A. 
Purpose. The purpose of this article is to allow the optional development and redevelopment of land in Middletown consistent with the design principles of traditional neighborhoods. A traditional neighborhood:
(1) 
Is compact;
(2) 
Is designed for the human scale;
(3) 
Provides a mix of uses, including residential, commercial, civic and open space uses, in close proximity to one another within the neighborhood;
(4) 
Provides a mix of housing styles, types and sizes to accommodate households of all ages, sizes and incomes;
(5) 
Incorporates a system of relatively narrow, interconnected streets with sidewalks, bikeways and transit that offer multiple routes for motorists, pedestrians, and bicyclists and provides for the connections of those streets to existing and future developments;
(6) 
Retains existing buildings with historical features or architectural features that enhance the visual character of the community;
(7) 
Incorporates significant environmental features into the design;
(8) 
Is consistent with Middletown's Comprehensive Plan.
B. 
Applicability. This article is an alternative set of standards for development within Middletown for new development of five acres or more contiguous to existing development, redevelopment or infill development of five acres or more.
C. 
Fee. The Town Council may, by resolution, establish fees for the administration of this article.
The following definitions shall be observed and applied, except where the context clearly indicates otherwise. Words used in the present tense shall include the future tense. Words used in the singular form shall include the plural form. Words used in the plural form shall include the singular. The word "shall" is mandatory and the word "may" is permissive.
ACCESSORY BUILDING
A detached subordinate structure, the use of which is incidental to that of the principal structure and located on the same lot.
AFFORDABLE HOUSING
Housing in which mortgage, amortization, taxes, insurance, and condominium and association fees, if any, constitute no more than 28% of gross household income for a household of the size which may occupy this unit. In the case of dwelling units for rent, housing that is affordable means housing for which the rent and utilities constitute no more than 30% of gross annual household income for a household of the size that may occupy the unit.
ALLEY
A public or private way permanently reserved as a secondary means of access to abutting property.
ARTERIAL
A major street for carrying a large volume of through traffic in the area, normally controlled by traffic signs and signals.
BLOCK
A unit of land bounded by streets or by a combination of streets and public land, railroad rights-of-way, waterways, or any other barrier to the continuity of development.
BUILDING HEIGHT
The height limit to all buildings is three stories and 35 feet high from the lowest grade level to the eaves of the building. The height limit shall not apply to attics, chimneys, machine rooms, or similar structures.
BUILDING SCALE
The relationship between the mass of a building and its surroundings, including the width of street, open space, and mass of surrounding building. Mass is determined by the three-dimensional bulk of a structure; height, width, and depth.
BUILDING SETBACK, FRONT
The distance from the street right-of-way line to the closest point of the foundation of a building or projection thereof.
COLLECTOR
A street designed to carry moderate volumes of traffic from local streets to arterial streets or from arterial to arterial.
COMMON OPEN SPACE
Squares, greens, neighborhood parks, and linear environmental corridors owned and maintained by the homeowners' association.
CURB RADIUS
The curved edge of streets at an intersection measured at the outer edge of the street curb or of the parking lane.
LOT
A parcel of land occupied or intended for occupancy by a use permitted in this article, including one main building, together with any accessory buildings, open spaces, and parking spaces required by this article and having its principal frontage upon a street or upon an officially approved place.
LOT LINE
The property lines bounding the lot.
LOT WIDTH
The horizontal distance between side lot lines measured at the front setback.
NET ACRE
An acre of land excluding street rights-of-way.
PRINCIPAL BUILDING
A building in which the primary use of the lot on which the building is located is conducted.
QUEUING
The use of one travel lane on local streets with parking (usually an intermittent parking pattern) on both sides.
SECONDARY DWELLING UNIT
An additional dwelling unit located with the principal dwelling on the lot in a freestanding building or above a residential garage.
STORY
A space in a building between the surface of any floor and the surface of the next floor above, or if there is no such floor above, then the space between such floor and the ceiling or roof above.
