Division 10-30.80:
Traditional Neighborhood Community Plans

Sections:

10-30.80.010    Purpose

10-30.80.020    Applicability

10-30.80.030    Incentives

10-30.80.040    Traditional Neighborhood Community Plans (TNCP)

10-30.80.050    Allocation of Transect Zones

10-30.80.060    Civic Spaces and Buildings

10-30.80.070    Density

10-30.80.080    Affordable Housing

10-30.08.090    Thoroughfares

10-30.80.100    Special Requirements

10-30.80.110    Pre-Existing Conditions

10-30.80.120    Submittal Requirements

10-30.80.010 Purpose

The purpose of this division is to provide standards for the application of transect zones to reinforce or create neighborhoods based on the rich tradition of walkable urbanism found in Flagstaff.

Traditional neighborhood community plans (TNCP) are intended to create urban environments with a mix of housing, civic, retail and service choices within a compact, walkable environment. These walkable environments are defined by an area encompassed within a one-quarter to one-half-mile radius. This distance is the average most pedestrians will walk before they consider other modes of transportation. This division covers both new Traditional Neighborhood Community Plans applicable to greenfield developments and infill Traditional Neighborhood Community Plans applicable to infill/redevelopment areas.

10-30.80.020 Applicability

A.    The standards found within this division shall apply to all parcels and developments within the City of Flagstaff which:

1.    Are greater than 10 contiguous acres for infill traditional neighborhoods or greater than 40 contiguous acres for new traditional neighborhoods;

2.    Intend to develop under transect zone standards;

3.    Are an existing infill community or character district identified by the Council for redevelopment; or

4.    Are a smaller site that may be rezoned to the traditional neighborhood district if the Council determines that:

a.    Section 10-30.80.010, Purpose, of the Traditional Neighborhood Community Plan, can still be achieved on the smaller property or by including surrounding adjacent development into the traditional neighborhood community plan;

b.    The development will provide an appropriate and logical extension of an existing transect zone or traditional neighborhood community plan that was developed in compliance with this section; or

c.    Development in compliance with this section will more appropriately respond to sensitive environmental conditions, surrounding community character or issues of consistency with the General Plan than the City zoning regulations would otherwise allow.

B.    The standards found in this division shall work in combination with the standards found in Division 10-30.60, Site Planning Design Standards; Division 10-40.40, Transect Zones; Division 10-50.110, Building Types; Chapter 10-60, Specific to Thoroughfares; Chapter 10-70, Specific to Civic Spaces; and City Code Chapter 11-20, Subdivision and Land Split Regulations.

10-30.80.030 Incentives

A.    To encourage the use of the traditional neighborhood community plan and transect zones, the Council shall grant the following incentives, to the extent authorized by State law:

1.    With an application for a traditional neighborhood community plan, separate review of a conceptual plat is no longer necessary, as it will be combined with the review for the traditional neighborhood community plan.

2.    An application for a preliminary plat and regulating plan with its associated form-based code may be considered together. This has the advantage of reducing the amount of time required for project review and reduces otherwise applicable fees.

3.    A request for rezoning may occur concurrent with the request for a General Plan amendment to the traditional neighborhood or mixed use land use designation.

4.    Following approval of the traditional neighborhood community plan, all applications for site plan and architectural review shall be reviewed and processed through the Director subject to the reduced fees established in the Appendix 2, Planning Fee Schedule.

5.    Reductions in the natural resources calculations for forest resources shall comply with the provisions of Section 10-50.90.060, Forest.

10-30.80.040 Traditional Neighborhood Community Plans (TNCP)

A.    Applicable to All TNCPs.

1.    Before planning and design commences, a comprehensive site analysis examining a site’s physical properties, amenities, special opportunities and constraints, character, and neighboring environment is required. See Section 10-30.60.030, General Site Planning Standards.

2.    TNCPs shall be composed of one or more pedestrian sheds. Pedestrian sheds include:

a.    Standard Pedestrian Shed. A pedestrian shed that is based on a one-quarter mile (1,320 feet) radius around a node. Standard pedestrian sheds are useful in planning neighborhoods and help provide an understanding of how far the typical pedestrian might leisurely walk in five minutes. See Figure 10-30.80.040A.

