Chapter 2 Zoning Districts Part 7 Planned Development Districts - Planned Transit Development District Page 1 of 2

2.7.2 Planned Transit Development (PTD) District

1. Intent.
   The intent of this section is to provide a framework and approval process for creating Planned Transit Development (PTD) Districts that promote transit oriented development around advanced transit facilities. A PTD District is a compact, high to medium density/intensity, mixed-use, transit and pedestrian oriented activity center that promotes local economic activity in developments that are diverse, livable, sustainable, and enhance and maintain quality of life. This distinct pattern of development is facilitated by flexible site and community design standards that:
   • Provide a concentration of retailing, personal and business services, as well as residential and cultural uses at a necessary intensity to efficiently be served by a mass transit system;

     NOTE: Chapter 11, Part 4 of the LDC is not intended to be applicable to the PTD District.

   • Provide continuous, direct, convenient transit and pedestrian linkages, including walkways between principal entrances of buildings and to adjacent lots;
   • Optimize density/intensity by varying the types of residential and commercial units provided;
   • Facilitate access to advanced transit facilities;
   • Increase the potential for home/work transit ridership by encouraging medium to high density mixed use development around advanced transit facilities in areas where redevelopment or new development should occur;
   • Encourage the use of public transit by reducing parking requirements within the PTD and the provision of park and ride lots near advanced transit facilities where appropriate;
   • Improve the pedestrian environment with amenities, such as pedestrian lamps, awnings, canopies, benches, trees, and shrubbery;
   • Protect pedestrians and cyclists from traffic using clearly designated crosswalks, buffering, shelters, lighting, and grade separations;
   • Orient buildings to make pedestrians comfortable, by minimizing walking distances, enhancing visibility and by clustering buildings;
   • Encourage attractive building facades by including street-level display windows and varying setback;
   • Situate parking to the rear of the structure with proper screening, or in a parking garage, which possesses storefronts on any side facing an urban corridor;
   • Minimize curb cuts/driveways;
   • Provide mixed land uses that are compatible and mutually supportive;
   • Promote efficient and economic use of land;
   • Respect and reinforce existing communities, integrating new development with existing development to ensure compatibility;
   • Provide flexibility to meeting changing needs, technologies, economics and consumer preferences;
   • Promote development patterns and land uses which reduce transportation needs and which conserve energy and natural resources;

The PTD District implements the following provisions of Cornerstone 2020:

2. Applicability of Other Ordinances/ Portions of LDC.
   Unless specified otherwise by this Section, all provisions of the Land Development Code shall be are applicable to the PVD district.
3. Definitions.
   
   The following definitions apply only to the PTD District and supercede/ replace any duplicate definitions in Chapter 1, Part 2 of the Land Development Code:
   
   Advanced transit facility – a facility designed for the purpose of facilitating access to mass transit, including but not limited to light rail stations, multi-modal transit centers that provide for bus and shuttle transfer, and park-and-ride lots.
   
   Concept Plan – An outline proposal for size, land use, density, site design, and urban design criteria for a PTD District.
   
   Mass transit – any light rail, bus, or shuttle system, station or shelter, and any related or appurtenant facilities.
   
   Master Plan – A detailed proposal including a Master Plan Map, and Master Plan Report that establishes the boundaries and various components, and the land use, density, site design, and urban design criteria for a PTD District.
   
   Transit District Center – A required component of the PTD. A compact high density/intensity environment encompassing property immediately surrounding an advanced transit facility.
   
   Transit District Transition – An optional component of the PTD. A high to medium-density/intensity environment encompassing the area surrounding an advanced transit facility, beyond the Transit District Center. It serves as a transitional area between the Transit District Center, and the surrounding Form District.
4. Development Guidelines
   1. PTD District Pattern
      
      A PTD District will encompass all property in the area surrounding an advanced transit facility, within a boundary defined by the PTD Master Plan. The PTD will consist of one or two components:
      
      Required Component - Transit District Center that shall encompass all property within the Planned Transit Area with the greatest proximity to the advanced transit facility and potential for transit oriented development; and
      
      Optional Component - Transit District Transition Area that may encompass all property in proximity to the advanced transit facility, not within, but beyond the Transit District Center.
      1. The Transit District Center (Required). The Transit District Center is a required component. It will be a pedestrian friendly urban environment encompassing, at a minimum, the property immediately surrounding an advanced transit facility.
         1. Each new development site must include a three to eight story building which must be compatible with the existing urban character of the neighborhood.
         2. A minimum of two land uses must be developed on each site (lot) in the Transit District Center. Of these, one land use must be a residential, office, or lodging use above grade and the other use must be a commercial or recreation use at ground grade.
         3. Pedestrian and transit-oriented amenities shall be provided as specified in E. 8. of this Section.
         4. A development may consist of two or more building lots if they are developed under a unified development plan. When a development consists of multiple building lots, its development standards and off-street parking and loading requirements must be calculated by combining the lots and treating them as a single building lot.

      2. NOTE: The PTD boundary should include potential transit-related development sites within a 5 minute walk, or 1000’ of the transit facility. This distance can be extended to 1500-2000’ for high level facilities such as commuter or light rail stations.

         The Transit District Transition Area (Optional). The Transit District Transition Area is an optional component that may serve as a transition between the Transit District Center and land uses in surrounding neighborhoods and form districts. Transit District Transition Areas may only be created on sites that are adjacent to a Transit District Center.
         1. The Transit District Transition Area allows a wide range of development types, including, but not limited to: condos, apartments above retail; mixed-use infill adjacent to single-family neighborhoods; medium-density multi-family housing; zero-lot line development, attached residential/townhouses; high-density senior living; and live/work townhouses; with neighborhood commercial service/retail.
         2. The specific size, location, and design of the Transit District Transition Area is intended to be flexible based on the context of the adjacent pattern of development and the presence of sensitive natural features. Transition between adjacent land uses such as single family residences and the PTD can be achieved through a Transit District Transition Area containing a combination of single and multi family residential lots, civic uses and permanent open space.
   2. PTD District Pattern Characteristics
      
      The PTD District generally consist of the following characteristics
      1. Compact. The PTD shall not have a minimum or maximum size. The boundary of the PTD District shall at a minimum include the “Planned Transit Area” as delineated in the Master Plan. Additions to an established PTD are permissible, size and location to be determined by the legislative body with zoning authority.
      2. High to Medium Density/Intensity. A PTD will increase the potential for home/work transit ridership by encouraging high to medium density and intensity mixed use development around an advanced transit facility in areas where redevelopment or new development should occur. A PTD will also provide the concentration of retailing, personal and business services, as well as residential and cultural uses at a necessary intensity to be served efficiently by a mass transit system.
      3. Variety of Land Uses. A PTD will provide land uses that are compatible and mutually supportive.
      4. Connected Street and Walkway Network. A PTD will provide continuous, direct, convenient transit and pedestrian linkages, including walkways between principal entrances of buildings and to adjacent lots, and will ensure a continuous network of pathways and connections. Where there is an existing grid, connect with street and sidewalk network.
      5. Pleasant Pedestrian Environment. A PTD will improve the pedestrian environment with amenities, such as pedestrian lamps, awnings, canopies, benches, trees, and shrubbery, and protect the pedestrian and cyclists from traffic using clearly designated crosswalks, buffering, shelters, lighting, and grade separations.
      6. Human-scaled Buildings. A PTD will orient buildings and setbacks to make pedestrians comfortable by minimizing walking distances, enhancing visibility, and clustering buildings.
      7. Attractive Facades. A PTD will diversify building facades by including street-level display windows, and varying setback and parking will be situated to the rear of the structure with proper screening, or in a parking garage which possesses storefronts on any side facing an urban corridor;
      8. Access to Public Transportation. A PTD will facilitate access to public transit, including light rail and bus systems, and will encourage the use of public transportation.
5. Development Standard
   1. Density
      The following density standards shall be applied: (the PTD Density 1 shall apply in the Transit District Center, and the PTD Density 2 shall apply in the Transit District Transition)
      PTD Density 1 – Maximum Floor Area Ratio = 5.0 (non-residential);
      Maximum Density = 435 units per acre (residential).
      PTD Density 2 – Maximum Floor Area Ratio = 3.0 (non-residential);
      Maximum Density = 34.8 dwellings per acre (residential).
   2. Land Use
      1. PTD District Land Use Table. The table below lists the uses permitted within a PTD. P means the use is permitted, subject to design standards and location standards where noted. L means the use is limited. Limited uses must be approved by the Planning Commission at the time of approval of the Detailed Development Plan. X means the use is not permitted. No permitted use or limited use shall be required to secure a conditional use permit. Hours of operation of proposed uses shall be established in the Master Plan.

PTD District Land Use Table