Tool kits to make or unmake a city

A blueprint for how to transform a neighborhood into a station community.  The LO Planning Commission has been hearing about code changes for months now and will hear about more on Monday, March 10.  Check the agenda attachments for the PC meeting and track all upcoming code changes carefully.

Tigard Triangle: Existing Conditions 

GREAT PLACES  Click to see illustrated suggestions to  fundamentally transform a low-density, suburban lifestyle into an urban one.  
SWCorridor Plan
Steering committee recommendation | Attachment B
Regulatory framework and financial incentives toolkit

July 22, 2013 

Toolkit: Regulatory framework that sets the stage 

This toolkit describes key transit supportive policies and regulatory tools and offers some possible examples of their application in the Southwest corridor. Information is included to illustrate
how the changes can raise the development potential within the corridor. Described in more
detail below, the policies that are recommended for further action by local partners include the following:

• zoning code changes
• examining density maximums and building height          
•  non-compliant use provision  
• stepbacks
• commercial corridor assessment 
• parking requirements and parking management 
• trip generation reductions
• responsive parking ratio
• shared parking 
• unbundling parking 
• design code changes
• layered landscapes and active open space 
• ground floor active use provisions. 

ZONING CODE  Non-conforming use provision
WHAT
In downtowns, main streets and mixed-use corridors, a non-conforming use provision can attract redevelopment on a smaller, site-specific scale. These code provisions allow a property with an existing auto-oriented use that would no longer be permitted in a zone to be continued if the property is redeveloped in exchange for increased density, a greater mix of uses, and higher design standards. This increased flexibility in a code can affect a developer’s decision to approach a specific site. In many cases, the redevelopment and design of the site may turn out to be even more important than the allowed uses.
WHY
Auto-oriented land use areas along the corridor may find this code change helpful to incent local redevelopment projects that would otherwise be limited in scope.
HOW
A local jurisdiction would examine their development code and determine the best locations to apply a non-conforming use provision. The policy could be targeted in areas where the city wishes to see redevelopment occur. This approach can be implemented in base zones, plan districts or overlay zones.