Chapter 18.53 TND-I TRADITIONAL NEIGHBORHOOD DEVELOPMENT INFILL DISTRICT

Chapter 18.53
TND-I TRADITIONAL NEIGHBORHOOD DEVELOPMENT INFILL DISTRICT

Sections:

18.53.010 General description.

18.53.020 Definitions.

18.53.030 Permitted uses.

18.53.040 Area regulations and intensity of use.

18.53.050 Off-street parking.

18.53.060 Application process.

18.53.070 Development standards.

18.53.080 Design and architectural standards.

18.53.090 Appeals.

18.53.010 General description.

The TND-I traditional neighborhood development infill district is intended to permit the development of a mixed-use traditional neighborhood integrated into the existing pattern of historic buildings by reuse of buildings as appropriate, the repetition of historic patterns as appropriate, the integration of parking, recreational facilities and other use elements in a manner that does not detract from historic elements but utilizes existing topographic features, and the creation of new neighborhoods and uses which are pedestrian-oriented and create streetscapes compatible with the existing buildings. These provisions are designed to achieve the following objectives: promote efficient use of land and infrastructure through high-quality urban design; promote a development pattern in harmony with existing development and the objectives of the city’s comprehensive plan; permit a compatible mix of commercial, professional, and residential uses; provide safe, efficient access and traffic circulation to and within the development; create opportunities to use new technologies in managing the quality and quantity of storm water; and encourage the preservation of steep slopes, floodplains, historic structures and areas, and unique, natural, or geological formations.

Unless provided herein or inconsistent with the provisions of this chapter, the other zoning provisions of the Staunton City Code applicable generally to all districts shall apply to development in the TND-I, traditional neighborhood development infill district.

18.53.020 Definitions.

“Master plan” means a conceptual proposal for development, including site plans, maps, and other documentation delineating all information relating to use, location, and bulk of buildings, density of development, parking arrangements, public access, common open space, landscaping, public facilities, and other such information necessary to determine compliance with the provisions of this chapter and of the other provisions of this title. (Ord. 2005-36).

18.53.030 Permitted uses.

The following uses shall be permitted in the TND-I traditional neighborhood development infill district:

(1) Any use permitted in the R-4 residential district.

(2) Any use permitted in the B-2 general business district.

(3) Mixed-Use Buildings – Accessory Buildings. Buildings may contain both commercial uses and residential uses. Accessory buildings may be used as dwelling units; provided, that if the primary house or the accessory building is leased to a third party separate from the other, the property owner must dwell in one of the buildings. Accessory buildings shall conform to other provisions of Chapter 18.110 SCC.

(4) Signs as regulated in SCC 18.140.040 (3)(d), special regulations for the downtown business area. (Ord. 2005-36).

18.53.040 Area regulations and intensity of use.

(1) Existing Structures.* For buildings and structures existing as of December 8, 2005, the following shall apply to all uses permitted in the district:


Lot	House (attached/ detached)	Multifamily	Commercial
Lot size	30' x 100' min.	72' x 100' min.	20' x 70'

Setbacks	X	X	X
Front	0'	0'	0'
Side	0'	0'	0'
Rear	0'	0'	0'

Outbuilding	X	X	X
Side	0'	N/A	N/A
Rear	0'	N/A	N/A

Permitted encroachment (for stairs, open porch, stoop, chimney)	Into Setback	X	X
Front	0'	0'	0'
Side	0'	0'	0'
Height (not including basement)	X	X	X
Principal building	2.5 stories max.	5 stories max. max. 75'	5 stories max. max. 75'
Outbuilding	2 stories max.	N/A	N/A
Outbuilding permitted	Yes	Yes	Yes
Min. building separation on the same lot	10' min.	0'	0'
Outbuilding	10' min.	N/A	N/A
Lot coverage by roof	65% max.	90% max.	100% max.
*When mixed uses (multifamily and commercial uses) are in one building, the lot size and setbacks of the commercial district shall apply.

(2) New Structures.* For buildings and structures commenced after December 8, 2005, the following shall apply to all uses permitted in the district:


Lot	Townhouse	House (attached/ detached)	Multifamily	Commercial
Lot size	20' x 70' min.	30' x 100' min.	70' x 100' min.	20' x 70' min.

