May 13, 2022 PUD Prelim Site Plan Submission to Planning Commission

MEMO

TO: Town of Centreville Planning Commission Members FROM: Carter Farm Agrihood Development - Ernie Sota / Rebecca Flora 408 Chesterfield Avenue, Centreville, MD DATE: May 13, 2022 RE: Carter Farm PUD Preliminary Site Plan Submission: Supplemental 02 - Commercial Area RESPONSE TO PC QUESTIONS FROM APRIL 20, 2022 MEETING REGARDING CODE COMPLIANCE We would like to thank the Planning Commission for your positive recommendation on April 20, 2022 of

the Growth Allocation to Town Council for public hearing and action. As you are aware, Town Council will begin their approval process with a public hearing scheduled for May 19, 2022.

The Planning Commission discussion on April 20, also included items specific to the new PUD Preliminary Site Plan package that was submitted to the Town on March 29, 2022. While this package has not yet been formally presented to Planning Commission and discussed, we would like to provide this memo as a supplemental submission to the PUD package in advance of Planning Commission review of the full

submission.

The areas of Code compliance included here are based on notes we compiled while at the meeting and do not have the benefit of the full April 20, 2022 meeting minutes. Many of our responses below refer to Exhibit 1: Ordinance NO. 12-2021 which we have attached for reference and highlighted the sections noted. As you may recall, the amendments to Sections

170-28 Planned Unit Development District (PUD),

Section

170-29 Traditional Neighborhood Development

(TND) and

170-70 Definitions

were reviewed in depth by the Planning Commission in 2021 and approved by Town Council on November 4, 2021, along with amendments to Section 138 Subdivision Regulations. These sections of the Code are very robust and include multiple metrics beyond those included below. Our entire project team has reviewed the Code carefully and we are confident our submission meets all Code requirements including those

referenced below.

In addition to the attached Exhibit 1: Ordinance NO.12-2021, please refer to Exhibit 2: Context & Design and Exhibit 3: Commercial Aerial View; and, at the end of this memo - Table 1: Data Summary of Commercial Buildings; Figure 1: Commercial Area Buildings that are all referenced throughout.

USES

Types. We understand the concerns of the Planning Commission as to the types of businesses that will eventually occupy this proposed commercial portion of the site. The PUD and TND both restrict the types of uses that are allowed in these districts.

• PUD Section 170-28(B) (1) Permitted Uses

• TND Section 170-29.1 C. Permitted Uses

Carter Farm PUD Preliminary Site Plan: Supplemental Document 02-Commercial Area. 5/13/22 1 Users. The revisions approved by the Planning Commission and Town Council in section 1, language limiting commercial strictly to the residents of the PUD was eliminated.

• PUD Section 170-28(B)(1) Permitted Uses

Timing. The quality of the commercial area and the users that are recruited will be a significant amenity, along with the farm, to attract home buyers we will be targeting for the site and to fulfill the ultimate vision for Carter Farm. The timing of construction and occupancy of the commercial area will be influenced by market demands.

Table 1 provides a summary of area for each building which are shown on Figure 1. We have included assumptions for use types for purposes of parking calculations and to determine footprints required for the type of users we will be recruiting.

SCALE AND MASSING

The area of buildings, individually and as a whole, is another important consideration for the commercial structures within a residential area. The PUD and TND sections of the Code provide excellent metrics to ensure that any development in these types of Districts is compatible and consistent with the surrounding neighborhood. The following topics were also noted from the April 20, meeting and the

Carter Farm’s compliance are summarized below with references to Exhibits, Table 1 and Figure 1.

Total Area. The total amount of commercial area is regulated by a formula that allows 350 sf of building area for every acre of the PUD area. The Carter Farm PUD has a total 44.757 acres that would equate to the following formula: 44.757 acres x 350 sf/acre = 15,665 sf allowed. Carter Farm Site Plan Commercial Area (including reuse of the Carter Farmhouse) = 14,070 sf proposed.

• TND 170-29(F)(2) Density and dimensional standards

Building Footprint. All retail and commercial service buildings are required to have a footprint of not more than 3,000 sf for each retail or service business. The connector roof shown between buildings 2 and 3 is an open-air structure and not an enclosed building – so these buildings are independent of each other. All Carter Farm commercial buildings meet the standard—the largest footprint is 3,000 sf.

Table 1 that is also included on the submission document 12.a. Preliminary Site Plan- Commercial_2022.03.28 (Sheet L204) includes a breakout of each building as part of the parking calculations as per submission requirements. Additionally, Exhibit 2 – Context Study, includes photos of buildings in the vicinity as a comparative to the footprints of the Carter Farm commercial area.

Please note for reference that the Commerce St. “Creamery” building is about 3,200 sf in its estimated ground floor business footprint.

• TND 170-29.1(F)(3) Density and dimensional standards

Scale and Massing. Another aspect of density and dimension is local context. Exhibit 2 – Context Study depicts residences in the area as a comparative to the proposed scale of the Carter Farm buildings. The structures proposed are also a scale and form appropriate for the rural Maryland farm structures on which they are based. This further demonstrates the contextual consistency of Carter Farm commercial

buildings with the surrounding area.

• TND 170-28(F)(3) Density and dimensional standards

Carter Farm PUD Preliminary Site Plan: Supplemental Document 02-Commercial Area. 5/13/22 2 Layout. The configuration of the commercial buildings has been revised in response to Planning Commission comments from their December 13, 2021 meeting for review of the PUD Preliminary Application that was positively referred to Town Council. While the original approach presented in December responded more directly to the code with the “clustering around a plaza” and “closer

orientation with the street”. The revised version that responds to Planning Commission comments, orients Buildings 2 and 3 to the street with larger setbacks and Building 4 creates a clustered area with the Farmhouse and Farmstand and is in context with the Farm.

• TND 170-28(G)(6) [1] and [2] Building Design and Location

HEIGHT AND SETBACK

Another consideration for ensuring the proposed development blends into the surrounding neighborhood are aspects of height of buildings and setback from streets. Carter Farm’s compliance is summarized below.

Height. All buildings within the PUD must be no more than 35 feet in height, which Carter Farm buildings all meet. In addition to our previous PUD Submittal Document 12.b. – Commercial Massing, we have provided, Attachment 2 – Context Study, that illustrates how the buildings related to other structures in the vicinity. Many of the homes along Chesterfield Avenue are quite grand and taller than our indicated building heights.

• PUD Section 170-28(B)(9) – Schedule of Zoning Regulations

Setbacks. The setback of our proposed structures along Chesterfield is congruent with the home immediately to the left of Parcel 4-1. It is also greater than that required under the adjacent R-1 district of 35’. The Carter Farm site is located along a significant transition area of Chesterfield Avenue. After turning the big corner at the southern edge of the property and proceed north the homes scales and

setbacks dramatically vary.

• PUD Section 170-28(F)(4) – (note the amendment to this section provides for the setting of

“bulk standards” by Town Council. These standards will be prepared by the developer for inclusion in the ultimate PUD Ordinance for the Project. Current setbacks are consistent with context as noted in Exhibit 2.) We look forward to further discussion with the Planning Commission, once the Town Council acts on the Growth Allocation, to garner your feedback on any other elements of the project’s design on

which the Planning Commission may have comments to ensure compliance with the Town Code’s metrics and intent. Thank you.

cc:

Chip Koogle Chris Jakubiak Sharon VanEmburgh Michael Whitehill Carolyn Brinkley Clifford Matthews Betty Jean Hall Ryan Showalter Carter Farm PUD Preliminary Site Plan: Supplemental Document 02-Commercial Area. 5/13/22 3 TABLE 1: Carter Farm Data Summary of Commercial Buildings (also included on PUD Submittal 12.a. / Sheet L204) FIGURE 2: Carter Farm Commercial Area Buildings (also included on PUD Submittal 12.a./Sheet L204)

Carter Farm PUD Preliminary Site Plan: Supplemental Document 02-Commercial Area. 5/13/22 4

