Zoning districts

The image above illustrates the flexibility possible through a TOD permit, with areas above the shaded grey envelope exceeding the Land Use Ordinance standards for height setbacks. Community benefits were required to allow this flexibility.

As depicted in the image above, the same FAR can be accomplished by different methods of “stacking” buildings, up to the allowable height limit, affecting the percent of lot coverage and building height.

Mixed-Use Zoning

One of the most important changes for successful TOD areas is transitioning from single-use zoning (e.g., only residential, business, or industrial) to compatible mixed-use zoning around the rail transit stations. The City-initiated zone changes will expand the types of allowable uses. In general, properties currently in apartment zoning districts will become apartment mixed-use districts, which allow some neighborhood-oriented commercial uses; business districts will become business mixed-use districts, allowing residential uses; and, in some cases, industrial districts will become industrial-commercial mixed-use districts. More varied land uses encourage walking and active areas by locating housing, jobs, shops, and services within close proximity.

Mixing uses, both vertically and horizontally, within a site is highly encouraged to promote vibrant and dense communities where people can live close to where they work, shop, and recreate. Generally, the ground floor must be retail or some other active use, and the floors above can be office and/or dwelling space.

The interactive TOD Zoning Map displays side-by-side comparisons of existing zoning and proposed TOD zoning by moving the screen slider. The station areas that have been adopted by City Council are identified by a solid blue boundary line and the station areas that have not yet been adopted are identified by a blue dashed boundary line.

Parcels in the following districts are allowed a combination of both dwelling and commercial (or some industrial) uses:

• Apartment Mixed-Use District: A maximum of 0.3 to 0.6 of floor area ratio (FAR) can be commercial, unless modified through a TOD Special District Major or Planned Development-Transit permit.
• Business Mixed-Use District: Commercial, office, and other business or multi-family uses are permitted.
• Industrial Mixed-Use District: In addition to industrial uses, parcels in this district may also have a variety of commercial uses, and up to 10 dwelling units with a TOD Special District Minor permit.

UNDERSTANDING THE ZONING MAP AND DEVELOPMENT POTENTIAL

The zoning districts are labeled on the zoning maps. Refer to each TOD neighborhood on the Neighborhoods page for the TOD zoning maps.

The districts are identified by a specific color and marked on the map (e.g., A-2, IMX-1, BMX-3). The maximum height limit is listed below the zoning district label. In certain areas, additional height, or a height bonus, is allowed in exchange for community benefits through a TOD permit. The bonus height limits are identified on the maps in parenthesis, such as “(90′).”

Maximum density, or FAR, is determined by the underlying zoning district and the size of the zoning lot (multiplying permissible FAR by zoning lot size determines maximum floor area permitted). A larger FAR indicates higher density. Maximum density is enumerated in the Land Use Ordinance. In the TOD Special District, additional density, or a density bonus, is allowed in exchange for community benefits through a TOD permit.