Setbacks	X	X	X	X
Front	0'	10' min.	10' min.	0'
Side	0'	5' min.	5' min.	0'
Rear	20% of lot depth not to exceed 20'	20% of lot depth not to exceed 20'	20% of lot depth not to exceed 20'	0'

Outbuilding
Side	0'	5' min.	N/A	N/A
Rear	0'	0'	N/A	N/A

Permitted encroachment (for stairs, open porch, stoop, chimney)	Into setback	X	X	X
Front	0'	8' max.	8' max.	0'
Side	0'	2' max.	2' max.	0'
Height (not including basement)	X	X	X	X
Principal building	3 stories max.	2.5 stories max.	5 stories max. max. 75 ft.	5 stories max. max. 75 ft.
Outbuilding	2 stories max.	2 stories max.	N/A	N/A
Outbuilding permitted	Yes	Yes	No	No
Min. building separation on the same lot	0'	10' min.	10' min.	0'
Outbuilding	10' min.	10' min.	N/A	N/A
Lot coverage by roof	80% max.	65% max.	65% max.	100% max.
*When mixed uses (multifamily and commercial uses) are in one building, the lot size and setbacks of the commercial district shall apply.

(Ord. 2006-17; Ord. 2005-36).

18.53.050 Off-street parking.

Off-street parking is as regulated in Chapter 18.125 SCC, except as follows:

(1) Dwellings, Single-Family. Parking shall be at the ratios set forth in the SCC; provided, that any lot may have credit for one parking space available on the street bordering the parcel the structure is located upon. Space(s) in a garage (attached or detached) shall count toward this requirement.

(2) Commercial parking shall be furnished at the ratios set forth in the SCC; provided, that any lot may have credit for one parking space available on the street bordering the parcel the structure is located upon. Shared parking shall be located no farther than 500 feet from the structure it is intended to serve.

(3) Multifamily units (leased or owned) and elder care facilities shall have a minimum of one parking space per dwelling unit; provided, that any lot may have credit for any parking spaces available on the street bordering the parcel the structure is located upon. Shared parking shall be located no farther than 500 feet from the structure it is intended to serve. (Ord. 2005-36).

18.53.060 Application process.

Within the traditional neighborhood development infill district, no building, structure or premises shall be used and no building or structure shall be erected or altered except in conformance with a master plan that has been reviewed by the planning commission and approved by city council and until and unless the following conditions have been complied with:

(1) Uses permitted shall be those listed in SCC 18.53.020 and 18.53.030.

(2) There shall have been filed a written application for approval of the contemplated uses by the zoning administrator, to include a proposed development plan, drawn to scale, containing the following information and necessary explanatory materials:

(a) A site plan indicating the location boundaries of the proposed development area and the ownership of properties contained therein, as well as all existing public and private streets;

(b) Location, size, and use of existing buildings and the location, size, and use of proposed buildings or additions to existing buildings;

(c) Location of all existing parking facilities and the approximate location of all proposed surface parking lots or parking structures, including the number of parking spaces for each lot or structure and all existing and proposed means of access to parking areas and to public or private streets, alleys, and easements;

(d) Proposed changes in the location, width, or character of public streets, alleys, or easements within and adjacent to the district, and the delineation of any private driveways or loading spaces that intersect with public rights-of-way or easements;

(e) Existing and proposed pedestrian routes, including links between various buildings;

(f) General use of major existing and proposed open spaces within the site and specific features of the development plan, such as screening, buffering, or retention of natural areas, which are intended to enhance compatibility with adjacent properties, and calculations of the percentage of usable open space for the area;

(g) Infrastructure plans indicating the size and location of existing and proposed stormwater, sanitary sewer, and water lines as well as estimates of impacts of the proposed development on infrastructure capacity in the district and impacts on collector lines immediately outside of the area;

(h) Information to demonstrate the compatibility of all structures with the surrounding neighborhood;

(i) Landscaping plan; and

(j) Such other information as deemed necessary by the department of planning to promote the objectives of the TND-I district. (Ord. 2005-36).

