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11.0_Appendix_DFINAL DRAFT January 28, 2005 Appendix D T-1 & T-2 Transition Categories D - 1 APPENDIX D Transition Land Use Categories Transition 1 (T-1) Purpose: The purpose of the Transition 1 (T-1) land use category is to provide an alternative tool to allow for the flexibility and creativity in the development of “transition” sites. The T-1 district is intended to consist of primarily non-residential uses; however, limited single-family residential development may be appropriate in some cases. The standards and criteria established under this land use category constitute general guidelines for the staff, Planning & Zoning Commission, and City Council to evaluate comprehensive development proposals for specific transition properties as identified in the city’s Land Use Plan. The T-1 transition land use may be utilized by the developer lieu of the underlying land use category in cases where master planned developments are proposed. Definition: This land use category is applied to transition properties that are adjacent to both commercial land uses or arterial roadways and lower intensity residential uses and those properties that are difficult to develop under current policies. These properties share unique characteristics in that, they have commercial potential due to adjacency to a major arterial or existing commercial uses, but need to address compatibility issues with adjacent established neighborhoods. These properties also share site specific environmental characteristics that need development flexibility in order to balance environmental protection and market feasibility. This land use category is intended to allow for creative development and flexible transition opportunities with a mix of development types (retail, office, and single-family residential) only on properties that clearly demonstrate the above listed limitations. Each individual area designated for Transition 1 (T-1) land use category will generally range from 15 to 40 acres. Land Use Mix: The percentages below for the land use mix in the T-1 Transition category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Land Use Percentage of Acreage Flexibility Allowed Retail 30% ±10% Office 35% ±20% Single-family Residential 15% ±15% Open space Civic use 15% 5% +15% +10% Total 100% Scale and Context Criteria: Scale and context criteria describe intensity, location, and compatibility criteria for the mix of land uses proposed. Retail uses: • Retail uses are to be located at a major street intersection or immediately adjacent to existing retail development along a major arterial. FINAL DRAFT January 28, 2005 Appendix D T-1 & T-2 Transition Categories D - 2 • Retail uses are to be limited to convenience and neighborhood retail and service uses such as a drug store, grocery store, laundry, cleaners, etc. developed in conjunction with the adjoining retail commercial uses. • Provide safe and easy pedestrian access to the retail from the surrounding neighborhoods and other adjacent developments. • The total amount of retail in a specific T-1 category is recommended to be in the 25,000 sq.ft.–50,000 sq.ft. range. Office uses: • Office uses are to be located along a major arterial or immediately adjacent to existing or proposed retail uses. • Office uses are encouraged to be limited to professional offices that are 1 – 2 stories with footprints between 5,000 – 8,000 square feet. This criterion is established to limit surface parking and maximize the shared usage of parking between retail and office uses. • This land use category is not intended for larger planned office or business parks and campuses. Single-family Residential uses : • Residential uses in are to be located between the proposed office or retail uses and existing residential neighborhoods. These uses are intended to provide a lower intensity transition between existing neighborhoods and commercial uses. • Residential uses should be well integrated with proposed open space and other civic uses to create a sense of place. • They should also be integrated with proposed commercial uses in a manner that provides internal automobile and pedestrian access to convenience commercial uses. • Single-family residential uses are recommended to be to the density and scale that is appropriate based on the context and character of the proposed overall development. Open space: • Consider environmental elements as “features,” rather than constraints. • Emphasis shall be placed on preservation of existing wooded areas and stream corridors. • Avoid channeling or piping of streams. • Streams or creeks should become a focal point rather than the rear of the development. • Provide natural walking paths along stream and creek corridors. • Well designed and integrated open spaces are critical to the creation of successful mixed-use neighborhoods. • Open spaces should be designed to add value to proposed development and not as an “after-thought”. To that end, open spaces should maximize frontage along residential and office uses. Open spaces shall occupy