1. Purpose and Applicability.

A.

This Appendix establishes general design principles and expectations for land development projects in New Castle County to encourage sustainable development. It establishes guidelines for building design, site design, and amenities. These guidelines serve as an advisory supplement to the Unified Development Code (UDC) and do not supersede or negate those laws. The Guiding Principles do not alter or replace the elements of the UDC, but offer a more detailed explanation of design when applying the UDC standards and regulations.

B.

The Comprehensive Development Plan is a policy document that establishes the vision for growth and identifies long term goals, objectives, and strategies for accommodating and managing that growth. The UDC builds on the Comprehensive Development Plan by establishing standards, procedures, and minimum requirements that regulate and control the planning, subdivision, use, design, and development of land according to the strategies adopted in the Comprehensive Development Plan.

C.

Additionally, Delaware's Strategies for State Policies and Spending ("State Strategies") delineate the strategy for infrastructure and service improvements and support development in a manner that makes the best use of natural and fiscal resources.

D.

The Guiding Principles fully support the design policies in the Comprehensive Development Plan and the provisions in the State Strategies that promote healthy communities with a sense of place and site design that respects neighborhood context.

E.

The Guiding Principles will apply to land development projects located in the "character areas" defined below. Some properties within the County are not located in defined character areas and, therefore, will not be subject to these guidelines.

F.

All applications subject to New Castle County Codesection 40.31.113 should consult the Guiding Principles to assist in developing plans consistent with the County's existing community character and the adopted Comprehensive Development Plan. All applications required to be reviewed for consistency with the Comprehensive Development Plan would also be reviewed by the Department for implementation of the Guiding Principles.

G.

The guidelines should be reviewed early in the applicant's site design process and inform the discussion of site design throughout the County's land development review process. Applicants who define the community's expectations in advance of the County's project review will have the advantage of devoting their resources toward refining an acceptable design rather than responding to concerns and criticisms throughout the process.

H.

Applicants are strongly encouraged to meet with the surrounding community and civic organizations early in the design process to discuss incorporating provisions of the Guiding Principles and to assist in developing a plan that is sensitive to the character of the neighborhood.

I.

Community members are encouraged to use the Guiding Principles when communicating with applicants to help foster development that is consistent with the character of their community. The Guiding Principles are a framework to assist applicants and the community in plan design.

J.

Any changes to Appendix 7 Guiding Principles will be required to comply with New Castle County Codesection 40.31.120.

2. Character Areas.

A.

The Comprehensive Development Plan recognizes the importance of preserving the County's unique character, encourages development that creates jobs, is sensitive to the neighboring communities' character, provides quality design with ample amenities and minimizes development's impact on the natural environment.

B.

The Guiding Principles achieve the foregoing through dividing the County into six (6) Character Areas, consistent with the Future Land Use Designations and policies in the New Castle County Comprehensive Development Plan. For additional clarity, the relationship between zoning districts, future land use categories, and their corresponding character area designations, are shown below:

Table 1
Character Area Relationships

C.

The Comprehensive Development Plan has general policies for each of these future land use categories and calls for "smart growth" policies that emphasize community design, infrastructure management, and resource preservation. These are integrated with the future land use categories in Table 1.

D.

The discussion below describes the Guiding Principles. The section for each future land use category includes the following elements:

1.

Vision. The community's vision for each development area consistent with the Comprehensive Development Plan. This statement describes the purpose of the category, and can be used to interpret and apply the Guiding Principles.

2.

Building Design. The design and orientation of buildings, consistent with the quality and character of development envisioned for the category.

3.

Site Design. The relationship between buildings, infrastructure, and site elements such as landscaping and civic spaces.

4.

Amenities. Amenities that add value to the development and surrounding areas, such as civic spaces, recreational areas, and natural resource preservation.

3. Guiding Principles and Character Areas.

A.

This Appendix provides specific guidance on four (4) of the six (6) character areas; Residential Neighborhood, Suburban Community Development, Commercial and Employment Centers, and Corridors. This Appendix does not address Resource Preservation category since land use policy set by the Comprehensive Development Plan is to encourage preservation efforts in Resource Preservation Areas. Design standards for Traditional Community Development are in Article 25 Design.