STREET
A strip of land, including the entire right-of-way, publicly or privately owned, serving as a means of vehicular travel, and furnishing access to abutting properties, which may also be used to provide space for sewers, public utilities, shade trees and sidewalks.
TRADITIONAL NEIGHBORHOOD
A compact mixed-use neighborhood where residential, commercial and civic buildings are within close proximity to each other.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
A. 
Initial conference (before submitting an application for a traditional neighborhood). To begin a development project, the applicant shall schedule an appointment and meet with the Zoning Administrator to discuss the procedure for approval of a traditional neighborhood development project, including submittal requirements and design standards.
B. 
General implementation plan.
(1) 
General implementation plan process.
(a) 
Following the initial conference, the applicant shall submit a general implementation plan to the Zoning Administrator and the Middletown Planning Commission. At its next scheduled meeting, the Planning Commission shall consider a recommendation for approval or disapproval of the general implementation plan. Once approved, the Planning Commission shall conduct a public hearing within 30 days to consider the Zoning Map amendment request.
(b) 
Within 30 days the Planning Commission shall conduct a public hearing to consider the Zoning Map amendment request and to consider a recommendation for approval or disapproval of a general implementation plan. At this public hearing, the Planning Commission shall receive a report from the Middletown Zoning Administrator recommending approval, disapproval or approval with specified modifications. Within 30 days, the Planning Commission shall recommend that the Town Council either:
[1] 
Approve the general implementation plan and Zoning Map amendment;
[2] 
Approve the general implementation plan and Zoning Map amendment with modifications; or
[3] 
Deny the general implementation plan and Zoning Map amendment.
(2) 
General implementation plan submittal requirements. The purpose of the general implementation plan is to establish the intent, density and intensity for a proposed development. The general implementation plan shall include the following:
(a) 
A general location map of suitable scale, but no less than one inch equals 200 feet, which shows the location of the property within the community and adjacent parcels including locations of any public streets, railroads, major streams or rivers and other major features within 1,000 feet of the site.
(b) 
A site inventory and analysis to identify site assets or resources, and constraints, including but not limited to floodplains, wetlands and soil classified as "poorly drained" or "very poorly drained" soils with bedrock at or within 42 inches of the surface, utility easements and steep slopes greater than 15%.
(c) 
A conceptual site plan, at a scale of no less than one inch equals 100 feet, which indicates topography in two-foot contours for sites with 15 feet or more of local relief, or two-foot contours for local sites with less than 15 feet of local relief, consisting of a map with proposed features and existing site features and uses that will remain. These features should include building outlines, location of streets, drives and parking areas, pedestrian and bicycle paths, service access areas for receiving material and trash removal, and other impervious surfaces. The location of proposed and existing to remain trees and shrubs should also be included, along with any other significant features.
(d) 
A conceptual stormwater management plan identifying the proposed patterns of major stormwater runoff, locations of stormwater infiltration areas, and other significant stormwater best management practices.
(e) 
Identification of the architectural style(s) of the traditional neighborhood development and the accompanying site design style(s). The design style of the traditional neighborhood development shall be conveyed with drawings or computer simulations of typical proposed building elevations (including dimensions of building height and width, and facade treatment).
(f) 
A written report that provides general information about the covenants, conservation easements, or agreements which will influence the use and maintenance of the proposed development. The report shall also describe the site conditions and the development objectives.
(g) 
Any other information deemed necessary by the Zoning Administrator in order to evaluate plans.
(h) 
Five copies of the above information shall be submitted plus one reduced set no larger than 8 1/2 inches by 11 inches.
C. 
Specific implementation plan. The purpose of the specific implementation plan is to establish a detailed development proposal. The specific implementation plan can be proposed, reviewed, and acted upon as whole or in part of phases.
(1) 
Specific implementation plan process. Following approval of the general implementation plan, the applicant shall submit a specific implementation plan to the Zoning Administrator. Within 30 days following receipt of the specific implementation plan, the Planning Commission shall receive a report from the Zoning Administrator recommending approval, disapproval or approval with specified modifications. The Planning Commission shall determine that the proposed specific implementation plan is in substantial conformance with the approved general implementation plan. Upon due consideration, the Planning Commission shall recommend that the Town Council either:
(a) 
Approve the specific implementation plan as being in substantial conformance with the general implementation plan;
(b) 
Approve the specific implementation plan as being in substantial conformance with the general implementation plan with specified modifications; or
(c) 
Deny the specific implementation plan.
(2) 
Specific implementation plan submittal requirements. The applicant shall submit plans, maps, and written materials which include the following information:
(a) 
A general location map of suitable scale which shows the boundaries and dimensions of the property within the context of the Town of Middletown and adjacent parcels, including locations of streets, railroads, major streams or rivers and other major features within 1,000 feet of the site, along with a legal description of the property.
(b) 
A site inventory and analysis to identify site assets or resources, and constraints, including but not limited to floodplains, wetlands and soils classified as "poorly drained" or "very poorly drained" soils with bedrock at or within 42 inches of the surface, utility easements for high-tension electrical transmission lines (>69KV), and slopes greater than 15%.
(c) 
A site plan, including proposed topographic contours at two-foot intervals, with the following information:
[1] 
The location of proposed structures and existing structures that will remain, with height and gross floor area noted;
[2] 
The location of street and pedestrian lighting, including lamp intensity and height;
[3] 
The location of proposed open space;
[4] 
The circulation system indicating pedestrian, bicycle, and motor vehicle movement systems, including existing and proposed public streets or rights-of-way; alleys; transit stops; easements or other reservations of land on the site; the location and dimensions of existing and proposed curb cuts, off-street parking and loading spaces, including service access for receiving the trash removal; sidewalks and other walkways; and
[5] 
Location of all trees, shrubs and ground cover (proposed or existing) to remain on the site.
(d) 
A stormwater management plan for the site. The grading plan shall show existing and proposed ground elevations with contours (two-foot contour interval) and spot elevations at significant high points, low points, and transition points. The grading plan shall also note the finished ground floor elevations of all buildings. The plan shall also show the locations of all storm drainage sewers and structures, and infiltration or detention/retention structures, and all wetlands on the site, using the Federal Manual for Identifying and Delineating Jurisdictional Wetlands, and copies of documents completed in making the wetlands identification.
(e) 
Detailed elevations of all proposed commercial buildings and typical elevations of residential buildings. Scaled elevations should identify all signs, building materials and percentage of ground floor commercial facade in windows, and the location, height and material for screening walls and fences, including outdoor trash storage areas, electrical, mechanical and gas metering equipment, storage areas for trash and recyclable materials, and rooftop equipment.
(f) 
A utilities plan showing underground and above ground lines and structures for sanitary sewers, electricity, gas, telecommunications, etc., which shall be placed underground to the extent feasible.
(g) 
A written report which completely describes the proposal and indicates covenants or agreements that will influence the use and maintenance of the proposed development. The report also shall describe the analysis of site conditions and the development objectives.
(h) 
Phasing plans, which allow for the phasing plan to include multiple, non-contiguous portions of the project site to be under development, provided that there is a clear phasing plan for the primary street systems to ensure that access for government services, emergency services and end users is provided.
(i) 
Any other information deemed necessary by the Planning Commission in order to evaluate plans.
(j) 
Five copies of the above information shall be submitted, plus one reduced set no larger than 8 1/2 inches by 11 inches.
D. 
Amendments to the specific implementation plan. Minor changes to the specific implementation plan adopted by the Middletown Town Council may be approved by the Zoning Administrator, provided that the changes do not involve:
(1) 
Increases or decreases of more than 10% in floor area of structures or number of dwelling units.
(2) 
Change in exterior building material.
(3) 
Alteration of any conditions attached or modification to the specific implementation plan made by the Town Council and/or Planning Commission.