a prominent place in the development of a neighborhood and form the center pieces of a community. FINAL DRAFT January 28, 2005 Appendix D T-1 & T-2 Transition Categories D - 3 • Open spaces are intended to be the “front-yards” and invite passive recreational activities. Open spaces may be in the form of pocket parks, children’s play areas, squares, linear greens, and conservation areas. Active sports fields and activities are not recommended in the T-1 land use category. • Use the topography as an advantage, do not flatten the site. • Preserve views. Civic uses : • Civic uses such as day-cares, post office, police substation, local government offices, churches, etc. are encouraged in the T-1 category. Ideally, civic uses should be located centrally in the development and provide convenient access to all other uses and activities in the development. • Civic uses are to be designed to the scale and context of the neighborhood. Uses are encouraged to be appropriately scaled to the proposed development and generally limited to a maximum of 10,000 square feet of built area. Some representative images of land uses in the T-1 Transition land use category are included below: Residential uses Residential Use Residential Use Neighborhood scale retail uses Natural open space areas Integrated Open Space Professional Office Use Professional Office Use Civic Use FINAL DRAFT January 28, 2005 Appendix D T-1 & T-2 Transition Categories D - 4 Overall Character and Design: Given the close proximity of the different land uses permitted in this land use category, attention to design detail is critical to a successful development in the T-1 land use category. • The proposed development is encouraged to establish an overall concept and theme for the project as a whole. • Emphasis should be placed on an interconnected street pattern that encourages internal circulation, both automobile and pedestrian, within the district. • Development should limit the visual impact of surface parking lots by dividing parking lots into smaller pods and locating parking to the side and rear of buildings. • The scale of development should encourage 1-2 story buildings which are oriented toward the street, limiting the impact of surface parking lots. • Street design shall be compatible with the character of the development. Streets are encouraged to create a safe and inviting walking environment through an interconnected network of roads with sidewalks, street trees, street furniture, and amenities. Streetscape Discouraged Encouraged Recommended street and streetscape design in the T-1 Transition Land Use Category. FINAL DRAFT January 28, 2005 Appendix D T-1 & T-2 Transition Categories D - 5 Transition 2 (T-2) Purpose: The purpose of the Transition 2 (T-2) land use category is to provide an alternative tool to allow flexibility in the development of smaller “transition” sites. The T-2 district is intended to consist of primarily single-family residential uses; however, non-residential development may be appropriate in some cases, particularly near an arterial roadway. The standards and criteria established under this land use category constitute general guidelines for the staff, Planning & Zoning Commission, and City Council to evaluate comprehensive development proposals for specific properties as identified in the city’s Land Use Plan. The T-2 transition land use may be utilized by the developer lieu of the underlying land use category in cases where master planned developments are proposed. Definition: This land use category is applied to smaller transition properties that are adjacent to both lower intensity commercial land uses and lower intensity residential uses. These properties share unique characteristics, in that they have limited commercial potential due to adjacency to existing commercial development but need to address compatibility issues with adjacent established neighborhoods. T-2 properties also have significant environmental limitations such as flood plain or significant grade issues. This land use category is intended to provide creative infill and flexible transition opportunities with a mix of single-family residential and limited commercial land uses only on properties that clearly demonstrate the above listed limitations. Each individual area designated for Transition 2 land use category shall generally range from 4 to 20 acres. Land Use Mix: The percentages below for the land use mix in the T-2 Transition category are intended only to be guidelines, and greater flexibility may be appropriate under site specific conditions. Land Use Percentage of Acreage Flexibility Allowed Retail 5% ±5% Office 10% ±25% Single-family Residential 65% +25% Open space Civic uses 15% 5% +15% +10% Total 100% Scale and Context Criteria: Scale and context criteria describe intensity, location, and compatibility criteria for the mix of land uses proposed. Retail uses: • Retail uses are to be limited convenience corner commercial stores and similar neighborhood service and scaled retail uses located at a street intersection. • Such neighborhood