse TOD Smithfield TOD

    • Commercial Frontage Commercial Frontage
    • (Iron Horse Blvd at station) (Main Street)
    • Boulevard Frontage Arterial Frontage
    • (Iron Horse north and south (Davis and Mid Cities)
    • of station)
  • Are you in agreement with the proposed street frontage requirements?



Permitted Uses

  • Permitted Uses

  • Building Heights

  • Conformance to Mixed Uses

  • Residential Densities

  • Parking Incentives

  • Transition Standards

  • Bonus Provisions



Permitted Uses

  • Permitted Uses

    • Encouraging Mixed Use zones
    • Retail, Restaurant, Office, Residential, Light Industrial, Institutional
    • Auto related uses only allowed in General Mixed Use, Arterial and High Intensity zones with Loop 820, Davis or Mid Cities frontage
  • Not Permitted Uses

    • Auto related uses in TOD Core areas
    • Outdoor Storage Uses
    • Storage warehouse (mini-warehousing)
    • Major manufacturing


Preserve and reinforce existing historic fabric

  • Preserve and reinforce existing historic fabric

  • Provide appropriate in-fill and architectural design standards

  • 1 -2 story heights

  • Mixed Use conformance – 6,000 sq.ft. or 2 acres

  • Parking – under 3,000 sq.ft./shared within 1,200 feet



Potential for new higher intensity, mixed use development

  • Potential for new higher intensity, mixed use development

  • Maximum 4 stories; average 3 stories

  • Mixed Use conformance – 10,000 sq.ft. or 4 acres

  • Parking – under 3,000 sq.ft./shared within 1,200 feet



High rise office and residential uses; some ground floor retail uses

  • High rise office and residential uses; some ground floor retail uses

  • Intended for large scale employment uses

  • 10 stories maximum; Special Development Plan above 10 stories

  • Structured parking

  • Mixed Use conformance – 30,000 sq.ft. or 10 acres



Potential for a wide variety of mixed use development – could include office uses, live-work, light industrial fabrication studios, mixed residential, and retail/restaurant uses.

  • Potential for a wide variety of mixed use development – could include office uses, live-work, light industrial fabrication studios, mixed residential, and retail/restaurant uses.

  • Maximum 3 stories, generally 1 – 2 stories

  • Mixed Use conformance –10,000 sq.ft. or 5 acres (25% ground floor non-res)

  • Parking – under 3,000 sq.ft/shared within 1,200 feet



Potential for a wide variety of mixed use development – could include office uses, live-work, light industrial fabrication studios, mixed residential, and retail/restaurant uses.

  • Potential for a wide variety of mixed use development – could include office uses, live-work, light industrial fabrication studios, mixed residential, and retail/restaurant uses.

  • Maximum 3 stories, generally 1 – 2 stories

  • Mixed Use conformance – 10,000 sq.ft. or 5 acres (25% ground floor non-res)

  • Parking – under 3,000 sq.ft./shared within 1,200 feet



Generally 1 – 2 stories

  • Generally 1 – 2 stories

  • Parking allowed along the arterial street

  • Limited to commercial uses (retail and office)

  • Mixed Use conformance – none

  • Parking – existing standards/shared within 1,200 feet



Redevelopment transitions to neighborhoods

  • Redevelopment transitions to neighborhoods

  • 1 -2 story heights

  • Range of urban residential uses – brownstones, live-work, courtyard residential

  • Mixed Use conformance – none, non-residential on avenues and boulevards

  • Parking – under 3,000 sq.ft. non residential/shared within 1,200 feet



Non-Residential Residential

  • Non-Residential Residential

  • Historic TOD 50%-95% 0%-35%

  • TOD Core 35%-95% 20%-40%

  • TOD Residential 0%-50% 35%-65%

  • Iron Horse General 25%-95% 10%-50%

  • Smithfield General 20%-85% 30%-60%

  • Arterial Mixed Use 45%-95% 0%-5%

  • High Intensity Mixed Use 35%-95% 0%-40%



Single Family Residential

  • Single Family Residential

  • Historic TOD - none

  • TOD Core – 3 story height within 25 feet, 6 foot fence

  • TOD Residential – 2 story height within 25 feet, 6 foot fence

  • Iron Horse General - 2 story height within 25 feet, 6 foot fence

  • Smithfield General - 2 story height within 25 feet, 6 foot fence

  • Arterial Mixed Use - 2 story height within 25 feet, 6 foot fence

  • Commercial

  • High Intensity Mixed Use – no adjacent residential; Commercial adjacency within 250 feet of any other zone limits no more than 2 stories above adjoining zone



