§ 31-411. USE PATTERNS.
(a)
PURPOSE STATEMENT FOR USE PATTERNS. The Virginia planning, zoning and subdivision enabling legislation defines "mixed use development" as (property that incorporates two or more different uses, and may include a variety of housing types, within a single development (Code of Virginia, § 15.2-2201). The statute further provides that a Zoning Ordinance may include reasonable regulations and provisions as to "areas and districts designated for mixed use developments…" (Code of Virginia, § 15.2-2286). Section 31-411 defines and describes a set of use patterns which provide form and structure to future development of the City. The use patterns are a set of flexible regulations which promote mixed use development, as authorized by Code of Virginia, § 15.2-2201. While the regulations are flexible, definite criteria are set forth in order to promote certainty and uniformity in the administration of this Ordinance, and to avoid abuse of the flexibility provided by this Section. Formgivers such as density controls, minimum land area, greenbelts, and street specifications are provided. A spatial separation between use patterns is provided in order to define an edge between settlements. These regulations are designed to implement the following themes of the Comprehensive Plan which provide for mixed use, village scale development patterns: Balanced Growth, Policy 4 (balance residential with non-residential growth), Policy 8, Action 8C (promote co-location of jobs and housing, mixed-use centers, and neighborhood- or community-scale retail uses); Preserve Rural Character, Policy 13, Action 13A (alternate developments with both suburban and rural character); Action 13B (prevent lining of rural roads with lots). For further guidance on the principles set forth herein, the following documents may be useful to the applicant: Reid Ewing, Best Development Practices: Doing the Right Thing and Making Money at the Same Time (American Planning Association, 1996 & Florida Department of Community Affairs, 3d. Printing 1997); C. Alexander, et al., A Pattern Language (New York: Oxford University Press, 1977); R. Arendt, et al., Rural by Design (Chicago: American Planning Association, 1994); P. Calthorpe, The Next American Metropolis: Ecology, Community, and the American Dream (New York: Princeton Architectural Press, 1993); Duany, A. & Plater-Zyberk, E., eds., Towns and Town-Making Principles (1991); Duany, A. & Plater-Zyberk, E., "Zoning for Traditional Neighborhoods," Land Development (a publication of the National Association of Home Builders), vol. 5, no. 2 (Fall 1992), at 20-26; and A. Nelessen, Visions for a New American Dream: Process, Principles, and Ordinance to Plan and Design Small Communities (Jan. 1994).
(b)
DENSITY AND MINIMUM LOT SIZE. No minimum lot size applies to the TND, Cluster or Hamlet Option, except for the lot patterns described in Subsection (c) below. Instead, the total dwelling unit requirements of 31-407(b) apply.
(c)
LOT PATTERNS. For purposes of applying the use patterns, the following lot types are hereby established. Lot types for each category shall comply with the regulations set forth in Section 31-407 and Section 31-411 for the applicable zoning district (see Table 407-1) and column (B) below; provided, however, that to the extent there is any consistency between this Subsection and Table 407-1, the provisions of this Subsection shall govern. The applicability of these lot patterns is described in Subsections (e) Cluster, (f) Hamlet, and (g) Traditional Neighborhood Development, below:
Lot Patterns (A)
Description(B)
Modifications(C)
IllustrationConservation. A conservation lot is the least intensive of all lot types. Typical uses include crop farming, the pasturing of livestock and other low-intensive farm or forestal uses. The lot may be characterized by a building standing free on its lot with substantial front, side and rear yards with accessory farm buildings such as barns or stalls. It is usually assigned to areas away from the neighborhood and town centers. Minimum lot size: 10 acres
Maximum impervious surface ratio: 0.02Estate. An estate lot typically includes a house located behind a large setback, with accessory uses including detached garages, swimming pools or horse stables. It is typically part of a uniform lot pattern in suburban areas. A lot must contain a minimum of 3 acres in order to be considered an estate lot. Minimum lot size: 3 acres
Maximum impervious surface ratio: 0.01Hamlet. This type of lot is characterized by a building which faces a public gathering place such as a village green. Buildings may be located closer to the street in order to provide a sense of community. None Hamlet or Cluster lots have no specific configuration. Zero-lot-line, Z or Angled Z, Wide-Shallow, Zipper, Allyard, Rearyard or Courtyard Configurations as set forth below.
