A.
Purpose. The purpose of the TND Zone is to allow development consistent
with design principles of a traditional neighborhood. A traditional
neighborhood is compact; is designed for the human and pedestrian
scale; provides a mix of uses, including residential, commercial,
civic, and open space uses in close proximity to each another in the
neighborhood; is architecturally integrated; provides a mix of housing
styles, types and sizes to accommodate a variety of households; is
integrated into the surrounding communities; incorporates interconnected
streets with sidewalks and paths that offer multiple routes for motorists,
pedestrians and bicyclists; provides for the connections of those
streets to existing and future developments; and incorporates and
enhances significant environmental features into the design.
B.
Minimum criteria.
(1)
TND shall only be permitted on parcels of 25 acres or greater.
Parcels less than the minimum acreage may be developed as TND if they
are contiguous to an existing TND zoned area and development on said
parcels or tracts can be harmoniously integrated consistent with the
requirements and purposes of this zone.
(2)
The TND Zone shall have access to an existing or planned arterial
or collector road.
(3)
The TND Zone shall be served by adequate existing or planned
infrastructure.
(4)
No land shall be classified as a TND Zone unless it is so designated
in the City Comprehensive Land Use Plan.
C.
Review procedures and guidelines.
(2)
The requirements of this article apply to all proposed development within the TND Zone. The Planning Commission may approve variations to the standards in this article as deemed appropriate, provided that the Planning Commission finds that the variations will still produce a development that complies with the intent of this zone, Chapter 357, Standard Specifications for Utility Construction Projects and Subdivision Pavement Design, and the Comprehensive Land Use Plan.
(3)
When the provisions of these regulations conflict with other
standards found in the Code of the City of Harrington, the more restrictive
regulation shall apply.
A.
Permitted uses. Permitted uses shall be as follows:
(1)
Single-family detached dwellings.
(2)
Cottage dwellings.
(3)
Duplex dwellings.
(4)
Townhouses.
(5)
Multifamily dwellings.
(6)
Uses in the C-1 and C-2 Zones.
(7)
Residential above retail, restaurants, and service uses.
(8)
Office units located on upper floors above commercial uses.
(9)
Public and private noncommercial parks and recreation areas,
including clubs, parks, and swimming pools.
B.
Accessory uses permitted in the R-1 Zone.
A.
Density and dimensional standards.
(1)
Number of dwelling units permitted. The number of residential
dwelling units and the amount of nonresidential development (excluding
open spaces) shall be determined as follows:
(a)
The maximum number of single-family, duplex, and townhouse units
permitted shall not exceed eight dwelling units per net acre.
(b)
The maximum number of multifamily units shall not exceed 12
dwelling units per net acre.
(c)
Dwelling units constructed above retail and service uses shall
be permissible in addition to the number of dwelling units authorized
under this section. However, the total number of dwelling units constructed
above retail and service uses shall not be more than 10% of the total
number of single-family attached and detached units.
(2)
The gross ground floor area of nonresidential development uses
shall not exceed 10% of the traditional neighborhood development gross
area.
(3)
Nonresidential buildings shall be of similar scale and massing
as residential structures and shall not exceed 2,500 square feet of
ground floor area for each retail or service business. The scale and
massing variations of any nonresidential building permitted shall
be reviewed and approved by the Planning Commission on a case-by-case
basis.
(5)
Development standards for duplex dwellings and townhouses shall
be as regulated in the R-2 and R-3 Zones, respectively.
B.
Design requirements.
(1)
General design requirements.
(a)
At least 75% of residential structures shall be within 1/4 mile
radius from existing or proposed retail, institutional, and open space
areas; reviewed and approved by the Planning Commission on a case-by-case
basis.
(b)
A mix of residential dwelling types is required within a TND;
however, not less than 50% of the total dwelling units must be single-family
detached dwellings. No more than 50% of the single-family detached
dwellings provided shall be cottage dwellings.
(c)
A minimum of at least three of the following permitted housing
types must be provided: single-family, duplex, townhouse, and multifamily
dwellings.
(2)
Lot and block standards and alley design.
(a)
All lots shall have frontage on a street or square. All buildings,
except accessory structures, shall have their main entrance onto a
street or square.
(b)
Nonresidential and mixed-use buildings shall abut sidewalks.