B.

The following table summarizes the Guiding Principles for each character area:

Table 2
Summary of Design Principles

4. Residential Neighborhood.

A.

Vision.

1.

The Residential Neighborhood designation applies to areas primarily identified as Residential Developed in the Comprehensive Development Plan.

2.

The vision is to protect the residential neighborhoods from encroaching commercial uses and incompatible development that would compromise the quality of life and character of these areas. This directs incompatible development away from the neighborhoods to Corridor and Center character areas providing a broad array of neighborhood conservation measures to control the pace and type of change within existing residential areas.

3.

At an appropriate scale and design, neighborhood-serving retail, service, and institutional uses may be located close to these neighborhoods.

B.

Building Design. Height and maximum allowable density are as set out in the UDC for the Suburban (S), Suburban Estate (SE), Suburban Reserve (SR) and applicable Neighborhood Conservation (NC) districts. Building design generally is not regulated in these districts unless specifically mentioned in the UDC.

C.

Site Design.

1.

Site design is regulated by the UDC.

2.

Connectivity.

a.

The street network for new subdivisions should meet or exceed the DelDOT connectivity standards.

b.

For traffic mitigation, applicants should prioritize connectivity, pedestrian, bicycle and transit improvements over widening streets (see "General Concepts -Transportation & Connectivity").

c.

Pedestrian and bicycle infrastructure improvements should connect neighborhoods with compatible retail, services, institutional uses, and other neighborhoods.

D.

Amenities. Amenity Types: See Table 3. Menu of Amenities.

5. Suburban Community Development.

A.

Vision.

1.

The Suburban Community Development applies to undeveloped areas primarily identified as Residential the high (9-plus dwelling units per acre) and medium (3-9 dwelling units per acre) density residential land use categories. These are identified as existing communities] in the Comprehensive Development Plan and are primarily located north of the Canal. The Comprehensive Development Plan encourages a diverse range of housing near; employment and commercial areas, transit services, and affordable housing.

2.

This designation is applied primarily to areas with a mix of housing types, including multi-family housing. It is intended to preserve and protect the existing character and state of the residential neighborhood.

3.

New development should transition in mass and scale to adjacent residential neighborhoods to protect the neighborhood's aesthetic quality and livability while providing open space or recreational amenities for residents.

4.

The development may include both "A" and "B" streets to offer design flexibility while ensuring that the development provides high design quality along streets with both vehicular and pedestrian traffic.

B.

Building Design.

1.

Buildings should vary in height, color, setbacks, materials, texture, landscaping, trim and roof shape.

2.

Orientation.

a.

The building should be oriented to the public street with a prominent entrance and clear connection to the public sidewalk. The primary entrance of the building should be located on the facade facing the street.

b.

When physical site limitations such as topography, existing trees or other natural features prevent the main entrance from being located on the street-facing facade, the building may be oriented to a courtyard with a prominent pedestrian entrance and clear connection to the public sidewalk.

c.

For multifamily buildings under 4 stories in height, dwelling units facing public or internal streets should include balconies with a minimum dimension of 30 square feet and a minimum depth of 6 feet.

d.

Multifamily buildings exceeding 4 stories may be located only on a corridor with a ground floor commercial use, or in a Center within ¼ mile of a transit stop.

e.

Vertical integration of uses is encouraged only in TN-zoned parcels. Where retail uses are established, they should be placed at street level. Office and residential uses should occupy the rear or upper stories.

3.

Mass.

a.

Overall height of structure(s) should be similar to the predominant height of other buildings in the neighborhood.

b.

Arrange buildings in a cohesive and planned manner through at least 1 of the following methods:

i.

Avoid box-like forms with large, unvaried roofs by using a variety of building forms and roof shapes. This may be accomplished by creating clusters of units, variations in height, setback, and roof shape. Divide large multi-building developments into several smaller usable areas, each with individually designed open space, children's play areas, internal circulation, and parking.

ii.

