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011-09Actaiou: �O�U��ON BOARD OF SUPERVISORS: Augast 12, 2009 APPROVED DENIED Chapter 165, Zoning, Artiele V; PLANNED DEVELOPMENT DISTRICTS -Part 503, for the addition of the Traditional Neighborhood Design (TND) District Chapter 165, Zoning, Article I, GENERAL PROVISIONS, A�NDMENTS, AND CONDITIONAL USE PERMITS Part 1.0X. �--- General Provisions Proposed additions to Seetion 1115 -- 101.02. Definitions and word usage, far new TND Definitions WHEREAS, the Frederick County Planning Department has been directed to prepare modifications to Chapter 165, Zoning, Article V, Planned Development Districts —Part 503 for the addition of the Traditional Neighborhood Design (TND) District and Chapter 165, Zoning, Article I, General Provisions, Amendments, and Conditional Use Permits, Part 101 — General Provisions, for additions to Section 165 - 101.02, Definitions and word usage, for TND Definitions. WHEREAS, The Develapment Review and Regulations Committee (DRRC} recommended approval of this amendment on September 30, 2008, October 23, 2008 and .Tanuary 22, 2009; and WHEREAS, the Planning Commission discussed the draft ordinance on Febrrtary 1 S, 2009; and recommended that a public hearing be held; WHEREAS, the Frederick County Board of Supervisors finds that the draft ordinance is in the public necessity, convenience, general welfare, and good zoning practice, and directs the Frederick County Planning Con7mission hold a public hearing regarding amendments to Chapter 165, Zoning, Article V, Planned Development Districts —Part 503 for the addition of the Traditional Neighborhood Design {TND} District and Chapter 165, Zoning, Article T, General Provisions, Amendments, and Conditional Use Permits, Part 1.01 — General Provisions, far additions to Section 165 - 101.02, Definitions and word usage, for TND Definitions. Resolution �Oli -49 - NO ACTION TAKEN -BACK TQ STAFF FOR FARTHER STUDY NO�V, Tl3EREF ©RE, BE 1T REQUESTED ley the Frederick County Board of 5upervzsors that the Frederick County Planning Commission shall hold a public hearing to consider revisions to Chapter 165, Zoning, Article V, Planned Development Districts —Past 503 for the addition of the Traditional Neighborhood Design (TND} District and Chapter 165, Zoning, Article 1, General Provisions, Amendments, and Conditional Use Permits, Part 1d1 — General Provisions, for additions to Seetion 165- 1OL02, Definitions and word usage, for TND Defuzitions. Passed this 12th day of August, 2009 by the following recorded vote: This resolution was approved by the following recorded vote: Richard C. Shickle, Chairrr�an Gary A. Lofton Gary �N. Dove Gene E. Fisher Philip A. Lerriieux $1ll 1V1. Ewing Charles S. DeHaven, Jr. A COPY ATTEST Sohn R. Riley, Jr. Frederick County Adzxiinistrator C ®1�7NTY of FREDERICK Department of Planning and Development 5441665 -5651 MEMOUAI�TDUM SAX: 5401665 -6395 To: Frederick County Board of Supervisors From: Candice E. Perkins, AICP, Senior Planner �.'� Subject: Discussion — Traditional Neighborhood Design (TND) District Date: August 4, 2009 Staff has prepared a proposed new zaning district tilted the "Traditional Neighborhood Design" or TND District. The proposed ordinance was discussed at the July 27, 2009 Joint Work Session with the Board of Supervisors and. the Planning Commission. This item is presented for discussion. Staff is seeking direction from the Board of Supervisors on this Zoning © rdinance text amendment. Some of the requirements of the proposed TND District include: • Master Development Plan designed to be submitted with the rezoning; • Design Guidelines Manuel designed to be submitted with the rezoning; • Permitted uses include all uses permitted in the B1, B2 and RP District (conditional uses specified), modified housing types permitted; • Mixture of housing types required; � Minimum and maximum gross residential density; • Minimum percentages and mixes of uses required; • Defined community center {mix of commercial, residential, civic, institutional uses) required; • Central plazas and squares required; • Shallow (maximum) front setbacks; • Parking behind or beside buildings; • Over shop hausing required, • Separate overall parking requirements; • Greater varieiy of allowed sign types;. • Minimum FAR and higher building heights; and • Street circulation and layout requirements. The DR.RC discussed this draft ordinance on September 30, 2008, October 23, 2008 and January 22, 2009. The text was modified based on the September and October discussions and was ultimately endorsed by the DRRC at the January meeting and recommended that the draft ordinance be sent to the Planning Commission for discussion. The Planning Carninission discussed this ordinance at their b'ebruary 1. $, 2009 meeting. The proposed ordinance was discussed at the July 27, 2009 Joint Work Session with the Board of Supervisors and the Planning Commissian. Comments were received regarding the POA requirement and the proposed density. The draft