ARTICLE 22. TRANSIT MIXED USE ZONE DISTRICT
(Planning Commission Draft - August 30, 2006)


17-22-1. Intent and Purpose.

The intent of the Transit Mixed Use (TMU) Zone District is to create an environment for efficient and attractive transit and pedestrian oriented commercial, office, residential, research and development, and mixed-use projects at major nodes along the Regional Transportation District's (RTD's) West Corridor light rail line.

The purpose of the Transit Mixed Use Zone District is to allow and encourage development that has sufficient density of residents, employees and/or users to be supportive of the transit provided to the area; generates a relatively high percentage of trips by transit; contains a complementary mix of land uses; and is designed to encourage people to walk, ride a bicycle, or use transit for a significant percentage of their trips.


17-22-2. Applicability.

The Transit Mixed Use Zone District is applicable to specific station areas within the City of Lakewood, as identified on Map 22-1. Adopted Station Area Plans for those areas specified on the map identify where each sub-area applies within each station area boundary.


17-22-3. Intent and Purpose of Each Sub-Area.

The Transit Mixed Use Zone District includes seven distinct sub-areas, each of which is created to achieve the more specific purposes below.

(1) Transit Mixed Use - Station Core Sub-Area (TMU-SC). This sub-area, generally located adjacent to, and within ¼ mile of, the light rail station platform, is intended to contain the most intense development. Projects within this area will include a mix of retail, office, hotel, civic, cultural, and multi-family residential uses. Transit stations and associated parking facilities will generally be located within this sub-area as well. This sub-area will be the most pedestrian-friendly, with automobile access and parking limited to the greatest extent possible. All buildings within this sub-area must contain at least two of the uses described above. Up to 75 percent of the gross floor area of a project in the Station Core sub-area may be residential.

(2) Transit Mixed Use - Commercial Sub-Area (TMU-C). This sub-area will allow for the concentration and densification of commercial uses along arterial streets generally within ½ mile of the station platform. This sub-area is primarily intended to be retail oriented, although mixed-use development including multi-family residential is also encouraged. All development within this sub-area will be pedestrian-friendly, with buildings oriented to the adjacent principal streets. Up to 40 percent of the gross floor area of a project in the Commercial sub-area may be residential.

(3) Transit Mixed Use - Office Sub-Area (TMU-O). This sub-area will allow for the development of intense employment centers within the station areas. This sub-area will primarily allow for office and retail development adjacent to stations and arterial streets within the station areas. Multi-family residential, as a secondary use, will also be allowed within this sub-area. Up to 30 percent of the gross floor area of a project in the Office sub-area may be residential.

(4) Transit Mixed Use - Research and Development Sub-Area (TMU-RD). This sub-area is intended to allow existing research and light industrial users within the station area to continue the development of high quality employment centers adjacent to the light rail station. The sub-area encourages campus-style development that is transit-supportive in design, and provides for easy pedestrian access to the light rail station.

(5) Transit Mixed Use - Higher Density Residential Sub-Area (TMU-HDR). This sub-area will allow for compact multi-family residential development generally in close proximity to the station platform. This sub-area will also allow for office and retail uses that are integrated into residential projects. Minimum residential densities are established as part of this sub-area to maximize the potential number of transit riders and business users within the station areas. Up to 30 percent of the gross floor area of a project in the Higher Density Residential sub-area may be a non-residential use.

(6) Transit Mixed Use - Medium Density Residential Sub-Area (TMU-MDR). This sub-area is intended to act as a buffer between the more intense development planned around the station platform and existing medium density residential development surrounding the station area. Although this sub-area allows for a mix of uses, it is primarily intended for single-family attached and multi-family residential development. Minimum and maximum residential densities are established to further the intent of transit oriented development, while limiting the impact on existing neighborhoods. Up to 15 percent of the gross floor area of a project in the Medium Density Residential sub-area may be a non-residential use.

(7) Transit Mixed Use - Lower Density Residential Sub-Area (TMU-LDR). This sub-area is intended to act as a buffer between the more intense development planned around the station platform and existing lower density residential development surrounding the station area. This sub-area is intended to allow for single-family attached and detached residential development. Non-residential uses, with the exception of live-work spaces, are not permitted in this sub-area. Maximum residential densities are established to limit the impact on existing neighborhoods.


17-22-4. Amendment of Transit Mixed Use Sub-Area Boundaries.

