In order to achieve the proximity necessary to make neighborhoods
walkable, it is important to mix land uses. A traditional neighborhood
development should consist of a mix of residential uses, a mixed-use
area, and open space as provided below:
A.
A mix of residential uses of the following types can occur anywhere
in the Traditional Neighborhood Development. For infill development,
the mix of residential uses may be satisfied by existing residential
uses adjacent to the Traditional Neighborhood Development.
(1)
Single-family detached dwellings, including manufactured homes.
(2)
Single-family attached dwellings, including duplexes, townhouses,
row houses.
(3)
Multifamily dwellings, including senior housing.
(4)
Secondary dwelling units ("granny flats").
(5)
"Special needs" housing, such as community living arrangements
and assisted living facilities.
B.
Mixed-use area, of commercial, residential, civic or institutional,
and open space uses as identified below. All residents should be within
approximately 1/2 mile or a fifteen-minute walk from existing or proposed
commercial, civic, and open space areas. Individual businesses should
not exceed 6,000 square feet in size.
(1)
Commercial uses:
(a)
Food services (neighborhood grocery stores; butcher shops; bakeries;
restaurants, not including drive-throughs; cafes; coffee shops; neighborhood
bars or pubs).
(b)
Retail uses (florists or nurseries; hardware stores; stationery
stores; book stores; studios and shops of artists and artisans).
(c)
Services (day-care centers; music, dance or exercise studios;
offices, including professional and medical offices; barber; hair
salon; dry cleaning).
(d)
Accommodations (bed-and-breakfast establishments, small hotels
or inns).
(2)
Residential uses:
(a)
Single-family attached dwellings, including duplexes, townhouses,
row houses.
(b)
Multifamily dwellings, including senior housing.
(c)
Residential units located on upper floors above commercial uses
or to the rear of storefronts.
(d)
"Live/work" units that combine a residence and the resident's
workplace.
(e)
"Special needs" housing, such as community living arrangements
and assisted living facilities.
C.
Open space uses identified below should be incorporated in the traditional
neighborhood development as appropriate. Large outdoor recreation
areas should be located at the periphery of neighborhoods rather than
central locations.
The number of residential dwelling units and the amount of nonresidential
development (excluding open spaces) shall be determined as follows:
A.
In areas devoted to mixed residential uses:
(1)
The number of single-family attached and detached units permitted
shall be three to six dwelling units per net acre;
(2)
The number of multifamily units shall be medium six to nine
and high nine to 12 dwelling units per net acre.
(3)
Secondary dwelling units shall be permissible in addition to
the number of dwelling units authorized under this section. However,
the total number of secondary dwelling units shall not be more than
10% of the total number of single-family attached and detached units.
(4)
For each affordable housing unit provided under this section,
one additional dwelling unit shall be permitted, up to a maximum fifteen-percent
increase in dwelling units.
B.
In mixed-use areas:
(1)
The number of single-family and multifamily dwelling units permitted
shall be calculated the same as above plus an additional number of
units not to exceed 10% of the amount permitted above.
(2)
All dwelling units constructed above commercial uses shall be
permissible in addition to the number of dwelling units authorized
under this section. However, the total number of dwelling units shall
not be increased by more than 10 dwelling units or 10%, whichever
is greater.
(3)
The total ground floor area of nonresidential development uses,
including off-street parking areas, shall not exceed 25% of the traditional
neighborhood development.
At least 10% of the gross acreage of the Traditional Neighborhood Development must be open space. Open space may include undevelopable areas such as steep slopes and wetlands, and stormwater detention and retention basins. At least 25% of the open space must be common open space dedicated to the public for parkland. Parkland shall be dedicated in accordance with the requirements of Chapter 410, Subdivision of Land. Ninety percent of the lots within the areas devoted to mixed residential uses shall be within a 1/2 mile or a fifteen-minute walk from common open space.
The design and development of the traditional neighborhood development
should minimize off-site stormwater runoff, promote on-site filtration,
and minimize the discharge of pollutants to ground and surface water.
Natural topography and existing land cover should be maintained/protected
to the maximum extent practicable. New development and redevelopment
shall meet the following requirements:
A.
Untreated, direct stormwater discharges to wetlands or surface waters
are not allowed.
B.
Post development peak discharge rates should not exceed pre-development
peak rates.
C.
Erosion and sediment controls must be implemented to remove 80% of
the average annual load of total suspended solids.
D.
Areas for snow storage should be provided unless the applicant provides
an acceptable snow removal plan.
E.
Redevelopment stormwater management systems should improve existing
conditions and meet standards to the extent practicable.
F.
