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TRANSIT-ORIENTED DEVELOPMENT

TRANSIT-ORIENTED DEVELOPMENT

History
At their July 29, 2004 meeting, Austin City Council passed a resolution directing City staff to draft a transit-oriented development (TOD) ordinance in anticipation of Capital Metro's Commuter Rail referendum, ultimately passed by voters on November 2, 2004.
The RECA Board of Directors passed a resolution in support of the Capital Metro's commuter rail plan that encouraged Capital Metro to assist the City of Austin and other appropriate jurisdictions in adopting TOD ordinances to facilitate development around station locations and transit nodes. The resolution further stated that the economic viability of commuter rail service is critically dependent on planning and zoning that allows for appropriate high density, mixed-use development along and near transportation infrastructure.
City staff created a web site, www.ci.austin.tx.us/development/transit_development.htm, to provide information to interested residents throughout the process.
The City resolution called for regulations encouraging transit-oriented development described as development that mixes residential, commercial, retail, and public uses in such a design that encourages use of mass transit as well as accessible for pedestrians and bicycle transportation. Furthermore, the resolution directed City staff to develop regulations in a public process and establish an Advisory Committee consisting of members from the Design, Planning, Urban Transportation, and Zoning and Platting Commissions. In addition to the Advisory Committee, a Technical Advisory Group was established composed of professional staff from the City of Austin, Capital Metro, and other jurisdictions as appropriate.
In August 2004, City staff prepared a proposed timeline for the drafting of the TOD ordinance for Council's consideration in January 2005. Assistant City Manager Laura Huffman stated that consideration of the TOD ordinance would be timed to coincide with consideration of commercial design standards initiated by Council Member Brewster McCracken. Additionally, these two land development code revisions would be part of a larger code re-write process to occur during 2005.
On September 20, 2004, City staff hosted the kickoff meeting for stakeholders interested in participating in the TOD ordinance drafting process. At that meeting, City staff delivered a presentation that characterized TOD style projects and opportunities in Austin including the Robert Mueller Municipal Airport Redevelopment, Saltillo Plaza, Triangle, Robinson Ranch, and Seaholm projects. City staff then catalogued concerns by stakeholders, including housing affordability, parking, form-based code, stormwater detention, and impervious cover, to incorporate in the development of the TOD ordinance.
According to City staff, a transit-oriented development should have:

Active, walkable streets;

Building intensity and scale;

Careful transit integration; and

User friendly development regulations.

In a separate, parallel effort, Envision Central Texas and its Transportation and Land Use Committee, chaired by John Langmore and Fritz Steiner, hosted a Seminar on Transit Oriented Development on September 29, 2004. The seminar featured local and national experts about TODs and local elected officials discussing how roadways, passenger rail, "new urbanist" development and preserving green space all complement each other and will play an important role in the region's future.
Following their September 20, 2004 kickoff meeting, City staff hosted focus group sessions in mid-October 2004 to solicit specific feedback from designers, developers, neighborhood/environmental interests, and affordable housing advocates.
On November 8, 2004, City staff presented their proposed recommendations for a draft TOD Ordinance to stakeholders and interested citizens. Under the proposed draft, allowable building heights and densities would vary based on TOD type and zone. Transit stations would be classified based on one of four TOD types:

Neighborhood Center,

Town Center,

Regional Center, and

Downtown.

