North Central Texas APA Transit-Oriented Development Seminar Case Study City of North Richland Hills TOD February 20, 2009
1. Background TOD Code Adoption 2. Regulating Plans 3. Street Types 4. Special Frontage requirements 5. Land Use Mixes 6. Approval and Incentive Processes 7. Direction on TOD implementation
Staff meetings with stake holders, property owners and businesses General discussions with potential Master Developer Preliminary Schedule to establish TOD Code and rezoning Draft TOD Code completed by mid April P&Z public hearing May 21 City Council public hearing June 8 Backup Schedule to establish TOD Code and rezoning P&Z public hearing June 18 City Council public hearing July 13
Preservation of key historic assets in the Smithfield TOD area Separate Arterial Mixed Use from the Highway Mixed Use and rename Highway Mixed Use to Freeway Mixed Use Re-designate property south and west of Browning from TOD Residential to General Mixed Use Add vacant property northwest of the railroad tracks along Browning to the TOD General Mixed Use designation Ensure unified street and development character along both sides of Davis Boulevard to improve its aesthetics General Mixed Use zone needs to address transitions to adjoining neighborhoods while taking advantage of arterial and major roadway frontage for commercial uses
Preservation of key historic assets in the Smithfield TOD area Separate Arterial Mixed Use from the Highway Mixed Use and rename Highway Mixed Use to Freeway Mixed Use Re-designate property south and west of Browning from TOD Residential to General Mixed Use Add vacant property northwest of the railroad tracks along Browning to the TOD General Mixed Use designation Ensure unified street and development character along both sides of Davis Boulevard to improve its aesthetics General Mixed Use zone needs to address transitions to adjoining neighborhoods while taking advantage of arterial and major roadway frontage for commercial uses
Regulating Plans
Form-Based Codes - Key Elements Regulating Plan
Iron Horse Regulating Plan
Smithfield Regulating Plan
Regulating Plans Iron Horse TOD TOD Core General Mixed Use TOD Residential High Intensity Mixed Use Freeway Mixed Use Smithfield TOD Historic TOD TOD Core General Mixed Use TOD Residential Arterial Mixed Use
Commercial Main Street Main Street Avenue Smithfield Boulder Commercial Avenue TOD Street Types Iron Horse at the rail station TOD Boulevard Iron Horse north and south of rail station General TOD Street TOD Alley
Commercial Main Street Main Street
Avenue Smithfield Road, Boulder Dr, Combs Dr
Commercial Avenue Iron Horse Blvd. at Rail Station
TOD Boulevard Iron Horse Blvd. north and south of Rail Station
TOD General Street
TOD Alley
Street Types Iron Horse TOD Avenue Commercial Avenue TOD Boulevard TOD General Smithfield TOD Main Street Avenue TOD General Are you in agreement with the proposed required streets and street types?
Special Frontage Requirements Specific exceptions or additional requirements beyond Character Zone standards based on street 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 frontage in the TOD Core and General Mixed Use character zones Permits parking and limited auto-oriented uses along the arterial frontage Boulevard Frontage Unifies development frontage along Iron Horse Blvd in the General Mixed Use and Freeway Mixed Use character zones
Special Frontage Requirements: Iron Horse TOD Commercial Frontage Boulevard Frontage
Special Frontage Requirements: Smithfield TOD Arterial Frontage Commercial Frontage
Special Frontage Requirements Iron Horse TOD Commercial Frontage (Iron Horse Blvd at station) Smithfield TOD Commercial Frontage (Main Street) Boulevard Frontage (Iron Horse north and south of station) Arterial Frontage (Davis and Mid Cities)
Land Use Mixes
Historic Core Preserve and reinforce existing historic fabric Provide appropriate in-fill and architectural design standards 1-2 story heights Mix of commercial, upper story residential uses, and major public gathering places Land Use Mix Character Zone Historic Core Range(min/max) Preferred Retail/ Restaurant 15%-35% 25% Office Residential Public/Open Space 15%-35% 25% 15%-35% 25% 5%-10% 5% Other (institutional, etc) 20%-25% 20%
TOD Core Potential for new higher intensity, mixed use development Maximum 4 stories; average 3 stories Mix of commercial, civic, residential uses, and major public gathering places Land Use Mix Character Zone TOD Core Range(min/max) Preferred Retail/ Restaurant 15%-35% 25% Office Residential Public/Open Space 20%-40% 30% 20%-40% 30% 5%-10% 5% Other (institutional, etc) 0%-20% 10%