  • Iron Horse General – 10% increase in residential for 5% increase in commercial over 15%

  • Smithfield General - 10% increase in residential for 5% increase in commercial over 15%

  • High Intensity Mixed Use – building heights over 10 stories permitted with:

    • Plazas, squares or civic open spaces
    • Structured parking
    • Minimum of 10% residential uses


Permitted Uses

  • Permitted Uses

  • Building Heights

  • Conformance to Mixed Uses

  • Residential Densities

  • Parking Incentives

  • Transition Standards

  • Bonus Provisions

  • Are you in agreement with the Character Zone Standards?



Commercial “Main Street”

  • Commercial “Main Street”

    • Main Street
  • Avenue

    • Smithfield
    • Boulder
  • Commercial “Avenue”

    • Iron Horse at the rail station
  • TOD “Boulevard”

    • Iron Horse north and south of rail station
  • General “TOD” Street

  • TOD Alley















Iron Horse TOD Smithfield TOD

  • Iron Horse TOD Smithfield TOD

    • Avenue Main Street
    • Commercial Avenue Avenue
    • TOD Boulevard TOD General
    • TOD General
  • Are you in agreement with the designated TOD street types?



Sustainability and pedestrian oriented public realm, architectural elements and form, not a particular style

  • Sustainability and pedestrian oriented public realm, architectural elements and form, not a particular style

  • Location on the Street

  • Pedestrian-Friendly Building Massing and Scale

  • Feature Buildings

  • Architectural Elements and Storefronts

  • Building Materials

  • Building Types



Shopfront building

  • Shopfront building

  • 3-story Mixed Use loft

  • 4-story Mixed Use loft

  • 2-story live-work

  • Apartment building

  • Multi-unit house

  • Townhouse

  • Detached house

  • Commercial high rise building



Building Form & Massing

  • Building Form & Massing

  • Horizontal Rhythm

  • Doors and Windows

  • Roof Form

  • Building Materials

  • Awnings and Canopies



  • Are you in agreement with the TOD Architectural Standards?



  • -Illustrative Plan encourages location, scale and design of civic spaces

  • -Squares, parks and greens appropriate in any zone

  • -All new development shall provide a minimum of 10% of gross area in usable open space (no more than 50% for private open space)

  • -New development less than 10 acres may pay park fee in lieu of open space requirement

  • -Plazas and squares should link station platform to commercial areas

  • -Plaza – ¼ to 1 acre, Squares – ½ to 2 acres

  • -Open spaces include pocket parks, children’s play areas, greens, squares, linear greens; active parks limited to 10% of parks in station areas

  • Are you in agreement with the TOD Architectural Standards?



  • -Illustrative Plan encourages location, scale and design of civic spaces

  • -Squares, parks and greens appropriate in any zone

  • -All new development shall provide a minimum of 10% of gross area in usable open space (no more than 50% for private open space)

  • -New development less than 10 acres may pay park fee in lieu of open space requirement

  • -Plazas and squares should link station platform to commercial areas

  • -Plaza – ¼ to 1 acre, Squares – ½ to 2 acres

  • -Open spaces include pocket parks, children’s play areas, greens, squares, linear greens; active parks limited to 10% of parks in station areas

  • Are you in agreement with the TOD Architectural Standards?