18.53.070 Development standards.

In order to accomplish the objectives of the TND-I district, the following development standards shall apply:

(1) Utilities. All utility service laterals or service lines associated with a basic or comprehensive development plan shall be located underground; however, utility service laterals or service lines may be located above ground to the point of connection when routed directly to the rear of the structure by way of an alley or utility easement where there are existing overhead distribution lines. Because of their size, traditional neighborhood lots are very sensitive to the location of utility easements. Easements shall be located in the alleys, open spaces and street rights-of-way and shall not be required to be located within the area of lots.

(2) Outdoor Lighting.

(a) Definitions.

“Flood- or spotlight” means a form of lighting, with reflecting or refracting elements, designed to direct its output in a specific direction.

“Fully shielded fixture” means a lighting fixture constructed in such a manner that all light emitted by the fixture, either directly from the lamp or a diffusing element, or indirectly by reflection or refraction from any part of the luminaire, is projected below the horizontal plane. The lamp or any optical part (a reflector, prismatic lens or a clear nonprismatic lens) is not visible from the side of a luminaire (or any angle above) if it is fully shielded. Shielding devices may include internal or external louvers.

“Light trespass” means outdoor lighting falling beyond the lot lines of the use it is intended to serve and spilling over and shining onto adjacent properties and public rights-of-way.

“Louvers” means a series of baffles designed to shield a light source from being viewed directly within certain angles.

“Outdoor lighting” means any lighting fixture which is installed outdoors, whether attached to a building, pole, or self-supported.

“Wallpacks” means wall-mounted lighting fixtures, typically surface-mounted on a vertical wall surface, with optical elements (reflectors or refractors) that generally direct a large portion of their light at angles near the horizontal.

(b) Purpose. The purpose of this subsection is to promote the general welfare by controlling light trespass and to protect the public safety through the prevention of glare by regulating the size, height, and placement of outdoor lighting in a manner that:

(i) Is consistent with the city’s comprehensive plan policy of reducing light pollution, particularly in residential neighborhoods;

(ii) Permits the reasonable use of outdoor lighting for safety, utility, commerce, and security;

(iii) Minimizes glare and obtrusive light on public streets and adjacent properties by limiting outdoor lighting that is misdirected; and

(iv) Protects residential neighborhoods by limiting light trespass.

(c) Applicability. The regulations of this section shall apply to any outdoor lighting installed or replaced in association with:

(i) A site plan;

(ii) The erection of a new light support structure exceeding eight feet in height in any zoning district;

(iii) New floodlights or spotlights attached to existing structures in residentially zoned districts; or

(iv) New lighting fixtures attached to existing structures in nonresidentially zoned districts.

(v) The routine servicing or lamp replacement in-kind of any existing outdoor lighting shall not be subject to the requirements of this section.

(d) Exempt Lighting. The following outdoor lighting shall be exempt from the requirements of this section:

(i) Landscape lighting two feet or less in height;

(ii) Accent directional lighting to emphasize the facade of a building or other architectural elements, provided they are aimed so as to preclude light projection beyond the immediate objects intended to be illuminated;

(iii) Security lighting controlled by motion sensors which provides illumination for 15 minutes or less;

(iv) Temporary lighting, such as holiday decorative lighting, construction lighting, or emergency lighting used by or at the direction of police, firefighting, or medical personnel;

(v) Lighting of the United States of America or Commonwealth of Virginia flag and other noncommercial flags expressing constitutionally protected speech;

(vi) Submerged lighting in swimming pools;

(vii) Uniform Statewide Building Code-required lighting for exterior stairs and ramps and exterior exit doors at grade level; and

(viii) Lighting required and regulated by the Federal Aviation Administration.

(e) Lighting Plan. The applicant for any site plan shall submit as part of the application evidence that the proposed work will comply with the outdoor lighting requirements of this section. Such submission shall contain the following, all or part of which may be part or in addition to the information required by other applicable regulations of the city:

(i) The location on the lot of all outdoor lighting fixtures, both proposed and existing;

(ii) The mounting heights of lighting fixtures and the heights of any support structures; and

(iii) The angle of cut-off of light emissions and a description of any shielding devices to mitigate light trespass and glare onto abutting lots and public streets.

(f) Outdoor Lighting Standards.

(i) Generally.