TOD Residential Provide redevelopment of key sites that provide transitions from the TOD core to adjoining neighborhoods 1-2 story heights Range of urban residential uses brownstones, live-work, courtyard residential buildings Land Use Mix Character Zone TOD Residential Range(min/max) Preferred Retail/ Restaurant 5%-15% 10% Office Residential Public/Open Space 5%-35% 20% 35%-65% 50% 10%-15% 10% Other (institutional, etc) 0%-20% 10%
General Mixed Use 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 Allow existing auto-oriented uses to transition to uses that support the transit station Land Use Mix Character Zone General Mixed Use Range(min/max) Preferred Retail/ Restaurant 5%-30% 15% Office Residential Public/Open Space 5%-25% 15% 30%-60% 45% 5%-10% 5% Other (industrial, institutional, etc) (some industrial) 10%-30% 20%
Arterial Mixed Use Generally 1 2 stories Parking allowed along the arterial street Limited to commercial uses (retail and office) Land Use Mix Character Zone Arterial/Highway Mixed Use Range(min/max) Preferred Retail/ Restaurant 30%-70% 50% Office Residential Public/Open Space (min res above 1st floor) 10%-50% 30% 0% 0%-10% 5% Other (industrial, institutional, etc) (some industrial) 5%-25% 15%
Freeway Mixed Use Generally 1 2 stories Parking allowed along the arterial street Limited to commercial uses (retail and office) Land Use Mix Character Zone Arterial/Highway Mixed Use Range(min/max) Preferred Retail/ Restaurant 30%-70% 50% Office Residential Public/Open Space (min res above 1st floor) 10%-50% 30% 0% 0%-10% 5% Other (industrial, institutional, etc) (some industrial) 5%-25% 15%
High Intensity Mixed Use High rise office and residential uses; some ground floor retail uses Intended for large scale employment uses 6 stories maximum; 4 stories average Structured parking Land Use Mix Character Zone High Intensity Mixed Use Range(min/max) Preferred Retail/ Restaurant 5%-25% 10% Office Residential Public/Open Space 30%-90% 60% 0%-40% 20% 5%-10% 5% Other (institutional, etc) 0%-5% 5%
Proposed Land Use Mixes Com Res Other Historic TOD 50% 25% 25% TOD Core 55% 30% 15% TOD Residential 30% 50% 20% General Mixed Use 30% 45% 25% Arterial Mixed Use 80% 0% 20% Freeway Mixed Use 80% 0% 20% High Intensity Mixed Use 70% 20% 10% Are you in agreement with the proposed mixes of land uses within each character zone?
Approval and Incentive Processes
Non-Conforming Regulations Non-conforming land uses Sec 118-153 Allowed continuation Repairs within existing facility (no enlargement of use) More than 50% damages requires conformance Discontinuation of use Replaced with a conforming use Becomes vacant for 6 months Water service discontinued for 6 months Appeals to Zoning Board of Adjustment Non-conforming Buildings Sec 118-152 May be enlarged without increasing nonconforming feature 50%+ damages requires conformance Appeals to Zoning Board of Adjustment
Non-Conforming Regulations Non-conforming landscaping regulations Sec 114-71 Required new landscaping Remodel or addition equals 75% of appraised value, or 30% increase in building area Appeal to P&Z and Council through SUP request allowing non-conforming buildings under the new code to change based on current regulations? place alternative standards on required conformance to buildings in the TOD Code?
Development Incentive Process To provide development flexibility for applicants that meet certain criteria Separate application filed as a Special Development Plan with recommendation from P&Z and Council decision Provide a range of incentives for development Review/approval of incentives to be based on the extent to which the project meets the city s vision for a successful TOD. Evaluate the specific Public Benefits from the proposed development.
Development Incentive Process
Review & Approval Process 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 utilizing the P&Z Commission and City Council for approval of Special Development Plans including modifications, incentives and bonus approvals?
Design Review Approval Architectural Guidelines for development in the Smithfield Historic TOD need an appropriate board for appeals. Options include: Creating a new Design Review Board Making P&Z the Design Review Board until there is sufficient development momentum to warrant one Would you like to establish a Design Review Board to control architecture and design styles in the Smithfield Historic Core area?
Iron Horse Illustrative Plan
Smithfield Illustrative Plan
Thank You