[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. III)]
The incorporated area of the Town of Indian Head shall be divided
into seven zoning districts: "R-1," Single-Family Residential; "R-2,"
Single-Family Residential; "RM," Multifamily Residential; "GC," General
Commercial; "TCMX," Town Center Mixed-Use; Public-Institutional, and
"OS," Open Space Districts. The districts shall be established to
regulate and restrict the location of trades, industries, and buildings
erected or altered for specific uses; to regulate and limit the height
and bulk of buildings hereafter erected or structurally altered; to
regulate and limit population density and the intensity of the use
of lot areas; and to regulate and determine the areas of yards, courts,
and other open spaces with and surrounding such buildings.
A.
R-1: Single-Family Residential — low density. The intent of
this district is to provide for low-density, single-family detached
residences (other than mobile homes) and supporting uses. This zone
is located in areas of the Town where low-density, single-family development
patterns are generally established or where services and facilities
will be adequate to serve the anticipated population. This zone is
also intended to provide for minor infilling of existing neighborhoods
consistent with their zoning and character at the time of enactment
of this chapter. Such neighborhoods are relatively uniform in character
and stable. The regulations permit future development consistent with
existing character.
B.
R-2: Single-Family Residential — medium density. The intent
of this district is to provide for medium-density, single-family detached
residences (a special exception for mobile homes is provided) and
supporting uses. This zone is located in areas of the Town where medium-density,
single-family development patterns are generally established or where
services and facilities will be adequate to serve the anticipated
population. This zone is also intended to provide for minor infilling
of existing neighborhoods consistent with their zoning and character
at the time of enactment of this chapter. Such neighborhoods are relatively
uniform in character and stable. The regulations permit future development
consistent with existing character. In general, resubdivision of lots
in existing subdivisions to create additional building lots is not
permitted.
C.
RM: Multifamily Residential. This zone is primarily for multifamily
dwellings and supporting uses at a higher density than is provided
for in either R-1 or R-2 Zones. Within this zone, a variety of housing
types, including single-family, two-family, townhouse, and garden
apartments, are encouraged in order to provide for a mix in housing
prices, household sizes, age groups, and lifestyles. Residential cluster
is encouraged for development on minimum lot areas to provide for
additional open space for common use by local residents as well as
by the adjacent community. Recreation, health, and community activity
facilities for the elderly and handicapped are also encouraged in
this zone.
A.
GC: General Commercial. The intent of this zone is to provide for
the location of area-wide-oriented business with a variety of office
and commercial uses that are not suitable for location in other zones.
This zone serves higher volume automobile traffic generation commercial
uses and allows for more intensive uses than the TCMX Zone. Light
industrial use is permitted without special exception. This zone is
located on both sides of the Rt. 210 corridor and is in locations
where new development can be grouped with existing compatible development.
A.
TCMX: Town Center Mixed Use. The intent of this zone is to provide
for a mixture of residential and commercial. This zone is intended
to promote and enhance a particularly pedestrian-oriented environment
and is designed to permit a mix of uses that can be generally found
located in a traditional Town center or neighborhood setting. General
concepts can be found in the Indian Head — New Horizons, the
Plan for the Future of Downtown, on file at the Town Hall. The zone
is to also accommodate auto-oriented businesses, but done in a manner
to complement pedestrian activities. It should encourage both development
and redevelopment and should, where possible, enhance the identity
of the Town. The residential/commercial mixed uses allowed in this
zone are appropriate to encouraging infill development and renovations
adjacent to the existing Town center at a pedestrian scale. This zone
may also be used to provide for assisted living facilities for the
elderly as well as light industrial use without special exception.
Design principles to be fostered in this district include:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. III)]
(1)
Dwellings, shops and workplaces generally located in close proximity
to each other, the scale of which accommodates and promotes pedestrian
travel for trips within the Town.
(2)
Modestly sized buildings fronting on, and aligned with, streets
in a disciplined manner, uninterrupted by parking lots.
(3)
A generally rectilinear pattern of streets, alleys and blocks
reflecting the street network of the existing Town, which provides
for a balanced mix of pedestrians and automobiles.
(4)
Squares, green-landscaped streets and parks woven into the street
and block patterns to provide space for social activity, parks and
visual enjoyment.
(5)
Promotion of civic buildings for assembly or other civic purposes.
(6)
A recognizable, functionally diverse, visually unified Town
center, focused on a village green or square.
(7)
A development size and scale which accommodates and promotes
pedestrian travel rather than vehicle trips within the Town.
(8)
To provide a more attractive and varied living environment.
(9)
To encourage a more intimate, efficient and aesthetic use of
open space.
(10)
To encourage variety in the physical development pattern of
residential areas.
(11)
To foster forms of development which exhibit the characteristics
of traditional neighborhoods within the Town.
