TOD ground-floor commercial requirement
Crescent Communities proposed limiting the TOD transit core's 25% ground-floor commercial requirement to collector streets, roughly halving retail in its 370-unit project. City staff said commercial space is central to a planned CRA to fund 200 South; the council discussed it Sept. 21, 2021, without reaching consensus.
- Where it stands
- Tabled
- Type
- Code change
- Location
- TOD transit core near 200 South and the FrontRunner station
- Applicant
- Crescent Communities
Every hearing and vote
July 27, 2021 · City Council
TOD mixed-use requirement amendment (Sections 17.4.608.B and E), Crescent Communities
Tabled · 5-0
Applicant Crescent Communities (Mike Hathorne, McKay Quinn) asked to require the 25% ground-floor commercial only on the business core loop and core collectors (1100 West, 900 West), allow residential built to commercial standards (flex space) and live/work units. Senior Planner Adam Olsen said the Planning Commission recommended denial, fearing the core would build out as all-residential. Hathorne said only one project had been approved under the rule and 19 developers had walked away. Councilmember Shelton backed flex space; Carroll worried flex space would stay residential; Barnes wanted to hear from other developers. Tabled for a joint work session.
- Planning Commission recommended denial
- Crescent estimate: about 8,500 sq ft of non-residential needed at 15 sq ft/person
September 21, 2021 · City Council work session
TOD ground-floor commercial requirement
Discussed
Bunker reviewed the 2018 TOD zone (about 500 acres, 15,000-20,000 future residents) and the 2020 rule requiring 25% ground-floor commercial on transit-core streets (100% on 200 South), noting the first project, Castlewood, built no commercial. Infrastructure for 200 South would cost about $25 million and a CRA modeled by Lewis Young Robertson & Burningham depends on mixed use; the consultant suggested a commercial enhancement fee option. Crescent Communities (Makay Quinn, Mike Hathorne) proposed limiting the 25% to collector streets, giving 10,000 instead of about 19,000 square feet for 370 units, citing a Zions Public Finance figure of 15 square feet per resident. Councilmembers Hunter, Barnes and Taylor objected to halving retail; Shelton favored flex space and said the CRA had been discussed for six years without school district commitment. Mayor Frost said Crescent had pushed staff before annexing. No direction was settled; a further session was requested.
- Developer: Crescent Communities
- Proposed project: 370 units, 10,000 sq ft retail
- 200 South/TOD infrastructure: about $25 million
- Financial advisor: Lewis Young Robertson & Burningham (Jason Burningham)