Cluster. This type of lot is characterized by flexible lotting patterns in order to respect unusual or environmentally restrictive site conditions. These lots may be located on a loop lane or, in unusual circumstances, a cul-de-sac. None Zero-Lot-Line (also known as "Side-Yard." The zero-lot-line pattern shifts building to one side of the lot with the primary open space to the other side. This provides for greater usable yard space on each lot. The visual manifestation of the side yard on the street front causes buildings on these lots to appear freestanding, so that it may be interspersed with allyard-type buildings in less urban locations. If the adjacent building is also a sideyard type with a blank party wall, the open space can be quite private. This type permits systematic climatic orientation with the long sideyard elevation facing the sun or the breeze. >Minimum side setback: 0 on one lot line only, and 15 feet on other lot line
Z Lots and Angled Z Lots. These lots provide for a portion of opposite sides of the lot to be placed on the lot line. An angled Z-lot tilts the lot 30-40° to alternate side- and front-loaded garages (Dewberry & Davis, at 188-89). Minimum side setback: 0 on one lot line only, and 15 feet on other lot line
Wide-Shallow Lots. These lots are wider than deep, which provides comparable density to other small lot types while maintaining a front facade similar to conventional single-family detached homes (Dewberry & Davis, at 189). Minimum frontage: 60 feet
Zipper Lots. In a zipper lot, the rear lot line jogs back to vary the depth of the rear yard and to concentrate usable open space on the side of the lot. Minimum rear setback: none
>
Allyard Building. This type of building stands free on its lot with substantial front and rear yards with smaller side yards. It is the least urban of the types so it is usually assigned to areas away from the neighborhood and town centers. This building type is usually residential but, when parking is contained within the rear yard, it lends itself to limited office and boarding uses. The rear yard can be secured for privacy by fences and well-placed outbuildings. The front yard is intended to be semi-public and visually continuous with the yards of neighbors. To avoid a landscape of parked cars, garages should be set back a minimum of one car(s length from the facade or entered sideways through a walled forecourt. Minimum lot size: 15,000 sq. feet
Rearyard Building. This type of building occupies the front of its lot, full width, leaving the rear portion as a private space. This is a relatively urban type appropriate for neighborhood and town centers. The building facade steadily defines the edge of the public space while the rear elevation may be articulated for functional purposes. In its residential form, this type is represented by the rowhouse with a rear garden and outbuilding. In its commercial form, the depth of the rear yard can contain substantial parking for retail and office uses. Minimum side setback: None
Maximum side setback: 5 feet
Courtyard Building. This type of building occupies all or most of the edges of its lot while internally defining one or more private spaces. This is the most urban of types as it is able to completely shield the private realm from a public realm of great intensity. Because of its ability to accommodate incompatible activities in close proximity, it is recommended for large workshops, hotels and schools. None
References: Dewberry & Davis, Land Development Handbook: Planning, Engineering and Surveying (1996); Wentling J. & L. Bookout, Density by Design (Urban land Institute, 1988). (d)
OPEN SPACE. Open space shall comply with the parks and open space standards of this Ordinance. Open space shall be divided into active open space and passive open space. Not less than the percentage specified in Section 31-411(e) (for Cluster option developments) or Section 31-411(f) (for Hamlet option developments) shall be preserved as active open space.
(1)
Passive Open Space may include the following:
A.
Critical areas provided, however, that not more than 50 percent of the total open space shall be within a floodplain or floodway.
B.
Agricultural land which meet one of the following criteria:
(i)
The agricultural land is rated as Prime Farmland by the Soil Conservation Service or as Important Farmland, Important Forest Land or Important Rangeland land by the Virginia Land Evaluation and Site Assessment (LESA) System and is in at least 60 contiguous acres.
(ii)
The agricultural land is rated as Prime Farmland by the Soil Conservation Service or as Important Farmland, Important Forest Land or Important Rangeland Land by the Virginia Land Evaluation and Site Assessment (LESA) System, and is greater than ten and less than 60 acres, and adjoins a tract of agricultural land which exceeds 60 acres.