(A) All outdoor lighting shall be located, aimed, and shielded so as not to present glare on abutting lots or public streets and to minimize spill light trespassing across lot lines.

(B) No outdoor lighting shall be permitted which shines directly into abutting residential dwelling units, buildings on adjacent lots, or abutting public streets, or for which the point source of illumination (arc tube) is visible at the property line.

(C) With the exception of flood or spot lights which shall be subject to subsection (2)(f)(i)(D) of this section, control of glare and light trespass shall be accomplished through the application of fully shielded fixtures and a downward aiming angle of no greater than 45 degrees above straight down (halfway between straight down and straight to the side).

(D) Flood- or spotlights shall be aimed no higher than 45 degrees above straight down (halfway between straight down and straight to the side) when the light source is visible from any abutting lot.

(E) Outdoor lighting shall not be permitted to be located in any buffer yard required by this chapter.

(ii) Shielding.

(A) Any structural part of a fixture providing shielding to mitigate or control light trespass or glare in order to comply with the regulations of this subsection (2)(f) shall be permanently affixed.

(B) All canopy lighting shall be fully shielded or fully recessed.

(iii) Mounting Heights.

(A) Pole-Mounted Lighting. Lighting fixtures mounted onto a pole or any structure intended primarily for the mounting of lighting shall not exceed a height of 50 percent of the distance of the light pole to the lot line as measured in a horizontal plane, or a maximum height of 40 feet, whichever is lower, except as provided below.

(B) Lighting for tennis courts or swimming pools on residentially zoned lots shall not exceed 20 feet above court or pool deck surface; and

(C) In nonresidential districts, heights greater than 50 percent of the distance from the light pole to the lot line as measured in a horizontal plane but no greater than 40 feet shall be permitted; provided, the light fixture is side-shielded on the side of the lot line.

(D) Flood- or Spotlights Mounted to Residential Dwellings in Residential Districts. Flood- or spotlights attached to single-family and two-family dwellings in residential districts shall not exceed the height of the eaves.

(E) Lighting Fixtures Mounted to Buildings in Nonresidential Districts. Lighting mounted onto buildings in nonresidential districts shall not exceed a height higher than 50 percent of the horizontal distance of the light from the lot line, except as further provided below:

(F) Lighting for facades may be mounted at any height equal to or less than the total height of the structure being illuminated regardless of the horizontal distance to the lot line; and

(G) For buildings less than 40 feet from the lot line, outdoor lighting shall be mounted to the vertical facades or the underside of canopies at a height of 16 feet or less.

(3) General Development Standards.

(a) New Structures.

(i) Where existing patterns of historic buildings create campus or center plaza orientations, these historic forms may be extended into adjacent commercial, multifamily or elder-care facilities; provided, that all buildings shall either be oriented to the street (and utilize the setbacks and build-to lines set forth herein) or to a plaza or central courtyard, but not a parking lot, with the primary entrance in the direction of orientation. Where orientation is to a center plaza and parking is between the street and the buildings, clear pedestrian paths shall be provided from the parking areas to the center plaza and street walls or landscaping, shall screen the parking areas from the street. Where new structures are placed among existing historic structures, either as new construction or to replace a structure being demolished, the height, massing, site location, architecture and materials of the new structure shall utilize precedents of the surrounding historic structures.

(ii) Single-family residential, attached or detached, and commercial or multifamily buildings not in a campus or center plaza orientation shall meet the following minimum design standards: For new buildings, the master plan or any accompanying textual document shall identify where different types of buildings will be placed and identify any additional standards for buildings subject to special architectural treatment (the “design and architectural standards”). The design and architectural standards, if any, shall address such matters as materials, styles, windows, doors and architectural detail. Any design and architectural standards shall be subject to the standards set forth below but the design and architectural standards may provide greater differentiation among single-family (attached or detached) housing types within the limitations set forth below. For example, the minimum setback for a house (other than rowhouse) is 10 feet. Design and architectural standards may provide a cottage-type house with a 10-foot setback and an estate-type house with a 20-foot setback.

(b) Product Mixture. In any new neighborhoods of single-family housing (attached or detached) a mix of product types shall be provided with no less than three different product types, none of which constitutes less than 10 percent of the proposed neighborhood (different “product types” shall include without limitation town houses, flats of condominiums, single-family attached houses, small single-family detached (less than 1,800 square feet) and large single-family detached homes (greater than 1,800 square feet).)