All treatment systems or BMPs must have operation and maintenance
plans to ensure that systems function as designed.
A.
Block and lot size diversity. Street layouts should provide for perimeter
blocks that are generally in the range of 200 to 400 feet deep by
400 to 800 feet long. A variety of lot sizes should be provided to
facilitate housing diversity and choice and meet the projected requirements
of people with different housing needs.
B.
Lot widths. Lot widths should create a relatively symmetrical street
cross section that reinforces the public space of the street as a
simple, unified public space.
C.
Building setbacks, front - mixed-use area. Structures in the mixed-use
area have no minimum setback. Commercial and civic or institutional
buildings should abut the sidewalks in the mixed-use area.
D.
Building setback, front - areas of mixed residential uses. Single-family
detached residences shall have a building setback in the front between
zero and 25 feet. Single-family attached residences and multifamily
residences shall have a building setback in the front between zero
and 15 feet.
E.
Building setback, rear - areas of mixed residential uses. The principal
building on lots devoted to single-family detached residences shall
be setback no less than 30 feet from the rear lot line.
F.
Side setbacks. Provision for zero lot-line single-family dwellings
should be made, provided that a reciprocal access easement is recorded
for both lots and townhouses or other attached dwellings, provided
that all dwellings have pedestrian access to the rear yard through
means other than the principal structure.
The circulation system shall allow for different modes of transportation.
The circulation system shall provide functional and visual links within
the residential areas, mixed-use area, and open space of the Traditional
Neighborhood Development and shall be connected to existing and proposed
external development. The circulation system shall provide adequate
traffic capacity, provide connected pedestrian and bicycle routes
(especially off-street bicycle or multi-use paths or bicycle lanes
on the streets), control through traffic, limit lot access to streets
of lower traffic volumes, 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.
Where feasible, any existing pedestrian routes through the site shall
be preserved and enhanced. All streets, except for alleys, shall be
bordered by sidewalks on both sides in accordance with the specifications
listed in Table 13-1, Attributes of Streets in a Traditional Neighborhood
Development. The following provisions also apply:
(1)
Sidewalks in residential areas. Clear and well-lighted sidewalks,
a minimum of three feet to five feet in width, depending on projected
pedestrian traffic, shall connect all dwelling entrances to the adjacent
public sidewalk.
(2)
Sidewalks in mixed-use areas. Clear and well-lighted walkways
shall connect building entrances to the adjacent public sidewalk and
to associated parking areas. Such walkways shall be a minimum of five
feet in width.
(3)
Disabled accessibility. Sidewalks shall comply with the applicable
requirements of the Americans with Disabilities Act.
(4)
Crosswalks. Intersections of sidewalks with streets shall be
designed with clearly defined edges. Crosswalks shall be well lit
and clearly marked with contrasting paving materials at the edges
or with striping.
B.
Bicycle circulation. Bicycle circulation shall be accommodated on
streets and/or on dedicated bicycle paths. Where feasible, any existing
bicycle routes through the site shall be preserved and enhanced. Facilities
for bicycle travel may include off-street bicycle paths (generally
shared with pedestrians and other nonmotorized users) and separate,
striped, four-foot bicycle lanes on streets. If a bicycle lane is
combined with a lane for parking, the combined width should be 14
feet.
C.
Public transit access. Where public transit service is available
or planned, convenient access to transit stops shall be provided.
Where transit shelters are provided, they shall be placed in highly
visible locations that promote security through surveillance, and
shall be well-lighted.
D.
Motor vehicle circulation. 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.
(1)
Street hierarchy. Each street within a traditional neighborhood
development shall be classified according to the following (arterial
streets should not bisect a traditional neighborhood development):
(a)
Collector. This street provides access to commercial or mixed-use
buildings, but it is also part of the Village's major street network.
On-street parking, whether diagonal or parallel, helps to slow traffic.
Additional parking is provided in lots to the side or rear of buildings.
(b)
Sub-collector. This street provides primary access to individual
residential properties and connects streets of lower and higher function.
Design speed is 25 miles per hour.
(c)
Local street. This street provides primary access to individual
residential properties. Traffic volumes are relatively low, with a
design speed of 20 miles per hour.
