Sec. 35.1-43.5. Traditional neighborhood developments.
(a) Intent. It is the intent of the traditional neighborhood development (TND) section to provide opportunities for the creation of new neighborhoods designed along the traditions of small town and urban neighborhood development prevalent in the United States from colonial times until the 1940's. These design traditions created communities that fostered strong connections between people as they lived, worked, shopped, learned, recreated, and worshiped. Because TNDs are tightly knit and incorporate an integrated mix of uses, they do not meet the development standards of the city’s existing zones. Therefore, this TND section is provided to offer a flexible set of land use and design regulations based on performance standards that will allow traditional neighborhood development subject to site-specific city review. Where TNDs are deemed appropriate by the city council, all dimensional specifications, setback, buffering, and landscaping requirements, and location of parking facilities and recreation facilities prescribed elsewhere in this ordinance are herein replaced by an approval process in which the approved TND plan and design guidelines become the basis for continuing land use controls.
(b) Objectives. In order to carry out the intent of this section, a TND shall achieve the following objectives:
(1) the design of the neighborhood allows residents to work, shop, and carry out many of life’s other activities within the neighborhood.
(2) a mix of land uses is provided. The proximity of uses allows residents to walk, ride a bicycle, or take transit for many trips between home, work, shopping, and school.
(3) a variety of housing types is provided at a range of densities, types (multi-family, townhouse, and single-family), and costs. Neighborhoods are heterogeneous mixes of residences in close proximity to commercial and employment uses.
(4) the neighborhood includes a retail, office, employment, and/or entertainment core to provide economic and social vitality and a major focus and meeting place in the community.
(5) the circulation system serves many modes of transportation and provides choices for alternative transportation routes. Streets, alleys, and pedestrian and bike paths connect to the surrounding area to the extent possible. Streets and alleys generally follow a grid pattern to provide these route choices and connections. Traffic calming techniques may be used to reduce vehicle speed and increase pedestrian and bicycle safety.
(6) the overall intensity of development is designed to be high enough to support transit service.
(7) a system of parks, open spaces, civic, public, and institutional uses is included to create a high quality of life and civic identity for the community.
(8) the cluster concept is embraced so as to concentrate development in environmentally suitable areas and to preserve and protect important environmental and cultural resources.
Drawings illustrating some of the concepts of a TND are retained by the city planner.
(c) Definitions. For purposes of this section, the following special definitions are provided:
(1) Alley: A public or private right-of-way, not less than twenty (20) feet nor more than twenty-eight (28) feet in width, that provides secondary and/or service access for vehicles to the side or rear of abutting properties having principal frontage on another street.
(2) Center of the traditional neighborhood development: The center point of the neighborhood from which walking distances are measured. This point need not be located at the exact geographic center of the neighborhood, but should be centrally located.
(3) Core area: The area immediately around the center of the TND where retail, office, employment, and/or entertainment uses are concentrated to provide economic and social vitality and a major focus and meeting place in the community. The core may also include high density residential uses. The core area shall be located within 1/4 mile of the center of the TND.
(4) Edge area: The area(s) located farthest from the center and core area of the TND. Edge areas contain the lowest density uses of the neighborhood. Some TNDs, especially those that are to be developed on infill parcels within existing neighborhoods, may not contain any edge areas.
(5) Floorplate: The horizontal land area occupied by a building at finished grade including projections and overhangs.
(6) Net development area: The total area of land in the TND designated for residential, commercial/service, restricted industrial, civic, or open space uses, including alleys, but not including public streets.
(7) Open space, common: Land held in common by a property owners association for both active and passive recreational use. Such land shall contain at least fifty percent (50%) green area, either landscaped or naturally vegetated, that is not used for recreational buildings, parking, or paved areas. Common open space land shall be open for use by all members of the property owners association.
(8) Park: Public land for both active and passive recreational use. Parks may contain landscaped or naturally vegetated areas, recreational buildings and facilities, and parking.
(9) Satellite area: A pocket of higher intensity uses that is not within one-quarter (1/4) mile of the center of the TND and is not part of the core area.
(10) Square: Land open to the general public for passive recreational use that contains paved pedestrian plazas, lawns, shade trees, and/or landscape plants. Paved pedestrian plazas may cover up to ninety percent (90%) of the square. Squares may be publicly owned or owned in common by a property owners association. Squares are not required to be square in shape.
(11) Transitional area: The area(s) of the TND adjacent to the core area that provide a transition of development intensity between the core and the edge areas. Most of the transitional area shall be located within one-quarter (1/4) mile of the center of the TND so as to promote walking between this predominately residential area and the core commercial areas.
(Ord. No. O-98-013, 2-10-98)
Last updated date: 10/23/2006 4:15:21 PM