TOWN COUNCIL OF CENTREVILLE

ORDINANCE NO. 12-2021

AN ORDINANCE OF THE TOWN COUNCIL OF CENTREVILLE TO AMEND THE TOWN'S

ZONING ORDINANCE CODIFIED AS CHAPTER 170 OF THE TOWN CODE TO ALLOW

THE PLANNED UNIT DEVELOPMENT DISTRICT AS AN OVERLAY ZONING DISTRICT IN

THE TRADITIONAL NEIGHBORHOOD DISTRICT, TO AMEND THE TRADITIONAL

NEIGHBORHOOD DISTRICT PROVISIONS, AND ALL REGULATIONS THAT

ACCOMPANY IN ORDER TO ADMINISTER AND ENFORCE THE TOWN'S ZONING

ORDINANCE MORE EFFECTIVELY

WHEREAS, Section 5-213 ofthe Local Government Article ofthe Annotated Code ofMaryland enable the Town Council to enact zoning regulations;

WHEREAS, Section 4-201 etseq. ofLand Use Article ofthe Annotated Code ofMaryland enables the Town Council to dividethe Town into districts and zones;

WHEREAS, Article III, Section 301(54) ofthe Charterofthe TownCentreville authorizesthe Town to exercise the powers ofPlanning and Zoning; and WHEREAS, the Town Council believes that it is in the best interests ofthe citizens ofCentreville to amend Chapter 170 of the Town Code to amend Section

170-28 Planned Unit Development District

PUD), Section

170-29 Traditional Neighborhood Development District (TND)

Regulations, and Section

170-70 Definitions.

NOW, THEREFORE, BE IT ORDAINED by the Town Council ofthe Town ofCentreville:

1. That Chapter 170 isherebyamendedto includethe textofwhichisattached hereto asExhibit

A" with new material shown in bold underlined and deleted language shown with bold strikeout.

2. This Ordinance shall become effective onthe twenty-first day after its enactment.

ATTEST: THE TOWN COUNCI OF CENTREVILLE

Carolyn M. rinkley to en ine, President Town Clerk

OPPOSED

First Reading: September 2, 2021 Jeffrey D• q1, Vice President Second Reading: September 16, 2021 Enacted: November 4, 2021 Effective: November 25, 2021 21st calendar day after enactment) Eric B. Johnson, Jr., Member Ll

A A

elby C. A' a, Member I-. kaw& tlni Ashley H. K Esq., Member Qiser,

Section 170-28Planned UnitDevelopment DistrictRegulations

170-28(A) Planned UnitDevelopment District (PUD).

A. Planned unitdevelopment in general.

1) It is the intent ofthe PUD Zone to control the placement, design, use, and density ofwell-planned,

residential developmentswhich willofferavariety ofbuildingtypes andamore efficientoveralluse ofland, and within these limits, permit the optimum amount offreedom and variety in the design and managementofsuch varyingtypesofresidential structures, includingone- andtwo-familyunits, townhouses and garden apartments. Within the intention of these regulations, the following objectives are soughtto provide forthe planned unit development:

a) To provide a more attractive and varied living environment than would be possible through

the strict application ofR-1, R-2, andR-3, and TND Districtrequirements.

b) To encourage a more intimate, efficientand aesthetic use ofopen space.

c) To encourage developers to use amore creative approach inthe development ofland.

d) To encourage variety in the physical development pattern ofresidential areas.

e) To encourage significant innovations in the development of land to bring about

sustainable patterns of development in environmentally sensitive areas, including within the Critical Area.

2) The Council shall follow the procedures set forth in this section for the approval ofa floating zone

forPUDs proposed inthe R-1 or R-2 Districts.

3) PUDs shall be permittedinthe R-3 ZoneandmappedTND Zone inaccordance withthe conditions

and requirements contained in this section.

170-28(B) PUD Requirements.

1) Permitted uses. PUDs are contemplated to be primarily residential it

nature. However, they may have incorporateeertain-limited non-residential development which is permitted in the underlying zoning district and as provided for below: whieh—is All uses permitted in the underlyingzoning district.

Single-family detached dwellings.

Multifamilydwellingsattached ordetached (includingbutnotlimitedto one- andtwo-family units, townhouses and garden -type apartments).

Apartments.

An office, temporary or permanent, belonging to the developer and clearly incidental to managementand sales operations ofthe planned unitdevelopment.