Figure 10-30.80.040A

Standard Pedestrian Shed

b.    Linear Pedestrian Shed. A pedestrian shed that is based on a one-quarter mile (1,320 feet) radius around a series of block lengths. Linear pedestrian sheds are useful in planning neighborhood main streets or neighborhoods with multiple nodes. The linear pedestrian shed helps provide an understanding of how far the typical pedestrian might leisurely walk in five minutes. See Figure 10-30.80.040B.

Figure 10-30.80.040B

Linear Pedestrian Shed

3.    The design and layout of TNCPs shall respond to the existing conditions of the site, adjacent developments, connecting thoroughfares, natural features and man-made features identified in the comprehensive site analysis found in Section 10-30.60.030, General Site Planning Standards.

4.    The site of any TNCP may be smaller than its associated pedestrian shed.

5.    TNCPs shall allocate transect zones from Division 10-40.40, Transect Zones; civic spaces from Chapter 10-70, Specific to Civic Spaces; densities within each pedestrian shed as specified in Section 10-30.80.050, Allocation of Transect Zones; and Section 10-30.80.070, Density.

6.    Remnants of the site outside the pedestrian sheds shall meet the following requirements:

a.    Remnant areas outside of a pedestrian shed shall be assigned transect zones, civic spaces or special districts; and

b.    If the remnant areas assigned as T3, T4 and T5 Transect zones exceed 35 acres, an additional pedestrian shed shall be created to encompass these remnant areas.

7.    TNCPs shall be detailed with any applicable special requirements described in Section 10-30.80.100, Special Requirements.

8.    TNCPs shall include a regulating plan consisting of one or more maps and/or descriptive narratives showing the location of the following:

a.    Transect zones;

b.    Civic spaces;

c.    Thoroughfare network;

d.    Non-transect zones, if applicable; and/or

e.    Special requirements, if applicable.

9.    TNCPs shall layout the thoroughfare network according to the provisions of Chapter 10-60, Specific to Thoroughfares, of this document and the Engineering Standards.

B.    Applicable to New TNCPs.

1.    Maximum Size of Pedestrian Shed.

a.    Individual standard pedestrian sheds shall be no more than 160 acres.

b.    Linear pedestrian sheds shall be no more than 200 acres.

2.    Mix of Building Types.

a.    In T3 Neighborhood zones a minimum of five percent of buildings shall not be single-family building types.

b.    In T4 Neighborhood zones a minimum residential mix of three building types shall be required. See Division 10-50.110, Building Types, for a complete list of building types.

c.    No single building type may represent more than 60 percent of the total number of buildings.

d.    Building types shall be dispersed throughout the zone and shall not be clustered, as illustrated in Figure 10-30.80.040C.

Figure 10-30.80.040C

An Example of a Mix of Building Types and Lot Sizes In a Neighborhood

3.    Mix of Lot Sizes.

a.    Applicable to T3 Zones.

(1)    Pedestrian sheds shall have no less than three lot sizes varying by a minimum of five feet in width.

(2)    Blocks shall be composed of a minimum of two different lot sizes varying by a minimum of five feet in width.

b.    Applicable to T4 Zones.

(1)    Pedestrian sheds shall have no less than two lot sizes varying by a minimum of five feet in width per building type.

(2)    Blocks shall be composed of a minimum of two different lot sizes varying by a minimum of five feet in width.

4.    Land appropriate for dedication to the public, such as areas of steep slope or floodplains, shall be permanently allocated to a T1 Natural or T2 Rural zone. The Director may recommend, and the Council may approve, a greater percentage of the site be allocated to a T1 Natural or T2 Rural zone based upon existing site conditions, such as topographical constraints, existing tree resources, or impacts to adjacent open space.

5.    TNCPs shall include a set of architectural design standards prepared in accordance with the requirements of Section 10-30.80.120, Submittal Requirements.