(d) Work/Live and Live/Work Units. The permitted location of any work/live and live/work units shall be identified on the master plan. Live/work units shall be permitted throughout areas identified for residential uses. “Live/work” units shall be those units in which a home occupation use, otherwise permitted under the Staunton City Code to occur in a residential zone, may take place on the ground floor of the principal or accessory building. The front facade of the live/work unit shall be residential and no extra parking need be provided for such uses. “Work/live” units shall be those units in which a commercial undertaking takes place on the ground floor of the principal or accessory building of what would otherwise be deemed a single-family residence. The facade of the work/live unit may be more commercial, utilizing display windows, and at least two additional on-site parking spaces shall be provided.

(e) Parking.

(i) If accessed from the front, garages and all parking shall be a minimum of 20 feet behind the front facade of the main building.

(ii) Where practicable, parking decks adjacent to streets may be provided with liner buildings and uses at their ground level.

(iii) Except for campus-style buildings, parking for all new structures, commercial or multifamily, shall be provided behind the structure. For existing structures, new parking areas shall be integrated into the topography and landscaped to minimize the view of such areas from the street.

(f) Garden Walls, Fences and Hedges. Except where incompatible with the topography or historic features, fences, garden walls or hedges shall be required along all streets and alleys and are otherwise encouraged along side and rear yards. In front yards such structures shall have a maximum height of 42 inches, with pillars and posts extending farther. In rear and side yards the maximum height shall be 6 feet. In the traditional neighborhood development infill district, fences, walls and hedges are utilized instead of berms and landscaped buffers; provided, however, long expanses of unlandscaped fences or walls shall be avoided.

(g) General.

(i) Marquees or awnings (minimum five-foot depth, eight-foot clearance and 25 percent length of building) may occur in front of the setback line but may not encroach in the right-of-way or over the sidewalk except with written permissions from the city. Awning shall be made of fabric or metal; high-gloss or plasticized fabrics are prohibited.

(ii) Balconies may have roofs but are otherwise required to be open, un-air-conditioned parts of the buildings.

(iii) Except where impractical because of historic structures, topography or building configuration, the following shall be located in rear yards or side yards not facing side streets: window and wall air conditioners; electrical utility meters; air conditioning compressors; and irrigation and pool pumps.

Where such location is not practicable, the elements shall be screened.

(iv) The following are prohibited: undersized shutters (the shutter or shutters must be sized so as to equal the width that would be required to cover the window opening); plastic shutters (shutters fastened flatly to the sides of buildings are strongly discouraged); reflective and/or bronze-tint glass; backlit awnings or exposed cell phone towers.

(h) Landscaping. Landscaping shall meet the requirements of Chapter 18.175 SCC and shall incorporate the following design considerations:

(i) Landscaping in the traditional neighborhood infill district is different from other districts. Most landscaping is expected to be concentrated in open spaces such as parks, squares and greens.

(ii) Buildings with substantial lot coverage should provide interior or rear courtyards or forecourts or roof gardens.

(iii) Because buildings have small front yards, street trees substitute for front yard trees and the focus is well-designed hedges and planters rather than berms or mown lawns.

(iv) Parking lots are moved from the fronts of buildings or walled or screened. Landscaping should be integrated into these walls and screens.

(v) In general, the same or more landscaping should occur as in a conventional district but with different locations.

(i) Roads and Alleys.

(i) Neotraditional neighborhood street design will be permitted upon review by city council. A street layout and design shall be presented in its entirety to the city and VDOT as required by VDOT Subdivision Street Design Guidelines.

(ii) Substantially all of the streets shall terminate at other streets, forming a network. Cul-de-sacs shall be permitted only when warranted by site conditions or the inability to complete external connections.

(j) Pedestrian Connections.

(i) Pedestrian paths or sidewalks shall connect all portions of the district.

(ii) Each street shall have a sidewalk on at least one side unless precluded by plans for preservation of historic resources or topographic conditions. The district shall provide connections to regional pedestrian trail systems.

(k) Parks, Recreational Facilities and Open Spaces.