serving retail shall be pedestrian oriented and limit its impact on adjoining neighborhood. • The total amount of retail uses in a specific T-2 category is recommended to be less than 10,000 square feet. FINAL DRAFT January 28, 2005 Appendix D T-1 & T-2 Transition Categories D - 6 Office uses: • Office uses are to be located along a major arterial, collector, or immediately adjacent to existing retail uses. • Office uses are encouraged to be limited to professional offices that are 1 – 2 stories with footprints between 3,000 – 6,000 square feet. This criterion is established to limit surface parking and maximize the shared usage of parking between retail and office uses. • This land use category is not intended for larger planned office or business parks and campuses. Residential uses: • Residential uses are to be located adjacent to proposed office and existing residential neighborhoods. These uses are intended to provide a lower intensity transition between existing neighborhoods and non-residential uses. • Residential uses should be well integrated with proposed open space and other civic uses to create a sense of place. • They should also be integrated with proposed commercial uses in a manner that provides internal automobile and pedestrian access to convenience commercial uses. • Single-family residential uses are recommended to be to the density and scale that is appropriate based on the context and character of the proposed overall development. As a general rule, density may be off-set by pedestrian oriented design, streetscape treatments, open space allocation, and other amenities. Open space: • Well designed and integrated open spaces are critical to the creation of successful mixed-use neighborhoods. • Emphasis shall be placed on preservation of existing wooded areas and stream corridors. • Avoid channeling or piping of streams. • Streams or creeks should become a focal point rather than the rear of the development. • Provide natural walking paths along stream and creek corridors. • Open spaces should be designed to add value to proposed development and not as an “after-thought”. To that end, open spaces should maximize frontage along residential and office uses. Open spaces shall occupy a prominent place in the development of a neighborhood and form the center pieces of a community. FINAL DRAFT January 28, 2005 Appendix D T-1 & T-2 Transition Categories D - 7 • Open spaces are intended to be the “front-yards” and invite passive recreational activities. Open spaces may be in the form of pocket parks, children’s play areas, squares, linear greens, and conservation areas. Active sports fields and activities are not recommended in the T-2 land use category. • To the extent possible, open spaces shall be designed to be contiguous with existing open spaces or provide pedestrian connections to existing trail or greenway networks. • Use the topography as an advantage, do not flatten the site. • Preserve views. Civic uses : • Smaller scaled civic uses such as day-cares, post office, police substation, local government offices, churches, etc. may be appropriate in the T-2 category. Ideally, civic uses should be located centrally in the development and provide convenient access to all other uses and activities in the development. • Civic uses are to be designed to the scale and context of the neighborhood and generally limited to a maximum of 7,000 square feet of built area. Some representative images of land uses in the T-2 Transition land use category are included below: Images of commercial and civic uses in the T-2 Transition Land Use Category Images of natural and designed open spaces in the T-2 Transition Land Use Category FINAL DRAFT January 28, 2005 Appendix D T-1 & T-2 Transition Categories D - 8 Images of residential uses in the T-2 Transition Land Use Category Overall Character and Design: Given the close proximity of the different land uses permitted in this land use category, attention to design detail is critical to a successful development in the T-2 land use category. • The proposed development is encouraged to establish an overall concept and theme for the project as a whole. • Emphasis should be placed on an interconnected street pattern that encourages internal circulation, both automobile and pedestrian, within the district. • Commercial development should limit the visual impact of surface parking lots by dividing parking lots into smaller pods and locating parking to the side and rear of buildings. • The scale of development should encourage 1-2 story buildings which are oriented toward the street, limiting the impact of surface parking lots. • Street design shall be compatible with the character of the development. Streets are encouraged to create a safe and inviting walking environment through an interconnected network of roads with sidewalks, street trees, street furniture, and amenities. Discouraged Encouraged FINAL DRAFT January 28, 2005 Appendix D T-1 & T-2 Transition Categories D - 9 Recommended residential streets and streetscape designs in the T-2 Transition Land Use Category.