Break up the facade of horizontal buildings into smaller components by using vertical adjacent structures.

c.

Configure several buildings around a courtyard.

d.

In a development with 1 building, consider configuring the building around a courtyard or creating several smaller civic spaces or areas of open space each near a separate entry.

e.

Relate size and bulk of project so that it is consistent with buildings in the immediate neighborhood. Reduce the apparent size of new buildings and create visual interest through architectural form and detailing.

f.

Building facades should be articulated with architectural elements that break up long blank walls, add visual interest, and enhance the character of the neighborhood. Vertical articulation should occur at intervals of no more than forty (40) feet.

4.

Articulation/Modulation.

a.

Relate first floor to the street and insure that it is consistent with the first floors in neighboring buildings. If close to the street, raise level of first floor slightly to maintain privacy.

b.

Avoid blank walls facing the street on buildings. If blank walls are unavoidable, decorate with artwork, display cases, vines, and good quality durable materials. Artwork may include a variety of items and/or structures that provide visual relief.

c.

Three (3) or more of the following methods of articulation should be used such that the combination of features project a residential character:

i.

Balcony, bay window, porch, patio, deck, or clearly defined entry for each interval of up to 40 feet.

ii.

Lighting fixture, trellis, canopy or prominent ornamental tree (at least 15 feet high at maturity) or other landscape feature within each interval.

iii.

Architectural features ("modulations") such as setbacks, indentations, overhangs, projections, cornices, bays, canopies, or awnings. Building modulations should be a minimum of two (2) feet in depth and two (2) feet in width. The sum of the modulation depth and modulation width should be no less than eight (8) feet.

iv.

Use of material variations such as contrasting colors, brick or metal banding, or textural changes.

v.

Artwork or building ornamentation, such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, or similar items that provide visual relief.

d.

Buildings greater than 160 feet in length should incorporate a prominent central feature, such as a courtyard.

e.

Front facades incorporating a variation in building setback should include within the setback such architectural elements as covered or recessed building entries, plazas or courtyards, or seating and planting areas.

f.

Roof lines should be varied through dormers, architectural focal points (such as peaks, towers, gables, domes, barrel vaults or roof line trellis structures), variations or steps in roof height or detail (such as cornices, parapets, pitched roofs or full mansards, terraced roofs (with balconies, roof gardens, or patios).

5.

Windows and Entryways.

a.

Provide entryway elements such as porches, stoops, or courtyards that are oriented to public or private streets. Rear entries should be oriented to rear yards or common open space, and not to public streets.

b.

Windows should provide relief, detail and variation on the facade through the use of visible trim and architectural styling that lends human scale to the facade.

c.

Enhance views, provide natural surveillance, and make spaces feel larger by maximizing the number of windows that face the street.

C.

Frontage.

_____

D.

Site Design.

1.

Where possible, buildings should locate near, and provide a continuous pedestrian connection to, shops and schools and within ¼ mile of a bus or transit stop and/or within ½ mile of commuter rail stations.

2.

Building - Street relationships.

a.

Buildings should form a street edge along all interior streets, and either a street edge or buffer along public streets.

i.

The buffer may include common open space or civic spaces as described below.

ii.

The development should not include high fences.

b.

Maintain existing setback patterns. Except for corner lots or where prohibited by the UDC, buildings should not project in front or behind the average setback line of the block.

c.

The rear of buildings should not face public streets unless unique topography or some other unavoidable situation requires this orientation, and a visual buffer is provided along the public street.

d.

Provide a central location for common facilities, such as open space, community rooms and laundries.

3.

Parking.

a.

Place parking lots at rear or side of the site to allow a majority of dwelling units to front on the street.

b.

Build multiple small parking lots instead of one large lot.

c.

Place parking lot(s) in proximity to dwelling units.

d.

Separate bicycle and pedestrian paths from vehicular traffic.

4.

Connectivity.

a.

The street network for new subdivisions should meet or exceed the DelDOT connectivity standards.

b.

For traffic mitigation, applicants should prioritize connectivity, pedestrian and transit improvements over widening streets.

c.

Provide pedestrian and bicycle access to adjacent uses with pedestrian walkways or crossings and bicycle infrastructure.

d.

Accessory structures and uses. Permitted accessory structures and uses should not be placed within 50 feet of the Street Zone, excluding stormwater management and other environmental amenities.

E.

Amenities.

1.

Amenity Space Required.

a.

Total usable amenity space on a site having five or more dwelling units should include at least 200 square feet per dwelling unit. This may be met by any combination of private outdoor building space and common open space.

b.

Private outdoor building space. To satisfy the outdoor building space requirement, private open space should be on a patio or porch with a minimum depth of 8 feet or balcony with a minimum depth of 6 feet.

2.

Amenity Types: See Table 3 Menu of Amenities.

6. Corridor.

A.

Vision.

1.

The Corridor designation applies to land identified as Type 1 (Commercial Corridor Development), Type 2 (Employment-based Corridor Development) and Community Development Areas in the Comprehensive Development Plan.

2.

Corridors link neighborhoods, communities and commercial uses together. Character Areas designated as Corridor will transform from underutilized and auto-oriented streets into diverse and attractive pedestrian-friendly streets that support local-serving retail, public spaces and a diversity of housing types. Streets with a variety of uses provide an environment to step down new development in height and mass adjacent to residential neighborhoods, while accommodating a variety of uses and amenities. The Corridor designation is applied to areas of streets ("Corridor Roadways") that are envisioned to transition from general commercial into higher-intensity development areas. The Corridor designation preserves areas for uses that provide a job base within office, industrial and manufacturing business sectors that form a center of economic activity for the County.

3.

The Corridor designations define the activity along the existing corridors of the County. New development will require community amenities (such as open space) and neighborhood-compatible uses, such as appropriately scaled office uses.

4.

There are two types of Corridor developments: Commercial and Employment-based. In order to provide design flexibility, all Corridor developments should include "A" and "B" streets. An "A" Street is a street with frontage that is restricted to building types and uses that promote pedestrian activity, and which benefit from pedestrian and/or transit uses, this includes retail, office, residential and institutional uses as permitted by zoning. Buildings along "A" streets are aligned to the sidewalk and include a high-level of design quality. A "B" Street is a street that permits front-loaded surface parking, retail and service uses, and single-story buildings. A "B" designation may include large format retail or similar uses that anchor the overall development as permitted by zoning.

5.

Employment-based Corridor developments may include business campus environments that are built as traditional suburban business campuses. These areas provide space for continued employment activities to ensure a robust economy essential for the County to continue to provide the high-level of public services that the community expects. The Guiding Principles land use designations allow for the continuation of existing employment activities and encourage new office and employment-based development where appropriate.

6.

Community Development Areas should utilize elements from Commercial and Employment based Corridors to achieve site design and built form consistent with their community plans identified in the Comprehensive Development Plan.

B.

Building Design.

1.

Orientation.

a.

Buildings should be oriented to the Corridor Roadway. Interior to the development, buildings along "A" streets should be oriented to a public street, private street or drive, or to a civic space as defined in Table 3 Menu of Amenities.

b.

New buildings on property adjacent to the Corridor Roadway, or entry streets perpendicular to the Corridor Roadway, should have a minimum facade height to ensure the visual definition of the street space.

2.

Frontage - Entry elements are as follows:

3.

Mass. Development should maximize human-scale elements and community benefits while providing a transition between these uses and surrounding neighborhoods.

4.

Articulation.

a.

Avoid blank walls facing the street on buildings.

b.

Along "A" streets in Corridor developments, building facades facing a street that are longer than fifty-feet (50') should change visibly in height, wall plane projection or setback (minimum of 12-inch setback) and materials or color a maximum of every forty-feet (40') along the axis facing the street.

5.

Windows and Entryways. Along "A" Streets in Corridor developments, the ground floor should include between 65 to 90% glazing and entryways.

C.

Site Design.

1.

A Corridor is configured around a Corridor Roadway and an interior street network where lots have sufficient depth, with high quality development concentrated along the entryway to the development.

2.

A Corridor is divided into 3 subareas:

a.

The Corridor Zone is generally located within 50 feet of the existing or planned primary access right-of-way.

b.

The Street Zone includes all areas outside of the Corridor Zone generally located within 50 feet of any other public street other than the primary access right away.

c.

The Interior Zone includes all remaining areas outside of the Corridor Zone and Street Zone.

3.

Building - Street relationships.

a.

The aggregate length of "B" Streets on an application should not constitute the majority of the total length of all streets within a proposed Corridor project.

b.

Buildings should form a street edge along the Corridor Zone and "A" streets in the Street Zone. The applicant should identify minimum and maximum setbacks along all "A" streets in accordance with UDC dimensional standards.

c.

Maximum setbacks should generally place buildings along sidewalks or courtyards or other civic spaces that have a direct connection to sidewalks.

d.

The project plan should identify a "frontage build-out" (the area within the maximum setback that is occupied by a building frontage) of 60% to 80% along "A" streets and the Corridor Zone to ensure that building walls occupy the area within the maximum setback.

4.

Parking.

a.

Parking lots should be located outside of the Corridor Zone.

b.

In the Interior Zone and along "A" streets, parking lots should be located principally to the rear of buildings, interior to a block, or within parking structures.

c.

Along "A" streets, parking structures should include storefronts or other active space at the street level.

d.

Along "A" streets and in Employment-based Corridor projects, build multiple small parking lots instead of one large lot.

e.

Separate bicycle and pedestrian paths from vehicular traffic.

5.

Connectivity.

a.

In Commercial Corridor projects:

i.

Streets should meet or exceed the DelDOT connectivity standards. For traffic mitigation, applicants should prioritize connectivity, pedestrian and transit improvements over widening streets. ii. Street, pathway or sidewalk stubs within public right-of-way or public access easements on properties that abut the proposed development parcel should be connected to the proposed development parcel in-kind.

iii.

Blocks should have sides greater than 240 feet and less than 600 feet with a total perimeter generally not to exceed 1,800 feet.

b.

In Employment-based Corridor projects:

i.

The applicant should provide a transportation management plan that includes methods to minimize traffic during peak travel hours.

ii.

Street, pathway or sidewalk stubs within public right-of-way or public access easements on properties that abut the proposed development parcel should be connected to the proposed development parcel.

6.

Accessory Structures and Uses.

a.

Permitted accessory structures and uses should not be placed within 50 feet of the Street Zone excluding stormwater management and other environmental amenities.

b.

In the Interior or Street Zones of a Commercial Corridor project, gas pumps or drive-through facilities are allowed only on lots with frontage on "B" streets.

c.

Along "A" streets, drive-through facilities are allowed only in mid-block locations with a minimum separation of 500 feet in all directions from another drive-through facility or, for uses sharing a common parcel boundary, lease line etc., via an integrated and interconnected common drive-through facility with cross-access easements and sharing of cartway access as necessary.

d.

All drive-throughs should be well-screened from the "A" street and placed toward the rear of buildings.

e.

Dumpsters should be located in the rear yard and placed inside enclosures with building materials that match the principal structure.

D.

Amenities. Amenity Types: See Table 3 Menu of Amenities.

7. Commercial and Employment Centers.

A.

Vision.

1.

Commercial and Employment Centers offer access to retail, employment and services, civic and public benefit uses such as schools, churches and post offices, and, in some cases, residential options. The Center designation allows for the creation of a critical mass of retail services, multi-family housing, and public spaces at strategic locations, such as arterial street intersections and/or areas served by high-frequency transit lines. Areas designated as Centers transform into highly-walkable areas with broad, pedestrian-friendly sidewalks, trees, landscaping and local-serving uses. New development will incorporate community amenities, such as open space, and neighborhood-compatible uses, such as appropriately scaled office uses.

2.

Commercial Centers range in character and intensity. Some are small-scale, draw from the surrounding neighborhoods, and have limited amounts of housing as well as some office. Others have a more urban character with a greater intensity and include more opportunities for housing. As with Corridors, the development in the Center should include both "A" and "B" streets to offer design flexibility while ensuring that the development provides high design quality along streets with both vehicular and pedestrian traffic.

3.

Employment Centers may include business campus environments that are built in a more urban style than a traditional business campus. They are home to corporate, technology, institutional and other providers of high quality employment, typically in a single building or multi-structure office campus environment. These Centers provide critical space essential to a robust and growing economy in the County. The Guiding Principles land use designations support the continuation of existing employment activities and encourage new office employment-based development where feasible and appropriate.

B.

Building Design.

1.

Orientation.

a.

Buildings should be oriented to a public or private street, or to a civic space as defined in Table 3 - Menu of Amenities.

b.

New buildings on property adjacent to an existing public street should have a minimum facade height to ensure the visual definition of the street space as defined in the UDC.

2.

Frontage. Entry elements:

_____

3.

Mass.

a.

New buildings should step down in relationship to the scale and character of adjacent neighborhoods and include a diversity of uses and housing types designed to complement and serve the existing residential neighborhoods.

b.

A ground floor along an "A" Street in a Center development should include a minimum eleven (11) foot clear height for retail and service uses and nine (9) foot clear height for residential and office/research and development uses. In order to ensure that a useable amount of floor area is included under the clear height, this height should be maintained for minimum depth of twenty (20) feet from the front facade.

4.

Articulation.

a.

Avoid blank walls facing the street on buildings.

b.

Along "A" streets in Center developments, building facades facing a street that are longer than fifty (50) feet should change visibly in height, wall plane projection or setback (minimum of twelve (12) inch setback) and materials or colors a maximum of every forty (40) feet along the axis facing the street.

5.

Windows and Entryways. Along "A" Streets in Center developments, the ground floor should include between 65% to 90% glazing (i.e., transparent glass) and entryways.

C.

Site Design.

1.

A Center should be configured around a street network, with high quality development concentrated along the entryway to the development or a designated "A" Street.

2.

A Center should be divided into 2 sub-areas:

a.

The Street Zone includes all areas generally located within 50 feet of any public street that provides access to the development.

b.

The Interior Zone includes all remaining areas outside of the Street Zone.

3.

Building - Street relationships.

a.

The aggregate length of "B" Streets on an application should not exceed 40% of the total length of all streets within a proposed Center development.

b.

Buildings should form a street edge along all public and interior "A" streets.

c.

The applicant should identify minimum and maximum setbacks along all "A" streets.

d.

Maximum setbacks should generally place buildings along sidewalks or courtyards or other civic spaces that have a direct connection to sidewalks.

e.

The project should identify a "frontage build-out" of 60 to 80% along "A" streets to ensure that building walls occupy the area within the maximum setback.

4.

Parking.

a.

Parking lots should be located outside of the Street Zone. In the Interior Zone and along "A" streets, parking lots should be located principally to the rear of buildings, interior to a block, or within parking structures. Along "A" streets, parking structures should include storefronts or other active space at the street level.

b.

Along "A" streets and in employment based centers, build multiple small parking lots instead of one large lot.

c.

Separate bicycle and pedestrian paths from vehicular traffic.

d.

Designate "vehicle free areas" for bicycle and pedestrian safety and enjoyment.

5.

Connectivity.

a.

In Commercial Center projects:

i.

Streets should meet or exceed the DelDOT connectivity standards.

ii.

For traffic mitigation, applicants should prioritize connectivity, pedestrian and transit improvements over widening streets

iii.

Street, pathway or sidewalk stubs within public ROW or public access easements on properties that abut the proposed development parcel should be connected to the proposed development parcel in-kind.

iv.

Blocks should have sides greater than 240 feet and less than 600 feet with a total perimeter generally not to exceed 1,800 feet.

b.

In Employment-based Center projects:

i.

The applicant should provide a transportation management plan that includes ways to minimize traffic during peak travel hours.

ii.

Street, pathway or sidewalk stubs within public ROW or public access easements on properties that abut the proposed development parcel should be connected to the proposed development parcel in-kind.

6.

Accessory Structures and Uses.

a.