Also, three scale zones would be identified within each transit station area to ensure compatibility with surrounding, existing development. The scale zones range from Gateway, the highest intensity, to Midway, and finally Transition, the area with strictest compatibility requirements.
City staff proposed a two-step TOD implementation process. First, classify TOD areas by TOD type and zone and assign appropriate regulations and entitlements as with an overlay. Then, City staff plans to develop station area plans with specific design standards and development guidelines for each of the TODs. Initially, the TODs are planned for the Capital Metro commuter rail stops within the city limits of Austin and two future Park and Ride locations, one in North Austin and another in South Austin.
On May 19, 2005, the Austin City Council approved on 3rd reading the amended Transit-Oriented Development (TOD) ordinance and Affordable Housing Resolution. Friendly amendments passed in the motion include items number 1, 2, 3, 4, 5 and 15, posted in the Resources section below.
TOD DEVELOPMENT NEWS:
In July 2007, Capital Metro selected Pacific Summit Partners to begin discussions on potential joint development opportunities for the 23-acres owned by Capital Metro around the Lakeline commuter rail station near Lakeline Mall (Northwest Park and Ride). Pacific Summit Partners is also developing a 326 acre, mixed-use development near US 183 and RM 620, called ‘Lakeline Station’. Lakeline Station is a $400 million project that includes up to 2,700 homes and 150,000 square feet of retail, parks and a proposed school site. Other developments in the area include: 1) Pacific Summit Partners’ 178 acre ‘Northwood at Lakeline’ project with five acres of retail and 1,000 residential units, including condominiums and single-family homes that is adjacent to Lakeline Station; and 2) Direct Development’s nearby ‘The Shops at Walden Park’ on 60 acres that will include the redevelopment of the old North Fork center along the US 183 frontage and also 650,000 square feet of retail.
Capital Metro also selected the Leander Transit Development LLC as a joint development partner for the 14-acre Capital Metro Leander Station site, a terminus on the Red Line, which includes the current Park and Ride facility. Capital Metro has completed the construction of the platform and landscaping at both the Lakeline and Leander stations.

In addition, Capital Metro is working with High Street Crestview Station LLP, a joint project of Trammell Crow Company and Stratus Properties, at the old Huntsman Chemical tract. Capital Metro is building the Crestview Station, and in October 2007, approved $600,000 toward the cost of the transit plaza and necessary roadway to provide bus connectivity at the station area.

The Crestview Station TOD is a 73-acre, mixed-use redevelopment being planned around the new station at North Lamar and Airport boulevards. The project will include a mix of office, retail, live/work, high-density residential and urban style single-family products along with preserving the Optimist Club use. The project will create one of the largest transit-oriented community within Austin's urban core.

Capital Metro is also working with OVANDO/MFI/Tom Meredith to develop the MLK Station at the adjacent TOD site. This 30-acre tract, referred to as the Featherlite tract, is between MLK Boulevardf and 12th Street near the MLK rail station at Clifford Avenue.

Design and/or construction on the remainder of the stations is in progress.

Capital Metro's Red Line, the commuter rail line approved by voters in November 2004, will run on 32-miles of existing freight track between Downtown Austin and Leander, Texas. Trains will have high-back seats, bicycle and overhead racks, and Wi-Fi connections. Some seating areas will feature tray tables. Capital MetroRail’s initial service will run during morning and afternoon peak hours beginning in 2008. Regular and special shuttle buses will transport passengers from rail stops to their final destination.

The Austin City Council approved the following TOD districts for land use regulation purposes:

Convention Center TOD as a Downtown type district;

Plaza Saltillo TOD as a Town Center type district;

Martin Luther King Jr. TOD as a Neighborhood Center type district;

Crestview (Lamar Blvd/Justin Lane) TOD as a Neighborhood Center type district;

Lakeline Station (Northwest Park and Ride) TOD as a Town Center type district;

North IH-35 TOD as a Town Center type district; and

Leander TOD as a Town Center type district.

Other TOD districts include:

Oak Hill TOD as a Town Center type district (to be served by Rapid Bus) (The City added this to the list of TOD districts on March 9, 2006; No boundaries were established.);

Highland Mall TOD as a Town Center type district (The City added this to the list of TOD districts on October 5, 2006; No boundaries were established.); and

South IH-35 Park and Ride TOD as a Town Center type district (to be served by Rapid Bus) (The City added this to the list of TOD districts on October 5, 2006.)

April 2008 Update

The first three draft plans for TOD districts at Crestview, MLK Jr. Blvd., and Plaza Saltillo were presented in public meetings November 13 through 15, 2007. In order to achieve affordable housing goals established in the TOD ordinance, a series of options that include height bonuses, federal low-income housing credits, or local bond money to buy down the cost of affordable units, are being considered in the plans. Relaxing certain development standards for commercially-zoned properties, such as front and side setback and floor to area ratio, are also being considered.

In April 2008, the Austin City Council considered new zoning plans for the half-mile radius around the future stops in the three TOD districts on the commuter rail line. Station area plans for each of the three TOD districts are estimated to be complete before the start of commuter rail service in March 2009.

For more information on the TODs, go to the Station Area Planning web pages on the city’s website: Crestview (Lamar/Justin Lane) TOD Station Area Planning Page; MLK Jr. Blvd. TOD Station Area Planning Page; or the Plaza Saltillo TOD Station Area Planning Page.

Resources
NEW Capital Metro's Reference Guide on Transit-Oriented Development (2008)
Council Member and Capital Metro Board Member Brewster McCracken's presentation at RECA's September 14, 2006 lunch meeting
Adopted TOD Ordinance May 19, 2005
Affordable Housing Resolution May 19, 2005
TOD Motion Summary May 19, 2005
City of Austin's Transit-Oriented Development web site: www.ci.austin.tx.us/development/transit_development.htm
TOD Ordinance - First Reading
Resolution adopted by City Council on July 29, 2004 [Adobe Acrobat File: 96 KB]
Proposed timeline to draft TOD ordinance for City Council consideration [Microsoft Word file: 40 KB]
TOD Presentation delivered at September 20, 2004 Kickoff meeting [Adobe Acrobat File: 2.5 MB]
TOD Two-Step Summary presented at November 8, 2004 meeting [Adobe Acrobat File: 72 KB]
TOD Zoning Approach presented at November 8, 2004 meeting [Adobe Acrobat File: 204 KB]
TOD Station Typology presented at November 8, 2004 meeting [Adobe Acrobat File: 60 KB]
Draft TOD Ordinance presented at December 13, 2004 meeting [Adobe Acrobat File: 321 KB]

© 2004 Real Estate Council of Austin, Inc. All Rights Reserved. Back to Top

TRANSIT-ORIENTED DEVELOPMENT
TRANSIT-ORIENTED DEVELOPMENT History At their July 29, 2004 meeting, Austin City Council passed a resolution directing City staff to draft a transit-oriented development (TOD) ordinance in anticipation of Capital Metro's Commuter Rail referendum, ultimately passed by voters on November 2, 2004. The RECA Board of Directors passed a resolution in support of the Capital Metro's commuter rail plan that encouraged Capital Metro to assist the City of Austin and other appropriate jurisdictions in adopting TOD ordinances to facilitate development around station locations and transit nodes. The resolution further stated that the economic viability of commuter rail service is critically dependent on planning and zoning that allows for appropriate high density, mixed-use development along and near transportation infrastructure. City staff created a web site, www.ci.austin.tx.us/development/transit_development.htm, to provide information to interested residents throughout the process. The City resolution called for regulations encouraging transit-oriented development described as development that mixes residential, commercial, retail, and public uses in such a design that encourages use of mass transit as well as accessible for pedestrians and bicycle transportation. Furthermore, the resolution directed City staff to develop regulations in a public process and establish an Advisory Committee consisting of members from the Design, Planning, Urban Transportation, and Zoning and Platting Commissions. In addition to the Advisory Committee, a Technical Advisory Group was established composed of professional staff from the City of Austin, Capital Metro, and other jurisdictions as appropriate. In August 2004, City staff prepared a proposed timeline for the drafting of the TOD ordinance for Council's consideration in January 2005. Assistant City Manager Laura Huffman stated that consideration of the TOD ordinance would be timed to coincide with consideration of commercial design standards initiated by Council Member Brewster McCracken. Additionally, these two land development code revisions would be part of a larger code re-write process to occur during 2005. On September 20, 2004, City staff hosted the kickoff meeting for stakeholders interested in participating in the TOD ordinance drafting process. At that meeting, City staff delivered a presentation that characterized TOD style projects and opportunities in Austin including the Robert Mueller Municipal Airport Redevelopment, Saltillo Plaza, Triangle, Robinson Ranch, and Seaholm projects. City staff then catalogued concerns by stakeholders, including housing affordability, parking, form-based code, stormwater detention, and impervious cover, to incorporate in the development of the TOD ordinance. According to City staff, a transit-oriented development should have: Active, walkable streets; Building intensity and scale; Careful transit integration; and User friendly development regulations. In a separate, parallel effort, Envision Central Texas and its Transportation and Land Use Committee, chaired by John Langmore and Fritz Steiner, hosted a Seminar on Transit Oriented Development on September 29, 2004. The seminar featured local and national experts about TODs and local elected officials discussing how roadways, passenger rail, "new urbanist" development and preserving green space all complement each other and will play an important role in the region's future. Following their September 20, 2004 kickoff meeting, City staff hosted focus group sessions in mid-October 2004 to solicit specific feedback from designers, developers, neighborhood/environmental interests, and affordable housing advocates. On November 8, 2004, City staff presented their proposed recommendations for a draft TOD Ordinance to stakeholders and interested citizens. Under the proposed draft, allowable building heights and densities would vary based on TOD type and zone. Transit stations would be classified based on one of four TOD types: Neighborhood Center, Town Center, Regional Center, and Downtown. Also, three scale zones would be identified within each transit station area to ensure compatibility with surrounding, existing development. The scale zones range from Gateway, the highest intensity, to Midway, and finally Transition, the area with strictest compatibility requirements. City staff proposed a two-step TOD implementation process. First, classify TOD areas by TOD type and zone and assign appropriate regulations and entitlements as with an overlay. Then, City staff plans to develop station area plans with specific design standards and development guidelines for each of the TODs. Initially, the TODs are planned for the Capital Metro commuter rail stops within the city limits of Austin and two future Park and Ride locations, one in North Austin and another in South Austin. On May 19, 2005, the Austin City Council approved on 3rd reading the amended Transit-Oriented Development (TOD) ordinance and Affordable Housing Resolution. Friendly amendments passed in the motion include items number 1, 2, 3, 4, 5 and 15, posted in the Resources section below. TOD DEVELOPMENT NEWS: In July 2007, Capital Metro selected Pacific Summit Partners to begin discussions on potential joint development opportunities for the 23-acres owned by Capital Metro around the Lakeline commuter rail station near Lakeline Mall (Northwest Park and Ride). Pacific Summit Partners is also developing a 326 acre, mixed-use development near US 183 and RM 620, called ‘Lakeline Station’. Lakeline Station is a $400 million project that includes up to 2,700 homes and 150,000 square feet of retail, parks and a proposed school site. Other developments in the area include: 1) Pacific Summit Partners’ 178 acre ‘Northwood at Lakeline’ project with five acres of retail and 1,000 residential units, including condominiums and single-family homes that is adjacent to Lakeline Station; and 2) Direct Development’s nearby ‘The Shops at Walden Park’ on 60 acres that will include the redevelopment of the old North Fork center along the US 183 frontage and also 650,000 square feet of retail. Capital Metro also selected the Leander Transit Development LLC as a joint development partner for the 14-acre Capital Metro Leander Station site, a terminus on the Red Line, which includes the current Park and Ride facility. Capital Metro has completed the construction of the platform and landscaping at both the Lakeline and Leander stations. In addition, Capital Metro is working with High Street Crestview Station LLP, a joint project of Trammell Crow Company and Stratus Properties, at the old Huntsman Chemical tract. Capital Metro is building the Crestview Station, and in October 2007, approved $600,000 toward the cost of the transit plaza and necessary roadway to provide bus connectivity at the station area. The Crestview Station TOD is a 73-acre, mixed-use redevelopment being planned around the new station at North Lamar and Airport boulevards. The project will include a mix of office, retail, live/work, high-density residential and urban style single-family products along with preserving the Optimist Club use. The project will create one of the largest transit-oriented community within Austin's urban core. Capital Metro is also working with OVANDO/MFI/Tom Meredith to develop the MLK Station at the adjacent TOD site. This 30-acre tract, referred to as the Featherlite tract, is between MLK Boulevardf and 12th Street near the MLK rail station at Clifford Avenue. Design and/or construction on the remainder of the stations is in progress. Capital Metro's Red Line, the commuter rail line approved by voters in November 2004, will run on 32-miles of existing freight track between Downtown Austin and Leander, Texas. Trains will have high-back seats, bicycle and overhead racks, and Wi-Fi connections. Some seating areas will feature tray tables. Capital MetroRail’s initial service will run during morning and afternoon peak hours beginning in 2008. Regular and special shuttle buses will transport passengers from rail stops to their final destination. The Austin City Council approved the following TOD districts for land use regulation purposes: Convention Center TOD as a Downtown type district; Plaza Saltillo TOD as a Town Center type district; Martin Luther King Jr. TOD as a Neighborhood Center type district; Crestview (Lamar Blvd/Justin Lane) TOD as a Neighborhood Center type district; Lakeline Station (Northwest Park and Ride) TOD as a Town Center type district; North IH-35 TOD as a Town Center type district; and Leander TOD as a Town Center type district. Other TOD districts include: Oak Hill TOD as a Town Center type district (to be served by Rapid Bus) (The City added this to the list of TOD districts on March 9, 2006; No boundaries were established.); Highland Mall TOD as a Town Center type district (The City added this to the list of TOD districts on October 5, 2006; No boundaries were established.); and South IH-35 Park and Ride TOD as a Town Center type district (to be served by Rapid Bus) (The City added this to the list of TOD districts on October 5, 2006.) April 2008 Update The first three draft plans for TOD districts at Crestview, MLK Jr. Blvd., and Plaza Saltillo were presented in public meetings November 13 through 15, 2007. In order to achieve affordable housing goals established in the TOD ordinance, a series of options that include height bonuses, federal low-income housing credits, or local bond money to buy down the cost of affordable units, are being considered in the plans. Relaxing certain development standards for commercially-zoned properties, such as front and side setback and floor to area ratio, are also being considered. In April 2008, the Austin City Council considered new zoning plans for the half-mile radius around the future stops in the three TOD districts on the commuter rail line. Station area plans for each of the three TOD districts are estimated to be complete before the start of commuter rail service in March 2009. For more information on the TODs, go to the Station Area Planning web pages on the city’s website: Crestview (Lamar/Justin Lane) TOD Station Area Planning Page; MLK Jr. Blvd. TOD Station Area Planning Page; or the Plaza Saltillo TOD Station Area Planning Page. Resources NEW Capital Metro's Reference Guide on Transit-Oriented Development (2008) Council Member and Capital Metro Board Member Brewster McCracken's presentation at RECA's September 14, 2006 lunch meeting Adopted TOD Ordinance May 19, 2005 Affordable Housing Resolution May 19, 2005 TOD Motion Summary May 19, 2005 City of Austin's Transit-Oriented Development web site: www.ci.austin.tx.us/development/transit_development.htm TOD Ordinance - First Reading Resolution adopted by City Council on July 29, 2004 [Adobe Acrobat File: 96 KB] Proposed timeline to draft TOD ordinance for City Council consideration [Microsoft Word file: 40 KB] TOD Presentation delivered at September 20, 2004 Kickoff meeting [Adobe Acrobat File: 2.5 MB] TOD Two-Step Summary presented at November 8, 2004 meeting [Adobe Acrobat File: 72 KB] TOD Zoning Approach presented at November 8, 2004 meeting [Adobe Acrobat File: 204 KB] TOD Station Typology presented at November 8, 2004 meeting [Adobe Acrobat File: 60 KB] Draft TOD Ordinance presented at December 13, 2004 meeting [Adobe Acrobat File: 321 KB]

© 2004 Real Estate Council of Austin, Inc. All Rights Reserved.	Back to Top