  • -Illustrative Plan encourages location, scale and design of civic spaces

  • -Squares, parks and greens appropriate in any zone

  • -All new development shall provide a minimum of 10% of gross area in usable open space (no more than 50% for private open space)

  • -New development less than 10 acres may pay park fee in lieu of open space requirement

  • -Plazas and squares should link station platform to commercial areas

  • -Plaza – ¼ to 1 acre, Squares – ½ to 2 acres

  • -Open spaces include pocket parks, children’s play areas, greens, squares, linear greens; active parks limited to 10% of parks in station areas

  • Are you in agreement with the TOD Architectural Standards?



  • -Illustrative Plan encourages location, scale and design of civic spaces

  • -Squares, parks and greens appropriate in any zone

  • -All new development shall provide a minimum of 10% of gross area in usable open space (no more than 50% for private open space)

  • -New development less than 10 acres may pay park fee in lieu of open space requirement

  • -Plazas and squares should link station platform to commercial areas

  • -Plaza – ¼ to 1 acre, Squares – ½ to 2 acres

  • -Open spaces include pocket parks, children’s play areas, greens, squares, linear greens; active parks limited to 10% of parks in station areas

  • Are you in agreement with the TOD Architectural Standards?



  • -Illustrative Plan encourages location, scale and design of civic spaces

  • -Squares, parks and greens appropriate in any zone

  • -All new development shall provide a minimum of 10% of gross area in usable open space (no more than 50% for private open space)

  • -New development less than 10 acres may pay park fee in lieu of open space requirement

  • -Plazas and squares should link station platform to commercial areas

  • -Plaza – ¼ to 1 acre, Squares – ½ to 2 acres

  • -Open spaces include pocket parks, children’s play areas, greens, squares, linear greens; active parks limited to 10% of parks in station areas

  • Are you in agreement with the TOD Architectural Standards?



  • -Illustrative Plan encourages location, scale and design of civic spaces

  • -Squares, parks and greens appropriate in any zone

  • -All new development shall provide a minimum of 10% of gross area in usable open space (no more than 50% for private open space)

  • -New development less than 10 acres may pay park fee in lieu of open space requirement

  • -Plazas and squares should link station platform to commercial areas

  • -Plaza – ¼ to 1 acre, Squares – ½ to 2 acres

  • -Open spaces include pocket parks, children’s play areas, greens, squares, linear greens; active parks limited to 10% of parks in station areas

  • Are you in agreement with the TOD Architectural Standards?



  • -Illustrative Plan encourages location, scale and design of civic spaces

  • -Squares, parks and greens appropriate in any zone

  • -All new development shall provide a minimum of 10% of gross area in usable open space (no more than 50% for private open space)

  • -New development less than 10 acres may pay park fee in lieu of open space requirement

  • -Plazas and squares should link station platform to commercial areas

  • -Plaza – ¼ to 1 acre, Squares – ½ to 2 acres

  • -Open spaces include pocket parks, children’s play areas, greens, squares, linear greens; active parks limited to 10% of parks in station areas

  • Are you in agreement with the TOD Architectural Standards?



  • Are you in agreement with the TOD Civic and open space Standards?



All applications meeting the requirements of the Code may be approved by Staff

  • All applications meeting the requirements of the Code may be approved by Staff

  • All applications requesting development flexibility, modifications or incentives shall be reviewed as “special development” plans and subject to P&Z recommendation and Council approval

  • Encouraging process of seeking “master developer” to work with city to facilitate development





  • Are you in agreement with the TOD administrative site plan approvals and Special Development Plan process to allow development flexibility?



Staff is recommending a creating the TOD Code in June and rezoning properties in July.

  • Staff is recommending a creating the TOD Code in June and rezoning properties in July.

  • Sustainable Development Grant application due October 2, 2009

  • Proposed dates:

  • Adopting TOD Code Rezoning Properties

  • P&Z May 21, 2009 P&Z July 2, 2009

  • City Council June 8, 2009 City Council July 13, 2009

  • Are you prepared to move forward with creation of a Transit Oriented Code and to rezone properties around the Iron Horse and Smithfield station sites?




Do'stlaringiz bilan baham:


Ma'lumotlar bazasi mualliflik huquqi bilan himoyalangan ©fayllar.org 2017
ma'muriyatiga murojaat qiling