(1) General Amendments. A request to redesignate land in the Transit Mixed Use Zone District from one sub-area to another, or to adjust the boundaries of a Transit Mixed Use Zone District sub-area, shall be treated as an application to rezone land. Such a request shall be subject to all of the procedural requirements of Article 17, unless it qualifies as an administrative amendment pursuant to (2) of this section. In addition to the criteria for approval in Section 17-17-7, in order to redesignate land, a determination shall also be made that:

a. The proposed change would be consistent with the intended purpose of the proposed sub-area; and

b. The change is to accommodate proposed development that will be consistent with the TMU zoning regulations and design standards.

(2) Administrative Amendments. A request to adjust the boundaries of a Transit Mixed Use Zone District sub-area may be processed administratively by the Director of Community Planning and Development. Such a request to adjust the boundaries may be approved provided that the proposed change would move the boundary between two adjacent sub-areas so that no more than one acre of land is redesignated to a new sub-area. An administrative amendment to sub-area boundaries shall be approved if the Director of Community Planning and Development determines that:

a. The proposed change would be consistent with the intended purpose of the proposed sub-area;

b. The change is to accommodate proposed development that will be consistent with the TMU zoning regulations and design standards; and

c. All other applicable provisions of this article are met.


17-22-5. Permitted and Special Uses.

The table below sets forth the specific permitted and special uses allowed within each sub area of the Transit Mixed Use Zone District.

(1) Permitted Uses. A "P" in a cell of the use tables indicates that a specific use is allowed by-right in the respective sub area. Permitted uses are subject to all other applicable regulations of this article and Zoning Ordinance, including the TMU architectural and urban design standards in this article.

(2) Special Uses. An "S" in a cell of the use tables indicates that a use category is allowed in the respective sub area only if reviewed and approved pursuant to the requirements set forth in Article 6 of the Zoning Ordinance.

(3) Prohibited Uses. An "NP" in the use tables indicates that a use type is prohibited in the respective sub area, unless it is otherwise expressly allowed by other regulations of this article or Zoning Ordinance.

(4) Uses not specifically named within a sub-area are not permitted, except under the provisions of Section 17-5-6.


Transit Mixed Use Sub-Area Use Table
TMU-SC TMU-C TMU-O TMU-RD TMU-HDR TMU-MDR TMU-LDR
Commercial & Business Uses:
Retail business, less than 10,000 square feet, gross floor area P P P P P S NP
Retail business, between 10,000 and 40,000 square feet, gross floor area S P S S S NP NP
Retail business, greater than 40,000 square feet, gross floor area (Large format retail building) NP S S S NP NP NP
Adult businesses NP NP NP NP NP NP NP
Bank, savings and loan, and other financial institution without drive-through P P P S P P NP
Clinics, medical and dental P P P S S S NP
Drive-through facilities NP S S S NP NP NP
Hotels P P P S S NP NP
Motels NP S S S NP NP NP
Laboratories NP NP S P NP NP NP
Meeting, banquet, and conference facilities S S P S NP NP NP
Mini-warehouse NP NP NP NP NP NP NP
Motor fuel filling and service stations, and/or washing facilities NP S NP NP NP NP NP
Motor vehicle service and repair facilities NP NP NP NP NP NP NP
Business and Professional Office P P P P P P NP
Office-showroom NP S S NP NP NP NP
Outdoor storage as a principal use NP NP NP NP NP NP NP
Outdoor recreation and entertainment NP NP NP NP NP S S
Pawnbrokers business NP NP NP NP NP NP NP
Personal services P P P P P P NP
Printing facility P P P P P P NP
Private athletic clubs S P P P P P NP
Recycling collection facility NP S NP NP NP NP NP
Repair, rental, and servicing (non-motor vehicle) S S NP NP NP NP NP
Restaurants P P P S P P NP
Retail uses P P P S P P NP
Sale at wholesale NP NP NP S NP NP NP
Sale or rental of new and used motor vehicles NP NP NP NP NP NP NP
Theater, indoor S P S NP NP NP NP
Veterinary hospital NP P P P S NP NP
Research and Development Uses:
Light Manufacturing NP NP NP P NP NP NP
Office-flex office NP S S P NP NP NP
Storage, distribution, & warehousing NP NP NP P NP NP NP