(12)
To encourage the developer to combine adjacent tracts of land
where appropriate to allow a well-designed and functional mixed-use
development.
(13)
Provide for the careful consideration of key elements of building
form, design, and context in the Town, without limiting the potential
for architectural innovation. If the development is within the Highway
Corridor Overlay Zone, brick and/or stone facade shall be employed.
(14)
Provide sidewalks that are five feet wide as a minimum.
(15)
Provide on-street parking.
(16)
Provide an abundance of quality landscaping.
(17)
To the extent practical, provide a variety of housing stock
and styles serving a range of incomes and age groups. Examples are
apartments, townhomes, single-family homes, and senior housing. No
one style shall take up more than 50% of the dwelling units.
(18)
Provide a variety of open space in the form of parks, greens,
squares and plazas which incorporate hiker and biker trails and promote
pedestrian and community activity.
(19)
Provide a variety of thoroughfares that are designed to be equitable
to the pedestrian, bicycle and automobile, and are connected in such
a way as to encourage walking and reduce the number and length of
automobile trips.
(20)
Provide alley-loaded garage entrances where practical.
(21)
Provide superior building products with emphasis on quality
exterior finishes, such as brick, stone, and Hardie® board.
(22)
A human scale achieved at ground level, at entryways, and along
street frontages through the use of such elements as windows, doors,
columns, and canopies.
(23)
Buildings constructed of superior quality materials and design.
(a)
Building materials applied to any building wall fronting or
visible from a public street shall wrap around onto the adjoining
wall, unless sideboard trim is applied.
(b)
Windowless walls at ground level adjacent to major pedestrian
travelways should be avoided.
(c)
Service bay openings shall not be visible from public rights-of-way.
(d)
Residential areas shall provide safe and comfortable passage
for residents, regardless of physical challenge, to commercial and
service areas and transportation networks.
(25)
For any residential use except dwellings above commercial uses,
on-street parking spaces directly abutting the property may be used
to satisfy 50% of the off-street parking requirements of that unit.
(26)
For any commercial or municipal use, on-street parking spaces
directly abutting the property may be used to satisfy off-street parking
requirements without limitation.
(27)
Each garage door opening facing a frontage does not exceed 40%
of the width of the house facade (including the garage).
(28)
Private sidewalks are provided between the public sidewalk and
building entrances and between connecting parking areas and the public
sidewalk.
(29)
All parking lots along frontages are masked by a street wall
and/or hedge.
(30)
Alleys and streets are interconnected.
(31)
The street layout connects to all adjacent public stub streets
and includes public stub streets to facilitate connection to adjacent
future development sites. Internal connections shall also exist within
the site. The street layout contains no culs-de-sac or other unconnected
streets, unless approved by the Planning Commission.
(32)
Development plan shall include a bicycle network of trails,
lanes, sidewalks, and/or routes and connection to adjacent properties.
(33)
Office buildings front on public or private vehicular thoroughfares
except alleys or passages. Buildings do not back onto public or private
vehicular thoroughfares, except alleys or passages.
B.
TCMX requirements.
(1)
Permitted uses.
(a)
Town Center Mixed Use developments are contemplated to provide
a compatible mixture of residential and commercial development.
(b)
The Planning Commission may approve and/or require land and
places for public assembly, recreational buildings, public buildings
and accessory buildings, or may require the reservation of lands for
such uses if it is deemed they are advantageous or necessary for the
purpose of serving the Town Center Mixed Use development and the local
community.
(c)
A minimum of 7% commercial footprint on a property is a requirement.
Incentives for higher percentage of commercial footprint may be offered.
(2)
A TCMX shall be an architecturally integrated development meeting
the following criteria:
(a)
Within individual parcels, no specific architectural style or
character is mandated; however, some identifiable, coherent character
should be established at the scale of individual streets or clusters
without necessarily being the same throughout the entire parcel.
(b)
Hybrid styling should be avoided; there should be consistency
between the overall composition of individual houses: their massing,
roofs, fenestration, and their materials, colors and details.
(c)
Adjacent houses should not be exactly identical, nor should
they be totally unrelated in character, scale, material, color, and
details; for example, they may have porches, roof slopes, window types,
and siding materials in common, so that the overall streetscape appears
to have a clear and coherent architectural.
(3)
To the extent practicable, the two-family and multifamily portions
of a TCMX shall be developed more toward the interior rather than
the periphery of the tract so that the single-family detached residences
border adjacent single-family residential properties.
(4)
Administrative procedures.
(a)
Preliminary application shall be made to the Planning Commission
for consideration and shall include, but not be limited to:
[1]
A general diagram showing the projects relation to the Town
of Indian Head and major public access to the project.
[2]
The general development plan setting forth preliminary information
as identified in Appendix A.[1] In addition to such information, the Town Planning Commission
may require, but not be limited to, the following:
[a]
Elevations of each building type.