(c)
Lot and building widths shall create a relatively symmetrical
street cross section that reinforces the public space of the street
as a simple, unified public space.
(d)
Street layouts shall provide for perimeter blocks that are generally
in the range of 180 to 300 feet deep by 400 to 600 feet long.
(e)
A variety of lot sizes shall be provided to facilitate housing
diversity and choice and meet the projected requirements of people
with different housing needs.
(f)
Alley design.
[1]
Public alleys shall be platted with a twenty-foot to twenty-two-foot
right-of-way and a twelve-foot to sixteen-foot pavement width for
residential areas and a twenty-two-foot right-of-way and pavement
width for nonresidential areas.
[2]
When utilities are located within or adjacent to alleys, an
adjacent five-foot width access and utility easement shall be provided
on both sides of the alley right-of-way or easement.
[3]
Additional pavement at alley and street intersections will be necessary to facilitate turns. See § 440-128B(4)(a), Corner radii.
[4]
Parking in alleys is not permitted.
[5]
Alleys shall be paved per Chapter 357, Standard Specifications for Utility Construction Projects and Subdivision Pavement Design.
[6]
Sidewalks, curb and gutters, and planting strips are not required
for alleys.
(3)
Circulation standards. The circulation system shall provide
adequate traffic capacity, provide connected pedestrian and bicycle
routes, control but not prohibit through traffic, limit lot access
to streets of lower traffic volumes, provide secondary access to parking
and service areas with alleys, and promote safe and efficient mobility
through the Traditional Neighborhood Development.
(a)
Pedestrian circulation. Convenient pedestrian circulation systems that minimize pedestrian-motor vehicle conflicts shall be provided continuously throughout the Traditional Neighborhood Development Zone. Where feasible, any existing pedestrian routes through the site shall be preserved, extended and enhanced. All streets, except for alleys, shall be bordered by sidewalks on both sides in accordance with Chapter 357, Standard Specifications for Utility Construction Projects and Subdivision Pavement Design, and Chapter 370, Subdivision of Land.
(b)
Motor vehicle circulation.
[1]
Motor vehicle circulation shall be designed to minimize conflicts
with pedestrians and bicycles. Traffic calming features such as "queuing
streets," curb extensions, traffic circles, and medians may be used
to encourage slow traffic speeds.
[2]
A street hierarchy shall be established for the TND development and shall be indicated on the concept plan. Each street shall be classified and designed according to Chapter 357, Standard Specifications for Utility Construction Projects and Subdivision Pavement Design.
[3]
The use of alleys is required. The Planning Commission may waive
the alley requirement for single-family homes for good cause. Alleys
provide secondary access to residential properties where street frontages
are narrow, where the street is designed with a narrow width to provide
limited on-street parking, or where alley access development is desired
to increase residential densities. Alleys may also provide delivery
access or alternate parking access to nonresidential properties.
[4]
Private streets in a TND shall be prohibited.
[5]
For any street in a TND, alternative right-of-way and pavement widths from that required by Chapter 357, Standard Specifications for Utility Construction Projects and Subdivision Pavement Design, and Chapter 370, Subdivision of Land, may be approved by the Planning Commission with approval by the City Council.
(4)
Street layout standards. The TND should extend the existing
street grid, where present, and restore any disrupted street grid
where feasible. In addition:
(a)
Corner radii. The roadway edge at street intersections shall
be rounded by a tangential arc with a maximum radius of 15 feet for
secondary streets and 20 feet for intersections involving collector
streets. The intersection of a local street and an access lane or
alley shall be rounded by a tangential arc with a maximum radius of
10 feet.
(b)
Curb cuts for driveways to individual residential lots shall
be discouraged along collector streets. Curb cuts shall be limited
to intersections with other streets or access drives to parking lots
for commercial, civic, or multifamily residential uses.
(c)
The orientation of streets should enhance the visual impact
of common open spaces and prominent buildings, create lots that facilitate
passive solar design, and minimize street gradients. All streets shall
terminate at other streets or at public land, except secondary streets
may terminate in stub streets when such streets act as connections
to future phases of the development. Secondary streets may terminate
other than at other streets or public land when there is a connection
to the pedestrian and bicycle path network at the terminus.
(d)
Secondary streets shall not end in a cul-de-sac unless existing
natural constraints make it necessary.
