TOD developers submit applications to
staff at the permit centers in two cities. In each city,
the mayor, council, planning commission, design review board,
council of neighborhood association presidents, and other
civic, environmental and business leaders have been telling
everyone that TOD is the wave of the future.
First City
City staff mail their preliminary staff
report to the developer saying that the proposed TOD project
will require:
- A plan amendment (allowed once per
year, the deadline was last month).
- A zoning code amendment to allow
mixed use development, higher density, lower parking
ratios and shared parking.
- A one year process to allow adequate
time for hearings and code interpretation.
- A new sewer line located more than
a mile from the project site.
- A conditional use permit and three
variances.
- Neighborhood endorsement even though
the project meets city requirements.
- Masonry construction because five-story
wood-frame residential mixed use construction is not
allowed in the city.
- Wider streets for the city's proposed
new (much bigger) fire trucks.
Second City
City staff provide a preliminary approval
certificate for the development which states that the proposed
mixed use TOD project:
- Meets the TOD requirements of the
city plan, regulations and design standards.
- No off-site infrastructure is required.
- No hearings are required.
- Environmental mitigation measures
are consistent with the sub-district EIS.
- The project qualifies for a 50% parking
reduction due to the TDM measures.
- Five-story wood frame is allowed
under the new TOD building code revision.
- A contribution to the TOD Overlay
District shared parking structure fund will be accepted
in lieu of the other 50% of otherwise required on-site
parking.
- The project qualifies for a ten year
property tax abatement on improvements because it is
located in a city designated TOD target area and includes
20% affordable housing units as well as pedestrian and
transit supportive design features.
- Based on recent test results from
the fire marshal, smaller width streets are acceptable.
A few days after the developer receives
the preliminary approval certificate, two letters arrive:
- One from the transit agency endorsing
the proposed project and offering its adjacent site
for an expanded TOD project.
- A second one from the president of
the chamber of commerce offering to set up a press conference
with the developer, project investors, the mayor, the
general manager of the transit agency, the president
of the neighborhood association, a representative of
a local environmental group, and the chair of the chamber's
TOD task force.
Moral of the Story
Use a variety of methods to get your message
out.
- The city wants TOD, there is a market,
and we have done our homework.
- Building TOD will save you time and
money, increase your profits and reduce your risk.
- The city's TOD strategy provides
flexibility and certainty.
- The city is ready to work with you.
To get started, interview members of the
local development community about TOD obstacles and opportunities.
Provide TOD training for city staff. Audit and amend the
city plan and development regulations. Distribute
your city TOD booklet through the chamber of commerce.
Work with Realtors that have TOD sites available for purchase.
Let people know that the city's TOD office
has case studies, market analyses, development opportunity
profiles, GIS maps, information on incentives, videos, and
references on local consultants with TOD expertise.
Let people know that this information is available on the
city's web site.
Set up a TOD speakers bureau to arrange
presentations for continuing professional education credit,
trade association lunches, meetings, seminars, workshops,
conferences, and media events like a ground breaking or
grand opening.
Tell developers (and their consultants)
that the city's TOD Program will provide up to 50% of the
cost of market analysis and preliminary site design for
potential public/private TOD mixed use joint development
projects in your city.