[b]
Proposed open spaces, their size, their location,
their uses, and their proposed ownership (Town and/or association).
[c]
General statement concerning provision of utilities.
[d]
Statement of expected Town responsibilities.
[f]
Tentative timetable and staging of development
(schedule of construction).
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
[3]
After the Planning Commission makes its findings, and finds
that the proposal has merit, the proposal will be given conceptual
approval.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. III)]
(b)
Preliminary site plan. The developer shall submit the following
to the Planning Commission for its review after receiving conceptual
approval:
[1]
A preliminary site plan shall be filed with the Town. The preliminary
plan shall comply with the requirements of this section and be accompanied
by such other written or graphic materials as may be necessary or
desirable in aiding in the decisions of the Planning Commission.
[2]
The Zoning Administrator shall review the site plan for compliance
with the requirements of this chapter. Before returning the preliminary
site plan to the Planning Commission, the Zoning Administrator shall
consult with such Town officials as may be appropriate, and may offer
such comments as may be appropriate.
[3]
A preliminary site plan shall include but not be limited to
the requirements set forth in Appendix A.
[4]
A schedule of construction or timetable (acceptable to the Planning
Commission).
[5]
The developer shall provide a statement detailing the means
by which the development and all its various aspects shall be managed.
This shall include deed restrictions and covenants designed to ensure
perpetuity of agreements.
[6]
The preliminary site plan shall also include a management statement
governing the construction, operation, and maintenance of:
[a]
Sanitary and storm sewers, water mains, culverts,
and other underground structures.
[b]
Streets, alleys, driveways, curb cuts, entrances
and exits, parking and loading area, and outdoor lighting systems.
[c]
Parks, parkways, bikeways, playground, open spaces,
fences, walls, screen planting, and landscaping and signs.
[7]
The Planning Commission may establish additional requirements
for the preliminary site plan.
[8]
After review and a public hearing on the proposed development,
the Planning Commission shall take appropriate action.
(c)
Final review and approval procedure.
[1]
The Planning Commission shall review the final site plan and
other documents.
[2]
The Planning Commission shall hold a public hearing.
[3]
The Planning Commission may approve or disapprove the proposed
developer proposal. In granting approval, the Planning Commission
shall secure:
[a]
A surety bond or equivalent to be filed for/or
deposited in escrow with the Town Council in an amount sufficient
to ensure completion of all requirements established by the Planning
Commission.
[b]
If the plan involves subdivision, a final plat
shall be prepared, filed, and recorded. The final plat shall comply
with the specifications set forth in Appendix A, and applicable state
and Town laws, and regulations governing the subdivision of land.
[c]
Permits for building shall be issued in accordance
with the schedule for construction approved by the Planning Commission
as part of the final approval.
[d]
When a proposal is to be developed in stages, each
stage, shall be processed as a separate development after first submitting
and received approval of the proposal for the entire project.
[e]
As part of the final approval, the Planning Commission
shall approve dates for initiation and completion of the development
and/or its phases. Any departure from these dates shall constitute
material breach of contract and outstanding bonds can be called in.
The Planning Commission can waive completion dates for cause.
[4]
Conflict with other articles. Provisions of the TCMX zone when
found to be in conflict with other provisions of this chapter shall
supersede those other provisions with which they conflict.
The Floodplain and Floodway Districts are hereby established as "overlay" districts, which means that these districts are overlaid upon other districts, and the land so encumbered may be used in a manner permitted in the underlying district only if, and to the extent, such use is also permitted in the applicable overlay district. The Floodplain and Floodway Districts are further described in Chapter 221 of the Code of the Town of Indian Head.
The intent of this district is to identify those open spaces
within the Town that have been determined to be significant features
of the landscape. By doing so, open spaces within the Town may be
protected from future development and preserved for the enjoyment
of the community.
In the Public-Institution District, the following regulations
shall apply:
A.
Permitted principal uses and structures shall be as follows:
(1)
Public parks, playgrounds, golf courses and the like.
(2)
Arboretums, exhibits and libraries.
(3)
Public and semipublic institutions, including churches, schools,
hospitals, elderly and children's convalescent homes and the like.
(4)
Public administrative offices.
(5)
Public utility installations, flood control works and the like.
(6)
Public housing.
(7)
Public cemeteries.
(8)
Pubic child-care centers.
(9)
Assisted living facilities for the elderly, subject to special
provisions listed for such uses, provided that any such facilities
are owned and operated by a government, a government agency, or a
public housing authority.
B.
Permitted accessory uses and structures shall be as follows:
(1)
Uses and structures which are necessary and desirable adjuncts
to permissible uses and structures are under the management or control
of the public or semipublic agency responsible for the principal use
and structure.
C.
Special exception uses and structures shall be as follows:
(1)
Public garages, maintenance yards, equipment yards.
D.
Dimensional requirements shall be as follows:
