Loading...
DRRC 09-30-08 Meeting AgendaCOUNTY of FREDERICK Department of Planning and Development 540/665-5651 MEMORANDUM - - - - FAX: 540/665-6395 To: Development Review and Regulations Subcommittee From: Candice E. Perkins, AICP, Senior Planner Subject: September Meeting and Agenda Date: September 23, 2008 The Frederick County Development Review and Regulations Subcommittee (DRRS) will be meeting on Tuesday, September 30, 2008 at 7:00 p.m. in the first floor conference room (purple room) of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The DRRS will discuss the following agenda items: AGENDA 1) New Traditional Neighborhood Design (TND) District. Discussion on revisions to the Frederick County Zoning Ordinance for a new zoning district to implement the urban center and neighborhood business land use classification of the Comprehensive Policy Plan. 2) Other Please contact this office if you will not be able to attend the meeting. Thank you. Access to this building is limited during the evening hours. Therefore, it will be necessary to enter the building through the rear door of the four-story wing. I would encourage committee members and interested citizens to park in the County parking lot located behind the new addition or in the joint Judicial Center parking lot and follow the sidewalk to the back door of the four-story wing. CEP/bad Attachments 107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000 Item #1: New Traditional Neighborhood Design (TND) District In February of 2007 the Board of Supervisors adopted the Urban Development Area (UDA) Study. Subsequently the first ordinance to implement the UDA Study was adopted in June of 2008. The adopted TNDB (Traditional Neighborhood Design -Business) Overlay District is an overlay that can be utilized on parcels zoned B 1 (Neighborhood Business) or B2 (Business General) that are less than twenty acres. Since the overlay district was adopted, staff has been working on a larger traditional neighborhood ordinance to be utilized on parcels over twenty acres in size. The second ordinance being proposed to implement the UDA Study is a larger districted called the Traditional Neighborhood Design (TND) District. This new TND district (Attachment #1) would be applicable to parcels located in the Urban Development Area (UDA) served by public water and sewer systems. However, this district is specifically targeted to designated 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 quality architecture and urban design Smart transportation Community focal points Mix and diversity of housing opportunities Walkability Traditional neighborhood structure Sustainability and environmental quality Integrated community facilities Enhanced design and planning 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 the buildings; • Over shop housing required; • Separate parking requirements; • Greater variety of allowed sign types; • Minimum FAR and higher building heights; and 2 • Street circulation and layout requirements. Input is sought from the MRS on this draft ordinance. Attachments: 1. Proposed TND District Requirements and Definitions. DRAFT Traditional Neighborhood Development District (TND) September 2008 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 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 district include: 1. Nonresidential uses, civic uses and open spaces mixed with diverse residential land uses. The TND should feature a variety of housing choices, high quality retail, community facilities as focal points and employment opportunities all connected by a connected by an attractive, efficient, multimodal transportation center. Dwellings, shops, and workplaces generally located in close proximity to each other. 2. Generally rectilinear patterns of streets and blocks. 3. A hierarchy of public and/or private streets, with facilities for automotive vehicles, public transit, bicycles and pedestrians. 4. Well configured squares, greens, landscaped streets, and parks woven into the pattern of the town center and dedicated to collective social activity, recreation, and visual enjoyment. 5. Civic buildings for assembly, or for other civic purposes, that act as landmarks, symbols, and activity center for community identity. 6. On -street parking and centralized parking facilities to collectively support principle uses in the Community Center. Existing environmental features are to be preserved and integrated into the plan of development. The major land uses are to be linked by way of pedestrian linkages, trails and greenways that tie together the businesses, residences and open spaces into accessible patterns of development. The pedestrian -oriented nature of the district should be emphasized by the building scale and design, building orientation to the street, 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 Plan and a Design Guidelines Manuel. The Master Development Plan shall be in accordance with article DRAFT Traditional Neighborhood Development District (,TND) September 2008 XVIII of this chapter and section (see below) of this section. The Design Guidelines Manuel will govern the site-specific design features associated with the project throughout its development. The Traditional Neighborhood Development District shall contain no fewer than 20 acres and shall be located along a major arterial or major collector roadway with capacity to handle the traffic generated. Contiguous additions of a minimum of five (5) acres 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 Urban 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. Master Development Plan. In addition to the requirements of Article XVIII of this chapter the following items shall be shown in the Master Development Plan in a map and/or textual form. 1) The Master Development Plan (MDP) shall exhibit a compact pattern of development that efficiently facilitates interconnection between the commercial uses, residential uses, and public/civic/institutional uses, which serves to unify the entire project; 2) The primary commercial land uses shall be concentrated at the major intersections depicted on the MDP; 3) The maximum non-residential square footage by use type and function; 4) The maximum residential densities and the maximum number of residential units for individual land use categories and mixed use categories, delineating at least two housing types; 5) The designation and design of public and private roadways including alleys; 6) The designation of all residential and not -residential blocks and the maximum height in each block. 7) Density by block and overall density; 8) Sidewalk and pedestrian path locations; Design Guidelines Manuel. The Design Guidelines Manuel shall address the following components of the built environment 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 form, massing, and proportions of structures; DRAFT Traditional Neighborhood Development District (TND) September 2008 3) Vertical separation between streets and single-family residential uses; 4) Architectural styles; 5) Front porches for single-family residential uses; 6) Materials, colors and textures; 7) Roof form and pitch; 8) Architectural elements and ornamentation; 9) Fagade treatments, including windows and door openings; 10) Landscape treatments; 11) Sidewalk and pathway treatments and other pedestrian amenities; 12) Preservation of historic structures, sites, and archeological sites identified by the Virginia Department of Historic Resources and those designated by the county; 13) Signage. Phasing. The developer/subdivider is permitted to construct the TND project in phases or section as long as: 1) All phases are indicated on the master development plan. 2) Essential streets and entrances to the TND project shall be provided with the initial phase of the development. 3) No more than 60 percent of residential building permits shall be released until building permits are leased and uses are under construction for at least 50 percent of the land area designated for non-residential development. The Board of Supervisors may approve alternative phasing at the time 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 BI Neighborhood Business District B2 Business General District Conditional Uses. Uses and associated signs only permitted with a conditional use permit shall be as follows: DRAFT Traditional Neighborhood Development District ('TND) September 2008 Conditional Uses Car Washes Self-service storage facilities Standard Industrial Classification (SIC) Drive throughs/Drive-in lanes associated with any permitted use Outdoor storage or display of any products or material Modifications to permitted housing types. 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 Manuel. The Design Guidelines Manuel shall specify the proposed housing types and define all lot requirements and setbacks. The Board of Supervisors may approve or disapprove such request, in whole or in part, following review by the Planning Commission. 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 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 residences. Site Plan and Subdivision Design Plans. Based on the approval of the Rezoning, Master Development Plan and Design Manuel for a TND Development, the applicant may file for site plan review/approval or subdivision plan review/approval. Development Standards. A. Minimum Use Percentages. A TND Development shall have the following minimum percentages of permitted uses. These percentages shall not be modified. 1) Commercial Uses. At least 50% of the land area of the district shall be devoted to commercial uses in areas designated as an Urban Center in the Comprehensive Policy Plan. In areas designed as a neighborhood village, at least 25% of the land area of the district shall be devoted to commercial uses. Over the shop housing shall not be counted towards the minimum commercial percentage required. 2) Residential Use. At least 10% of the land area of the district shall be devoted to residential uses. DRAFT Traditional Neighborhood Development District (TND) September 2008 3) Public/Civic/Institutional Uses. At least 5% of the land area of the district shall be devoted to Public/Civic/Institutional uses. A 10% reduction for the minimum commercial area shall be permitted in TND projects that provide public/civic/institutional uses such as but not limited to schools, libraries and fire and rescue facilities. 4) Public Parks and Open Space. At least 20% of the land area of the district shall be devoted to public parks and/or open space. 