Chapter 18.105
TRANSIT STATION OVERLAY DISTRICT (TS)
Sections:
18.105.030 Land use regulations.
18.105.040 Development standards.
18.105.010 Purpose.
The transit station overlay district (TS) is intended to create, preserve, and enhance areas around the Bay Area Rapid Transit (BART) stations by encouraging a concentrated mixture of increased residential density and commercial uses in a pedestrian-oriented environment. The development standards in the TS district are intended to support transit use by ensuring access, creating a safe and pleasant pedestrian environment through the development of active uses such as shops and activities, developing pedestrian-oriented amenities, such as benches, kiosks, and outdoor cafes, and limiting conflicts between transit, vehicles, bicycles, and pedestrians. [Ord. 12-4. DC 2012 § 122-270].
18.105.020 Applicability.
A TS overlay district may be combined with any base district within one-half mile of the perimeter of a BART station, excluding the reuse area (study district) adjacent to the North Concord BART Station. [Ord. 12-4. DC 2012 § 122-271].
18.105.030 Land use regulations.
A. Permitted Uses. Uses permitted in the TS overlay district are those permitted in the base zoning district, except as specified below.
B. Prohibited Uses. The following uses are prohibited within the TS overlay district:
1. Public/Quasi-Public Uses.
a. Cemeteries, columbariums, mausoleums.
b. Public maintenance and service facilities.
c. Surface parking facilities.
d. Recycling facilities.
e. Utility facilities.
2. Retail Uses.
a. Automobile auctions, brokers with vehicle display, and dealerships; motorcycle dealerships and other vehicle and equipment sales and services.
b. Building and yard materials sales.
c. Commercial vehicle sales, rentals.
d. Recreational vehicle sales, rentals.
e. Retail, big box.
f. Retail, with drive-through.
g. Retail, nurseries, garden centers.
h. Retail, restricted.
3. Commercial Services.
a. Ambulance services.
b. Automobile rental with on-site storage of rental vehicles.
c. Automobile services (all).
d. Car wash, attended, unattended.
e. Fleet-based services.
f. Funeral parlors, mortuaries.
g. Gas stations.
h. Repair services, appliances, equipment.
i. Restaurants with drive-through.
j. Self-storage facilities, mini-storage.
C. Findings. In addition to any findings required for approval of any other required discretionary permit, approval for development on properties with a TS overlay shall meet the following criteria:
1. The development provides a balanced mixture of residential and commercial uses in a manner that promotes and enhances the use of transit and walkability; and
2. The development is designed to provide an active, safe, and pleasant pedestrian environment. [Ord. 12-4. DC 2012 § 122-272].
18.105.040 Development standards.
A. Maximum Density. The maximum density allowed by the base district may be increased up to a maximum of 25 percent for residential projects that meet the provisions of this chapter.
B. Maximum Floor Area Ratio (FAR). The maximum FAR allowed by the base district may be increased up to 25 percent for development projects that meet the provisions of this chapter.
C. Minor Use Permit. A minor use permit shall be required to approve any increase in density or FAR, in accordance with Chapter 18.435 CDC (Minor Use Permits and Use Permits). The minor use permit shall only be granted if the project includes a minimum of at least three of the following elements:
1. Continuity of building facades along the street with no interruptions in the progression of building and uses except for pedestrian access.
2. Structured or underground parking with ground floor commercial uses that incorporate pedestrian friendly building design and amenities along the street frontages.
3. Pedestrian friendly street level building design amenities such as highly articulated facades with a variety of high quality materials and architectural detailing, visibility into buildings, awnings, paseos, or arcades, and signage oriented and scaled to the pedestrian, located directly behind the sidewalk.
4. Pedestrian amenities, including wide sidewalks, weather protection through building design, landscaping, fountains, public seating or other street furniture, public art, additional lighting, or other pedestrian amenities.
5. Residential uses over ground floor commercial uses that incorporate pedestrian friendly building design and amenities along the street frontages.
6. Contribution to transit-supportive facilities, such as a combination of shelters; benches; or direct connections to transit station or safe and secure bicycle storage and facilities that exceed the requirements of CDC 18.160.120 (Bicycle parking).
D. Minimum and Maximum Parking Requirements. The parking requirements in Chapter 18.160 CDC (Parking, Loading, and Access) shall apply as follows:
1. Projects Near BART. CDC 18.160.050 provides for reductions to the required number of spaces for sites within one-half mile of a BART station.
2. Maximum Number of Parking Spaces. The number of parking spaces (for nonresidential uses) shall not exceed the prescribed number of spaces.
3. Location of Parking. Off-street parking shall be located either underground in a parking structure with active storefronts and uses along the street frontages or in surface lots at the rear of buildings that can be accessed from the rear of the property. Off-street parking shall not be located between a building and a pedestrian route to the BART station.
E. Ground Floor Transparency. Exterior building walls facing any street frontage shall include windows, doors, or other openings for at least 50 percent of the building wall area located between two and one-half and seven feet above the level of the sidewalk. No wall shall run in a continuous plane for more than 20 feet without an opening. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces.
F. Lighting. Exterior lighting shall be provided for a secure nighttime pedestrian environment by reinforcing entrances, public sidewalks, and open areas with a safe level of illumination that avoids off-site glare.
G. Improvements Between Buildings and the Street. The land between a building or exterior improvement and a street shall be landscaped with planters and/or hardscaped for use by pedestrians. If hardscaped, the area shall contain at least two pedestrian amenities such as benches, drinking fountains, and/or other design elements (public art, planters, and kiosks). Sidewalk cafes and buildings with ground floor residential are exempt from this requirement. [Ord. 12-4. DC 2012 § 122-273].