(d)
Alley. These streets 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 commercial properties.
|
Table 13-1 Attributes of Streets in a Traditional Neighborhood
Development
| ||||
|---|---|---|---|---|
|
Collector
|
Sub-collector
|
Local Street
|
Alley
| |
|
Average Daily Trips
|
750 or more
|
750 to 1,500
|
Less than 250
|
Not applicable
|
|
Right-of-Way
|
76 to 88 feet
|
48 to 72 feet
|
35 to 66 feet
|
20 feet
|
|
Auto Travel Lanes
|
2 or 3 12-foot lanes
|
2 10-foot lanes
|
2 10-foot lanes or 1 14-foot (queuing) lane
|
2 10-foot lanes for 2-way traffic, or 1 12-foot lane for 1-way
traffic
|
|
Bicycle Lanes
|
2 6-foot combined with parking lanes
|
4-foot lanes with no parking, or 6-foot lanes combined with
parking lanes
|
None
|
None
|
|
Parking
|
Both sides, 8 feet
|
None, one or both sides, 8 feet
|
None or one side, 8 feet
|
None (access to individual drives and garages, outside of right-of-way)
|
|
Curb and Gutter
|
Required
|
Required
|
Subject to Plan Commission approval
| |
|
Planting Strips
|
Minimum of 6 feet
|
Minimum of 6 feet
|
Minimum of 6 feet
|
None
|
|
Sidewalks
|
Both sides, minimum of 5 feet
|
Both sides, 3 to 5 feet
|
Both sides, 3 to 5 feet
|
None
|
(2)
Street layout. The Traditional Neighborhood Development should
maintain the existing street grid, where present, and restore any
disrupted street grid where feasible. In addition:
(a)
Intersections shall be at right angles whenever possible, but
in no case less than 75°. Low-volume streets may form three-way
intersections creating an inherent right-of-way assignment (the through
street receives precedence) which significantly reduces accidents
without the use of traffic controls.
(b)
Corner radii. The roadway edge at street intersections shall
be rounded by a tangential arc with a maximum radius of 15 feet for
local streets and 20 feet for intersections involving collector or
arterial 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.
(c)
Curb cuts for driveways to individual residential lots shall
be prohibited along arterial streets. Curb cuts shall be limited to
intersections with other streets or access drives to parking areas
for commercial, civic or multifamily residential uses. Clear sight
triangles shall be maintained at intersections, as specified in Table
13-2, Clear Sight Distances, unless controlled by traffic signal devices.
|
Table 13-2 Clear Sight Distances
| ||
|---|---|---|
|
Intersection of:
|
Minimum Clear Sight Distance
(feet)
| |
|
Local street and collector
|
120
| |
|
Collector and collector
|
130
| |
|
Collector and arterial
|
50
| |
(d)
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 local streets
may terminate in stub streets when such streets act as connections
to future phases of the development. Local 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.
(3)
Parking requirements. Parking areas for shared or community
uses should be encouraged. In addition:
(a)
In the mixed-use area, any parking lot shall be located at the rear or side of a building. If located at the side, screening shall be provided as specified in Section 500-1314, Landscaping and screening standards, of this chapter.
(b)
A parking lot or garage may not be adjacent to or opposite a
street intersection.
(c)
In the mixed-use area, a commercial use must provide one parking
space for every 500 square feet of gross building area.
(d)
Parking lots or garages must provide not less than one bicycle
parking space for every 10 motor vehicle parking spaces.
(e)
Adjacent on-street parking may apply toward the minimum parking
requirements.
(f)
In the mixed residential areas, parking may be provided on-site.
One off-street parking space with unrestricted ingress and egress
shall be provided for each secondary dwelling unit.
(g)
Multifamily uses must provide one parking space for every dwelling
unit and 0.5 parking spaces for each additional bedroom.
(4)
Service access. Access for service vehicles should provide a
direct route to service and loading dock areas, while avoiding movement
through parking areas.
(5)
Paving. Reduction of impervious surfaces through the use of
interlocking pavers is strongly encouraged for areas such as remote
parking lots and parking areas for periodic uses.
A variety of architectural features and building materials is
encouraged to give each building or group of buildings a distinct
character.
A.
Guidelines for existing structures.
(1)
Existing structures, if determined to be historic or architecturally
significant, shall be protected from demolition or encroachment by
incompatible structures or landscape development.
(2)
The U.S. Secretary of the Interior's Standards for Rehabilitation
of Historic Properties shall be used as the criteria for renovating
historic or architecturally significant structures.
B.
Guidelines for new structures.
(1)
Height. New structures within a Traditional Neighborhood Development
shall be no more than three stories for single-family residential,
or five stories for commercial, multifamily residential, or mixed-use.
(2)
Entries and facades.
(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.
(b)
The front facade of the principal building on any lot in a Traditional
Neighborhood Development shall face onto a public street.
(c)
The front facade shall not be oriented to face directly toward
a parking lot.
(d)
Porches, pent roofs, roof overhangs, hooded front doors or other
similar architectural elements shall define the front entrance to
all residences.