C.    Applicable to Infill TNCPs.

1.    An infill TNCP shall be an urbanized area structured as part of a pedestrian shed, oriented around one or more existing or planned common destinations. Common destinations include:

a.    Civic uses; and/or

b.    Retail or service uses in a walkable urban environment.

2.    The edges of an infill TNCP shall blend into adjacent neighborhoods and/or downtown through consistency of land uses and building forms and without buffers, except where:

a.    Topographic constrains limit connectivity;

b.    Lot size varies from the infill TNCP; or

c.    Block size limits the ability to connect.

3.    Mix of Building Types.

a.    In the T4 Neighborhood zones, the infill TNCP shall set the minimum number of different building types and shall set the maximum percentage any one building type that may represent of the overall number of buildings.

b.    A minimum of three residential building types based on exemplary existing buildings is recommended. See Division 10-50.110, Building Types, for the complete list of building types. In addition, it is recommended that no single building type represent more than 60 percent of the total number of units.

10-30.80.050 Allocation of Transect Zones

A.    Infill TNCPs shall assign and map transect zones to each pedestrian shed based on a survey of exemplary conditions identified within the community and guided by the table below.

B.    New TNCPs shall assign and map transect zones to each pedestrian shed according to the percentages allocated in the table below.

Table 10-30.80.050.A: Transect Zone Allocation

Neighborhood Type

T1

T2

T3

T4

T5

T6

Traditional Neighborhood

No min.

No min.

10 – 30%

30 – 60%

10 – 30%

0%1

1T6 shall only be assigned to downtown Flagstaff.

10-30.80.060 Civic Spaces and Buildings

A.    Applicable to T3, T4 and T5 Transect Zones in New TNCPs.

1.    Civic Space.

a.    Each pedestrian shed shall have at least five percent of its urbanized area allocated as civic space.

b.    Civic spaces shall be designed according to the standards in Section 10-30.60.090, Open Spaces, Civic Spaces and Outdoor Public Spaces; and Chapter 10-70, Specific to Civic Spaces.

c.    Civic spaces shall be distributed throughout the pedestrian shed.

d.    Those portions of the T1 Natural zone that occur within a development site shall be included in the civic space allocation, and shall conform to the civic space types specified in Chapter 10-70, Specific to Civic Spaces.

e.    Each pedestrian shed shall contain at least one main civic space. The main civic space shall be within 800 feet of the geographic center of the pedestrian shed, unless topographic conditions, pre-existing thoroughfare alignments or other such circumstances dictate otherwise. A main civic space shall conform to one of the types specified in Chapter 10-70, Specific to Civic Spaces.

f.    A civic space designed and equipped as a playground shall be provided within 1,000 feet of every residential lot. A playground shall conform to the standards found in Chapter 10-70, Specific to Civic Spaces.

g.    Each civic space, except community gardens and playgrounds, shall have a minimum of 40 percent of its perimeter fronting a thoroughfare, except for parks forming the edge of a neighborhood community garden or playground.

2.    Civic Buildings.

a.    A meeting hall or a third place shall be required in proximity to the major civic space of each pedestrian shed. Its corresponding public frontage should be equipped with a shelter and bench for a transit stop.

b.    One civic building should be reserved for a public or private school (K-12) serving the neighborhood. The school site shall be located within any T3, T4 or T5 Transect zone.

c.    One civic building suitable for childcare should be reserved within each pedestrian shed.

d.    Civic building types shall be located within or adjacent to a civic space, or at the axial termination of a significant thoroughfare.

e.    Civic buildings shall be subject to the standards of the architectural design standards of the TNCP. The design of civic buildings shall be approved by the Director in accordance with the procedures and standards established in Section 10-20.40.140, Site Plan Review and Approval.

B.    Applicable to Infill TNCPs.

1.    Civic Space.

a.    Infill TNCPs should assign civic space locations based on community needs.

b.    Civic spaces shall be designed according to the standards in Chapter 10-70, Specific to Civic Spaces.

c.    A civic space designed and equipped as a playground should be provided within 1,000 feet of every residential lot. A playground shall conform to the standards found in Chapter 10-70, Specific to Civic Space Types.

2.    Civic Buildings.

a.    A civic building may be approved in any transect zone within a civic space reserved for civic buildings.

b.    Civic buildings shall be subject to the standards of the architectural design standards of the TNCP. The design of civic buildings shall be approved by the Director in accordance with the procedures and standards established in Section 10-20.40.140, Site Plan Review and Approval.

10-30.80.070 Density

A.    Calculation.

1.    Net site area is the portion of the site on which development is permitted by this division. T1 Natural and T2 Rural Transect zones are excluded from net site area. The net site area shall be allocated to the various transect zones according to the parameters specified in Section 10-30.80.050, Allocation of Transect Zones.

2.    Density is expressed in terms of housing units per acre as specified for each transect zone in Table 10-30.80.070.A (Minimum Density) below. For the purposes of density calculation, the area of each transect zone includes the thoroughfares in the T3, T4 and T5 Transect zones, except for streets as defined in the General Plan and thoroughfares in exclusively service or retail areas. Land allocated to civic spaces is also excluded from the site area for density calculations.

B.    Minimum Densities by Transect Zone.

Table 10-30.80.070.A: Minimum Density

Use Type

T1

T2

T3

T4

T5

T6

Residential

Not Applicable

1 unit/20 acre average

5 units/acre net

12 units/acre net

20 units/acre net

Not Applicable1

Nonresidential

As approved by Council

As approved by Council

10 – 20%

20 – 30%

30 – 50% min.

Not Applicable1

1T6 shall only be assigned to downtown Flagstaff.

10-30.80.080 Affordable Housing

A.    TNCPs shall include provisions for a minimum of 10 percent of all residential units as affordable housing. The mix of unit types and the location of affordable units shall follow the standards established in Division 10-30.20, Affordable Housing Incentives.

B.    Development within the boundaries of a TNCP that provides affordable housing shall be eligible for a density bonus as established in Section 10-30.20.050, Density Bonus.

10-30.08.090 Thoroughfares

Thoroughfares shall meet the standards found in City Code Chapter 11-20, Subdivision and Land Split Regulations, and Chapter 10-60, Specific to Thoroughfares.

10-30.80.100 Special Requirements

A.    Applicable to All TNCPs.

1.    TNCPs, when appropriate, shall indicate on a regulating plan map the location of the following special requirements:

a.    Mandatory and/or recommended shopfront frontages requiring or advising that a building provide a shopfront at sidewalk level along the entire length of its private frontage. In these areas, the first floor shall be confined to retail use along primary street frontages. See Division 10-50.120, Specific to Private Frontages, for shopfront frontage standards.

b.    Mandatory and/or recommended gallery frontages requiring or advising that a building provide a permanent cover over the sidewalk, either cantilevered or supported by columns. The gallery frontage designation shall be combined with a shopfront frontage designation. See Division 10-50.120, Specific to Private Frontages, for gallery frontage standards.

c.    Mandatory and/or recommended terminated vista locations requiring or advising that buildings should be provided with architectural articulation of a type and character that responds to the location.

d.    Mandatory cross block passages with a minimum eight-foot-wide pedestrian access to be reserved between buildings on the first floor.

e.    National, State or local designation of historic buildings or structures and other heritage resources. Any addition to or modification of a historic building or structure that has been designated as such by the Heritage Preservation Commission or is actually or potentially eligible for inclusion on a State, local or national historic register, including without limitation the architectural harmony (similar materials, window proportions, color range, mass/void ratio, roof type and pitch), shall be subject to approval by the Heritage Preservation Commission.

f.    Locations for street vendors, such as mobile carts, information kiosks, entertainment and other outdoor temporary uses.

2.    In addition, the TNCP may provide standards for street vendors such as mobile carts, information kiosks, entertainment and other outdoor temporary uses.