Permitted accessory structures and uses should not be placed within 50 feet of the Street Zone; excluding stormwater management and other environmental amenities.

b.

In the Interior zone of a Commercial Center, gas pumps or drive-through facilities should only be located on lots with frontage on "B" streets.

c.

Along "A" streets, drive-through facilities only be located in mid-block locations with a minimum separation of 500 feet in all directions from another drive-through facility or, for uses sharing a common parcel boundary, lease line etc., via an integrated and interconnected common drive-through facility with cross-access easements and sharing of cartway access as necessary.

d.

All drive-throughs should be well-screened from the "A" street and placed toward the rear of buildings.

e.

Dumpsters should be located in the rear yard and placed inside enclosures with building materials that match the principal structure.

D.

Amenities. Amenity Types: See Table 3 Menu of Amenities.

8. Traditional Community Development.

A.

Vision.

1.

Traditional Community Development is the character area that includes areas currently served by sewer and designated by the Future Land Use Map as either Residential or Hamlets & Villages and developed as either an Affordable Housing Planned Development, Hamlet or Village. Directing growth to these areas avoids land consumption and provides a fiscally responsible, compact development pattern. Accommodating development in a smaller geographic area reduces the size of the area that must be served by infrastructure, thereby decreasing development expenditures that are reflected in the cost of living for residents.

2.

The development may include both "A" and "B" streets to offer design flexibility while ensuring that the development provides high design quality along streets with both vehicular and pedestrian traffic.

B.

Building Design.

1.

Orientation.

a.

Buildings should be oriented to a public or private street, or to a civic space as defined in Table 3 - Menu of Amenities.

b.

New buildings on property adjacent to an existing public street should have a minimum facade height to ensure the visual definition of the street space.

2.

Frontage - Entry elements are as follows:

_____

3.

Mass. New buildings should step down in relationship to the scale and character of neighborhoods and agricultural lands and include a diversity of uses and housing types designed to complement and serve existing neighborhoods.

4.

Articulation.

a.

Avoid blank walls facing the street on buildings.

b.

Along "A" streets, building facades facing a street that are longer than fifty (50) feet should change visibly in height, wall plane projection or setback (minimum of 12 inch setback) and materials or color a maximum of every forty (40) feet along the axis facing the street.

5.

Windows and Entryways. Along "A" Streets in New Community Development, the ground floor should include between 65% to 90% glazing and entryways.

C.

Site Design.

1.

A new development in this Character Area is configured around a street network, with high-quality development concentrated along the entryway to the development or an "A" street. A New Community is divided into 2 sub-areas:

a.

The Street Zone includes all areas located generally within 50 feet of any public street that provides access to the development.

b.

The Interior Zone is all areas outside of the Street Zone.

2.

Stormwater management practices should be integrated into site features such as rooftops, landscape islands, and paved areas, to intercept and retain rainfall runoff throughout the site in order to mimic pre-developed hydrology and reduce overall development costs associated with high land value.

3.

Building - Street relationships.

a.

The aggregate length of "B" Streets on an application should not constitute the majority all streets within a proposed Future Community Development.

b.

Buildings should form a street edge along all public and interior "A" streets.

c.

The applicant should identify minimum and maximum setbacks along all "A" streets.

d.

Maximum setbacks should generally place buildings along sidewalks or courtyards or other civic spaces that have a direct connection to sidewalks.

e.

The project should identify a "frontage build-out" (the area within the maximum setback that is occupied by a building frontage) of 60 to 80% along "A" streets to ensure that building walls occupy the area within the maximum setback.

4.

Parking.

a.

Parking lots should be located outside of the street zone.

b.

In the Interior zone and along "A" streets, parking lots should be located principally to the rear of buildings, interior to a block, or within parking structures.

c.

Along "A" streets, parking structures should include storefronts or other active space at the street level.

d.

Along "A" streets and in employment based centers, build multiple small parking lots instead of one large lot.

e.

Separate bicycle and pedestrian paths from vehicular traffic.

5.

Connectivity.

a.

Streets should meet or exceed the DelDOT connectivity standards.

b.