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. At least 40% of the total square footage of ground floor non-residential development shall have over shop housing. C. Commercial Uses. Except as may be approved at time of zoning or for government buildings, no individual building shall exceed 10,000 square feet in ground floor area until buildings are under construction for the minimum percentage of ground floor building square footage with over shop housing. For each story of over shop housing, the 10,000 square foot area limit may be increased by -right by 50% above the base limit. Once building construction has started for the minimum area of buildings with over shop housing, individual buildings may increase in ground floor area to a maximum of 30,000 square feet. D. Community Center. TND Districts are required to have a defined community center. A community center of a TND project shall consist of a mix of commercial, residential, civic or institutional uses and open space uses. The TND project dimensions should be organized so that residential blocks are within approximately 1/4 mile from the Community Center. Within the Community Center the only residential use permitted shall be over shop housing. E. Common Open Space. At least 20 percent of the gross acreage of the entire TND project shall consist of common open space for the common use and enjoyment of residents, visitors and employees within the TND and shall be clearly delineated in the Master Development Plan. A minimum of 85 percent of the residential units within the TND project shall be within 1/4 mile of an improved common open space such as a park or plaza having a minimum area of 20,000 square feet that includes, at a minimum, improvements such as benches, activity areas, and landscaping. No more than 50% of the required open space shall be located in environmental features or areas designated as green infrastructure. F. Central Plaza or Square. A formally designed center plaza or square that is located within the Community Center shall be provided and shall be a minimum of 40,000 square feet in area. Central plazas or squares located in designated neighborhood villages shall be a minimum of 20,000 square feet in area. At least one side of the plaza shall adjoin a road. The plaza shall include public amenities, such as ponds, fountains, public areas, plant beds, benches, drinking fountains, clock pedestals and the like. Buildings that adjoin the plaza shall be a minimum of two (2) stories. DRAFT Traditional Neighborhood Development District (TND) September 2008 G. Principal Building Entrance. The principal entrance of buildings located in the commercial areas of the development shall be oriented towards the street or adjacent plazas, greens, parks, squares or pedestrian passageways. H. Sidewalks and pedestrian walkways. Continuous sidewalks shall be provided along both sides of all streets within the district excluding alleys. Sidewalks located along primary commercial building entrances utilized for the general public shall be a minimum of ten (10) feet wide. All other sidewalks shall be a minimum of five (5) feet wide. I. Trails. All planned bike trails as identified in the Comprehensive Plan shall be provided along any road within the district. Trails shall be a minimum of 10 feet wide and have a paved surface. J. Recreational Facilities. One recreational unit or equivalent recreational facility shall be provided for each 30 dwelling units, excluding over the shop housing. The facilities shall be in a configuration and location that is easily accessible to the dwelling units that they are designed to serve. The design and amount of facilities shall be approved by the Planning Commission in conjunction with the Director of Planning and the Department of Parks and Recreation. A recreational unit is designed to meet the recreational needs of 30 dwelling units. The units may be broken into smaller units or added together to meet the needs of the planned community. K. Parking. A TND project shall have the following parking requirements: 1) Within the Community Center and all mixed use commercial areas, all parking lots are required to be located at the rear or side of a building. 2) A parking lot or garage may not be adjacent to or opposite a street intersections. 3) In the mixed-use areas, a commercial use must provide one parking space for every 500 square feet of gross building area. 4) Parking lots or garages within the commercial areas of the TND project must provide not less than one bicycle parking space for every ten motor vehicle parking spaces. 5) Parking lot landscaping shall be required per §165-27. 6) Single family residential structures are required to have two off street parking spaces per dwelling unit. Multi -family uses must provide one parking space for every dwelling unit and 0.5 parking spaces for each additional bedroom. 7) The Zoning Administrator may allow some variation in the standards for required parking based on detailed parking demand studies provided by the applicant. Such studies should be based on an accurate analysis of the parking demands of actual similar uses. L. On -Street parking. On -street parking can be counted towards meeting the required parking required in this section, provided such parking is located within 400 feet of the subject principal use. DRAFT Traditional Neighborhood Development District (TND) September 2008 M. Property Owners Association. All phases of the TND project shall be included under a single property association according to the requirements of this chapter. N. Signage. 1) The following requirements shall apply to commercial signage in the TND district: a) Projecting signs. Signs which project from the face of the building shall be permitted subject to the following: i. Maximum sign area shall be six (6) square feet on any side of the building. ii. Distance from the lower edge of the signboard to the ground shall be eight (8) feet or 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. iv. Distance from the building to the signboard shall not exceed six (6) inches. v. Width of the signboard shall not exceed three (3) 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 building frontage, provided that the total area of the wall -mounted sign does not exceed 150 square feet. Wall -mounted signs shall not exceed 18 feet in height. d) Freestanding business signs shall not exceed 50 square feet in area. Freestanding business signs shall not exceed 12 feet in height. 2) All other signs regulations shall be as required in § 165-30 of this chapter. General regulations. A. Size. No minimum lot size is required. DRAFT Traditional Neighborhood Development District (TND) September 2008 B. Residential density. Maximum gross residential density shall be 16 units per acre. In no 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: TND District Requiremcnts Minimum front yard setback on 30 Primary and arterial highways (feet) Minimum front yard setback on No Minimum Collector or minor streets (feet) Maximum front yard setback on 25 Collector or minor (local) streets (feet) Side yard setbacks (feet) Rear yard setbacks (feet) _ Minimum Floor area to lot area ratio (FAR) 0.4 Maximum Floor area to lot area ratio (FAR) 2.0 Building Height (Feet) 60 Use Limitations B. Buffering and Screening. 1) No loading areas or refuge collections areas shall be located closer than 100 feet from an agricultural district or a residential district. No parking areas shall be located closer than 50 feet to an agricultural district or a residential district. 2) Loading areas and refuge collection areas shall be landscaped, screened and buffered from view as seen from adjoining streets and residential areas. Parking lots shall be landscaped in accordance with §165-27. 3) Buffers and screening between housing types internal to the Traditional Neighborhood Design District shall not be required. 4) Buffers and screening requirements shall be provided as required in §165-37 of this chapter for the underlying zoning district. Any residential dwelling units located above commercial floor space shall be treated as commercial floor space solely for DRAFT 'Traditional Neighborhood Development District (TND) September 2008 the purpose of buffers and screening requirements. Zoning district buffers shall not be required along any existing road right-of-ways which border the development. 5) Road efficiency buffers shall be provided accordingly as specified in §165-37 of this chapter. C. Street Trees and Residential Landscaping. 1) One street tree shall be provided for every 30 feet of street frontage. Street trees shall be planted no more than 10 feet from rights of way. Acceptable trees shall be based on the list of street trees include in § 165-36B of this chapter. Street trees shall be a minimum of three inch caliper at the time of planting. 2) Landscaping on residential lots, excluding over shop housing, shall conform with § 165-36. 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 slow moving traffic speeds such as "queuing streets", curb extensions, traffic circles, parallel and angled on -street parking and medians, as determined by the County Transportation Planner. B. Street Layout. Development in the TND District shall maintain a street 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 along 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. ARTICLE XXII Definitions §165-156. Definitions and word usage. [Amended 11-13-1991] Alley — a public or private way permanently reserved as a secondary means of access to abutting residential property. Alleys may also provide delivery access to commercial properties. Block — a unit of land bounded by streets or by a combination of streets and public land, railroad right-of-way, waterways, or any other barrier to the continuity of development. 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. DRAFT Traditional Neighborhood Development District (TND) September 2008 .� W - A Over shop housing — Residential units in upper stories of commercial and office structures. Traditional Neighborhood — a compact, mixed-use neighborhood where resident, commercial and civic buildings are within close proximity to each other. Urban Center — Areas larger than neighborhood villages and are envisioned to be a more intensive, walkable urban area with a larger commercial core, higher densities, and be designed around some form of public space or focal point. Urban Center should be located in close proximity to major transportation infrastructure.