Note: A major change to a specific implementation plan which is less restrictive than any conditions of approval, for the initial specific implementation plan, shall require approval by a majority vote of all members of the Town Council.
E. 
Ownership and maintenance of public space. Provision shall be made for the ownership and maintenance of public streets by the Virginia Department of Transportation (VDOT) and squares, parks, open space, and other public spaces in a traditional neighborhood development by dedication to the homeowners' association (HOA). The HOA is to conform to state law. The developer shall convey all water/sewer facilities by bill of sale to the Town, but the Town reserves the right to refuse any such conveyance.
F. 
Performance bond or letter of credit. Final approval of the specific implementation plan is subject to the posting of a performance bond or letter of credit by the developer or his assigns as deemed necessary by the Middletown Town Council for public improvements.
G. 
Recording of documents. The following documents need to be filed by the applicant in the Middletown Town Clerk's office within 10 days after approval of the document by the Town Council: a certified copy of the Zoning Ordinance amendment designating a tract of land as a traditional neighborhood development; the general implementation plan; and the specific implementation plan.
[Amended 8-10-2009; at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
A. 
Neighborhood uses. 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:
(1) 
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.
(a) 
Single-family detached dwellings;
(b) 
Single-family attached dwellings, including duplexes, townhouses, and row houses;
(c) 
Multifamily dwellings, including senior housing;
(d) 
Secondary dwelling units (granny flats);
(e) 
Special needs housing, such as community living arrangements and assisted living facilities.
(2) 
Mixed use area of commercial, residential, civic or institutional, and open space uses as identified below. All residents should be within approximately 1/4 mile or a five-minute walk from existing or proposed commercial, civic, and open space areas. Individual businesses should not exceed 6,000 square feet in footprint.
(a) 
Commercial uses.
[1] 
Food services (neighborhood grocery stores; butcher shops; bakeries; restaurant, not including drive-through; cafes; coffee shops; neighborhood bars or pubs);
[2] 
Retail uses (florists or nurseries; hardware stores; stationery stores; bookstores; studios and shops of artists and artisans);
[3] 
Services (day-care centers; music, dance or exercise studios; offices, including professional and medical offices; barber; hair salon; dry cleaning);
[4] 
Accommodations (bed-and-breakfast establishments, small hotels, or inns).
[5] 
Other uses as determined by the Town Council.
(3) 
Uses permitted by special use permit.
(a) 
Bed-and-breakfast as set forth in § 220-1, Definitions.
B. 
Development units; maximum units per net acre with a 66% minimum requirement for detached single-family units and a maximum of 34% attached units.
(1) 
In areas devoted to mixed residential uses, the maximum unit density per acre shall be:
(a) 
The number of single-family detached units (large lot) shall be no less than two.
(b) 
The number of single-family detached units (medium lot) shall be no more than four.
(c) 
The number of single-family detached units (small lots) shall be no more than six.
(d) 
The number of single-family attached (duplex) units shall be no more than six.
(e) 
The number of single-family attached (townhouse) units shall be up to eight.
(f) 
The number of multifamily attached (condo) units shall be up to 16.
(2) 
Areas of residential/commercial mixed use.
(a) 
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.
(b) 
The total ground floor area of nonresidential development uses, including off street parking areas, shall not exceed 10% of the traditional neighborhood development.
C. 
Open space. At least 30% of the gross acreage of the traditional neighborhood development must be open space. Open space may include areas such as steep slopes, wetlands, and stormwater retention basins, but also must include small public spaces such as pocket parks, plazas, squares, greens or playgrounds. Open space shall be integrated through the traditional neighborhood development and as approved on a specific implementation plan.
D. 
Stormwater management. 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 groundwater and surface water. Natural topography and existing land cover should be maintained and protected to the maximum extent practicable. New development and redevelopment shall meet the following requirements:
(1) 
Untreated, direct stormwater discharges to wetlands or surface waters are not allowed.