(5)
Parking. Off-street parking lots in a TND shall comply with the Article XV, Parking and Access. In addition:
(a)
A parking area may not be adjacent to or opposite a street intersection.
(b)
The maximum number of parking spaces provided shall not exceed the minimum number required by more than 10%. Reduction of parking areas and the use of shared parking facilities, as set forth in § 440-215, Joint use, shared facilities, and satellite parking, is encouraged.
(c)
Parking areas for townhouses, multifamily dwellings, mixed-use buildings, and nonresidential buildings shall be located at the rear or side of a building. If located at the side, screening shall be provided as specified in Article XV, Parking and Access.
(d)
Parking areas shall be accessed by alley or rear lane, where
feasible.
(e)
The vehicular entrance of a parking area from a public street
shall be no wider than 30 feet.
(f)
Parking areas shall have direct pedestrian connection to the
building entry points, especially if the parking is located along
the side and/or behind the buildings. Designated pedestrian access
shall be provided from all parking lots to the public sidewalk and
primary building entrances.
(g)
Parking areas shall not include dead-end aisles.
(h)
Parking areas shall be separated from buildings by a landscaped
strip whenever possible or a raised concrete walkway or pedestrian
plaza.
(i)
Parking lot screening and landscaping standards shall be provided in accordance with Article XV, Parking and Access.
(k)
Curb extensions at intersections in mixed-use and nonresidential
areas are required when on-street parking is provided.
(l)
Parking areas with 25 or more spaces should be designed with
a series of smaller parking fields. Smaller parking fields can be
incorporated by physically separating parking areas with buildings
and plazas, and may also be delineated with an on-site circulation
system that utilizes uninterrupted drive aisles, landscape islands
and planters, pedestrian walkways, or any combination thereof.
(m)
Avoid aligning all travel lanes in parking lots in long, straight
configurations. The maximum length of any row of parking shall be
10 parking spaces.
(n)
Provide cross-access easements between adjacent lots to facilitate
the flow of traffic.
(6)
Building location and orientation.
(a)
The front facade of the principal building shall face a public
street or square.
(b)
The front facade of any building shall not be oriented to face
directly toward a parking lot.
(c)
Mixed-use and nonresidential development:
[1]
Multiple buildings in a single project shall create a positive
functional relationship to each another. Where possible, multiple
buildings shall be clustered to achieve a "village" scale. This creates
opportunities for plazas and pedestrian areas while preventing long
"barracks-like" rows of buildings. When clustering is impractical,
a visual link shall be established between buildings with the use
of an arcade system, trellis, colonnade, covered walkways, landscaping,
enhanced paving, building articulation and detailing, or similar features.
[2]
Orienting buildings closer to the street to screen parking in
the interior of the site and provide strong pedestrian connections
to buildings is encouraged where appropriate (e.g., does not negatively
impact any abutting residential areas).
C.
Architectural standards. A variety of architectural features and
building materials is encouraged to give each building or group of
buildings a distinct character.
(1)
Entries, facades, scale, and form.
(a)
The architectural features, materials, and the articulation
of a facade of a building shall be continued on all sides visible
from a public street or square.
(b)
Porches, pent roofs, roof overhangs, hooded front doors, or
other similar architectural elements shall define the front entrance
to all residences.
(c)
Mixed-use and nonresidential development:
[1]
For retail and food service buildings, a minimum of 50% of the
front facade on the ground floor shall be transparent, consisting
of window or door openings allowing views into and out of the interior.
[2]
Nonresidential buildings shall be designed with an architectural
style and/or theme. The intent of this guideline is to ensure that
nonresidential development incorporates architecturally valid design
of each building and architectural compatibility within an integrated
development. Not all building elevations of a structure will have
the same level of detailing and articulation in order to avoid monotony.
[3]
The design of all buildings shall employ textured surfaces,
projections, recesses, color, window patterns, overhangs, reveals,
changes in parapet heights, and similar architectural devices to avoid
monolithic shapes and surfaces and to emphasize building entries.
Designs shall avoid the use of long, unbroken, flat walls.
[4]
Building facades greater than 80 feet in length, measured horizontally,
shall incorporate wall plane projections, articulation or recesses
having a depth of at least 3% of the length of the facade (or at least
three feet) and extending at least 20% of the length of the facade.