B.    Applicable to Infill TNCPs.

1.    Street Grids Hierarchy within T5 Main Street Zone. In order to allow flexibility in infill situations, within a T5 Main Street zone in an infill TNCP, thoroughfares may be designated as A-Grid and B-Grid thoroughfares on the regulating plan map. These designations allow flexibility in the character of the pedestrian environment while maintaining the intent and purpose of the TNCP.

a.    A-Grid. Buildings along the A-Grid shall be held to the T5 Main Street zone standard in support of pedestrian activity.

b.    B-Grid. Buildings along the B-Grid may allow the T5 Main Street open subzone that allows for less stringent building placement requirements and residential uses on the first floor, provided the overall intent and purpose of the TNCP is not weakened. The frontages assigned to the B-Grid shall not exceed 30 percent of the total length of frontages within a pedestrian shed.

10-30.80.110 Pre–Existing Conditions

A.    Existing buildings and structures that do not conform to the provisions of this division may continue in use subject to the provisions of Division 10-20.60, Nonconforming Provisions.

B.    The modification of existing buildings consistent with the intent and purpose of the TNCP is encouraged and permitted if such changes result in greater conformance with the transect zone and code.

C.    Where buildings exist on adjacent lots, a proposed building may match one or the other of the adjacent setbacks, rather than the provisions of Chapter 10-40.40, Transect Zones.

D.    Any addition to or modification of a historic building or structure that has been designated as such by the Heritage Preservation Commission or is actually or potentially eligible for inclusion on a State, local or national historic register shall be subject to approval by the Heritage Preservation Commission.

E.    The restoration or rehabilitation of an existing building or structure, excluding additions, shall not require the provision of:

1.    Parking in addition to that which is existing; and/or

2.    On-site stormwater retention/detention in addition to that existing, except to the extent required by the Stormwater Regulations.

F.    Existing parking requirements that exceed the parking requirements established in Division 10-40.40, Transect Zones, and Division 10-50.80, Parking Standards, may be reduced to the minimum requirement but shall not be reduced to below the minimum requirement.

10-30.80.120 Submittal Requirements

This section provides the requirements for the submittal of a TNCP for approval.

A.    The TNCP shall be calibrated to suit specific topographical, environmental, site layout and design constraints unique to the site or its location within the City, yet each TNCP will be consistent in terms of structure and content based on the provisions of this chapter.

B.    All TNCPs shall comply with Chapter 10-50.20, Architectural Design Standards, and the general design guidelines established in Appendix 1.1, Design Guidelines, and shall maintain and support Flagstaff’s design traditions and unique mountain architectural vernacular.

C.    The application for TNCP approval shall include the following:

1.    Illustrative plan;

2.    Regulating plan indicating the location of transect zones and special requirements;

3.    Thoroughfare plan, indicating the type and location of thoroughfares;

4.    Tables indicating for each pedestrian shed the following:

a.    Allocation of transect zones and civic spaces;

b.    Percentage of nonresidential uses; and

c.    Densities found within each transect zone;

5.    Architectural standards, including but not limited to:

a.    Building materials and colors;

b.    Street screens;

c.    Details on openings such as doors and windows;

d.    Roof details; and

e.    Fence details;

6.    Environmental and resource mapping of existing and proposed alterations to, but not limited to:

a.    Floodplains;

b.    Steep slope areas;

c.    Single trees or tree clusters that should be preserved;

d.    Rock outcrops; and/or

e.    Significant natural and heritage resources within one-quarter mile of the site; and

7.    Special requirements, including, for example:

a.    Mandatory or recommended retail frontages;

b.    Mandatory or recommended gallery frontages;

c.    Designated coordinated frontages;

d.    Mandatory or recommended terminal vista locations; and/or

e.    Designation of historic or heritage resources.

D.    The illustrative plan, regulating plan and other required supporting documents submitted with an application for TNCP approval shall be substantially the same as the product of the charrette previously held for the TNCP development as determined by the Director. If the Director determines that the submitted application is substantially different to the plans developed during the charrette, an additional neighborhood meeting as required in Section 10-20.30.060, Neighborhood Meeting, shall be required.

E.    In addition to the requirements of this section, the Form-Based Code for a TNCP should promote the achievement of LEED certification (Leadership in Energy and Environmental Design) by the US Green Building Council for all residential and mixed-use buildings. Also, LEED-ND certification (Leadership in Energy and Environmental Design for Neighborhood Development) for the TNCP should be pursued.