ordinance has been revised to include provisions for increased density when using transfer of development rights (TDB's) and the POA section has been revised. t07 Nortll Kent Street, Snite 202 �inclaester, Virginia 22601. -5000 Frederick County Baard of Supervisors Re: Draft TND District August 4, 2009 Page 2 Background In February of 2007, the Urban Development Area {UDA) Study was adopted and subsequently the f rst ordinance to implement the UDA Study was adopted in June of 200$. The adopted TNDB (Traditional Neighborhood Design - Business) Overlay District was an overlay that can be utilized on parcels zoned BI (Neighborhood Business) or B2 (Business General} that are less than twenty acres. In August of 2008, the Route 277 Triangle and Urban Center Land Use Plan was adapted. This new land use plan designates areas for urban centers and neighborhood villages and a new designated TND ordinance would be warranted for larger projects. As stated in the plan, the effort has identified opportunities to create new communities, integrate land use and transportation choices and address corrnzaunity infrastructure needs. The land use plan contains an. urban center thatrs envisioned to be an intensive, walkable urban area that is well integrated with the surrounding community, The urban center is envisioned to be based on the principles of New Urbanism and Traditional Neighborhood Design. With the adoption of the UDA Study and the Route 277 Triangle and Urban Center Land use Plan, a second, larger ordinance is needed to implement these goals. Therefore, a new district has been drafted that is termed the Traditional Neighborhood Design (TND) Dis�ict. This new TND district {Aitached) would be applicable to parcels located in the Urban Development Area (LTDA) served by public water and sewer systems. However, this district is specifically targeted to designate urban centers and neighborhood villages as designated by the Comprehensive Policy Plan. Features of traditional neighborhood design include: Mix and integration of a variety of uses Increased density in an urban form Connectivity High qualiiy architecture and urban design Smart transportation Community focal paints Mix and diversity of housing opportunities Walkability Traditional neighborhood structure Sustainabdity and environmental quality Integrated community facilities Enhanced design and planning The attached documents show the proposed TND District ordinance, as well as proposed definitions that correspond to the ordinance. This item is presented for discussion. Staff is seekimg direction from the Baard of Supervisors on this Zoning Ordinance text amendment; attached is a resolution directing the item to public hearing should the Board deem it appropriate. Attachments: 1. Draft Ordinance � Proposed TND District Requirements and Definitions. Revisions made to the draft ordinance since the work session are in bold italics. 2. Resolution CEP/bad DRAFT Traditional Neighborhood Development District {TND} August 2009 Traditional Neighborhood Development District {TND) ATTACHMENT 1 Intent. The purpose of the Traditional Neighborhood Development District {TND) is to allow development of compatible mixed -use, pedestrian - oriented, activity centers containing a mix and integration of uses, including business, retail, residential, cultural, educational, and other public and private uses in areas consistent with the Comprehensive Plan to create unified livable communities. This district is meant to allow the implementation of the urban centers and neighborhood village concepts of the Comprehensive Plan. Specific objectives of this disirict include: l . Nanxesidential uses, civic uses and open spaces mixed ,with diverse residential land uses. The TND should feature a variety of housing chokes, high quality retail, community facilities as focal points and employment apporturn�%es.,all connected by an attractive, efficient, multimodal transportation center. „Within a TND development, dwellings, shops, and workplaces should generally be located in close: proximity to each other so that ordinary activities should occur w�th�cia walking distance of most dwellings. 2. Generally rectilinear patterns of streets and .blacks. 3. A hierarchy of public and/or, private streets,` with' facilities for autoiotrve vehicles, bicycles and pedestrians. Rs :. 4. Well configured squares, greens, ,;landscaped ,,streets, and ::parks distributed within the Community Center„ ands neighborhoods that ale dedicated �`to collective social activity, recreation, and visual eri�oynent. 5. Civic buildings fox assembly; or for other,civic purposes, that act as landmarks, symbols, and act�v�ty center fox coxnxnunit� identity 6 On'street parkurg and centralized parking facilities to collectively support principal uses zn the Community Cerster. Exisiing environmental features are to be preserved and integrated into the plan of developrzaent. The major land us�s,are to be hnk`ed by way of pedestrian linkages, trails and greenways that tie together the businesses; >residenaes' -and open spaces into accessible patterns of development. The pedestrian - oriented nature oftherclistrict should be emphasized by the building scale and design, building orientation to the sheet, block sizes, pedestrian - oriented uses and pedestrian - friendly streetscapes. District boundaries. Properties that are included within the Traditional Neighborhood Development District {TND) shall be delineated on the Official Zoning Map for Frederick County. This map shall be maintained and updated by the Frederick County Zoning Administrator. Rezoning Procedure and Establishment of District. The process to create a TND District consists of two parts: rezoning the property to TND, and, as a proffered component of the rezoning process, approval of a Master Development Flan and a 1 D12AFT Traditional I�Teighborhood Developaxaent District (TND} August 2009 Design Guidelines Manual. The Master Development Plan shall be in accordance wish article VII of this chapter and section (see below} of this article. The Design Guidelines Manual will govern the site - specific design features associated with the project throughout its development. An area to be rezoned to the Traditional Neighborhood Development District shall contain no fewer than 20 acres and shall be located along an arterial or major collector roadway with capacity to handle the traffic generated, Contiguous additions shall be allowed to an existing TND District if the applicant demonstrates that the addition is integrated with the district that was previously approved. This district must be located in areas within the L7rban Development Area (UDA} served by public water and sewer systems and shall be applicable throughout the UDA, but specifically targeted to designated urban centers:�and neighborhood villages as designated by the Comprehensive Policy Plan. = ���� :�ar�;� t� :�';: Master Development Plan. � ��' � ';:. In addition to the requirements of Article VII o�;lhis °chapter the following items shall be shown in the Master Development Plaza in a map andlox �e�tual form: 1) The Master Development Plaza (MDP) shall: exhibit a compact pattern of development that efficiently facilitates interconnection between the commercial uses, residential uses, and pub�c�o���c /institutic3al uses, which serves to yunify the entire project; �� '�' ��� 2) The primary co ercial land uscs shall, be concentrated along ilae main street of the �; Coanznwuty�� rand at the aor intersectio:�s; �: 3} The maxam�m non residential square f�iotage by use type; ����. �:.� 4 �.he�tnaxamum r; side tal denses grad the maximum number of residential units for )�.o�n�dlvzrt��' sand u' e� tegonand��raaxerl use categories, delineating at least Three 5} ��� The designaiaon��desigin���f ,public and. private roadways including alleys; 6) The "elesgnation of��a residential and non - residential blocks and the uses in each ��. block, �,: 7) Density by block oriel overall density; and 8} Sidewalk and pedestrian path locations. Modifications to lO�Iaster Development. Minor administrative alterations of an approved Master Development Plan may occur in accordance with � 165- 801,08, if the Planning Director concludes, after reviewing the proposed modifications, that `the proposed modifications does not significantly alter the character of land uses, intent of the TND District, or other features or conflict with any conditions placed on the approval of the rezoning. If floe Planning Director determines that a proposed modif cation 2 DRAFT Traditional Neighborhood Development District (TND) August 20i}9 would significaritly alter the approved master development plan or alter the intent of a TND Development, a revised rezoning application for the development must be submitted in accordance with section (Rezoning Procedure and Establishment of District }. Design Guidelines Manual. The Design Guidelines Manual shall address the following components of the built enviroturient within a proposed TND District; - 1} Types of residential structures utilized within the TND project and side and rear setbacks for each structure; _��: 2) The farm, massing, and proportions of 3) Vertical and horizontal separation uses; commercial and residential 4} Architectural standards, as defined, �� ;�, �• ;..,. F:. 5} Front porches for single- family residential irises, �) Materials, colors and textures; 7) Landscape treatments for streets sand park.is�g lots; y P? 8) Sidewalk a*�cl pathway�treatixients and other pedestrian amenities; 9) Preservation of historic sfiruct� -fires, sites, and archeological sites identified by the Virgirzia,Departrx�cnt of �- listoric Resources and those designated by the county; Modi�icat °�c��s to Des =gr � �aidelin��.lVlanual Minor modifications o� �fl onerits 4 -S of tYse Design Guidelines Manual may be :k;, adixiinistrativelyf approved by' e;Planning��7epartment if the Planning Director concludes, after reviewing the proposed modific��ns, that the proposed modifications do not significantly alter the character of lan�i��u�es, int �' � of the TND District, or other features or conflict with any conditions placed on tle� apr.�al of the rezoning. if the Planning Dixectar determines that a proposed modification wou� significantly alter the approved development or alter the intent of :._ _,�; the TND District, a reviseci's rezoning application for the development must be submitted in accordance with section (Rezon -ing Procedure and Establishment of District }. Modifications to components 1 -3 and 9 shall only be permitted though a revised rezoning application. Phasing, The developer /subdivider is permitted to construct the TND project in phases or section as long as: 1) All phases are indicated an the master development plan. 3 DRAFT Traditional Neighborhood Development District ('TND) August 2009 2) Essential streets and entrances to the TND project shall be provided with the initial phase of the development. 3} No mare than 60 percent of residential building permits shall be released until building permits are released and uses are under construction for at least SO percent of the land area designated for non - residential development. The Board of Supervisors may approve alternative phasing at the tinge of rezoning. Permitted Uses. All uses permitted in the TND District are those allowed in:;the following districts subject to other restrictions imposed by this section: �• RP Residential Performance District B 1 Neighborhood Business District B2 Business General District v; Conditional uses are determined solely accordmg��Q the provisions of sectian,y[NE�T SECTION] of this article. Conditional Uses. .. The following uses and associated szgns :are that rt is demonstrated that,.the use can mee�;� Conditional Uses _� Car Washes,> ,; �. l Self service storage facilities , Drive throu�lslDrive -i Gasoline pumps ' '�' -; Outdoor Storage and Display � � `' Cottage Occupations, as v�th any permitted use Modifications to permitted housing types. itional use permit provided Industrial Classification (S €C) 7542 The applicant may request as part of an application for rezoning to the TND District that a modification to the permitted residential housing Types be allowed. The applicant may introduce new housing types as part of the Design Guidelines Manual. The Design Guidelines Manual shall specify the proposed housing types and define all lot requirements, setbacks, off street parking and access. The Board of Supervisors may approve or disapprove such request, in whole or in part, following review by the Planning Commission. DRAFT Traditional Neighborhood Development District (TND) August 2009 Mixture of housing types required. TND projects should incorporate as many categories of residential uses as possible, but at least three separate categories of residential uses shall be provided. Residential categories may include but are not limited to: single family attached, single family detached and multifamily uses. No more than 25% of the area designated for residential uses in the TND project shall consist of single family detached residences. Site Plaza azzd Subdivision Design Plans. Based on the approval of the Rezoning, Master Development Plan and Design Manual for a TND Development, the applicant may file for site plan revrewlapproval or subdivision plan reviewlapproval. `,`' k, �. Developzxzent Standards. A. Minimum Use Percentages. A TND Development shall have���he following minimum percentages of permitted uses. These percentages shall not be mod�f;�d. 1} Commercial Uses. At- least 50% of i�he�E land 'area of the development shall be devoted to commercial ruses,. in areas c1e�r�iated as an Uxbar' Center in the Comprehensive Policy Plan ����ln areas designed ��s a neighborhood village, at least 25% of the land area of the�dstrzct shall be devo�ed,,to commercial uses. Over shop housing shall nat be counted'towards the trunimum commercial percentage required and shall not c ©iir�'a�ainst the residential density of the develorment. 2) Residezz.tzal�Use. At least 10% of the: -land area of'the development shall be devoted to residential des, not �o include aver s�-�op housing. 3) Pulilic /Czu�ic/institutzonal Uses At Ieast 5% of the land area of the development 'shall be deot�ed to Public /CiviclInsttitional uses. A 10% reduction to 40% for the �` mini.mum commercial arrea ..,required shall be permitted for a TND project in an area ��.��:. ��'� designated as ar���rhan center and a 10% reduction to 15% for the minimum comir�ercial area required shal��`be permitted for a TND project in an area designated as a i��ezghborhood v�lalage, ifthe TND project provides publiciciviclinstitutional uses such as but not limited to schools, libraries and fire and rescue facilities, not to ���.�.