No uninterrupted length of any facade shall exceed 60 horizontal feet.
[6]
Design building entries and street side facades with elements
that enhance pedestrian comfort and orientation while presenting features
with visual interest that invite activity.
[7]
Ground floor facades that face public streets or proposed promenades
or pedestrian walkways shall have arcades, display windows, entry
areas, awnings, canopies, or other such features. Landscaping and
architectural detail at the street level should be used to soften
the edge of the building and enhance the pedestrian scale and streetscape.
[8]
Each principal building on a site shall have clearly defined,
highly visible customer entrances featuring one or more of the following:
[a]
Canopies or porticos.
[b]
Overhangs.
[c]
Recesses/projections.
[d]
Arcades.
[e]
Raised corniced parapets over the door.
[f]
Peaked roof forms.
[g]
Arches.
[h]
Display windows.
[i]
Architectural details such as tile work, moldings,
stone, or brick integrated into the building structure and design.
[j]
Integral planters or wing walls that incorporate
landscaped areas and/or places for sitting.
[k]
Special paving patterns and materials.
[9]
Designs that emphasize floor lines or that express rhythms and
patterns of windows, columns, cornices, dormers, and other architectural
features are encouraged.
[10]
Building components such as windows, doors, eaves,
and parapets shall have good proportions and relationships to each
another that are compatible in size and design.
(2)
Roof forms and materials for commercial development.
(a)
Avoid rooflines running in continuous planes wherever appropriate.
(b)
Partial mansard roofs and pitched roofs that do not reach a
true peak or hip should be avoided.
(c)
Roof materials should be of high quality, durable, and consistent
with local architectural themes.
(d)
Design roof forms to correspond to and denote building elements
and functions such as entrances, arcades, and porches.
(e)
Roof forms should relate to adjacent buildings or developments.
(f)
Screen rooftop mechanical units from view with architecturally
integrated screening units, roof parapets, or sloped roof forms.
(3)
(5)
Lighting.
(a)
Streetlighting shall be provided on both sides of all streets
at intervals of no greater than 75 feet.
(b)
Parking lot poles should be located in medians or perimeter
buffer areas wherever possible. Landscaping improvements should not
conflict with the location of poles.
(c)
Lighting should be provided to highlight entrances, art, terraces,
and special landscape features; however, fixtures should be concealed
to prevent glare.
(d)
The maximum height of parking lot poles is 30 feet, measured
from grade. The maximum height of poles within plaza and other pedestrian
areas is 20 feet, also measured from grade. The use of shorter height
poles than the maximums listed above shall be encouraged, provided
illumination levels meet all intensity and safety requirements.
(e)
Parking area light fixtures should be designed with a concealed/recessed
light source that shields light downward and confines light spread
within a site's boundaries and does not adversely impact any adjoining
residential areas.
(f)
Provide separate pedestrian scale lighting for walkways in mixed-use
and nonresidential areas.
(g)
Streetlighting design shall meet the current edition of the
minimum standards developed by the illumination Engineering Society.
(6)
Storage, loading, and service areas
(a)
Loading docks, storage, and service areas shall be located away
from any public street in areas of low visibility, such as the rear
of buildings.
(b)
Loading docks and service areas shall be combined to the extent
feasible between multiple sites.
(c)
Service entrances shall be clearly marked with signs to discourage
the use of main entrances for deliveries.
E.
Stormwater management. The design and development in the TND Zone
shall minimize off-site stormwater runoff, promote on-site filtration,
and minimize the discharge of pollutants to groundwater and surface
water. Natural topography and existing land cover should be maintained/protected
to the maximum extent practicable. All development shall meet the
following requirements:
(1)
Untreated, direct stormwater discharges to wetlands or surface
waters are not allowed.
(2)
Erosion and sediment controls must be implemented to remove
80% of the average annual load of total suspended solids.
(3)
Areas for snow storage should be provided unless the applicant
provides an acceptable snow removal plan.
(4)
Redevelopment stormwater management systems should improve existing
conditions and meet standards to the extent practicable.
(5)
All treatment systems or best management practices (BMPs) must
have operation and maintenance plans to ensure that systems function
as designed.
Additional regulations may apply including, but not limited
to:
