Sec. 35.1-43.11. Traditional neighborhood development application and review.
Traditional neighborhood developments are permitted only by conditional use permit as stated in Sec. 35.1-43.6(b) of this ordinance. Submission requirements and application review procedures are provided as follows:
(a) Submission requirements. An application for a TND shall include the following:
(1) A traditional neighborhood development plan prepared by a certified Virginia architect, landscape architect, or engineer with seal and signature affixed to the plan. The plan shall be drawn to scale, though it need not be to the precision of a finished engineered drawing. The plan shall be drawn to demonstrate how the project will be designed to meet TND objectives as outlined in Sec. 35.1-43.5(b). It shall clearly show the following information:
a. A vicinity map at a scale of no less than 1"=2000' showing the location of the property with regard to major roads, jurisdictional boundaries, and landmarks.
b. Surveyed boundary of the site proposed for the TND.
c. Site topography, at a contour interval of not more than five (5) feet, and other natural features including perennial streams, one hundred (100)-year floodplains, wooded areas.
d. Lotting patterns, streets, existing uses, and zoning of adjacent lands within at least three hundred (300) feet of the site property boundary.
e. Existing rights-of-way and easements, whether public or private.
f. The general alignments of all proposed streets and alleys and transit facilities, as proposed, and their connections with such facilities in adjacent areas.
g. The general location of proposed land uses within the blocks created by the public streets. Lands uses may be identified as single land uses or mixes of land uses within the blocks. For some blocks, alternative land uses may be identified. For example, a block may be designated as either multi-family or civic use.
h. The following general areas shall also be identified on the plan:
1. the center of the TND (designated by a cross symbol (+)).
2. the core area (designated by a "C")
3. the transitional areas between the core area and neighborhood edge areas (designated by a "T")
4. the neighborhood edge areas (designated by a "E")
5. satellite areas (designated by a "S")
i. The locations of proposed parks, squares, common open spaces, and civic use sites.
j. Stormwater management areas and principal connections to public water and sewer facilities.
k. A tabulation of the proposed program of development by general area outlined in h. above and in total providing:
1. minimum and maximum dwelling units by residential type
2. minimum and maximum non-residential square footages by use type (commercial, industrial, etc.)
3. calculations of percentages of land area covered by the various land uses to show compliance with Section 35.1-43.7 of this code. The percentages may be displayed as ranges, rather than exact numbers, as long as compliance with Sec. 35.1-43.7 of the city code is shown.
l. Signatures of the owners of all property included in the TND or of the property owners’ authorized agent with the power of attorney to sign the application.
(2) A set of written and illustrated design guidelines that shall include dimensional and qualitative specifications for the following:
a. Building height, setback, and bulk standards by land use type and general area outlined in h. above.
b. Illustrations of proposed TND blocks showing potential mixes of uses and illustrative building, parking, and alley layouts. Examples of the type of illustrations required are retained by the city planner.
c. Descriptions and illustrations of screening/buffering/transitions to be provided between residential and commercial/service/industrial uses.
d. Standards for the landscaping and lighting of streets and off-street parking and loading areas and for screening of views of off-street parking and loading areas from public streets.
e. Architectural guidelines for all building types; such guidelines need not set specific floor plans or elevations, but shall describe in general the style and materials of buildings.
(3) A written description of how the proposed plan and design guidelines for the TND meet the objectives outlined in Sec. 35.1-43.5(b).
(4) A statement regarding the timing of construction of common or public facilities.
(5) A general statement as to how parks, squares, common open spaces and common facilities are to be owned and maintained, and in particular which are to be public and dedicated to the city and which are to be private and maintained by a property owners association.
(b) Application review procedures.
A flow chart illustrating the TND application review process is retained by the city planner.
(1) Preapplication conference. The applicant shall meet with the staff of the planning division to review the TND regulations and to discuss the proposed plans of the applicant.
(2) Application submission and certification. The city planner shall review all application materials submitted by the applicant for completeness. Upon determination that the application is complete, the city planner shall notify the applicant and transmit the application to the technical review committee and the design review board.
(3) Review of the application by the technical review committee and the design review board.
a. The technical review committee shall consider the project’s compliance with city codes and regulations and the ability of the city to provide services to the TND.
b. The design review board:
1. shall review the TND application, including the TND plan and design guidelines regarding their achievement of the objectives of traditional neighborhood development as outlined in Sec. 35.1-43.5(b);
2. shall consider the aesthetic and architectural relationships with the surrounding area; and
3. shall also comment on any proposed waiver of the minimum TND size requirement as permitted in Sec. 35.1-43.6(a).
c. The applicant shall attend meetings of both the technical review committee and the design review board.
d. Within thirty (30) days of referral, the technical review committee and the design review board shall forward their comments on the TND application to the city planner.
(4) Review of and decision on the TND application by the planning commission and city council.
a. Upon receipt of comments from the technical review committee and the design review board, the city planner shall set a date for a public hearing by the planning commission for the application. The city planner shall follow the procedures established for amendments to the zoning ordinance and official zoning map in Sec. 35.1-17(b), including the provision of a sign and notice to surrounding property owners.
b. After reviewing the TND application and holding its public hearing, the planning commission shall make its recommendation to the city council.
c. Upon receipt of a recommendation from the planning commission, the city council shall conduct its public hearing on the application. City council, in order to achieve the objectives of this section, may attach to its zoning resolution any additional conditions or requirements for the applicant to meet. (Ord. No. O-98-013, 2-10-98)
Last updated date: 10/23/2006 4:15:21 PM