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OAC Meeting - Oct. 25 - Bonus Concept + Administration
1
TOD
Charlotte will be a vibrant LIVABLE CITY where all residents of all income levels have convenient transportation access to employment services and housing choices.
Goals of the TOD Districts Update
Goals
Build on a Foundation
Foundation
- Implement Adopted Area Plans + Policy
- Model a new Unified Development Ordinance
Emphasize Form
Form
- Updated Design Standards
- Districts range based on Form/Intensity
Improve
Function
Function
- Less process (complicated rezonings) with more predictability
- Provide extra height to get affordable housing, transportation and open space
Provide
Flexibility
Flexibility
- Uses are flexible
- Clear criteria and process for considering alternative designs
Bonus
Principles
Bonus
Principles
Building on Adopted Policy
Build On Adopted Policy
- Adopted Station Area Plans
- 120' Height in TOD
Affordable
Housing
Open Space/Sustainability
Open Space/Sustainability
Transportation
Transportation
Prioritize
Prioritize
- All 3 are important
- Affordable Housing near transit is the priority
Make it Work
Make it
Work
- Test Projects + Calibrate
- Specifically in H1 [Urban Center] to ensure that bonus is attainable
Continuing Conversation
Key Outstanding Issues:
- Defining Fees-In-Lieu
- Only an option for Affordable Housing or others?
- How do you get to 300'?
- Calibrating different station demands and costs
Activity
Using the existing categories [affordable housing, transportation, open space/sustainability] what bonus points are missing?
You Want to Do a
PROJECT in TOD?
Existing Process
Rezoning
You want to build a project with a
TOD zoning district
vs.
Conditional
Rezoning
[TOD-O + CD]
Conventional Rezoning
3 Months
City Council
Decision
4 Months + Negotiated Standards
City Council
Decision
4 Months + Optional= Standards
modified
City Council
Decision
Optional Rezonings
TOD-O is established to provide a mechanism to review and address new development concepts, innovative designs, special problems, public/private ventures, and other unique proposals or circumstances, which cannot be accommodated by the standards of TOD. It also serves as a mechanism for altering or modifying the minimum standards as they relate to a specific development.
Any of the standards of TOD may be modified in the approval of the TOD-O application, with the exception that use variances shall not be allowed.
Modifications
Oh No! I need to make a change.....
OR
Rezoning...
Again.
Administrative
Modification
There are NO VARIANCES for
hardships.
5% OR
LESS
Proposed
Process
You Want to Do a
PROJECT in TOD?
NOW WHAT?
Project Example
Case
Study
Streetcar Line: Case Study
5+ Story Apartment Building
Corner of Central Avenue + Hawthorne Lane
Approximately 75' tall
Building
Length = 447'
Options
What is next? Can I build this project?
Administrative Modification
Administrative Adjustment [~1 month]
- UP TO 10%
- Must:
- Meet Criteria and Intent
- Existing Conditions [Buildings, topography, trees]
- All Quantitative Measurements
- Examples:
- Building Length (in example would be up to 440')
- Open Space
- Transparency
- Parking/Bike Parking Requirements
Variance
Variance
When unnecessary hardship would result from the strict application of the ordinance. - G.S. 160A-388
Decision goes to Zoning Board of Adjustment.
~ 2 months
Example
Variance [~2 month]
- Does the Railroad and Parcel shape create a hardship for the developer?
- Is there a way to build the project without the variance?
- What defines an unnecessary hardship?
- Is there an existing condition that makes it impossible to build?
- A stream? Topography?
Alternative Compliance Review Board
Alternative Compliance Review Board
Provide Flexibility on Design, Stepback, Screening, and Streetscape Standards
Format
Alternative Compliance Review Board
- Composed of 7 members
- [Professionals + Development Community + Neighborhoods]
- Criteria for Recommendation
Alternative Compliance Review Board
7 Members and 2 Alternates appointed by City Council:
- Architect
- Architect
- Landscape Architect
- Civil Engineer
- Real Estate Development Industry Representative
- Neighborhood Representative
- Neighborhood Representative
- Landscape Architect (alternate)
- Architect (alternate)
Terms:
- 3 years, with staggered terms
- No member serving more than 2 consecutive full terms
- If a vacancy occurs, City Council to appoint a replacement for unexpired term
Alternative Design Review Board
The Design maintains compatibility with adjacent developments and surrounding land uses.
The design maintains pedestrian safety and walkability.
For building length, The structure is designed so that additional building mass is broken up through the use of design features including, blank walls of lesser than that required of the district , and or the use of plazas and seating areas along street frontages.
Process
Alternative Compliance Review Board
- File Application
- 30-60 days to Hearing
- Staff Recommendation
- Neighbors Notified
- Recommendation Made on Same Day as Meeting
- Planning Director approves
- ~2 Months
Rezoning + TOD-EX
You want to build a project with a
TOD zoning district
vs.
Conditional
Rezoning
[TOD-X + CD]
Conventional Rezoning
3 Months
City Council
Decision
4 Months + Negotiated Standards
City Council
Decision
4 Months +
Standards
WITH PUBLIC BENEFIT
City Council
Decision
TOD-EX: Flexibility + Public Benefits
BUT...
- Allows modifications to STANDARDS through a rezoning process.
TOD-EX: Flexibility + Public Benefits
NOT
ALLOWED FOR:
- Uses
- Maximum height regulations + bonus provisions
- Sign types not allowed in district
- Parking lot locations in H1 + H2
TOD-EX: Flexibility + Public Benefits
A public benefit is required.
- Sustainabilty
- Public Benefit
- City Improvements [Transportation]
TOD-EX: Flexibility + Public Benefits
Last resort for flexibility in the TOD Ordinance.
Should not be commonly utilized.
Activity
Pop Quiz
Project 1
Entrances are 5'6" above grade due to accessibility and topography
**current maximum is 5' for residential
Project 2
Primary/secondary frontage standards apply to a bridge
**Access is not available from secondary street
Project 3
Building Frontage is entire block and can not meet Parking Structure Screening Req.
**Park Avenue Frontage only has 40% active ground floor
Timeline + Next Steps
Transit Oriented Development: Where We've Been
450+ Comments
Received
August 2018:
Deliver 4 TOD District Standards
February:
TOD-A Delivery 1
December:
Drafting
Begins
March:
TOD-A
Full Draft
Transit Oriented Development: Timeline
November
Public
Meetings as
Needed
August 14: Public Informational Meeting
October 9:
Public Meeting on Text Amendment Draft
Winter:
Hearings + Adoption
November:
File Text Amendment
Oct. 8:
Full Draft Complete
Draft Released
COMMENTS DUE
Summer/Fall:
Public Input + OAC +
Final Draft
Transit Oriented Development: OAC's Role
- August 9: Primer on Affordable Housing
- August 23: Review the Design and Dimensional Standards
- September 6: Parking
- September 20: Transportation [Streetscape], Uses and Sign Standards
- October 11: Uses, Prescribed Conditions, and General Discussion
- October 25: Bonus Structure Concept + Administration
- November 8: Bonus Structure + Signs
- November 13: Hot Topics + Deep Dive [At Powerhouse]