For traffic mitigation, applicants should prioritize connectivity, pedestrian and transit improvements over widening streets.

c.

Blocks should have sides greater than 240 feet and less than 600 feet with a total perimeter generally not to exceed 1,800 feet.

6.

Accessory Structures and Uses.

a.

Permitted accessory structures and uses should not be placed within 50 feet of the Street Zone; excluding stormwater management and other environmental amenities.

b.

In the Interior zone, gas pumps or drive-through facilities are allowed only on lots with frontage on "B" streets.

c.

Along "A" streets, drive-through facilities are allowed only in mid - block locations with a minimum separation of 500 feet in all directions from another drive-through facility or, for uses sharing a common parcel boundary, lease line etc., via an integrated and interconnected common drive-through facility with cross-access easements and sharing of cartway access as necessary.

d.

All drive-throughs should be well-screened from the "A" street and placed toward the rear of buildings.

e.

Dumpsters should be located in the rear yard and placed inside enclosures with building materials that match the principal structure.

D.

Amenities. Amenity Types: See Table 3 Menu of Amenities.

9. General Concepts.

A.

Transportation and connectivity.

1.

Transportation infrastructure provides mobility and shapes urban form. These Guiding Principles recognize the relationship between the County's transportation network and its relationship to land development patterns.

2.

One important aspect of this relationship is the connectivity ratio, which measures street connectivity by dividing the number of street links by the number of nodes (see DelDOT Development Coordination Manual). The result is a performance standard that measures the relative connectivity of a street network.

3.

A traditional grid provides the highest connectivity ratio and, therefore, a generally more efficient distribution of traffic.

B.

Protect natural habitat. The County encourages development practices that preserve forests, limit forest fragmentation, maintain or expand buffers along wetlands and streams, protect critical natural habitat, and provide public access to surrounding natural habitats.

C.

Safeguard water quality. Site and building design should encourage increased infiltration and vegetated surfaces, and reduced impervious area. To provide effective urban runoff and contamination migration, the County encourages Low Impact Development (LID) designs for stormwater management.

D.

Reduce greenhouse gas (GHG) emissions and improve air quality. In order to reduce GHG emissions associated with development, the County encourages energy efficiency improvements in the built environment and infrastructure, along with renewable energy resources in buildings, infrastructure, and transportation.

E.

Conserve existing neighborhoods. The Guiding Principles protect the character of the County's residential neighborhoods and their local serving commercial areas.

F.

Promote healthy communities. The Guiding Principles encourage compact, mixed-use, and efficient development patterns that promote walking and biking in an effort to reduce automobile trips.

G.

Expand housing choices. The Guiding Principles encourage varied housing types throughout the County in a way that enhances sustainability, creates complete neighborhoods with diverse, mixed income, and affordable housing along transit corridors, while accommodating a mix of compatible uses.

H.

Support a sustainable economy. The Guiding Principles support economically sound and sustainable growth. The continued support and expansion of these uses at locations adjacent to transit will serve to ensure accessibility, maximize efficiency of urban infrastructure and services, and decrease reliance on automobile use.

I.

Stormwater management.

1.

Existing site characteristics, such as land cover, topography, and soil types should be the focus of determining the design of new development. Also, as the fundamental initiative of stormwater management, volume reduction through infiltration is best accomplished when runoff is treated near its source.

2.

Stormwater management practices should be integrated into site features such as rooftops, landscape islands, and paved areas, to intercept and retain rainfall runoff throughout the site in order to mimic pre-developed hydrology and reduce overall development costs associated with high land value.

10. Amenities.

A.

The following amenities are defined for purposes of the Guiding Principles for each Character Area. The amenity requirements for each Character Area define which amenities are counted, and the ratio by which they are counted.

B.

Amenities must be adequately sized for their use and accessible to all community residents. They should also be located within a reasonable walking distance of most of the lots in the community (a typical walking distance of ¼ mile).

Table 3
Menu of Amenities

(Ord. No. 16-068, § 1(Exh. A), 1-10-2017; Ord. No. 23-104, § 10, 1-9-2024; Ord. No. 24-087, § 6, 9-24-2024)