The Transit Station Area Zoning Districts (TSA) provide an environment for efficient and attractive transit and pedestrian oriented commercial, residential and mixed use development around transit stations. Redevelopment, infill development and increased development on underutilized parcels will include uses that allow them to function as parts of walkable, mixed use districts.
The Transit Area Concept: Each station area in a TSA district will typically have two subareas: the Core Area and the Transition Area.
Core Area: The core area provides areas for comparatively intense land development. Typically these areas are within a quarter mile fro the station. Residential densities begin at 30 dwelling units per acre (DUA).
Transition Area: This area provides areas of moderate development intensity. These areas are typically a half a mile from a station. Residential densities begin at 10 DUA.
The following graphic shows an example of how the Core area might relate to the Transition Area for a station at 800 W. North Temple.
Transit Station Typology
The stations in the Transit Station Area Zoning are classified in four forms or types:
- Urban Center
- Urban Neighborhood
- Mixed Use Employment Center
- Special Purpose
The features of an Urban Center Station are:
- Buildings in the Core Area (within ¼ mile of the station) are two to ten stories in height.
- Buildings in the Transition Area are five stories.
- Developments have the highest relative intensity level and mix of uses.
The features of an Urban Neighborhood Station:
- Evolving and flexible development patterns
- Four story buildings along neighborhood streets.
- Main neighborhood streets are two blocks long.
- Highest densities/ intensity of use in the Core Area
Features of a Mixed Use Employment Center Station:
- Areas of high concentration of jobs
- Areas have large blocks, limited street networks, campus style of development serves two types of transit.
Features of a Special Purpose Station:
- Area with a Specific Land Use or large scale regional activity
- Served by a mix of transit options
- Future development should be more intense and see more frequency of use.
The classification of a station is based on a number of characteristics found around the station, such as building types, mix of land use, transit service, and street network.
Prior to classifying a station to a specific type, a Station Area Plan is prepared then adopted by the City Council. The plan addresses the location of a station in terms of the above characteristics.
Transit Station Area Zoning Regulations
Click here to view the current regulations.
Transit Station Area Design Guidelines
In addition to the zoning regulations TSA development guidelines have been prepared Development Guidelines are a list of recommendations that should be used to guide new development within a transit station area. The guidelines are an integral part of the review process set forth in section 21A.26.078 TSA Transit Station Area Zoning District regulations. The intent of the Transit Station Area Development Guidelines is to reward high quality, desired development through the use of incentives (such as increased building height) and by allowing for a quicker review process.
What are Development Guidelines?
These development guidelines are to be used by the City in the review process for each project located in the TSA zoning district. While the guidelines are voluntary, compliance with them entitles applicants to faster review and can guide new development and redevelopment towards implementing the vision in the station area plans. Designers and developers are encouraged to incorporate as many of the development guidelines as they reasonably can, which in turn will lessen the review process time-frame.
Each Guideline includes a value. The assigned value is based on several factors, including the importance of the guideline in terms of implementing the vision of a Station Area Plan or other applicable land use related policies of the City and the cost of addressing the guideline.
Development Guidelines should be addressed in all new projects. The Development Score is established by adding up the values of each guideline that has been incorporated into a project. Applicants have the ability to determine City review time of their proposal by achieving a high development score. This type of point and reward system allows desired development to be processed quicker.
The Development Guidelines are adopted by reference in the Transit Station Area Zoning District. The review process is outlined in the Zoning Ordinance. Any amendment to these guidelines should be reviewed as an amendment to the zoning ordinance. Any term in this document shall be defined as stated in Title 21A Zoning.
Submitting Required Information
An applicant is required to submit enough documentation with their Development Score application to verify that the proposal complies with the Development Guidelines they intend to use. This may include detailed site plans and building elevation drawings, lease agreements, precertification documents, legal agreements and approval from outside agencies, or any other documentation deemed necessary to determine if the project complies with the intent and specific requirements of each Development Guideline.
The Review Process and Development Score Thresholds
The Development Score Thresholds
The approval process for all new development in the TSA District is based on the development score. A series of tiers has been established, indicating which approval process is required. The higher the Development Score, the more streamlined the approval process.
Those projects that are in Tier 1 require Planning Commission approval through the Conditional Building and Site Design Review Process and standards. The purpose of the Conditional Building and Site Design Review Process is to provide flexible implementation of the specific design requirements found in individual zoning districts. It is intended to help ensure that newly developed properties and redeveloped properties are designed to encourage pedestrian access, circulation and orientation while acknowledging the need for transit and automobile access. This process also requires public input prior to scheduling a public hearing with the Planning Commission.
Projects that are in Tier 2 require an Administrative Hearing prior to an Administrative Decision. This process allows for a relatively quick review and approval process, but still requires a public hearing.
Projects that achieve a development score in Tier 3 are rewarded by allowing administrative approval without a public hearing. Tier 3 was established so that those projects that are highly compliant with the vision of a station area plan have a streamlined approval process.
The decision made in each Tier is subject to appeal as outlined in the Zoning Ordinance.
Estimated Time Frame*
Projects with a development score less than 50 points
|Planning Commission||3-6 months|
|Tier 2Projects with a development score between 50 and 99 points||Administrative Hearing||1-3 months|
|Tier 3Projects with a development score more than 100 points||Administrative Review||No additional time required after Development Score|