(iii)
The land is part of an Agricultural or Forestal District (Code of Virginia, §§ 15.2-4300 to 15.20-4314) or a Local Agricultural or Forestal District (Code of Virginia, §§ 15.2-4400 to 15.20-4407).
(2)
The Passive Open Space shall be preserved as Open Space by a Conservation Easement which complies with the Virginia Conservation Easement Act (Code of Virginia, § 10.1-1009—10.1-1016) or an open space easement which complies with the Virginia Open-Space Land Act (Code of Virginia, § 10.1-1700—10.1-1705).
©Copyright 1995 Center for Rural Massachusetts. Images prepared by The Center for Rural Massachusetts, University of Massachusetts, 109 Hills North, Amherst, MSA 01003, (http://www-unix.oit.umass.edu/ruralma)
(e)
CLUSTER PATTERN.
Source: Randall Arendt, Rural By Design (Chicago: American Planning Association, 1994), at 240, Figure 14-7. Reprinted with permission from Randall Arendt.
(1)
PATTERN . The cluster option is a compact development form with development concentrated away from Critical Areas and Agricultural lands. A curvilinear street pattern respects the landscape and minimizes impervious surfaces.
(2)
MINIMUM AREA (TOTAL SITE) .
A.
Zoning Districts RR, RE, RL, RLM, RM: Ten acres.
(3)
MAXIMUM AREA . None.
(4)
LOT ORIENTATION . Lots may be divided into Cluster lots and Conservation lots (see Section 31-605(c). Cluster lots shall be arranged in a contiguous manner so that not less than the following number of units are provided for each block, close or cul-de-sac:
A.
Zoning districts RR, RE, RL, RLM, RM: Lots shall be arranged in a contiguous pattern within blocks or adjoining a cul-de-sac (where permitted). Lots shall be arranged in groups of not less than five (5) per block face or cul-de-sac.
(5)
JOBS TO HOUSING RATIO . Not applicable.
(6)
PERCENTAGE OPEN SPACE (MINIMUM) . Not less than the percentage of the site as set forth in the Parks and Open Space Standards, Table 607-1, shall be reserved as common open space. Not less than the percentage set forth in column (B), below, or more than the percentage set forth in column (C), below, of the common open space shall be reserved within the categories set forth below. No lot shall be located further than the distance set forth in column (D) from the open space categories set forth in column (A).
(A)
Category(B)
Minimum
Percentage(C)
Maximum
Percentage(D)
Maximum Distance
From LotsActive Open Space 5% n/a 2,650 Passive Open Space n/a 95% 3,960 (7)
PROJECT LANDSCAPING AND COMPATIBILITY REQUIREMENTS . The perimeter of a cluster development shall be buffered from adjacent property pursuant to the landscaping standards of this Ordinance. A project landscape, open space and screening plan shall be prepared by a Virginia registered landscape architect or registered nurseryman. The developer shall be required to establish a permanent ground cover in the landscape area to stabilize the soil to prevent erosion. Berms or screening walls shall be approved by the Director and completed prior to the issuance of a building permit. All landscaping plants shall be living and in sound, healthy, vigorous growing condition.
(8)
STREET PATTERNS. See Section 31-612(c) for a description of the street patterns. Cul-de-sacs are permitted in accordance with Section 31-612(c)(3) of this Ordinance.
A.
Zoning districts RL, RLM, RM: Local streets.
B.
Zoning district RR, RE: Rural roads.
(9)
UTILITIES .
A.
Zoning districts RR, RE, RL, RLM, RM: See Section 31-408, above.
(10)
DESIGN STANDARDS.
A.
Community Design:
(i)
Building shall have massing compatible with the scale and intensity of surrounding developments. (See Section 31-602)
(ii)
The lot layout shall promote the Cluster Use Patterns to enhance project design and protect environmentally sensitive areas.
(iii)
Homeowners or property owners associations are required to maintain all roadway/right-of-way landscaping, pedestrian-bicycle and equestrian paths to the standards of this Ordinance at a minimum unless VDOT agrees to maintain.