(2) 
Post development peak discharge rates should not exceed pre-development peak rates.
(3) 
Erosion and sediment controls must be implemented to remove 80% of the average annual load of total suspended solids.
(4) 
Areas for snow storage should be provided unless the applicant provides an acceptable snow removal plan.
(5) 
Redevelopment stormwater management systems should improve existing conditions and meet standards to the extent practicable.
(6) 
All treatment systems must have operation and maintenance plans to ensure that systems function as designed.
E. 
Lot and block standards.
(1) 
Streets. Street layouts should provide for blocks that are consistent with the Comprehensive Plan. 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.
(2) 
Lot widths. Lot widths should create a relative symmetrical street cross section that reinforces the public space of the street as a simple, unified public space.
(3) 
Building setback, 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.
(4) 
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.
(5) 
Building setback, rear areas of mixed-use residential uses. The principal building on lots devoted to single-family detached residences shall be set back no less than 10 to 30 feet from the rear lot line.
(6) 
Side setbacks. Provisions 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. Waiver may be given by Town Council to accommodate trees in the area between the sidewalk and curb, and/or large medium lot setbacks to allow flexibility should the setbacks need to be adjusted.
F. 
Circulation standards. 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 throughout the traditional neighborhood development.
(1) 
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. The following provisions also apply:
(a) 
Sidewalks in residential areas. Clear and well-lit sidewalks, four feet in width, depending on projected pedestrian traffic, shall connect all dwelling entrances to the adjacent public sidewalk.
(b) 
Sidewalks in mixed use areas. Clean and well-lit walkways shall connect building entrances to the adjacent public sidewalk and to associated parking areas. Such walkways shall be a minimum of four feet in width.
(c) 
Sidewalk materials shall be designated and approved as part of the specific implementation plan.
(d) 
Disabled accessibility. Sidewalks shall comply with the applicable requirements of the Americans with Disabilities Act.
(e) 
Crosswalks and intersections of sidewalks with streets shall be designed with clearly defined edges. Crosswalks shall be well lit and clearly marked with contrasting pacing materials at the edges or with striping.
(2) 
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 non-motorized users) and separate, striped, four-foot bicycle lanes on the streets. If a bicycle lane is combined with a lane for parking, the combined width should be 11 feet.
(3) 
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 lit.
(4) 
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.
(a) 
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):
[1] 
Collector. This street provides access to commercial or mixed-use buildings but it is also a part of Middletown'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.
[2] 
Subcollector. This street provides primary access to individual residential properties and connects streets of lower and higher function. Design speed is 25 mph.
[3] 
Local street. This street provides primary access to individual residential properties. Traffic volumes are relatively low, with a design speed of 20 mph.
[4] 
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. Alleys are encouraged in the traditional neighborhood development.
(b) 
Street layout. The traditional neighborhood development should maintain the existing street grid, where present, and restore any disrupted street grid where feasible, In addition:
[1] 
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 received precedence) which significantly reduces accidents without the use of traffic controls.
[2] 
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.
[3] 
Curb cuts for driveways to individual residential lots may 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 below, unless controlled by traffic signal devices:
Intersection of
Minimum Clear Distance
Local street and collector
120 feet
Collector and collector
130 feet
Collector and arterial
50 feet
[4] 
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.
(c) 
Parking requirements. Parking areas for shared or community use should be encouraged. In addition:
[1] 
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 § 220-13H.
[2] 
A parking lot or garage may not be adjacent to or opposite a street intersection.
[3] 
In the mixed-use area, a commercial use must provide one parking space for every 400 square feet of gross building area.
[4] 
Parking lots or garages must provide not less than one bicycle parking space for every 10 motor vehicle parking spaces.
[5] 
Adjacent on-street parking may apply toward the minimum parking requirements.
[6] 
In all residential areas, 2.5 parking spaces will be provided per dwelling unit. One off-street parking space with unrestricted ingress and egress shall be provided for each secondary dwelling unit.