(i) In traditional neighborhood developments, smaller lots are balanced by the preservation or creation of significant open spaces. The master plan shall identify open spaces to be preserved or created. In general, not less than one-third of the total district should be open space and each building should be within one-quarter mile of open space which is designed to be utilized by pedestrians or in some form of human activity.

(ii) Open space may take many forms: active recreational areas, plazas, squares, greens, parks or courtyards. Open space may be in the form of preserved historic areas, riparian buffers or other natural areas and such areas shall be deemed to meet the standard of SCC 18.53.030 if they are integrated into a pedestrian network.

(l) Historic Structures. Historic structures within the district shall be reused where practicable. Reuse shall be deemed practicable when, in light of reasonably foreseeable market conditions, changes and improvements can be made to the structure that (i) result in a structure with normal market usage for a lease rate or sales price within the typical expectations of the real estate industry and (ii) can be financed pursuant to terms typical of the real estate industry. Where such structures are on the National Register of Historic Places or are contributing buildings within a district on the National Register of Historic Places, such reuse shall be in conformance with the rehabilitation and adaptation standards of the U.S. Department of the Interior for the exterior of the structures. (Ord. 2005-36).

18.53.080 Design and architectural standards.

(1) Purpose of Development Standards. The overall purpose of these standards is to promote attractive, well-designed development that is built to a human scale; to promote and protect the appearance, character, historic and economic value of property; to encourage creativity and variety in different areas of the development; and to foster attractive streets and secure pedestrian environments while accommodating safe vehicular movement and access in the TND-I district.

(2) Commercial, Civic, and Mid-Density Residential Over Commercial Uses. These standards apply to uses allowed in the commercial/residential areas of the TND-I district. The mid-density residential may be located over ground level commercial uses and may be either rental or ownership units.

(a) Architecture. The overall intent is to place buildings, whenever possible, against the streets and sidewalks creating a very friendly pedestrian environment. Buildings will have articulated facades to reduce the overall scale of buildings and add visual interest. The addition of projections, recesses, covered arcades, display windows, awnings, canopies, different colors and textures, variety of quality materials, changes in roof height and configuration, and outdoor patios will contribute to the articulated intent. All building facades visible to the public shall be articulated. Roof-top mechanical equipment shall be screened from public view. Interesting architectural elements such as towers and entries shall be used to add orientation and interest.

(b) Parking. Parking shall conform to the TND-I requirements and be satisfied with parking lots and street parking. Parking lots in the commercial/residential areas will, whenever possible, be located behind buildings and, in some cases, may require parking decks. To avoid an overage of parking, and as allowed in the TND-I district, shared parking will be used for different uses by reason of the daily hours of operation. Parking lots shall be landscaped, and vehicles shall be screened from public roadway view. Mid-density residential over commercial uses shall adhere to the commercial requirements for off-street parking.

(c) Loading and Service Areas. The design of loading spaces, service areas and utility equipment shall conform to the TND-I requirements and shall be screened from public roadway view.

(d) Outdoor Lighting. Several lighting categories and light levels are anticipated in the TND-I district: pedestrian sidewalks and trails; parks, open spaces and plazas; parking lots; decorative purposes to accent areas; loading and service areas; landscape areas; signage, graphics, and art work; open public buildings or pavilions; building facades.

Lighting shall enhance the overall character of the neighborhood yet must be designed to provide adequate light levels for the intended purpose it is to serve. In addition to providing safety, utility, and security, lighting shall minimize glare to public roadways and adjacent properties, shall utilize cut-off fixtures, shall limit off-site light trespass, and limit atmospheric light pollution. The lighting shall conform to the TND-I requirements.

(e) Signage. A master signage plan and sign standards shall be submitted prior to specific site plan submissions.

(3) Mid-Density, Residential, and Civic Uses. These standards apply to uses allowed in the residential areas of the TND-I district. The mid-density residential area may include duplex dwellings, multifamily structures, patio homes, zero lot-line homes, and town homes, single-family detached in cluster arrangements, and shall comply with the density, lot size and building area requirements. These residential uses may be owned or rented. The overall nature of this mid-density residential area is to relate closely with the commercial uses within the core area and connect through a grid street and sidewalk network.

