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<br />
<br />This report wa$prepared under the direction of the Research Department of the American Planning Association in Chicago. Stuart Meck,FAICP,
<br />was the principal investigator and coauthor. He is a former senior research fellow in the Research Department and is currently the director of
<br />the Center for Govemment Services, Edward j. Bloustein School of Planning and Public Policy, Rutgers University, New Brunswick,N.j.
<br />, . 1
<br />Coa'tltl:ior Marya Morris, AICP, a former APA senior research associate, is now a senior associate with Duncan Associates I'm Chicago. 'Rebecca
<br />Retzlaff, AICP, assistant pwfessor in Aubum University's community planning program and a formerAPA staffer, assisted the authors. Other
<br />coauthors include Kirk Bishop, executive vi'ce president of Duncan Associates, Chicago, and Eric Damian Kelly, vice president of Duncan
<br />Associates and a professor of planning at Ball State University in Muncie, Indiana.
<br />The editor was James Hecimovich, the editor of APA's PlannIng Advisory Service. Lisa Barton, design associate, designed the report.
<br />William R. Klein, AICP, APA's dIrector of research, provided overall project administration.
<br />
<br />Web-Based Enhancements for Zoning Practice
<br />To enhance the readi!1;jg experience for Zoning Practice subscribers, we have provided the full model town center ordinance on the Zoning
<br />Practice webpages of APA's website. We invite you to check Otlt this enhan.cement at www.planning.orgjZoningPractice/currentissue.htm.
<br />
<br />ALWAYS LOOK TO A MODEL
<br />The following ordinance model establishes a
<br />town center that serves as a high-density,
<br />high-intensity, mixed use employment center
<br />with three authorized subdistrict types:
<br />
<br />(1) TC-l, town center core subdistrict, which
<br />is primarily intended to encourage and
<br />enhance the high-intensity office and em-
<br />ployment center function of the town cen-
<br />ter's core area;
<br />
<br />(2) TC-2, town center mixed use subdistrict,
<br />which is primarily intended to support mixed
<br />use (reSidential/nonresidential) projects that
<br />contain active ground-floor uses within walk-
<br />. ing distance of the TC-i district; and
<br />
<br />8) TC-3, town center residential subdistrict,
<br />which is primarily intended to accommodate
<br />moderate- to high-density residential develop-
<br />ment and small-scale ground-floor commercial
<br />uses with residential units above. The distri~t
<br />also accommodates low-intensity office devel-
<br />opment compatible with the residential char-
<br />acter of the TC-3 district.
<br />The model ordinance describes, in sec-
<br />tion 104, a set of permitted uses, that are
<br />slightly different for each use district. Wh i1e
<br />not every community will want to establish
<br />and map all three different types of districts,
<br />this table offers guidance for the types of uses
<br />that might be allowed if the community opts
<br />for the three-district alternative.
<br />Note that drive-in facilities are not
<br />allowed uses in the TC districts because of the
<br />potential of interfering with the desired
<br />pedestrian orientation of the land-use mix.
<br />Similarly, the TC districts also require a certain
<br />level of transparency for ground-floor retail to
<br />
<br />
<br />give buildings a human scale (see section
<br />112). In core areas such as town centers set-
<br />backs are critical. The model allows setback
<br />averaging up to a maximum of 15 feet to
<br />reflect the context of adjoining buildings (see
<br />section 108).
<br />
<br />DlSTRKT PURPOSE
<br />
<br />The generic purpose statements that follow
<br />
<br />reflect the intent of typical town center-style
<br />
<br />districts. Purpose statements should reflect
<br />
<br />the objectives of the plans that the zoning
<br />
<br />regulations are intended to implement.
<br />
<br />Town Center District
<br />to:!. Purpose
<br />The purposes of a TC, Town Center district, are
<br />to:
<br />
<br />(a) Promote development of a compact,
<br />pedestrian-oriented town center consisting of
<br />a high-intensity employment center, vibrant
<br />and dynamic mixed use areas, and residen-
<br />tialliving environments that provide a broad
<br />range of housing types for an array of hous-
<br />ing needs; .
<br />
<br />(b) Promote a diverse mix of residential, busi-
<br />ness, commercial, office, institutional, educa-
<br />tional, and cultural and entertainment activi-
<br />ties for workers, visitors, and residents;
<br />
<br />(c) Encourage pedestrian-oriented develop-
<br />ment within walking distance of transit oppor-
<br />tunities at densities and intensities that will
<br />help to support transit usage and town center
<br />businesses;
<br />
<br />(d) Promote the health and well-being of resi-
<br />dents by encouraging physical activity, alterna-
<br />tive transportation, and greater social
<br />interaction;
<br />
<br />(e) Create a place that represents a unique,
<br />attractive, and memorable destination for visi-
<br />tors and residents; and
<br />
<br />G'J Enhance the community's character through
<br />the promotion of high-quality urban design.
<br />
<br />ZONINGPRACTICE 5.07
<br />AMERICAN PL~NNING ASSOCIATION I page 3
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