(e)
For commercial 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.
(f)
New structures on opposite sides of the same street should follow
similar design guidelines. This provision shall not apply to buildings
bordering civic uses.
C.
Guidelines for garages and secondary dwelling units. Garages and
secondary dwelling units may be placed on a single-family detached
residential lot within the principal building or an accessory building
provided that the secondary dwelling unit shall not exceed 800 square
feet.
D.
Guidelines for exterior signage. A comprehensive sign program is
required for the entire Traditional Neighborhood Development which
establishes a uniform sign theme. Signs shall share a common style
(e.g., size, shape, material). In the mixed-use area, all signs shall
be wall signs or cantilever signs. Cantilever signs shall be mounted
perpendicular to the building face and shall not exceed eight square
feet. Please refer to Part 500-1800 for other restrictions.
E.
Guidelines for lighting.
(1)
Street lighting shall be provided along all streets. Generally
more, smaller lights, as opposed to fewer, high-intensity lights,
should be used. Street lights shall be installed on both sides of
the street at intervals of no greater than 75 feet. Street lighting
design shall meet the minimum standards developed by the Illumination
Engineering Society.
(2)
Exterior lighting shall be directed downward in order to reduce
glare onto adjacent properties.
Overall composition and location of landscaping shall complement
the scale of the development and its surroundings. In general, larger,
well-placed contiguous planting areas shall be preferred to smaller,
disconnected areas. Where screening is required by this chapter, it
shall be at least three feet in height, unless otherwise specified.
Required screening shall be at least 50% opaque throughout the year.
Required screening shall be satisfied by one or some combination of:
a decorative fence not less than 50% opaque behind a continuous landscaped
area, a masonry wall, or a hedge.
A.
Street trees. A minimum of one deciduous canopy tree per 40 feet
of street frontage, or fraction thereof, shall be required. Trees
can be clustered and do not need to be evenly spaced. Trees should
preferably be located between the sidewalk and the curb, within the
landscaped area of a boulevard, or in tree wells installed in pavement
or concrete. If placement of street trees within the right-of-way
will interfere with utility lines, trees may be planted within the
front yard setback adjacent to the sidewalk.
B.
Parking area landscaping and screening.
(1)
All parking and loading areas fronting public streets or sidewalks,
and all parking and loading areas abutting residential districts or
uses, shall provide:
(2)
Parking area interior landscaping. The corners of parking lots,
"islands," and all other areas not used for parking or vehicular circulation
shall be landscaped. Vegetation can include turf grass, native grasses
or other perennial flowering plants, vines, shrubs or trees. Such
spaces may include architectural features such as benches, kiosks
or bicycle parking.
(3)
In large parking lots containing more than 200 spaces, an additional
landscaped area of at least 300 square feet shall be provided for
each 25 spaces or fraction thereof, containing one canopy tree. The
remainder shall be covered with turf grass, native grasses or other
perennial flowering plants, vines or shrubs.
C.
Installation and maintenance of landscaping materials.
(1)
All landscape materials shall be installed to current industry
standards.
(2)
Maintenance and replacement of landscape materials shall be
the responsibility of the property owner. Landscape maintenance should
incorporate environmentally sound management practices, including
the use of water- and energy-efficient irrigation systems such as
drip irrigation, and pruning primarily for plant health and public
safety, replacing dead materials annually.
D.
Materials. All plant materials must meet the minimum standards set
by the American National Standards Institute in ANSI Z60.1 American
Standard for Nursery Stock. Landscape species shall be indigenous
or proven adaptable to the climate, but shall not be invasive species.
Plant materials shall comply with the following standards:
(1)
Minimum plant size shall be as specified in Table 13-3, Minimum
Plant Sizes (for the purpose of determining tree trunk size, the diameter
shall be measured six inches above ground level):
|
Table 13-3 Minimum Plant Sizes
| ||
|---|---|---|
|
Plant Type
|
Minimum Size
| |
|
Evergreen tree
|
6 feet in height
| |
|
Deciduous canopy tree
|
22 inches caliper at dbh*
| |
|
Small deciduous tree
|
12 inches caliper at dbh*
| |
|
Evergreen or deciduous shrubs
|
18 to 24 inches in height
| |
|
*
|
dbh = diameter at breast height
|
(2)
Landscape materials shall be tolerant of specific site conditions,
including but not limited to heat, drought and salt.
(3)
Existing healthy plant material may be utilized to satisfy landscaping
requirements, provided it meets the minimum plant size specified above.
(4)
Landscape materials that are used for screening shall be of
a size that allows growth to the desired height and opacity within
two years.