(iv)
Pedestrian/bicycle access to open spaces is provided within the boundary of the cluster development.
(v)
Sidewalks or other related pedestrian facilities are incorporated within cluster developments.
B.
Open Space Recreation.
(i)
Recreational facilities and appropriate links to open space amenities are provided.
(ii)
Recreation and open space facilities are linked to the neighborhood open space network as applicable.
(iii)
Neighborhood scale open space and recreation facilities and amenities shall be provided which are functional. In addition, they shall not be retention/detention or basin-like in design. Retention basins used in conjunction with recreational facilities or amenities shall be designed in accordance with Article 6.
(iv)
A centrally located neighborhood scaled open space area either active or passive such as a village green shall be provided within the neighborhood that provides the opportunity to cluster homes around and front the open space area.
(v)
Required active open space areas shall be in a single location and shall have a minimum of 200 feet of frontage on a neighborhood street. Passive open space areas may be located in multiple locations but must be linked as appropriate.
(vi)
One large street tree is required along the subdivision streets spaced a maximum of 60 feet on center along roadways which do not have residential lots. Each individual residential lot within the "Cluster" development will plant one street tree per lot. The Planning Director or his designee can administratively approve variances to this plan in order to meet lot layout, right-of-way, or driveway locations matters. Street trees may be either a London Plane Tree, Red Oak, Willow Oak, Zelkova, or Red Maple, and shall be a minimum 2-inch in caliper when planted. The planting area shall be either in the right-of-way or on individual lots within ten feet of the front property line.
(vii)
The perimeter of the Cluster development shall contain a minimum ten-foot landscape buffer easement on residential lots within the Cluster development where they abut adjacent property with a residential zoning classification unless they are adjacent to on-site open space areas or adjacent undevelopable land.
C.
Residential Architectural Design Features.
(i)
Not less than three residential elevations shall be offered which have differences in the choice of facades, roof lines, and exterior colors.
(ii)
No two residential structures with the same front facade shall be located on the same side of the street within three building lots of each other. Facade reversal shall be considered dissimilar appearance.
(iii)
Garage fronts shall be de-emphasized and not be the most prominent architectural feature of the house. The front facade shall prominently feature an entrance for persons rather than automobiles (such as a front porch or courtyard) with the garage area not to exceed 50 percent of the first floor of the front facade.
(iv)
Corner lots shall have side-entry garages. Carports shall be architecturally integrated with the same materials as the principal structure.
(v)
Driveways amid walkways shall be constructed of concrete, brick, stamped concrete or similar material. Driveways and other impervious surfaces shall not compromise more than 50 percent of the front yard or front lot line.
(vi)
Not more than 50 percent of the homes shall be one story unless the development qualifies as an exempt retirement community under both the federal housing and urban redevelopment laws.
(vii)
Two-story homes shall have a minimum floor area of 1,600 square feet. One-story homes shall have a minimum floor area of 1,500 square feet.
(viii)
Distinctive architectural details such as but not limited to covered front entries, covered front porches, enhanced door and window details, gable overhangs, six-inch frieze or dental frieze on gables, tapered box columns on brick or stone bases shall be provided on each structure.
(ix)
Primary entryways and landings visible from the street right-of-way and public areas shall be provided on all homes and shall have a minimum area of 24 square feet.
(x)
It is recommended that primary entryways, porches and landings visible from public areas be covered by a roof that is an integrated and compatible component to the roof and architectural treatment of the principal structure where appropriate.
(xi)
Not less than 16 percent of the total area of any front facade (excluding garage doors) shall consist of windows and doors.
(xii)
Not less than eight percent of the total area of any side or rear facade shall consist of windows and doors. The Director of Planning may reduce or waive the side and rear facade fenestration requirements when he determines that the proposed fenestration level of the entire building is the maximum reasonable practicable level under the circumstances, or, where a garage constitutes a side wall or rear wall.
(xiii)
Trash containers and recycling bins should be completely screened from view of the street and any adjoining lot.
(xiv)
Exterior materials and finishes such as brick, stone, wood, clapboard, cedar shake, hardboard, fibre cement or similar material shall be provided on all exterior elevations on not less than 50 percent of all buildings. High grade vinyl may be used as accent or trim material on any residential building.
(xv)
Roof materials shall consist of a minimum 30-year architectural shingles or equivalent.
(xvi)
Skirting shall be of brick, stone or stone-faced block.
(xvii)
Exterior chimneys constructed of brick or stone are acceptable on any building. Where the structure is not constructed of brick or stone, the exterior chimney shall be constructed of the same exterior material of the facade.
(xviii)
All fencing, both on lot and perimeter to the development or project, shall be designed in accordance with Article 6 of this Ordinance.
(xix)
Harmonious use of building materials may be required through deed restrictions and/or covenants.
(xx)
A customized entrance shall be provided at the entry street intersecting the arterial or major collector which features a waterfall, sculpture, monument, signage, special landscaping, specialty pavement, enhanced fence wall details, or boulevard median.
(xxi)
All residential structures shall be constructed on a minimum 16-inch raised slab or crawl space.
(f)
HAMLET PATTERN.
Illustration of Rural Hamlets surrounding a close or a village green. Source: Randall Arendt, Rural by Design (Chicago: American Planning Association, 1995), at 302. Reprinted with permission of American Planning Association.
(1)
PATTERN. The hamlet is a small neighborhood clustered around a defined public space, such as a village green.
(2)
MINIMUM AREA.
A.
Zoning districts RR, RE, RL, RLM, RM: Ten (10) acres.
(3)
MAXIMUM AREA. 100 acres.
A.
Zoning districts RR, RE, RL, RLM, RM: One-Hundred (100) acres.
(4)
LOT PATTERNS. Lots shall be divided into Hamlet lots and Conservation or Estate lots (see Section 31-411(c)). No lot shall be located more than 1,320 feet from an Active Open Space Area. The Hamlet lots shall be designated on the subdivision plat as "Hamlet Lots" and shall be located in a contiguous group, with fronting lots facing each other across a green or square, as follows:
A.
Not less than five or more than 25 Hamlet Lots shall be grouped together. The enclosure ratio requirements of this Ordinance, Section 31-602(b)(6), shall not apply to Hamlet Lots.
B.
The principal entrance of all of the Hamlet lots shall be oriented to the street right-of-way. The maximum distance between the building envelope of Hamlet lots facing across a green or square shall be 350 feet.
C.
Lots designated as "Conservation Lots" or "Estate Lots" may be located at the periphery of the Hamlet Lots. The building area for the Conservation Lots or Estate Lots shall conform to the requirements of Section 31-411.
(5)
OPEN SPACE (MINIMUM).
Source of Illustration: Paul Craighead, The Hidden design in Land Use Ordinances (Portland, ME: University of Southern Maine, 1991) at 11, Figure 4, reprinted with permission from University of Southern Maine. Lines added by Freilich, Leitner & Carlisle.
A.
Not less than the percentage of the site as set forth in the Parks and Open Space Standards, Table 607-1, shall be reserved as common open space. Not less than the percentage set forth in column (B), below, or more than the percentage set forth in column (C), below, of the common open space shall be reserved within the categories set forth below. No lot shall be located further than the distance set forth in column (D) from the open space categories set forth in column (A).
(A)
Category(B)
Minimum
Percentage(C)
Maximum
Percentage(D)
Maximum Distance
From LotsActive Open Space - Village Green or Square 5% N/A See Lot Standards, Above Active Open Space - Parks/Other 20% See Lot Standards, Above. Passive Open Space N/A 65% 2,640 feet B.
The Village Green or Square shall comply with the parks and open space standards of this Ordinance and the following standards:
(i)
The Village Green or Square shall have a Minimum Land Area of 30,000 square feet and a Maximum Land Area of 120,000 square feet. The Village Green or Square shall be located within 300 feet of the center of the proposed development. Not less than 90 percent of the Hamlet lots shall be located within a five minute walk (1,320 feet) from the perimeter of the Village Green or Square.
(ii)
The Village Green or Square shall adjoin streets on at least three sides. The Village Green or Square may be located within the boundaries of a loop lane.
(iii)
The Village Green or Squares shall have a length to width ratio not exceeding six to one (6:1).
(iv)
The Village Green or Squares shall have a minimum width as follows:
1.
Zoning districts RR, RE: 100 feet.
2.
Zoning districts RL, RLM, RM: 50 feet.
3.
Zoning districts RC, RU: 30 feet.
(v)
The landscaped area of a cul-de-sac shall not be considered a Village Green or Square.
(6)
STREET PATTERNS. See Section 31-612(c) for a description of the street patterns.
A.
Zoning districts RL, RLM, RM: Local streets. Loop streets may surround a Village Green or a Square. Cul-de-sacs are not permitted.
B.
Zoning district RR, RE: Rural roads.
(7)
UTILITIES.
A.
Zoning districts RR, RL, RLM, RM: See Section 31-408, above.
(g)
TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND) USE PATTERN.
Source: LDR International, Inc.
(1)
PATTERN. The TND district is designed to provide for the development of land along the lines of traditional neighborhoods. Its provisions adapt the urban conventions which were normal in the United States from colonial times until the 1940's. The neighborhood is spatially understood and limited in size. Residences, shops, workplaces, and civic buildings are interwoven within the neighborhood, all in close proximity. A hierarchy of streets serves equitably the needs of the pedestrian, the bicycle and the automobile. Carefully placed civic buildings and squares reinforce the identity of the neighborhood. Spatially defined squares and parks provide places for social activity and recreation. Civic buildings provide places of assembly for social, cultural and religious activities, becoming symbols of community identity through their architectural clarity. Private buildings form a disciplined edge, spatially delineating the public street space and the private block interior. Architecture and landscape respond to the unique character of the City and the Hampton Roads Region. TND implements Action 8D (page 58) of the Comprehensive Plan (2028 edition).
(2)
APPLICABILITY OF ADEQUATE PUBLIC FACILITIES STANDARDS. The City Council hereby finds that the proximity of jobs and retail uses to housing in a TND development can achieve significant trip reductions produced by the internal capture of home-work and home-retail trips. The City Council further finds and determines that there is a compelling public interest to encourage new development to occur in accordance with the criteria set forth in this Section. Accordingly, the transportation review requirements of Section 31-601 of this Ordinance shall not apply to any application for a site plan or subdivision plat.
(3)
ESTABLISHMENT. A TND may be established by rezoning to a TND district pursuant to Section 31-304, or by approval of a Conditional Use Permit or a site plan for a TND where permitted as a conditional use in Section 31-406 of this Ordinance.
(4)
MINIMUM AND MAXIMUM AREA. The entire land area of a TND shall be divided into a neighborhood, a town center, and greenbelt areas. The minimum area of a TND shall be 40 acres, and the maximum area shall be 700 acres. The minimum areas for a Neighborhood shall be 10 acres and the maximum area shall be 40 acres. Parcels exceeding 100 acres shall be developed as multiple neighborhoods, each individually subject to the minimum and maximum requirements of this Subsection.
(5)
USE ALLOCATION AND DENSITY. The requested densities, in terms of number of units per gross residential acre and total number of dwelling units shall be made at the time of application. Said number of dwelling units and densities shall be in conformance with the Comprehensive Plan, as amended from time to time, including any density bonus as provided therein. The site plan for a TND Overlay shall comply with Table 411-1 hereto. The applicable land use categories are set forth in column (A). The minimum land area which shall be devoted to the land use is shown in column (B), and the maximum land area which shall be devoted to the land use is shown in column (C). The floor area ratio for the particular use shall be at least the amount set forth in column (D) for civic, shopfront, and workshop uses, and shall not exceed the amount shown in column (E). The net density for the particular use shall be at least the amount set forth in column (D) for rowhouse and house uses, and shall not exceed the amount shown in column (E).
(6)
LOT STANDARDS.
A.
Similar land use categories shall face across streets. Dissimilar uses may abut at rear lot lines. Public uses and civic uses are considered similar land uses with all TND use categories. Land use categories described in Table 411-1 of this Section may abut at side lot lines or face across a square or park. For example, across a square or park, house use may front rowhouse use; rowhouse use may front house use or shopfront use; shopfront use may front row house use or workshop use; workshop use may front shopfront use. Land use for corner lots which front on streets of dissimilar use shall be designated the more intensive use category.