[7] 
Multifamily uses must provide one parking space for every dwelling unit and 0.5 parking space for each additional bedroom.
(d) 
Service access. Access for service vehicles should provide a direct route to service and loading dock area, while avoiding movement through parking areas.
(e) 
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.
G. 
Architectural standards. A variety of architectural features and building materials is encouraged to give each building or group of buildings a distinct character.
(1) 
Guidelines for existing structures. Existing structures, if determined by the Middletown Town Council to be historic or architecturally significant, shall be encouraged to be preserved.
(2) 
Guidelines for new structures.
(a) 
Height. New structures within a traditional neighborhood development shall be no more than three story single-family residential, for commercial, multifamily, residential or mixed use.
(b) 
Entries and facades.
[1] 
The architectural features, materials, and the articulation of a facade of a building shall be continued on all sides visible from a public street.
[2] 
The front facade of the principal building on any lot in a traditional neighborhood development shall face onto a public street or open space.
[3] 
The front facade shall not be oriented to face directly toward a parking lot.
[4] 
Porches, pent roofs, roof overhangs, hooded front doors or other similar architectural elements shall define the front entrance to all residences.
[5] 
For commercial buildings, a minimum of 25% 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.
(3) 
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.
(4) 
Guidelines for exterior signage. A comprehensive sign program is required for the entire traditional neighborhood development which establishes a uniform sign for them. All signs, including cantilever signs (including in the mixed-use area), shall share a common style (e.g., size, shape, material). Cantilever signs shall be mounted perpendicular to the building face and shall not exceed eight square feet.
(5) 
Guidelines for lighting.
(a) 
Streetlighting shall be provided along all streets. Generally, smaller lights, as opposed to fewer, high-intensity lights, should be used. Streetlights shall be installed on both sides of the street at intervals of no greater than 75 feet. Streetlighting design shall meet the minimum standards developed by the Illuminating Engineering Society.
(b) 
Exterior lighting shall be directed downward in order to reduce glare onto adjacent properties.
H. 
Landscaping and screening standards. 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 article, 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.
(1) 
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 areas 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.
(2) 
Parking area landscaping and screening.
(a) 
All parking and loading areas fronting public streets or sidewalks and all parking and loading areas abutting residential districts or uses shall provide:
[1] 
A landscaped area at least five feet wide along the public street or sidewalk.
[2] 
Screening at least three feet in height and not less than 50% opaque.
[3] 
One tree for each 25 linear feet of parking lot frontage.
(b) 
Parking area interior landscaping. The corners of parking lots, "islands" and all other areas not used for parking or vehicular circulation shall be landscaped.
(c) 
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) 
Installation and maintenance of landscaping materials.
(a) 
All landscape materials shall be installed to current industry standards.
(b) 
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, and removal of invasive species.
(c) 
In large parking lots containing more than 200 spaces, an additional landscaped area of at least 30 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.
(d) 
Materials. All plant materials must meet the minimum standards set by the American National Standards Institute in ANSI Z60.1 American Standard Nursery Stock.
(4) 
Plant type minimum size.
(a) 
Minimum plant size shall be as specified as follows (for the purpose of determining tree trunk size, the diameter shall be measured six inches above ground level):
[1] 
Evergreen tree six feet in height.
[2] 
Deciduous canopy tree 2.2 inches caliper at dbh. (Note: "dbh" means diameter at breast height.)
[3] 
Small deciduous tree 1.2 inches caliper at dbh. (Note: "dbh" means diameter at breast height.)
[4] 
Evergreen or deciduous shrubs 18 to 24 inches in height.
(b) 
Landscape materials shall be tolerant of specific site conditions, including but not limited to: heat, drought and salt.
(c) 
Existing healthy plant material may be utilized to satisfy landscaping requirements, provided it meets the minimum plant size specified above.
(d) 
Landscape materials that are used for screening shall be of a size that allows growth to the desired height and capacity within two years. Landscape species shall be indigenous or proven adaptable to the climate.