�. include open<;si7aee 4) Public Parks acid Open Space. At least 20% of the gross land area of the TND development shall be devoted to public parks and/or open space for the common use and enjoyment of residents, visitors and employees within the TND. B. Mix of Uses in Project Design. To achieve the compact design necessary to make the TND fully pedestrian oriented, residential and non - residential land uses must be sufficiently mixed horizontally across the project and vertically within the buildings. Within the Community Core of a TND development a minimum of 20% of the footprint of the ground floor building area shall equate to the minimum square footage of over - shop housing required. The total ground floor area of all commercial buildings shall be 5 DRATT Traditional Neighborhood Development District (TND) August 2009 the combined total ground floor area of all commercial buildings contained within the development ox single MDP, not for each individual building. C. Community Center. TND Districts are required to have a defined community center wiih a main street. A community center of a TND project shall consist of a mix of commercial, residential in the form of ovex shop housing, civic or institutional uses and open space uses. The Community Center of a TND development should be organized so that Community Centex is within approximately ;/4 mile from the residential blocks of the development. D. Over Shop Housing. Within the Comunity Center or �thex mixed use areas, residential uses maybe established on the second or subsequent��ooi= of any camrnercial building in a TND District. E. Common Open Space. A minimum of 85 percent of the residential units within the TND project shall bewithin' /4 mile of anirnpxoved common'open space such as a park or ...� plaza having a minimum area of 20,0}0" square feet that includes, at a minimum, improvements such as benches, activzt� areas, and landscaping No more than 50% of the required open space shall be located in en�ironmen�al features nor areas designated as green infrastructure as identrfi�d by the Compreh��srY��Policy Plan �� m �� b � � �� � � ,% F. Central Plaza or Square. A gfortn�lly desrgned center plaza or square that is located within the Cornnnunity Center sha be pr�v,�ded and s3i� be a minimum of 40,000 square feet in area. Central plazas or squas located ,x� designated neighborhood villages shall be a minimum cf��,000 square feet =in. area �.�lt�laeast one'se of the plaza shall adjoin a ���s �� �� �� ,�� � xoad. The plaza "shall mol�de public; atr�erntzes, such�as, ponds, fountains, public areas, � �i �, �< ���, plant beds, ber�ohes, drinkg founta�ns,�- ci`ock pedestals and the like. Buildings that adjoin the plazasslaal� be a mi?.xmum of tv�o �2) stories. ��� '� x ��� �� G. Bul�ingaEntrances ' � �ll commercial bui��ings shall have direct pedestrian access �a: � � �� , px��rded from'�he�entrance�� the buildi�g;�o the sidewalk on the closest public or private ��, �,,� r�;ght o� waY• � �' � 4 l) Alon�the main stree�;`in the Comix�unity Center the principle building entrance of strucii�e�s.. shall be oriented towards the street or adjacent plazas, greens, parks, ���� squares or pedestrian passageways. � ��� >: 2} Where parking faailfties are provided at the rear of a building, pedestrian access shall be provided from`" the parking facility to the ground floor uses, either through rear building entrances, pedestrian ways along the perimeter of buildings, or by pedestrian throughways which connect the rear parking lots to the sidewalks along the front lot line. Pedestrian throughways may be exterior and located between buildings or may be incorporated into the interior design of a structure. Pedestrian throughways shall be a minimum of 5 feet wide. H. Sidewalks and pedestrian walkways. Continuous sidewalks shall be provided along bath sides of all public and private sireets within a TND district, excluding alleys. Sidewalks located along primary commercial building entrances on the main street of a DRAFT Tradztional Iyeighbarhaad Development I}istrict {TND) August 2009 Community Center utilized for the general public shall be a minimum of ten (10) feet wide. All other sidewalks shall be a Fninimurn of five (5) feet wide. Within the Community Center streetscape elements shall be incorporated throughout the core; elements can include as but are not limited to brick pavers, street furniture axad waste receptacles. 1�. Trails. All plaau�ed bike trails as identified in the Comprehensive Plan shall be provided along any road within a TND district. Trails shall be a minimum of 10 feet wide and have a paved surface. J. Reereatianal Facilities. Qne recreational unit as, outlined in § 165- 402.0$B, or equivalent recreational facility shall be provided for each 30 dwelling units, excluding over shop housing. The facilities shall be in a cailfiguration and location that is easily accessible to the dwelling units that they are de�gzl��cl�to sezve. The design anal amount of facilities shall be approved by the,Planning �ornmission in conjunction with the Director of Planning and the Departm %��i� Parks and Recreation. A recreational unit is designed to meet the recreational need��flf 3 0 dwelling units � The units may be broken into smaller units or added together to m���t�the needs of the plaxaxzed <;cozxununity. �� 1�, Farkyng. A TND project sham have the follo�g parking requirements ;- t... 1� ei�+ �;� 1 } Within the Community e� ter and all nuxet� -use commercial areas, all off - street parking lots are requiredto �e located at the"���ar or side of buildings. When provided alq��g�the side of bu�ldirig a�nrl��ronting o� .the main street, parking areas shall b��� asked afrarr�. any, read n�ht�yaf �wajys byStreetscreen. Streetscreens shoulde consttu�ted of a �aterzal� matc�� the adjacent building far�ade. Parktrig areas should, also be desig��ed to be shared by multiple owners /users. 