B.
All lots shall share a frontage line with a street, park or square. All buildings shall have their main entrance opening to a street, park or square (except outbuildings). All uses shall be conducted within completely enclosed buildings, unless otherwise specified herein. Front porches shall be provided on not less than 50 percent of all dwelling units within the House land use allocation. Examples of Rowhouse and House designs which conform to the purpose and intent of this Section may be found in Homestyles, Inc., Traditional Neighborhood Design Series, Volume I (1997) and Homestyles, Inc., Traditional neighborhood design series, volume II (1998), which may be obtained by contacting Homestyles Publishing and Marketing at 3344 Hennepin Avenue South, Suite 200, Minneapolis, Minnesota 55408 (telephone 612/823-7150, telefax 612/825-8146, e-mail: townplanc@aol.com).
C.
The enclosure ratio for buildings, excluding buildings which face a park or square, shall conform to the following:
(i)
Civic, shopfront, workshop—1:3.
(ii)
Rowhouse, house—1:4.
(7)
JOBS TO HOUSING RATIO. Minimum 0.5:1.0 to 1.0:1.0.
(8)
OPEN SPACE. The following open space is required:
Type Minimum Land
AllocationMaximum Land
AllocationStandards Parks Greater of 5% GLA or 5 acres. 40% GLA total. Parks shall be bounded by streets on at least 50% of their perimeter. Greenbelt 90% of perimeter of each neighborhood n/a The greenbelt shall be an average of not less than one-hundred (100) feet in width and not less than fifty (50) feet at any point.
The following uses are permitted within the greenbelt:
Critical Areas
Conservancy Lots with a minimum lot size of five acres and a maximum impervious surface ratio of 5%.Square 60,000 square feet 120,000 square feet The square shall adjoin streets on at least three (3) sides.
The square shall be surrounded by shopfront or rowhouse lots on at least 50 percent of its perimeter.
Squares shall have a length to width ratio not exceeding three to one (3:1).
The square shall be located within three-hundred (300) feet of the geographic center of the TND.
Not less than 90 percent of the dwelling units shall be located within a five-minute walk (1,320 feet) from the perimeter of the square.(9)
STREET PATTERNS. The following street types are required: Local streets (Urban), Boulevards, and Main streets. Alleys are encouraged in lieu of driveways. A TND may be located adjacent to, but shall not be bisected by any street designated as an arterial street. Streets shall provide access to all tracts and building lots. There shall be a continuous network of alleys to the rear of building lots within the TND except as may be provided herein. A curb, six inches in height, is required at all street intersections. Curb interruptions are permitted only for alleys, handicap access and other parking access points specified herein.
Except as otherwise provided by the Ordinance, parking requirements for all uses shall be in accordance with the parking standards of this Ordinance. Parking lots shall be located at the rear or at the side of buildings. Streetwalls shall be built on the frontage line. Parking lots and parking garages shall not: (1) abut street intersections or civic use lots; (2) be adjacent to squares or parks; or (3) occupy lots which terminate a street vista. Adjacent parking lots shall have vehicular connections from an alley.
(10)
LANDSCAPE. Trees shall be used as a design element to provide visual identity to the TND and reinforce street hierarchy. Street trees shall be planted along all streets at a maximum average spacing of 30 feet on center. Landscaping shall comply with the requirements of the landscaping standards of this Ordinance.
(11)
TOWN CENTER.
A.
LAND ALLOCATION. There shall be no more than one Town Center in a TND. A maximum of 50 percent of the shopfront use lots may be transferred to the Town Center. Any additional commercial area shall only be permitted where designated on the site plan or subdivision plat.
B.
LOCATION. The Town Center shopfront uses shall be located no further than a six-hundred-foot radius from other shopfront uses located on the mandatory square. A Town Center shall only be located where collector streets or any local streets adjacent to the neighborhood intersect.
C.
