The purpose of a Traditional Neighborhood Development (TND) District is to encourage mixed-use, compact development that is sensitive to the natural characteristics of the land and facilitates an efficient use of services. A TND District diversifies and integrates land uses within close proximity to each other, and it provides for the daily recreational and shopping needs of the residents. A TND District is characterized by the following general design elements:

A.

Neighborhoods limited in size and oriented toward pedestrian activity.

B.

A variety of housing types, jobs, shopping, services and public facilities.

C.

Residences, shops, workplaces and institutional buildings interwoven within the neighborhood, all within close proximity.

D.

A network of interconnecting streets and blocks that respect the natural landscape.

E.

Natural features and undisturbed areas incorporated into the open space of the neighborhood.

F.

A coordinated transportation system with a hierarchy of appropriately designed facilities for pedestrians, bicycles and automotive vehicles.

G.

Well-configured squares, plazas, greens, landscaped streets, preserves, greenbelts, and parks woven into the pattern of the neighborhood and dedicated to social activity, recreation and visual enjoyment.

H.

Institutional buildings and uses, open spaces and other visual features that act as landmarks, symbols and focal points for community identity.

I.

Compatibility of buildings and other improvements in arrangement, bulk, form, character, architecture and landscaping to establish a livable, harmonious and diverse environment.

The County Board, upon recommendation by the Zoning Board of Appeals, may, by ordinance, adopted in the same manner as other zoning map amendments, authorize a Traditional Neighborhood Development District. A TND District is most appropriate when located in an established Facilities Planning Area (FPA), contiguous to the boundary of an incorporated municipality, and within areas identified as TND appropriate on the 2030 Land Resource Management Plan. A TND District must be served by public sewer and no variation to this standard is permitted. A TND District must consist of an area of no less than twenty (20) contiguous acres.

A TND District must contain at least two (2) of the following types of sub-districts, each of which has different land use and site development regulations. A TND District must have one (1) Neighborhood Center Area and at least one (1) Mixed Residential Area. It may also include a Neighborhood Edge Area and/or an Employment Center Area in addition to these two (2) required sub-districts. These areas are described below.

A.

Neighborhood Center Area Sub-District (Required). A Neighborhood Center Area serves as the focal point of a TND District, containing commercial and/or institutional uses to meet some of the daily needs of community residents. A Neighborhood Center Area is pedestrian-oriented, and designed to encourage pedestrian movement from a Mixed Residential Area. A central focal point, such as a square or plaza, is a required component of a Neighborhood Center Area, and commercial uses should generally be located adjacent to such focal point. Neighborhood Center Area uses include retail, restaurants, offices, financial institutions, places of worship, community centers and denser residential developments.

B.

Mixed Residential Area Sub-District (Required). A Mixed Residential Area accommodates a variety of residential land uses, including single-family, two-family, townhouse and multi-family residential. Neighborhood commercial, and some institutional, uses may be permitted within a Mixed Residential Area, but under strict control and generally intended for use by those in the immediate vicinity. These neighborhood commercial uses must blend into the residential character of the neighborhood. A Mixed Residential Area includes open spaces, such as pocket parks, playgrounds and greenbelts. The area should promote pedestrian activity, and the safe and efficient movement of vehicular traffic.

C.

Neighborhood Edge Area Sub-District (Optional). A Neighborhood Edge Area is the least dense portion of a TND District, with larger lots and greater setbacks than the other neighborhoods. Only single-family residences are permitted. A Neighborhood Edge Area is most appropriate along the perimeter of the Mixed Residential Area. However, any portion of a TND District that abuts a single-family residential district must be designated and designed as a Neighborhood Edge Area.

D.

Employment Center Sub-District (Optional). A TND District may have an Employment Center Area. An Employment Center Area is a non-residential portion of the development that may contain commercial and light industrial uses, such as small-scale manufacturing and research and development (R&D) uses, and large office uses. Uses are those that are not appropriate for a Neighborhood Center Area or a Mixed Residential Area, but still serve the local residents. The scale and architectural conventions of a TND District apply to Employment Center Areas.

