Chapter 19.82 — PROCEDURES FOR APPLYING TND STANDARDS

This chapter sets forth the procedures to apply for the necessary approvals for the development of property in the TND zoning district.

(Ord. 2358 §22)

No development may occur, or use be established, on property zoned TND until a regulating plan and circulation plan governing that property has been approved.

(Ord. 2358 §22)

If the subdivision of property zoned TND is proposed, an application for a regulating plan and circulation plan shall be submitted concurrently with the application for the subdivision of that property. (Ord. 2358 §22)

The following information is required to be submitted as a part of all applications for a regulating plan and circulation plan for the development of property zoned TND.

• A. Regulating Plan.

1. The TND designations to be applied to all properties subject to the regulating plan. Such designations shall be depicted relative to proposed streets and property lines, so that the designations applicable to private parcels within the plan area can be readily and accurately determined;

2. Proposed open space elements;

3. Sites reserved for civic buildings, if any;

4. Any locations in which specific frontage types will be required. If specific frontage types are not required for any locations, then all frontage types allowed on property with the applicable TND designation shall be allowed;

5. Any proposed modifications to the build-to lines or setbacks for the building types described in Chapter 19.86 and the locations for which such modifications are proposed;

6. Any proposed building-types and frontage types which are in addition to those set forth in Chapters 19.84 and 19.86. The information submitted for each proposed additional building type shall include the same categories of information as provided for the allowed building types included in Chapter 19.86;

7. If an application for a regulating plan proposes any sites to be designated SD, the specific uses proposed and the locations of those uses, the building types and frontages to be permitted, and bicycle and vehicle parking requirements for each of the proposed uses; and

8. All of the above information shall be depicted on a map, to scale, which is accurate and legible.

• B. Circulation Plan.

1. The layout of proposed streets and other thoroughfares within the plan area, including the Emergency Response Network, as required by Chapter 19.90;

2. The thoroughfare type designation for each street segment shown on the plan, all of which shall comply with the standards referenced in Chapter 19.90 and set forth in Title 18R; and

3. A map, to scale, which is accurate and legible and which shows all primary and secondary streets that make up the Emergency Response Network and supporting information showing compliance with all emergency response requirements as required by this Division.

(Ord. 2358 §22)

Upon receipt, in proper form, of an application for a regulating plan and circulation plan, a public hearing shall be set in compliance with chapter 19.10 (Noticing and Public Hearings) for planning commission review. (Ord. 2358 §22)

Following a public hearing, the planning commission may approve a regulating plan and circulation plan, with or without conditions, only if all of the following findings can be made:

A. The regulating plan and circulation plan are consistent with the City’s General Plan.

B. The regulating plan proposes TND designations for the properties at the edge of the regulating plan area which would provide for development that would be compatible with the character of existing and future adjacent uses.

C. The locations of the proposed TND designations will result in the creation of compact neighborhoods with one or more defined centers, or adjacent to an existing center, where the distance between the outer boundary of a neighborhood center and the outer boundary of the neighborhood edge is approximately a quarter mile.

D. The TND designations proposed by the regulating plan are situated in a manner that encourages a mixture of residential and non-residential building types, within a proximity that encourages walking between them, and which promotes a mixture of housing types.

E. The regulating plan has identified open space areas that provide opportunities for public gathering, recreation and/or access to the natural environment such that they are located within a 3-minute walk of 90 percent of the properties which are proposed for development with dwelling units.

F. The circulating plan establishes an interconnected street network that will assist in avoiding traffic congestion by providing for a variety of convenient routes for pedestrians and vehicles, and that complies with the emergency network standards set forth in chapter 19.90.

(Ord. 2358 §22)

A site zoned TND may be developed in phases and pursuant to more than one final subdivision map, regulatory plan and circulation plan. An application to subdivide a portion of a site zoned TND shall include a master plan for all undivided portions of the site which shall include:

A. A schematic layout of street right of ways to demonstrate the connections of primary emergency response network streets through the future subdivision. Final street alignments shown on subsequent tentative subdivision maps and regulating plans shall be substantially the same as the streets alignments shown on the master plan schematic; and

B. Schematic TND designation boundaries relative to the schematic street network. Subsequent regulating plan applications may request a shift of the these designations up or down one designation from that shown on the Master

Plan.

When applications for approval of subdivision maps and regulatory plans are phased in this manner, the provisions of the master plan may be required to be set forth in a development agreement between all the property owners of the site and the City. If required, no final map shall be recorded on any portion of the site until such an agreement is approved by the City and recorded.

For purposes of this section, a “site zoned TND” shall mean all contiguous properties zoned TND, whether or not owned by the same person and whether or not separated by streets, public property, or natural features. (Ord. 2358 §22)

Revisions to a regulatory plan which are minor in nature may be approved by the director. Minor revisions are those which are of limited scope and do not create significant impacts regarding aesthetics, land use, traffic or utilities or services. All other revisions shall be approved by the planning commission. (Ord. 2358 §22)