Memo- Transit-Oriented Develoment/Mixed UseMEMO
To: City Council & Zoning and Planning Commission
From: Nancy Anderson
Date: July 17, 2008
Subject: Transit- Oriented Development/Mixed Use
I. TRANSIT ORIENTED DEVELOPMENT /MIXED USE
The proposed Comprehensive Plan has a new designation of mixed use. This mixed
use designation is centered around the future Light Rail Transit (LRT) stations. Another
term that has been used in relation to development around the LRT stations is Transit -
Oriented Development (TOD). The City does not have a corresponding zoning district
for these types of development. The purpose of this discussion is to educate the City
Council and Planning Commission on TOD and the various types of mixed use and to
help guild the staff on developing a TOD /mixed use zoning designation(s). The
Planning Commission will be working on this zoning district in the following months.
111. WHAT IS TRANSIT - ORIENTED DEVELOPMENT?
The following is a sample of definitions of TOD developments:
Transit- oriented development is a form of development that locates people and
destinations near public transportation centers. It is the mix of uses around each transit
station will allow TOD users to rely on walking trips as well as transit trips to reach
destinations.
Transit Oriented Development is commonly defined as mixed -use development
designed to maximize access to, and promote use of public transportation, with an
emphasis on pedestrian circulation and accessibility.
It is this mix of uses that allows people to live, work, shop, use transit, walk, and bike in
the TOD area. The TOD development is usually denser development that the rest of
the community.
1111. WHAT IS MIXED USE?
Mixed Use is a component of the TOD development along with elevated densities and
pedestrian orientation.
The following are some definitions:
Mixed -use development is the practice of allowing more than one type of use in a
building or set of buildings. In planning zone terms, this can mean some combination of
residential, commercial, industrial, office, institutional, or other land uses.
A commercial zoning classification that permits, rather than mandates, a vertical mix of
commercial and residential uses within the same building.
Mixed use, which generally refers to a deliberate mix of housing, civic uses, and
commercial uses, including retail, restaurants, and offices.
A mix of specific land uses that are typically found separately in "mutually exclusive"
zoning districts.
IV. SHOULD MIXED USE BE AN OVERLAY DISTRICT?
An overlay district is a zoning district that is superimposed over one or more existing
districts in order to impose additional restrictions, permit additional uses, or implement
density bonuses or incentive zoning to achieve community goals.
The problem with an overlay district is that a developer can develop either to the
underlying zoning or according to the overlay district. In many cases the City does not
want a developer to develop with the underlying zoning.
V. SHOULD THERE BE SEVERAL MIXED USE ZONING DISTRICTS?
Many cities have within their definitions a different mix of uses. Examples of this are as
follows:
Mixed -use areas that are primarily intended to have a mix of residential and non-
residential land uses with close proximity to each other and where complementary
business uses may be permitted.
Mixed Use redeveloping areas in the process of changing to a mix of residential and
commercial uses.
Business areas generally anchored around a main street that are intended to serve the
surrounding residential neighborhoods. It is anticipated that development will occur in a
pedestrian- oriented pattern, with building built up to the street; retail uses on the first
floor; residential and office uses above the first floor; and where complementary uses
may be allowed.
Neighborhood Center Mixed Use Zone District. This district is intended to
accommodate development of neighborhood centers. Neighborhood centers are
intended to be small, low impact, limited use centers. They are typically pedestrian -and
bicycle- oriented, with limited automobile access and parking.
Commercial Center Mixed Use Zone District. - This district is intended to accommodate
development of commercial centers. Commercial centers are activity centers that may
vary in size and service area. They can service several neighborhoods within a
surrounding residential area with a mix of retail, office, service, civic and attached
residential uses, or they can accommodate large retail establishments and serve a
number of residential areas and neighborhoods over a significant portion of the City.
VI. OTHER DESIGNS TO CONSIDER
• Active street frontage
Compactness
• Good bicycle and pedestrian access
• Reduced parking
VII. DETERMINING APPROPRIATE USES
The mixed use ordinance should allow housing, including multi - family, as well as retail,
restaurant, office and civic uses. The residential densities are usually 20 -30 units per
acre. Other uses may include housing for the elderly, personal services shops, child
care facilities, and recreation. An ordinance can exclude such uses as drive - throughs
and gas stations.
VIII. AREAS OF MIXED USE IN THE PROPOSED COMPREHENSIVE PLAN
• Shady Oak Station area
• Blake Road Station area /East End
8TH Avenue Station area
IX. SUMMARY
With the proposed LRT coming through Hopkins, the LRT provides exciting
redevelopment opportunities. Although the LRT is several years in the future, we need
to plan for the redevelopment of these areas. There are three sites that can be
redeveloped into a TOD/ Mixed Use development. The purpose of this joint meeting is
to discuss the TOD/ Mixed Use designation and to steer the staff in the right direction
for developing a TOD /Mixed Use zoning designation(s).