2�}�,A��parking lot or garage ma }� not ,be adjacent to or opposite major street ���� . >- intersections, �_� �'3) In the mixed -use areas, a commercial use must provide one parking space far �_ � ;every 500 square, feefi of gross building area. ��< �m ': 4) Parking lots or garages within the commercial areas of the TND project shall prov�de� #one bicycle rack place for every ten motor vehicle parking spaces within the Conuiunity Center. 5) Parking lot landscaping shall be required per §165 - 203.01 unless alternative landscaping is specified in the Design Guideline Manuel. 6) Single family residential structures are required to have two off street parking spaces per dwelling unit. Multi - family uses and avex shop hauling must provide one parking space for the first bedroom and O.S parking spaces far each additional bedroom. 7) The Zoning Administrator may allow same variation in the parking standards for required parking as outlined in § 165- 202.01. 7 DRAFT Traditional Neighborhood Development District (TND) August 2009 �,. On- Street parking. Generally on- street parking shall be provided throughout the Community Center of a TND Development. The following shall apply to on- street parking: 1) On- street parking can be counted towards meeting the required parking in this section, provided such parking is located within q-a0 feet of the subject principal use. 2} On- street parking may be angled and shall be inset into the block with street trees, plantings andlor street furniture incorporated between groups of parking spaces. �..3, 3} Private streets internal to a TND Development��rnay be used for on street parr ing as described above when such sheets axe cl�arl� defined and constructed as streets rather than as off street parking lots Stich= �eet�a shall have buildings generally located directly adjacent to and fron�xng`�the private street. e ;�� ��,� _ , M. Property Owners Association. Cartclitions, covenants a�xd, restrictions shall be �, established and recorded in the �'r�g��erick County Land � Records far a TND Development. The conditions, covenants, attd restr�ct�ons shall be rn�effect prior to the ��� .� occupancy of the j�rst use in the TND Development ;;The following shnll;,apply: N. 1) All property owners assacrctxons shall be zn�cgnfarmance with the requirements of X165- .20LII and �' 14� 32 of t�e�C'ode of Ti=ederick County. �� '�� ��. 2) One (l��a"a�r�� only one (�) �rap� ���wner's association with mandatory memb`e.�l p fvr ��each propeer.,ty.����wner fo�� the purpose of enforcing the cnndrtions. covenants, and rest�,,ao n shall be created. y to commercial signage in the TND ��3gns which project from the face of the building shall jest to the following: ;rgn area shall be six (5) square feet on any side of the ii. Distance from the lower edge of the signboard to the ground shall be eight (S) feet ox greater. iii. Height of the top edge of the signboard shall not exceed the height of the wall from which it projects for single story buildings, or the height of the sill or bottom of any second story window for multi- story buildings. DRAFT Traditional Neighborhood Development District (TND) August 2009 iv. Distance froze the building to the signboard shall not exceed six {6} inches. v. Width of the signboard shall not exceed four {4) feet. b) Awning signs. Where awnings are provided over windows or doors, awning signage is permitted with the following provisions: ii. Maximum eight (8) square feet of signage area on an awning. iii. No backlit awnings are allowed. ;�: c) Wall- mounted signs shall be permitted to encompass 1.5 square feet for every 1.0 linear feet of buzlding�front'age,,provided that the total area of the wall- mounted sign does note exceed 15Q square feet. The height of wall- mounted signs shall not emceed 1$ feet above the ground. d) Freestanding business s�g�s shall not exceed 50��',square feet in area. Freestanding business signs sba11 not egged 12 feet�m height. 