Temporary structures incidental to construction.

Applicable onlyto PUDs in the R-1, R-2, orR-3 Districts: In planned unit developments, commercial establishments ofa convenience and service nature for PUD residents may be permitted. Thissubsection (g) isintended to not limitcommercial uses and development in PUDs located within the TND District. Such commercial establishments shall be an integral part of the plan for the PUD. The total aggregate area of all the commercial

establishments and their parking areas shall not occupy more than 5% ofthe gross area of the PUD. Commercial areas may include one or more stores and may be ofthe following types:

1] Small neighborhood convenience centers may include laundry establishments, beauty and barber shops, and retail food establishments ofless than 3,500 square feet. No commercial establishments shall be constructed until 25% of the total planned residential units are completed. Centers may include one ormore stores.

2] Planned commercial centers shall be a group ofcommercial uses compatible with theresidentialnature ofthe PUD. Thesemay include, butarenotlimited to, medical and professional offices, general retail stores and food stores. Planned commercial centers shall be permitted only in a PUD of200 acres or more. No construction on the planned commercial center shall begin until 50% ofthetotal planned residential

units are completed.

g)fill The Town Council may approve and/or require land and places for public assembly, recreational buildings, public buildings and accessory buildings, or may require the reservation oflands forsuch uses ifit is deemed, they are advantageous ornecessary forthe purpose ofserving the planned unit developmentand the local community.

2) Where permitted, planned unit developments are permitted in the R-1, R-2, and R-3, and TND

Districts. In general, a planned unit development is contemplated in residential and TND zones where tracts ofsuitable location, size, and character exist. The uses/structures proposed are to be planned and developed according to the requirements and procedures ofthis chapter. Planned unit development shall be approximately located with respect to the general pattern of urban development, existing orproposed, and to existing public and private facilities and services.

3) Computationofdwellingunitspermitted. Thetotaldensity in the

PUD will not be greater than if eenventionally developed under the terms of the underlying zoningdistrict. Thetotalpermitteddwellingunitsmay be averagedovertheentirePUD orclustered in various groupings.

4) Density. The Planning and Zoning Commission may set the required mix of one -bedroom, twobedroom, or three -or -more bedroom unitsthat can be built within aplanned unit development or its

stages.

5) Landcoverage. Themaximum amountoflandthatmaybebuiltover (covered) byparkinglots, roads,

sidewalks, plazas, buildings or other structures shall be 35% ofthe gross landofthe PUD.

6) Area. Parcels developed as residential planned developments shall not be oflessthan sufficient area

as determined in accordance with Subsection B(3).ofthis section] to establish ten dwelling units in the R-1 Zoning District or five dwelling units in the R-2 and R-3 Zoning Districts. The minimum aggregate parcel size in the TND District shall be forty (40) acres. There is no minimum parcel sizefor otherplanned developments.

7) Open space. Common open space shall comprise not less than 25% ofthe gross area except in the

TND District, where the required open spaceand recreation provisions applicable to the TND Districtshall be applied (i.e., Section 170-29.1J). Those lands designated as an integral part of the PUD in an underlyingTND District, even ifused for agriculture and not available for use by the public, shall be considered "common open space" provided other open space areas are reasonably distributed throughout the community. All open space in PUDs located in the R-1,

R-2, or R-3 Districts shall be designated for the common use ofall occupants ofthe PUD and at least 70% ofsuch space shall be developed as recreational areas.

8) Sanitary facilities. No PUD plan shall be approved unless the proposed development will be served

bypublicwaterand sewerdisposal systemswhich shall beexistingatthetimethe plan receives final approval. Satisfactoryevidence mustbe furnished totheTown Council thatthe existingTown sewer and water systems can handle the increased demands placed upon them by the proposed PUD and meetcurrent Health Department requirements forstandards ofoperation.

9) Heightrequirements. The requirements shall be those set inthe Schedule ofZone Regulations.

10) Parking. At leasttwo usable off-street parking spaces meeting the standards in this chapter shall be

provided for each dwelling unit either, either on the lot it occupies, or ii provided -within3-1150 feetofsuch dwelling unit., or' 0"" crfcommuni•ics, The Planning Commission may approve deviations from this standard for a PUD in the TND District.