Transit Mixed Use Sub-Area Use Table
TMU-SC TMU-C TMU-O TMU-RD TMU-HDR TMU-MDR TMU-LDR
Residential Uses:
Bed and breakfast residences NP S NP NP NP NP S
Day care home, child or adult NP NP NP NP NP NP S
Dwelling unit - attached wall town home or duplex NP NP NP NP NP P P
Dwelling unit - live/work P P P NP P P P
Dwelling unit - multiple household P P P NP P P NP
Dwelling unit - single family NP NP NP NP NP P P
Mixed-use building P P P P P P NP
Residential health care facilities S S NP NP NP S NP
Public, Civic & Institutional Uses:
Ambulance service NP NP S P NP NP NP
Child and adult day care center S P P S NP NP NP
Church/Synagogue/Temple/Mosque P P P P P P P
Civic/Cultural facilities P P P S S S S
Clubs, lodges, or service organizations NP S S NP NP NP NP
CMRS structure on multiple-story building. P P P P P P NP
Colleges, universities, and vocational schools P P P P S NP NP
Hospitals NP S P NP NP NP NP
Public parks and open space NP NP NP S NP S P
Public use or facility P P P S S S S
Recreation trails P P P P P P P
Schools, elementary and secondary P P P P P P P
Public transit facilities P P P P P P P
Utilities, major NP S S S NP NP NP
Utilities, major, that discharge visible air emissions or detectable odors NP NP NP S NP NP NP
Utilities, minor P P P P P P P


17-22-6. Permitted Density and Intensity of Development.

The table below indicates the required minimum and maximum development density for the sub-areas. Densities are in terms of dwelling units per acre (du/ac) for residential development, or floor area ratio (FAR) for non-residential development. For mixed-use buildings, both the residential density and floor area ratio requirements must be met. If single use buildings are proposed on the site, then each building must meet the specific density and intensity requirements.


Transit Mixed Use Sub-Area Density Regulations

TMU-SC
TMU-C
TMU-O
TMU-RD
TMU-HDR
TMU-MDR
TMU-LDR
Minimum Residential Density 35 du/ac 25 du/ac 20 du/ac N/A(1) 30 du/ac 15 du/ac None
Maximum Residential Density None None None N/A(1) None 25 du/ac 10 du/ac
Minimum Floor Area Ratio 0.65 FAR 0.50 FAR 0.50 FAR 0.35 FAR None None N/A(2)
Maximum Floor Area Ratio None None None None None None N/A(2)
(1) Residential uses are not permitted in the Research and Development sub-area.
(2) Only residential and live/work uses are permitted in the Low Density Residential sub-area.


17-22-7. Dimensional Requirements.

Minimum and maximum building heights and setbacks for each sub-area are specified in the table below.

Transit Mixed Use Sub-Area Dimensional Requirements
TMU-SC TMU-C TMU-O TMU-RD TMU-HDR TMU-MDR TMU-LDR
Minimum Height 3 stories 2 stories 2 stories 1 story 3 stories 2 stories 1 story
Maximum Height Sheridan Blvd Station Area 8 stories 6 stories 6 stories N/A(1) 6 stories
4 stories
2 stories

Wadsworth Blvd Station Area 8 stories 6 stories 6 stories N/A(1)
Oak St Station Area 6 stories 6 stories 6 stories 4 stories
Union Corridor Station Area 12 stories 12 stories 12 stories N/A(1)
Minimum Front Building Setback(2) 0 feet 0 feet 0 feet 20 feet 0 feet 5 feet 10 feet
Maximum Front Building Setback(2) 15 feet 20 feet 20 feet None 20 feet 20 feet 25 feet
Minimum Side Setback(3) 0 feet if building code rated firewall 5 feet(4) 5 feet(4)
Minimum Rear Setback(3) 10 feet
(1) The Research and Development sub-area will only be implemented at the Oak St. station.
(2) The front building setback is measured from the back of sidewalk. The front setback shall apply to all public and private street frontages.
(3) See requirements in Section 17-22-17 if adjacent to residentially zoned property located outside of the TMU Zone District.
(4) Setback for single-family attached residential dwellings applies to the buildings.


17-22-8. Open Space Requirements.

Open spaces for congregation and recreational opportunities shall be required for all new development. Such development must provide useable open space behind the required setback and on private property according to the following table:

Transit Mixed Use Sub-Area Open Space Requirements
TMU-SC TMU-C TMU-O TMU-RD TMU-HDR TMU-MDR TMU-LDR
Required Private Open Space, per Lot Area 10 percent 10 percent 10 percent 15 percent 15 percent 20 percent 30 percent


(1) Open space within the Station Core, Commercial, Office, and High Density Residential sub-areas is required to be provided as public plazas, pocket parks, roof top gardens, or courtyards.

(2) All required open space shall be accessible to the users of the building(s) and be improved with seating, plantings, and amenities. Open space areas should be visible from adjacent streets or pedestrian areas to the greatest extent possible.