APPLICABILITY OF CBD STANDARDS. Shopfront and workshop use buildings within or fronting the town center shall conform to Section 31-408(g), "first floor pedestrian orientation," "entryways," and "canopies and other building entrances."
D.
LOT STANDARDS. Notwithstanding the block face and block perimeter restrictions of the site design standards of this Ordinance, the town center may extend up to 600 feet along a collector street from the centerline of the intersection. The town center shall have a minimum area of 500 square feet per square foot of gross site area (excluding greenbelt areas), and shall not exceed a maximum of 200,000 square feet.
EXAMPLE: A proposed TND has a gross site area of 300 acres, with an additional eight acres of greenbelt surrounding the site. The minimum square footage for the town center is 26,136 square feet (13,068,000 square feet gross site area ° 500 square feet per gross site area).
E.
STREET CONNECTIONS. There shall be a direct street connection between the square and the Town Center.
F.
RESIDENTIAL ALLOCATION. A minimum of 35 percent of the gross leasable building area of the lots fronting the plaza shall be for residential use.
G.
ARCHITECTURAL/WATER FEATURES. At least ten percent (10%) of the town center plaza shall be developed with permanent architectural and/or water features as a focal point for the town center. Said focal point shall be in addition to other landscape requirements as provided in the TND.
H.
GROCERY/DEPARTMENT STORES. Town centers may include, in addition to civic, shopfront, workshop and rowhouse uses, up to one grocery and/or one department store, each not exceeding the following in square feet of building area:
(i)
TND gross site area less than 550 acres: 40,000 square feet.
(ii)
TND gross site area 550 acres or more: 600 square feet per gross site area (excluding greenbelts).
TABLE 411-1
(A)
Land Use Category/Description(B)
Minimum Land Allocation(C)
Maximum Land Allocation(D)
Minimum Density/FAR>(E)
Maximum Density/FARCIVIC USE : community buildings open to the public such as -
• civic buildings
• libraries
• schools and school buildings
• child care centers
• safety services
• museums
• post offices
• religious establishments
• visual and performing arts buildings
2%
GLA20%
GLA0.5 1.5 SHOPFRONT USE:
• residential, lodging, commercial and retail uses as provided in the B-1 District (see Table 406-1)
• residential uses, except for entries and lobbies to residential uses, may be established above the ground floor, but are not permitted on the ground floors of shopfront use buildings.
A minimum of two (2) shopfront use lots shall front on a square or park.
2%
GLA20%
GLA1.5 4.0 WORKSHOP USE:
Any commercial or retail use permitted in the VC zoning district (see Table 406-1)
3%
GLA15%
GLA0.75 4.0 ROWHOUSE USE:
• townhouse
• duplex
• triplex
• garden apartment
• quadruplex
• general office (not exceeding 1,000 square feet)
• congregate living facilities
• family day homes (up to twelve children)
• artisanal uses.
(Zoning district RR for conditional use TND Option developments): 5%
GLA15%
GLAn/a 2 (Zoning districts RL, RLM, RM, RC, or RU for conditional use TND Option developments, and for TND zoning districts): For non-residential uses, one hundred (100) percent of the building area above the ground floor shall be designated for residential use. At least fifty (50.0) percent of the GFA of non-residential uses is encouraged, but not required, to be restricted to residential use as demonstrated by the submittal of floor plans identifying the use of each room. 10%
GLA40%
GLARL, RLM, RM: 2 8 RC and RU: 5 14 HOUSE USE:
• single family detached dwelling units
• accessory dwelling units
• home occupations
• family day homes (up to six children)
An outbuilding is permitted on each lot.
(Zoning district RR for conditional use TND Option developments): 50%
GLA70%
GLA2 4 (Zoning districts RL, RM or RLM for conditional use TND Option developments): 30%
GLA60%
GLA2 6 (Zoning districts RC or RU for conditional use TND Option developments, and for TND zoning districts): 30%
GLA50%
GLA4 8 (12)
The PD design standards found in Table 410-2 in Section 31-410 also apply to the TND option use pattern.
(Ord. No. 11-O-086, 10-19-2011)
(Ord. No. 11-O-086, 10-19-2011)