2} All other signs types shall ?fie regulated li� § J 65- 201.06 of thzs chapter. . �; O. Lighting. �� e... 1) Street lights �11a11 be installed on both; szde� of streets within the Community Center at 80 -100 foot intervals rnea�ured parallel to the street. All other street li htln shall be zn �%zformaxzce'vval § 1�-4 of tlae`Fredexick County Code. g g . ;,v� � � , ,. with § 165- 201.07. A. Size : =1�10 minimum lot�size is B. Resident "i �:ensity. Ma�um gross residential density shall not exceed 8 -units per acre unless addrt�niixal densriy'�redits are purchased from a sending parcel as outlined in 1� �� �� Article III, Tra�sfer,L�evelopmentlzights (TDR) Program. When TDR's are utilized in a TND Develap���zt the maximum gross residential density shall not exceed 24 units per acre. In ro' case shall the residential density in any residential land bay be less than four units per acre. Over the shop housing shall not count towards the maximum gross residential density. C. Dimensional and intensity requirements. The following dimensional and intensity requirements shall be applicable for all development within the TND district: G'1 DRAFT Traditional Neighborhood Development District (TND) Augrist 2009 Requirements Minimum front yard setback on Primary and arterial highways (feet) Minimum front yard setback an Collector or minor streets (feet) Maximum front yard setback on Collector � � �' Side yore Rear yore Minimun Maxiinua Maximur The Zoning Community accommodat Use 1= ,imitations A. Buf e m �� � �> `_. °`� 1 � No loan `from ar `'c1�ser tl 2) TND District 30 No Minimum 25 0.4 20 a... 60 yard setback within the rinking establishments to aced closer than 100 feet zg areas shall be located All parcels within t17.eaTND District which adjoin parcels located outside of the UDA that are utskzed far agricultural activities shall provide the following buffers: �� a. A one- h�tix�cre� afoot buffer adjacent to a parcel whose primary use is agriculture. Agricultura�� land use shall be considered to be any parcel zoned RA {Rural Areas) District whose primary use is not residential. A Twenty -foot landscaped easement, measured from the adjoining property line, shall be provided which contains a single row of evergreen trees on ten -foot centers that are a minimum of four feet at the time of planting. Parking and maneuvering areas may be established within the remainder of the buffer area, provided that all requirements of § 165 - 202.01 are met. 3) Loading areas and refuse collection areas shall be screened or buffered from view of adjoining streets and residential areas. Mechanical equipment, whether on the 10 DRAFT Traditional Neighborhood Develapznent District ('TND) August 2009 ground or the roof of a building shall be screened to v�here rt is not visible from any street. Parking lots shall be landscaped in accordance with § 165 - 202.01 unless alternative landscaping is specified in the Design Guideline Manuel. 4) Buffers and screening between housing types and commercial development internal to the Traditional Neighborhood Design District shall not be required. Zoning district buffers shall not be required along any existing road right -of- -ways which border the development. S) Buffering and screening requirements shall be provided as required in § 165- 203.02 of this chapter for the zoning district that carre�_�nds to the use being buffered and/or screened unless alternative buffer and scr��ning is specified in the Design �. Guideline Manuel. Any residential dwellingy��tz��s located above commercial floor space shall be treated as commercial floox space `so'lely for the purpose of buffers and screening requirements. =��.._ 6) Road efficiency buffers shall be provided as specified in § 1b5- 203.02 of this chapter unless alternative buffering is spectii�ed in the Design Guideline, Manuel. ,.,5,�, , B. Street Trees and Residential - Landscaping � �����' 1) All roads and streets within �a��'ND District sm�all� have campy shade trees (sheet trees) and shall be planted at an average spacing��no� greater than 30 feet on center k�, and no more than 10 feet from riglits� of may. Spades shall be selected from the Frederick Ceount� D District "S'treet Tree_=M °�.n�ual Street frees shall be a minimum �� of three mcb =..caliper at�tkie tune of�lantsng. �. �, : ���z= ` ���,. a. �Uithm the Cozxiixiuriaty Cenfier, stt�eet trees shall consist of a single species with ��h�ade canopies �fa`h�igh�t�� hat, at�ni�.turity, clears at least one story. Street trees �'� sYia11�a1`so be "1iinbed up" so�a� t�,_na %�i3.terfere with pedestrian or autoltruck travel _� ^� � � �� � � T (ininarnum 7 feet cleat over the sidewalk and 14 feet over the travel lanes of the ��= �� sfixeet). � ` _. r�, b ��,n the Comm�.inity Center low metal fencing or railing that is attractive and durable shall be xstalled around the Street Tree pit area to prevent pedestrian damagevo plantin�g�materials. Consistency of fencing design is required within a project °< }��:��: F ;w k; r � , c. Structural Soil "shall be utilized adjacent to all tree pits. Motor Vehicle Access and Circulation. A. Motor Vehicle Circulation. Motor vehicle circulation shall be designed to promote pedestrian circulation and bicycle activity. Streets within the TND shall include traffic calming elements to encourage slaw moving traffic speeds such as queuing streets, traffic circles, parallel and angled on- street parking and medians, as determined by the County Transportation Planner. 11 DRAFT Traditional Neighborhood Development District (TND} August 2009 B. Street Layout. Development in the TND District shall maintain a sheet grid pattern of generally parallel interconnecting streets with no cul -de -sacs except as may be approved during the review of the Master Development Plan due to topographic or site design constraints. Driveways to individual residential lots shall be prohibited clang all roads identified as arterial or collector roadways. C. Street Orientation. The orientation of streets should enhance the visual impact of common open space and prominent buildings, create lots that facilitate passive solar design, and minimize street gradients. D. Private Streets. A partial or complete network of within a TND Development upon approval by the B' rezoning. However roads or sheets depicted on the, shall not be permitted to be private. The locatrc��n�oT a ._.,�. the Master Development Plan and shall meef� =`'the Virginia Department of Transportation for�theprojecte z� GENERAL PROVISIONS, Part 101— General Provisions § 165- 101.02. D ALLEY — A publi abutting residential and pit �hnd street AWNING Also, roof li windows, or BLOCK — A unit of railroad right -of- -way, word ARTY -ate streets may be permitted of Supervisors at the time of iek County Eastern Road Plan vote streets must be shown on dal base requirements of the ONAL USE:PERMITS ianently�rweserved °as a secondary means of access to �,�: ��. also pride delivery access to commercial properties. STA1�DA`RI�S �'�Arch�tectui'al� standards shall include building far�ade tfhmlted�tta `�auild�n��ma'terials��a�d colors), street screens, roof details (form red, projected o� suspended cover over the sidewalk portion of a street. ,, usua��ycanvas or xnetal and often adjustable, placed over the sidewalk, to prove protection from sun and rain. ed by streets or by a combination of streets and public land, or any other barxier to the continuity of development. CIVIC USE — Community uses including: meeting halls, libraries, schools, post off ces (retail operations only); places of worship; museums; cultural, visual and performing art centers; government buildings; and, other uses as determined by the Zoning Administrator. COMMUNITY CENTER — An area of more intense uses consisting of a mix of comxraercial, residential in the form of over shop housing, civic or institutional uses and open space uses. TND developments should be designed so that residential blocks are within approximately r/4 miles from the Community Center. 12 DRAFT Traditional Neighborhood Development District (TND) August 2009 GROUND FLOOR OR GROUND STORY —The first level of a building where at least 80 percent of the finished floor elevation is within 18 inches of the adjacent fronting sidewalk level. NEIGHBORHOOD VILLAGE — Compact centers that focus and complement surrounding neighborhoods; they are walkable and designed at human scale and are supported by existing and planned road networks. OVER SHOP HOUSING — Residential units in upper stories of commercial and office structures. Over shop housing shall not count towards the required density of any development taut shall count towards any minimum FAR. PRINCIPAL ETNRANCE —The main point of access for p��ede'frans into a building. PRINCIPAL USE OR STRUCTURE -The primary�� pr�cian�inant use or structure of any parcel or lot, as distinguished from accessary or secondary uses and;structures. STREETSCREEN — A freestanding wall built along a road, parallel wrth�the facade of a builc�.ing to mask a parking lot from the road. Streetscreens should be between 3p5,�:,.,and 8 feet in height and shall have openings na larger than necessary to allow autcrnobile and pec�es�'ian access. �, �z. STRUCTURAL SOIL — A load-- beairiza�; soil that resists c��npaction to allow for healthier tree root growth. Angular gravel within the soil mix allows air and water to permeate while supporting pavement Ioads. TRADITIONAL NEIL -�iB�l pattern based on the��.a�nd de�c cities of the United Sues and segregated developments. T' lands uses�� defined area. and comm�ia�'.ises "fo e 1oc Nei�hbo'r >l�ood is tvbzcay'erc� as well within URBAN CENTER intensive, walkable around some form proximity to major that .:.,��> 'Y:i'y.'gPZ.. OD A ...c� �, prehens�ve end compact, mixed -use development pment pr�n�cle��iat guided the first settlements, towns and � �` ��: alternati�`v �� ��e typical post -World War II subuxban., use - ,� �a Neighbor, Dods include a variety of housing types and ��,�r�.et��x�of uses Ap��ermits educational facilities, civic buildings, ' wrthin walking c��tan.ce of private residences. A Traditional ��a network of�paths, trails, and streets suitable for pedestrians ,_...,.. sX its with the option of walking, biking ox driving to places Areas large, Than neighborhood villages and are envisioned to be a more ban area ;� a larger commercial core, higher densities, and be designed pu�l�c spice or focal point. Urban Center should be located in close csboxtation infrastructure. 13