(a) Architecture. The overall intent is to orient buildings, whenever possible, to the street and sidewalks creating a very friendly pedestrian environment. Buildings shall have articulated facades to reduce the overall scale and add visual interest.

(b) Parking. Parking shall conform to the TND-I district requirements and be satisfied with parking lots, street parking, street accessed individual garages or rear alley accessed individual garages or carports. Parking lots shall be landscaped, and vehicles shall be screened from public roadway view.

(c) Loading and Service Areas. Loading spaces, service areas and utility equipment shall conform to the TND-I district requirements and shall be screened from public roadway view.

(d) Outdoor Lighting. Several lighting categories and light levels are anticipated in the TND-I district: pedestrian sidewalks and trails; parks, open spaces and plazas; parking lots; decorative purposes to accent areas; loading and service areas; landscape areas; signage, graphics, and artwork; open public buildings or pavilions; and building facades.

Lighting will enhance the overall character of the neighborhood yet must be designed to provide adequate light levels for the intended purpose it is to serve. In addition to providing safety, utility, and security, lighting shall be glare-free to public roadways and adjacent properties, shall utilize cut-off fixtures, shall limit off site light trespass, and limit atmospheric light pollution. The lighting shall conform to the TND-I requirements.

(e) Signage. A master signage plan and sign standards will be submitted prior to specific site plan submissions.

(4) Low-Density Residential. These standards apply to uses allowed in the low-density residential areas of the TND-I district. The low-density residential area may include single-family detached homes or single-family cluster homes and shall comply with the density, lot size and building area requirements in a TND-I. The streetscape shall be an important element in the residential character focusing on a pedestrian-friendly environment with front-facing porches, curbs, planter strips, and sidewalks lining streets with a well-planned and integrated pattern of street trees. Home types shall be intermixed as they often were in historic communities, with large and small homes sharing the parks and streetscape. High-quality landscaping will compliment the architecture and blend the residential into its rolling site.

(a) Architecture. The city of Staunton has a rich architectural heritage which reflects the unique character of the area and the Shenandoah Valley. These architectural styles are well adapted to the steep hillsides and slopes. The exterior of all dwellings shall be compatible with adjacent structures and located to fit site conditions, respecting existing vegetation and topographic features. All buildings shall be designed to fit together and visually be defined as a community.

(b) Parking. Parking shall conform to the Staunton City Code requirements with access from the street or rear alley.

(d) Signage. A master signage plan and sign standards shall be submitted prior to specific site plan submissions.

(5) Building Materials and Colors. Exterior building materials, colors and accent design elements constitute a significant part of the visual impact of the buildings in a TND-I district. Therefore, they shall be aesthetically pleasing and compatible with the materials and colors used in adjoining buildings. Facade variations through the use of material, texture and color changes are encouraged. All sides of a building must be compatible materials with appropriate design consideration and consistent detailing.

(a) Dominant exterior building materials visible to the public shall be high quality materials including brick; decorative, colored block, as honed, polished or split-face units; architectural precast colored concrete or cast stone accents; natural or cultured stone; stucco or synthetic stucco (EIFS); anodized or coated aluminum storefront systems; wood or fiber-cement board trim and accents; painted or pre-finished steel or aluminum trim and accents; and glass fiber reinforced concrete accents or moldings.

(b) Prohibited exterior building materials visible to the public include: highly reflective glass; plywood and wood composite panels; plain uncolored concrete; plain concrete masonry units, painted or unpainted; and steel or aluminum building panels or siding.

(c) Colors. Dominant building facade colors shall be low-reflectance neutral or earth-toned colors. Building trim and accent areas may feature more intense earth-tone colors. The use of high intensity or fluorescent colors is prohibited.

(d) Accent design elements are encouraged and shall include: fabric awnings; bracket-supported awnings or canopies; metal projecting sunscreens; metal or wood trellises; blade signs projecting perpendicular to the face of the building; building-mounted decorative accent lighting; and contrasting material wainscot or water-table. (Ord. 2005-36).

18.53.090 Appeals.

To the fullest extent permitted by law, appeals of the decisions regarding the administration of the TND-I, traditional neighborhood development infill district, shall be made to the Staunton city council. (Ord. 2005-36).