Each lot within a TND District must be allocated to a particular sub-district or land use category. The maximum or minimum amount of land allocated to a particular sub-district or land use category, calculated as a percentage of the entire land area excluding public right-of-way, is as follows:

A.

A minimum of five percent (5%) or more of the land area within the entire TND District shall be allocated to the Neighborhood Center Area.

B.

A minimum of twenty percent (20%) or more of the land area within the entire TND District must be open space, as defined by Section 14.6.

C.

A Neighborhood Edge Area may only be designated along the perimeter of TND Districts. A Neighborhood Edge Area must be designated for those portions of a TND District that abut single-family residential districts.

D.

A greenbelt buffer a minimum of two-hundred (200) feet wide must be provided along those portions of a TND District that abut an agricultural land use.

E.

If an Employment Center Area is included in a TND, a maximum of fifteen percent (15%) of the land area within the entire TND District shall be allocated to an Employment Center Area.

F.

Once the required minimums of the Neighborhood Center Area and open space, as well as any required Neighborhood Edge Area and greenbelt buffer, if applicable, have been met, all remaining land within the TND District may be allocated to Mixed Residential Area.

14.5.1 Neighborhood Center Area.

A.

Land Use Allocations within Neighborhood Center Area.

1.

A maximum of twenty percent (20%) of the land area within the Neighborhood Center Area shall be allocated to multi-family and townhouse dwellings.

2.

A minimum of twenty percent (20%) of the land area within the Neighborhood Center Area shall be allocated to commercial uses, including mixed-use buildings with commercial on the ground floor and residential uses above.

3.

A minimum of five percent (5%) of the land area within the Neighborhood Center Area, or twenty-thousand (20,000) square feet, whichever is greater, shall be allocated to institutional uses.

B.

Bulk and Yard Regulations within Neighborhood Center Area.

Table 14.1: Neighborhood Center Area Bulk and Yard Regulations provides the bulk and yard regulations for the Neighborhood Center Area.

14.5.2 Mixed Residential Area.

A.

Land Use Allocations within Mixed Residential Area.

1.

A minimum of fifty percent (50%) and a maximum of eighty percent (80%) of the land area within the Mixed Residential Area shall be allocated to single-family or two-family residential uses.

2.

A maximum of fifteen percent (15%) of all single-family or two-family dwelling units within all Mixed-Residential Areas within the TND District shall be located on lots of ten-thousand (10,000) square feet or more.

3.

A minimum of two percent (2%) of the land area within the Mixed Residential Area shall be allocated to neighborhood commercial or institutional uses. This shall include mixed-use buildings with commercial on the ground floor and residential uses above.

B.

Bulk and Yard Regulations within Mixed Residential Area.

Table 14.2: Mixed Residential Area Bulk and Yard Regulations provides the bulk and yard regulations for the Mixed Residential Area.

14.5.3 Neighborhood Edge Area.

A.

Land Use Allocations within Neighborhood Edge Area. Only single-family residential is permitted within the Neighborhood Edge Area.

B.

Bulk and Yard Regulations within Neighborhood Edge Area.

Table 14.3: Neighborhood Edge Area Bulk and Yard Regulations provides the bulk and yard regulations for the Neighborhood Edge Area.

14.5.4 Employment Center Area.

A.

Land Use Allocations within Employment Center Area. Only commercial and light industrial uses, such as small-scale manufacturing and research and development (R&D) and large office uses are permitted within an Employment Center Area. Supportive commercial uses, such as restaurants, taverns, retail goods establishments and personal service establishments are also permitted to support employees within the area.

B.

Bulk and Yard Regulations within Employment Center Area.

Table 14.4: Employment Center Area Bulk and Yard Regulations provides the bulk and yard regulations for the Employment Center Area.

Table 14.5: Permitted Uses within Sub-Districts lists the permitted uses within the TND District Sub-Districts.

In order to meet the required percentage of open space required within a TND District, the following types of open space are permitted and must be indicated on plan submittals.

A.

"Green" means an open space available for unstructured recreation. Its landscaping consists of grassy areas and trees. At least one (1) green, not less than one (1) acre in size, must be located near the center of the TND.

B.

"Greenway" means a series of connected open spaces that may follow natural features such as ravines, creeks or streams, which may be accessed by hiking trails, bike paths, etc.

C.

"Park" means an open space, available for recreation, with landscaping consisting of paved paths and trails, open lawn, trees, open shelters, playgrounds, dog parks, ball fields, tennis courts, and/or basketball courts. A park must be a minimum of five-thousand (5,000) square feet in size.

D.

"Plaza" means an open space that is improved, by landscaping and hardscaping, surrounded by buildings or streets along at least fifty percent (50%) of its perimeter.

E.

"Preserve" means open space that preserves or protects endangered species, a critical environmental feature or other natural feature.

F.

Drainage control facilities, such as detention or retention ponds, which are usable by the public for recreational purposes, shall be included in the open space land use category.

A variety of architectural features and building materials are required to give each building or group of buildings a distinct character.

14.8.1 Single-Family and Two-Family Residential.

A.

Large, flat facades should be avoided. Building mass should be articulated to create substantial shadows and visual interest. Windows or other significant architectural features should be used to avoid the appearance of blank walls and facades facing the street.

B.

Where a neighborhood consists primarily of one-story buildings, a two-story building should be designed to minimize the appearance of height, as viewed from the street, by stepping back the second story and/or incorporating accent features, such as gables and dormers, to break-up the mass of the roof structure.

C.

The front entry should be the predominant feature on the front elevation of a home, and building design and roof form should highlight the entry. The front entrance should be emphasized with usable front porches (a minimum of six (6) to eight (8) feet in width), and raised steps and stoops. Features, such as roof overhangs, columns and decorative railings, can help to create a protected entry area and enhance its appearance.

D.

All windows and doors should have raised elements to create shadow and articulation. Windows should be set back ("punched") into the facade to provide depth and shadow.

E.

The pitch, design and scale of roofs should complement surrounding dwellings. Sloping roof forms, such as gable, hip and gambrel roofs, are permitted. Plain mansard roofs are prohibited. Decorative mansard roofs are permitted.

F.

The planes and massing of roofs should be articulated. For example, one and two-story roofs can be combined with eave height variations, roof offsets, dormers, vents, and breaks in roof planes. This combination can also be used to allow for the first-story roof to "step down" to neighboring homes. Use these techniques to "step down" higher roof planes of edges of homes can establish a visual relationship with the roofs of lower adjacent homes.

G.

Roofs should be designed with overhanging eaves or detailed gutters of sufficient width to create shadowing on the building.

14.8.2 Design Standards for Garages.

A.

General Garage Design Standards. All garages shall conform to the following design standards. For attached garages, utilization of a side-loaded or rear-loaded garage is encouraged to minimize the impact of the garage doors on the streetscape.

B.

Front-Loaded Attached Garages.

1.

Front-loaded attached garages should not occupy more than sixty percent (60%) of the width of the front facade of the dwelling. However, a minimum garage door width of twenty-four (24) feet is permitted regardless of front facade percentage.

2.

Attached front-loaded garages shall not extend beyond the front facade of the dwelling by more than twelve (12) feet. This measurement will be taken from the part of the front facade that is immediately adjacent to the garage, except that the measurement may be taken from the part of the house closest to the street if all of the following conditions are met:

a.

The front facade of the house is irregular, i.e., the front foundation is not a straight line.

b.

The portion closest to the street is actual living space.

c.

No such measurement may be taken from a porch, bay window, turret or similar architectural feature that protrudes from the facade.

3.

Windows, doors and roof treatments of that part of the garage facing the street should incorporate architectural detail expressive of a residence.

4.

Upper level dormers and pitched roof elements should be used to de-emphasize the garage. Garage openings, windows, columns, trims, decorative paneling and color shall de-emphasize the visual impact of the garage in relation to the building as a whole.

C.

Side-Loaded Attached Garage.

1.

Side-loaded garages shall not extend beyond the side facade of the dwelling by more than twelve (12) feet.

2.

Windows, doors and roof treatments of the garage facing the street should incorporate architectural detail expressive of a residence.

D.

Detached Garage or Shed.

1.

Detached garages or sheds should be consistent with the architecture and design of the principal building. Consistency of design includes use of the same palette of materials as the principle building, and shall be of the same or similar siding, roofing materials, roof pitch, trim and colors.

2.

A detached garage or shed shall not exceed twenty (20) feet in height or the height of the principal residence, whichever is less, as measured to the peak of the roof.

14.8.3 Multi-Family and Townhouse Residential.

A.

The mass and scale of a townhouse or multi-family development should be similar, or not appear out of character, to buildings typical of the larger sub-district. Windows and doors should reflect the scale and patterns found in the surrounding neighborhood character. To ensure that new developments are consistent and compatible with the surrounding neighborhood character, consistency in the roofline should be achieved by using similar roof forms with varying height and proportion.

B.

Large, flat facades should be avoided, which can be accomplished by articulating the building mass to create substantial shadows and visual interest. Elements such as windows, dormers, projected entrances and overhangs should be included on the street facing facade to add variety and maintain a pedestrian-scale. All townhouses should be designed with the front or side facade of the units facing the street with either detached garages located in the rear yard or attached garages oriented to the rear of the units. When the sidewalls of multi-family or townhouse development face a street, building facades should be designed with elements of a front facade, including doors and/or windows.

C.

There should be a unifying architectural theme for an entire multi-family or townhouse development, utilizing a common vocabulary of architectural forms, elements, materials or colors in the entire structure.

D.

Windows and doors should have raised elements to create shadow and articulation. In addition, three-dimensional elements, such as balconies and bay windows, should be incorporated to provide dimensional elements on a facade. Windows should be set back ("punched") into or projected out from the facade to provide facade depth and shadow, vertical in orientation and of a consistent style.

E.

Roof forms should be articulated so that varied planes and massing within the overall roof are provided. Large, monotonous, simple pitched roofs, without breaks in the expanse of the roof, should be avoided. Dormers and gables can be used to break up large expanses of roof area. For flat roofs, cornices and parapets should be used to add variety and break up the roofline. Rooflines should be modulated every seventy-five (75) feet through the use of varied roof heights.

F.

There shall be a minimum separation of ten (10) feet between sidewalls among rows of townhouses or multi-family developments. Where a front or rear wall faces the front or rear wall, the minimum required separation between such buildings shall be a minimum of thirty (30) feet. Driveways and parking areas may be located within this minimum separation area. The minimum separation at the ground-floor may be reduced to twenty (20) feet for interior drives with garage doors facing garage doors that are not visible from the public right-of-way, provided that the upper-story living spaces comply with the separation requirements.

G.

Private yards a minimum of two hundred (200) square feet in area and ten (10) feet in width shall be required for each townhouse dwelling unit. This private yard may be located adjacent to a front wall, rear wall, or side wall, provided that it is immediately adjacent to the townhouse unit it serves and directly accessible from the townhouse unit by way of a door or stair. Required private yards must be at-grade or, if located on a terrace or patio, within four (4) feet of grade. All private yards must be landscaped with turf, groundcover, shrubs, trees or other landscape or hardscape improvements, such as walkways and patios.

14.8.4 Commercial Uses.

A.

Buildings with facades over one-hundred (100) feet in length should incorporate wall projections or recesses a minimum of two (2) feet in depth, extending over twenty percent (20%) of the facade.

B.

All facades that face the street should have at least two (2) of the following architectural features to avoid the appearance of blank walls facing the street: change in wall plane of at least two (2) feet, change in wall texture or masonry patterns, transparent windows, columns or pilasters.

C.

All retail store frontage within commercial developments less than thirty-thousand (30,000) square feet should comply with the following facade transparency requirement: The ground floor shall maintain a transparency of sixty percent (60%). Windows shall be constructed of clear or lightly tinted glass. Tinting above thirty percent (30%) and reflective glass is prohibited.

D.

Building facades in excess of over one-hundred (100) feet in length should include a repeating pattern with no less than two (2) of the following elements: color change, texture change, material module change, or a wall articulation change of no less than one (1) foot, such as an offset, reveal, pilaster or projecting rib. All elements shall repeat at intervals of no more than thirty (30) feet either horizontally or vertically.

E.

Roof lines should either be varied with a change in height or the incorporation of a major focal point feature, such as a dormer, gable or projected wall feature, every one-hundred (100) linear feet in building length.

F.

Buildings that face more than one (1) street should have at least one (1) public entrance on the primary street frontage. All public entrances should be articulated from the building mass. Examples of such articulation include: canopies or porticos, overhangs, arcades, raised corniced parapets over the door, peaked roof forms, arches, outdoor patio or seating areas, display windows, details such as tile work and moldings integrated into the building design, and integral planters or wing walls that include landscaping or seating.

14.8.5 Large-Scale Office, Manufacturing and Light Industrial Uses.

A.

All facades that face the street should have at least two (2) of the following architectural features to avoid the appearance of blank walls facing the street: change in plane of at least one (1) foot, reveals, windows and openings, or changes in color, texture and/or material to add interest to the building elevation.

B.

Large expanses of highly reflective wall surface material and mirror glass on exterior walls are prohibited to prevent heat and glare impacts on the adjacent public streets and properties.

C.

Buildings with facades over one-hundred (100) feet in length should incorporate wall projections or recesses an average of three (3) feet in depth, extending over twenty percent (20%) of the facade.

D.

In multi-building complexes, a comprehensive architectural concept and campus-like site design should be developed and maintained. Various site components should be unified through the use of similar design features, construction, material and colors.

E.

The design of accessory buildings such as security kiosks, maintenance buildings, and outdoor equipment enclosures should be incorporated into, and be compatible in design concept with, the overall design of the project and the main buildings on the site. Any outdoor storage and refuse containers must be completely screened from view on all four (sides) with a six (6) foot masonry wall, solid wood/vinyl fence or dense hedge.

F.

The roofline at the top of the structure should not run in a continuous plane for more than fifty (50) feet without offsetting the roof plane.

G.

Buildings are encouraged to use decorative roof elements, such as projecting cornices, to enhance roof edges and to define building entrances, waiting areas, transit stops, main pedestrian routes or activity areas.

The street classifications within the different sub-districts of a TND District vary based on the proposed function of the roadway, the anticipated land use, the anticipated traffic load, and the desired character of the surrounding area. Special consideration should be given to street layout to minimize through traffic and the potential for inappropriate vehicle speeds. This Section provides classifications of street standards. All TND District streets must comply with the design standards of Table 14.6: TND District Right-of-Way for TND District streets. Table 14.7: TND District Right-of-Way Permitted Streets by Subdistrict describes which of the street types are permitted within the sub-districts. Additional street types may be permitted within the TND District as part of the development approval process.

A.

Neighborhood Center Arterial. A Neighborhood Center arterial provides connection between the Neighborhood Center and the periphery of the TND District. This arterial should be divided by a median planted with trees along its length. Adjacent land uses include retail, commercial, mixed-use developments, and multi-family and townhouse residential.

B.

Neighborhood Center Collector. A Neighborhood Center collector carries traffic between the Neighborhood Center and the Mixed Residential Areas, and between arterial and local streets. It also functions as a primary commercial street within a Neighborhood Center and should be designed to encourage pedestrian activity. Adjacent land uses include retail, commercial, mixed-use developments, and multi-family and townhouse residential.

C.

Mixed Residential Arterial. A Mixed Residential arterial provides connections between a Mixed Residential Area and the periphery of a TND District. The arterial should be divided by a median planted with trees along its length. Adjacent land uses include multi-family and townhouse residential, with limited amounts of neighborhood commercial at corner locations.

D.

Mixed Residential Collector. A Mixed Residential collector connects important locations within Mixed Residential Areas. Adjacent land uses include various residential, with limited neighborhood commercial at corner locations.

E.

Mixed Residential Local Street. A Mixed Residential local street is a small-scale, low speed roadway primarily serving single-family residential uses.

F.

Mixed Residential One-Way Street. A Mixed Residential one-way street is a low speed roadway intended for limited use in certain areas where one-way circulation is appropriate. Adjacent land uses include single-family and two-family residential.

G.

Alley. An alley is a narrow route providing rear business and residential access. Trash collection, loading areas, utility location and access to parking are accommodated by the alley.

¹ UDO regulations for residential minimum turnaround design standards and cul-de-sac standards shall apply to the TND Districts.

Unless otherwise permitted by this section, the on-site development standards of the Ordinance shall apply.

14.10.1 Accessory Structures and Uses. See Article 15 for accessory structure and use standards.

14.10.2 Landscaping and Screening. See Article 20 for landscaping and screening standards.

14.10.3 On-Site Development Standards. See Article 18 for on-site development standards.

14.10.4 Off-Street Parking, Loading and Access. All off-street parking spaces, parking lots and loading berths within the TND District shall meet the requirements of Article 23, except as provided below:

A.

Off-Street Parking Space Requirements. Unless otherwise indicated, all required parking for non-residential uses shall be located on the same lot as, or within six hundred (600) feet walking distance of, the building or use served.

1.

Single-family, two-family and townhouse residential uses shall provide two (2) off-street parking spaces per dwelling unit.

2.

A multi-family residential use shall provide one and a half (1.5) off-street parking spaces for the first bedroom of a dwelling unit, and one-half (0.5) off-street parking space for each additional bedroom.

3.

A non-residential use shall provide one (1) off-street parking space for every three-hundred (300) square feet of gross floor area, except for the following:

a.

A neighborhood commercial use with the Mixed Residential Area is exempt from off-street parking requirements.

b.

A commercial use within the Neighborhood Center Area may apply adjacent on-street parking within three-hundred (300) feet, measured one-hundred fifty (150) feet in either direction from the center of the zoning lot, toward the minimum parking requirements.

c.

Community parking facilities are encouraged in the Neighborhood Center Area. If a community parking facility is within eight hundred (800) feet of a non-residential use, such use shall be exempt from off-street parking requirements.

d.

In a Mixed Residential Area, Neighborhood Edge Area, and Employment Center Area, the required parking must be provided on-site or within six hundred (600) feet walking distance of the building or use served.

B.

Vehicular Access. Direct vehicular access from an alley to a lot in the TND District is permitted and preferred. Direct vehicular access from a street to a lot is permitted only in the following instances:

1.

Direct vehicular access from a street to a lot is permitted in a Neighborhood Edge Area, Workshop Area or Employment Center Area.

2.

Direct vehicular access from a street to a lot is permitted in the Mixed Residential Area and Neighborhood Center Area only if the lot does not abut an alley or if it is determined that there are exceptional circumstances.

3.

When adjacent lots have direct vehicular access to a street, common or joint driveways are required.

14.10.5 Permitted Encroachments. See Article 18 for permitted encroachments.

14.10.6 Signs. See Article 22 for sign standards.

14.10.7 Temporary Uses. See Article 18 for temporary use standards.

TND approval is a two (2) step process, which is as follows:

A.

The proposed site for the TND must be rezoned to a TND District in accordance with the requirements for a zoning map amendment of this Ordinance. However, no development may occur until approval of a Final Development Plan as required by Paragraph B below.

B.

Once a site is rezoned to a TND District, the development of the site cannot occur without first submitting and obtaining approval of a Preliminary Development Plan and Final Development Plan in accordance with the approval processes for a Planned Unit Development in Article 16 of this Ordinance. All changes to an approved Final Development Plan must follow the processes stated in Article 16 for changes to a Final Development Plan. The additional requirements of a Planned Unit Development, such as a special use approval and the provision of public benefits, are not required. The above regulations shall not prevent one from submitting and obtaining approval of a Preliminary Development Plan in conjunction with the rezoning application.