17-22-9. Legal Non-Conforming Uses and Structures.

A legal non-conforming use or structure is a use or structure that is not permitted in the Transit Mixed Use Zone District, but was lawfully established prior to the rezoning of the property to Transit Mixed Use.

(1) Legal non-conforming non-residential uses may be continued in accordance with Section 17-16-2 of the Zoning Ordinance, except that uses may be expanded by a maximum of 20 percent of the floor area of the use at the date of rezoning of the property until December 31, 2010. After December 31, 2010, the use will be restricted by all the regulations of Article 16 of the Zoning Ordinance.

(2) Legal non-conforming non-residential structures may continue to be used in accordance with Section 17-16-3 of the Zoning Ordinance, except that the structure may be expanded by a maximum of 20 percent of the gross floor area of the structure at the date of rezoning of the property until December 31, 2010. Expansion of the structure may occur under the regulations of the previous zone district, prior to rezoning of the property to Transit Mixed Use. After December 31, 2010, the structure will be restricted by all the regulations of Article 16 of the Zoning Ordinance.

(3) If a legal non-conforming residential structure located within the Higher Density, Medium Density, or Lower Density residential sub-areas is destroyed or damaged, it may be rebuilt or reconstructed and used for the same number of dwelling units as the destroyed or damaged structure, if the lot size and/or configuration can not accommodate an approved use for the property, per the requirements of subsections 5 through 7 of this Article.

(4) Legal non-conforming residential structures may continue to be used in accordance with Section 17-16-3 of the Zoning Ordinance, except that the structure may be expanded, or an accessory structure constructed, up to a maximum of 25 percent of the gross floor area of the existing structure at the date of rezoning of the property, until December 31, 2010. Expansion of the structure may occur under the regulations of the previous zone district, prior to rezoning of the property to Transit Mixed Use. After December 31, 2010, the structure will be restricted by all the regulations of Article 16 of the Zoning Ordinance.


17-22-10.Urban Design Requirements in the Station Core, Commercial, Office, and High Density Residential Sub-Areas.

All buildings and uses developed in these sub-areas shall meet the following minimum standards.

(1) At least 40 percent of the length of a buildings ground and second floor façade facing a public or private street must be located at the minimum setback distance.

(2) Within the Station Core and High Density Residential sub-areas, at least 75 percent of a parcel frontage adjacent to a public street shall be bordered by buildings. Within the Commercial and Office sub-areas, at least 60 percent of the parcel frontage adjacent to a public street shall be bordered by buildings.

(3) Within the Commercial and Office sub-areas, buildings located more than 150 feet away from a public street shall not be required to meet the minimum height or front setback requirements identified in Section 17-22-7.

(4) Structured parking facilities located adjacent to a public street shall contain retail or office uses on the first floor fronting the street, or be wrapped with development of equal or greater height than the parking structure.

(5) All buildings and ground floor users shall provide a primary entrance that either faces an adjacent public or private street or is placed at an angle of up to 45 degrees from an adjacent street, measured from the street property line.

(6) All buildings that exceed six stories in height shall include a step-back of at least 10 feet between the lower six floors and the seventh and higher floors. Step-backs are permitted above the second floor of any building or structure.

(7) The ground surface area between the back-of-walk and the building setback shall be paved. Decorative paving materials are encouraged. Landscape planters and/or trees located in grates are allowed within the area between the minimum and maximum building setbacks. The areas between the minimum and maximum building setback should provide for pedestrian activities, such as outdoor seating.

(8) Surface parking areas are prohibited within the Station Core sub-area, except that short-term, convenience parking lots with fewer than 10 spaces per building may be allowed. Convenience spaces shall be located behind the building and be clearly marked for short-term use only.

(9) Loading docks, on-site storage yards, utility structures associated with a building, and all other service areas shall be fully screened from view by walls or fences, and roof structures for loading docks and trash enclosures. Such screens shall be of a color and material matching the dominant colors and materials found on the facades of the primary building. The screen height shall be of sufficient height to hide the equipment, vehicles, materials, or trash receptacle being screened from view. Chain link fences, with or without slats, or wood fencing shall not be used to satisfy this screening requirement.


17-22-11. General Urban Design Requirements.

(1) Drive-through windows shall not face public streets. Drive-through lanes shall not be allowed in the area between a building and a public street.

(2) On-street parking shall be provided where permitted by the City of Lakewood and/or the Colorado Department of Transportation.

(3) Utility boxes or equipment shall not be located along a public street frontage.


17-22-12. Architectural Design Requirements.

It is the intent of this zone district to create an attractive and active urban style district. The disposition, function and design of buildings play an important role in achieving that goal.

(1) All buildings greater than two stories in height shall be designed and constructed in tripartite architecture so that they have a distinct base, middle, and top.

(2) A building's special architectural features and treatments shall not be restricted to a single facade. All sides of a building open to view by the public, whether viewed from public or private property, shall display a similar level of quality and architectural interest.

(3) Facades of buildings within the Station Core, Commercial, Office, and High Density Residential sub-areas, and that face public or private streets, plazas, or open space shall exhibit high levels of design, detailing, and material quality. The first floor façade shall be primarily composed of brick, stone, architectural pre-cast concrete, architecturally cast concrete, cast stone, integrally colored split or ground face concrete masonry units, terra-cotta, or any combination of the materials listed.

(4) Architectural scaling elements, such as banding, belt coursing, sills, lintels, mullions, and changes in texture, material module and pattern, shall be used to break down the appearance of large building facades into architectural patterns and component building forms. Horizontal and/or vertical variation shall be used.

(5) The first floor façade of all buildings, including structured parking facilities, shall be designed to encourage and complement pedestrian-scale interest and activity.

(6) To promote a sense of human scale, special accent materials and design details shall be incorporated into all first floor facades and paving areas abutting pedestrian walkways. Such features shall include, but are not limited to:
(a) Changes in paving patterns and materials at pedestrian building entrances and other significant pedestrian locations;
(b) Special decorative wall patterns, textures, accent materials, or graphics;
(c) Trim banks and reveals;
(d) Special architectural features marking pedestrian entries; and
(e) Display windows.

(7) Architectural elements located on the primary building facades may encroach into the required setback, as defined in Section 17-22-7, up to five feet. These elements may include window planter boxes, eaves, balconies, canopies, and awnings. However, architectural element encroachment shall not interfere with pedestrian movement or street tree growth. No feature shall be located within two feet horizontally of a public sidewalk unless located greater than 10 feet above the sidewalk surface.

(8) All buildings fronting on a street shall be designed so that the first floor street façade includes clear glass windows and doors to increase pedestrian interest. These openings shall be arranged so that the uses are visible from and to the street on at least 50 percent of the façade. The first floor street façade requirements shall apply to the area between three feet and eight feet above the adjacent finished grade.

(9) All windows shall have a vertical proportion.

(10) Expanses of blank wall shall not exceed 15 continuous feet in length on the first floor of any building facing a public or private street.

(11) Exterior walls greater than 40 feet in length shall break any flat, monolithic façade with discernible architectural elements, such as bay windows, recessed entrances and windows, display windows, arcades, balconies, cornices, bases, pilasters, columns or other architectural details or articulation combined with changes in materials to provide visual interest and pedestrian scale. Building designs, rooflines, or façade treatments that are monotonous shall be prohibited.

(12) No reflective surfaces shall be permitted on street level exterior windows.

(13) Banded windows are prohibited on the first floor of the building. Recessed windows that are distinguished from the shaft of the building through the use of arches, pediments, mullions, and other similar treatments are permitted.

(14) Structured parking facilities shall be designed so that motorized vehicles parked on all levels of the facility inside are screened from public and private streets, station platforms and the rail line, and from adjacent residentially zoned property outside of the station areas. Decorative elements such as grillwork or louvers may be utilized to accomplish this objective.

(15) When sloping roofs are used, at least one of the following elements shall be incorporated into the design for each 50 lineal feet of roof:

(a) Projecting gables,
(b) Hips,
(c) Horizontal/vertical breaks, or
(d) Other similar techniques.

(16) Where flat roofs are used, building design shall create varied parapet and cornice lines in order to create interesting skylines. Design elements may include changes in setback or height.

(17) All stairwells, corridors, and circulation components of the building shall be completely enclosed within the building envelope.

(18) Intense, bright, or fluorescent colors shall not be used as the predominant color on any wall or roof of any primary or accessory structure. These colors may be used as building accent colors, but shall not constitute more than 10 percent of the area of each elevation of a building.

(19) Non-textured concrete facades shall not be visible from any public or private street, or from any adjacent residentially zoned property outside of the station areas.

(20) On all structures exceeding three stories in height, roofs shall have drainage systems that are not visible from public or private streets.

(21) All rooftop mechanical equipment shall be screened from public view through the use of parapets or enclosures that are equal to or greater than the height of the equipment to be screened. The parapet or enclosure shall be compatible with the overall architectural character and scale of the building.

(22) Ventilation grates on the building, and emergency exit doors located on the first floor street façade, shall be decorative and part of the overall building design.


17-22-13. Design Requirements in the Research and Development Sub-Area.

All buildings developed in the Research and Development Sub-Area shall meet the following minimum standards.

(1) The design of all buildings shall employ textured surfaces, projections, recesses, shadow lines, color, window patterns, overhangs, reveals, changes in parapet heights, and similar architectural treatments to avoid monolithic shapes and surfaces and to emphasize building entries. Designs shall avoid long, unbroken, flat walls of 60 feet or greater.

(2) Buildings having single walls exceeding 60 feet in length and visible from a public street, park, or open space corridor shall incorporate one or more of the following for every 60 feet in length:
a. Changes in color, graphical patterning, changes in texture, or changes in material;
b. Projections, recesses, and reveals, expressing structural bays or other aspects of the architecture with a minimum change of plane of 12 inches;
c. Windows and fenestration;
d. Arcades and pergolas;
e. Towers;
f. Gable projections;
g. Horizontal/vertical breaks; or
h. Other similar techniques.

(3) Concrete tilt-up panels are allowed subject to the following standards:
a. Panels shall be embossed with reveals that repeat a common pattern.
b. All elevations visible from a public or private street shall include variable parapet heights and 2-foot minimum projections with the distance between projections not to exceed 60 feet.

(4) At least 25 percent of the length of the ground floor façade of the building facing a public street must be located at the minimum setback distance.

(5) No more than 60 percent of the frontage on arterial streets to a depth of 80 feet shall be occupied by parking.


17-22-14.Standards for Large Format Retail Buildings.

The intent of this section is to allow for the development of large format retail stores, while reducing the perceived size, scale, and homogeneity of the structures by requiring pedestrian-friendly elements and placement of buildings adjacent to public streets. These requirements shall apply to all retail buildings containing more than 40,000 square feet of gross floor area.

(1) At least one side of the building shall be located adjacent to a public street and meet the minimum and maximum setback requirements provided in Section 17-22-7.

(2) All façades located adjacent to a public street must be, or appear to be, a minimum of two stories in height. If a faux multi-story façade is provided, it shall be designed to clearly mimic an actual façade and be architecturally integrated with the non-street frontage portions of the building. The second story façade shall, at a minimum, include spandrel glass windows with architecturally appropriate sills, trim and mullions. Other design elements, such as awnings, balconies, or other similar architectural details, shall also be incorporated into the façade.

(3) Ground floor facades adjacent to public streets shall have display windows, entry areas, awnings, and other similar pedestrian-oriented design elements along no less than 60 percent of the façade length.

(4) Each building façade greater than 100 feet in length shall incorporate wall plane projections or recesses having a depth of at least two feet. No uninterrupted length of any façade shall exceed 50 feet.

(5) Each building shall have a clearly defined pedestrian connection between the adjacent public street and the building entrance(s). The walkway shall be separated from parking areas through the use of landscape elements, and be a minimum of 8 feet in width, or 10 feet where there is adjacent perpendicular head-in or diagonal parking.

(6) Each site containing a large format retail building shall provide at least two of the following: a pedestrian plaza with benches located adjacent to or near the public street, a water feature, a clock tower or similar architectural icon, or another highly visible outdoor amenity that is acceptable to the Director of Community Planning and Development.

(7) Structured parking facilities are strongly encouraged to be incorporated into the overall site design. The minimum and maximum parking requirements of Section 17-22-16 shall apply to large format retailers.


17-22-15. Circulation and Connectivity.

Transit oriented development uses shall be integrated with the surrounding community, easily accessible, and have a good internal circulation system for a variety of travel options.

(1) Internal walk connections are required between buildings, and from buildings to all on site facilities, such as parking areas, bicycle facilities, and open space.

(2) External walk connections are required to provide direct access from all buildings on the site to existing or planned sidewalks, adjacent multi-use trails, parks, and greenways.

(3) Bicycle parking and storage facilities, connected to all buildings on the site, shall be provided in accordance with Section 17-22-16(2).

(4) Wherever possible, sidewalks through surface parking areas should be located within landscaped islands. In any case, each point at which the system of sidewalks must cross a parking lot or internal street or driveway to make a required connection shall be clearly marked through the use of change in paving materials height, or distinctive colors.

(5) All walks within surface parking lots shall be a minimum of 5 feet wide or 7 feet where there is adjacent perpendicular head-in or diagonal parking. If parking is provided on both sides of the walk, the minimum width shall be 9 feet.


17-22-16. Parking Requirements.

(1) The purpose of this section is to provide a reduction in parking to developments within the zone district. New permitted uses within this zone district shall adhere to the required minimum and maximum number of off-street parking spaces according to the following table. All square footage is measured as gross floor area:


Minimum and Maximum Number of Parking Spaces
Use Ratio
Hospital One space per bed minimum, 2 spaces per bed maximum
Hotels/Motels/Bed and Breakfast One space per three rooms minimum, one space per room maximum
Laboratory/Light Manufacturing/Light Industrial One space per 1,000 square feet minimum, 2 spaces per 1,000 square feet maximum
Office/Bank Two spaces per 1,000 square feet minimum, three and one-half spaces per 1,000 square feet maximum
Church/Synagogue/Temple/Mosque One space per five seats minimum, one space per two seats maximum
Residential One space per unit minimum, two spaces per unit maximum
Restaurant Four spaces per 1,000 square feet minimum, eight spaces per 1,000 square feet maximum
Retail Two spaces per 1,000 square feet minimum, four spaces per 1,000 square feet maximum
Theater One space per five seats minimum, one space per two seats maximum
All other non-residential uses Parking requirements for uses not specifically identified above will be subject to a parking study submitted as part of any development application

a. No maximum requirement shall apply if all parking, with the exception of a convenience lot described in Section 17-22-10(8), is provided within a parking structure.

b. The required/permitted number of parking spaces for any building shall be the sum total of the requirements for each use in the building calculated separately.

c. All surface off-street parking shall be primarily located behind buildings that face on a public street and be accessed by an alley or short driveway located between buildings. Where surface parking is located adjacent to a public or private street, landscaping or a low screen wall providing screening to a height of 36 inches shall be provided. If a wall is installed, the construction material shall match the first floor exterior material used on the primary building. Shared access to surface parking lots is strongly encouraged.

d. Pedestrian access shall be provided between structured or surface parking facilities and the nearest public street. Wherever possible, the walkway shall be separated from vehicular travel lanes.

e. On-street parking available along the portion of a public or private street abutting the use may be counted toward the minimum number of parking spaces required.

f. The parking requirements may be met on-site or off-site at a distance of up to 600 feet from the use, provided that a shared parking agreement is obtained prior to approval of the site plan or tenant improvement permit.

g. Shared parking shall be permitted and is encouraged. Shared parking approval shall be subject to the review and approval of a shared parking study citing at least three other comparable instances of similar land uses in comparable settings in the United States where shared parking has proven successful.

h. Handicapped parking spaces shall be provided in accordance with section 17-9-2 of the Zoning Ordinance.

i. At least 10 percent of the area of surface parking lots shall be landscaped. Landscaping, at a minimum, shall include trees and shrubs.

(2) Bicycle parking is required within the Station Core, Commercial, Office, and High Density Residential sub-areas to encourage the use of this mode of transportation by providing safe and convenient places to park them. Bicycle parking spaces are required as follows:

a. For non-residential development, a number of off-street bicycle parking spaces shall be provided equal to three percent of the required motor vehicle parking spaces.

b. For residential development, one plus an additional one space for each 25 dwelling units.

(3) Bicycle parking shall be provided by a secure rack, by bike-box, or a combination of both.


17-22-17. Sidewalk Improvements Adjacent to Public and Private Streets.

(1) All sidewalks adjacent to major regional arterial or arterial streets within Station Core, Commercial, Office, and High Density Residential sub-areas must be 15 feet in width. The first five feet behind the curb shall be designed to include street trees located in grates or planters spaced a maximum of 30 feet apart on-center. Pedestrian amenities, such as lighting, benches, and planters may also be located within the five-foot area.

(2) All sidewalks adjacent to private streets within the Station Core, Commercial, Office, and High Density Residential sub-areas with non-residential first floor uses, and that intersect with a major street, shall meet the requirements of Section 17-22-17(1) above.

(3) All sidewalks adjacent to collector or local public streets, or private streets shall be five feet in width, and be separated from the curb by a six-foot wide tree lawn. Street trees located within the tree lawn shall be spaced a maximum of 30 feet apart on-center. In addition to street trees, the tree lawn shall contain living plant material. However, paved pedestrian walkways may cross the tree lawn at appropriate locations. A one-foot wide concrete strip shall be located directly behind the curb.


17-22-18. Performance Standards.

(1) All development in the Transit Mixed Use Zone District within 500 feet of the Transit Mixed Use Zone District boundary shall be subject to the Performance-Based Review Process as described in Article 7 of the Zoning Ordinance.

(2) All development within 125 feet of a residentially zoned property located outside of the Transit Mixed Use Zone District shall have a maximum height no greater than the maximum height allowed in the adjacent district.


17-22-19. Site Development Review Procedures and Standards.

All development in the Transit Mixed Use Zone District shall be required to follow the site development review procedures described in Article 15 of the Zoning Ordinance. However, where the requirements of this Article conflict with those described in Section 17-15-3, the requirements of this Article shall apply.


17-22-20. Sign Regulations.

Signs along commercial frontages should be clear, informative to the public, and durable. Signs should be scaled to the pedestrian-oriented nature of the Transit Mixed Use district. Signage that is glaring or too large creates distraction and visual clutter. The following regulations apply to all sub-areas, except the Low Density Residential Sub-Area.

(1) All signs shall be subject to the provisions of Sections 17-10-1 through 17-10-3 of the Zoning Ordinance.

(2) Wall signs are permitted within the area between the second story floor line and the first floor ceiling, within a horizontal band not to exceed 42 inches in height.

(a) The horizontal band shall be no higher than 18 feet or lower than 12 feet above the adjacent sidewalk. The band shall be at the same height across an entire building, unless a grade change at the base of the building requires a step in the band.

(b) Wall sign letters shall not exceed 42 inches in height. The total sign length shall not exceed 70 percent of the frontage associated with the use.

(c) If a use is located in a space with two public or private street frontages, then each frontage shall be allowed signage in accordance with the requirements above.

(d) Wall signs shall be composed of individually mounted letters, internally illuminated channel letters, logos, or icons without sign backing.

(3) Each use in a building shall be allowed one projecting sign for each public or private street oriented façade.

(a) Projecting signs may be attached or suspended by a metal bracket or placed beneath an awning. The sign face shall not exceed 12 square feet per sign face, is limited to a maximum projection of four feet including any support structure, and shall have a minimum clearance above the adjacent sidewalk of at least 10 feet including the support structure.

(b) Projecting signs may include three-dimensional logos or symbolic objects.

(c) No projecting sign shall extend above the parapet of the building to which it is attached.

(4) Each use shall be allowed one sign per awning associated with the use. Awnings shall be constructed of canvas cloth or an equivalent, metal or glass. No internal illumination shall be permitted.

(a) Signage is allowed only on the vertical front portion of the awning, except that graphical logos shall be allowed on the slanted portion of the awning.

(b) Lettering height shall not exceed eight inches.

(c) Logos shall not exceed 10 percent of the sloped awning panel.

(5) Monument signs shall be allowed in the Commercial, Office, Research and Development, and Medium Density Residential sub-areas.

(a) Each freestanding building containing a commercial or office use shall be allowed one monument sign. The sign may be used by a single tenant or multiple tenants of the building.

(b) Monument signs shall not exceed six feet in height, measured from the nearest adjacent sidewalk.

(c) No single monument sign face shall exceed 50 square feet.

(d) The monument sign base shall be compatible with the architecture of the building to which it is associated. Monument signs shall be attached to the ground with a base whose width and length are at least as large as the bottom edge of the sign face. Monument signs shall not be placed where they obscure important architectural features such as entrances, display windows, or decorative elements when viewed from the public right-of-way.

(6) Signs within the Low Density Residential sub-area shall comply with the requirements of Table 10-1, Signs Permitted in Residential Zone Districts: 4-R Through 6-R, section 17-10-6 of the Zoning Ordinance.

17-22-21. Lighting.

Vehicular and pedestrian lighting shall be provided throughout all vehicular and pedestrian circulation areas to promote safety and walkability.

(1) Sidewalks, internal pedestrian paths, and bicycle paths shall be lit with full cutoff lighting fixtures no more than 16 feet tall and providing consistent illumination of at least one foot-candle on the walking surface.

(2) On-site streets and parking areas shall be lit with full cutoff type lighting fixtures no more than 25 feet tall. Fixtures shall be downcast type.

(3) Lighting along public street and landscaped areas of a specific development shall be of a recognizably unified design.

(4) Lighting sources shall be color-correct types such as Halogen or metal halide, and light types of limited spectral emission, such as low pressure sodium or mercury vapor lights, are prohibited even in service areas.

(5) Private and security lighting shall not cause glare on adjacent property above a level of 4 feet.