1 I) Administrative procedures.

a) Preliminary application shall bemade tothe Town Council and referred to the Planningand

Zoning Commission for stage one consideration ofthe PUD Zone and shall include, butnot be limited to:

1] A general diagram showingthe PUDsrelationtotheTown ofCentrevilleandmajor public access to the PUD (10 copies).

2] A general plan setting forth preliminary information (10 copies). Such information shall include, butnot be limited to the following:

a] Proposed housing types, thetotal number ofunits, percentage ofeachtype, general location ofeachtype, elevations ofeach type.

b] Proposed planned commercial centers and/or neighborhood convenience centers, location, types of business(es), size of area(s), and elevations of each building type.

c] Proposed open spaces, their size, their location, their uses, and their proposed ownership (Town and/orassociation).

d] General statement concerning provision of utilities ( public works agreement).

e] Statementofexpected Townresponsibilities.

f] Cost/benefit ratio ofthe proposed PUD forthe Town.

g] Tentativetime t-able andstaging ofdevelopment (schedule ofconstruction).

3] Applicant shall pay an application fee as previously established bythe Town.

4] Afterthe Planning and Zoning Commission makes its findings, the application will be forwarded to the Town Council for consideration. Ifthe Council finds that the proposal has merit, it will be conditionally approved.

b) Preliminary site plan. The developer shall submit the following to the Planning and Zoning

Commission for its review afterreceiving conditional approval from the Town Council:

1] The 10 copies of a preliminary site plan shall be filed with the Town. The preliminary site plan shall comply with the requirements of this section and be accompanied by such other written or graphic material as may be necessary or desirable in aidingthe decisions ofthe Town Council and the Planning and Zoning Commission.

2] The Zoning Administrator shall review the site plan for compliance with the requirements of this chapter. Before returning the preliminary site plan to the Planning and Zoning Commission and Town Council, the Zoning Administrator shall consult with such Town officials as may be appropriate, and may offer such comments as may be appropriate.

3] Preliminary site plan shall show:

a] The proposed title of the project and name of the engineer, architect, designer or landscape architect, planner and developer.

b] The North point, scale, and date. The scale of the site plan shall be as follows:

i] For projects containing more than 10 acres but less than 50 acres:

notmore than 50 feetto one inch.

ii] For projects containing 10 acres or less: not more than 20 feet to one inch.

iii] For projects containing 50 acres to 200 acres: not more than 100 feetto one inch.

iv] Forprojects containingmore than200 acres: notmorethan200feet to one inch.

4] The boundaries of the property involved, county and municipal boundaries, the general location ofall existing easements, property lines, existing streets, buildings orwaterways, and otherexisting physical features in or adjoiningthe project.

5] The approximate location and sizes of sanitary and storm sewers, water mains, culverts, and otherunderground structures in or nearthe project.

6] The general location and character of construction of proposed streets, alleys, driveways, curb cuts, entrances and exits, parking and loading areas ( including number ofparking and loading spaces) and outdoor lighting systems.

7] The general location ofproposed lots, setback lines and easements, and proposed reservations for parks, parkways, walkways, cycleways, playgrounds, school sites, and open spaces.

8] The location of buildings with respect to each other, to lot lines, and to major excavations, drawnto scale, butfull dimensioning is notrequired onthe preliminary plan.

9] The approximate heightofproposed buildings and structures (accessory and main).

10] Preliminary plans and elevations ofthe several dwelling types and other buildings, as may be necessary.

11] General location, height, and material of all fences, walls, screen planting, and landscaping and management thereof.

12] Proposed location and character of nonresidential uses or commercial uses, accessory or main.

13] General location, character, size, height and orientation of proposed signs, and management thereof.

14] A tabulation ofthe total number ofacres in the project (gross or net as required in the zone regulations) and the percentage thereof proposed to be devoted to the several dwelling types, commercial uses, other nonresidential uses, off-street parking, streets, parks, schools, and otherreservations.

15] Atabulationofthetotal numberofdwelling units ofvarioustypes inthe project and theoverall projectdensityindwellingunitsperacre (grossornetasrequiredbyzone regulations).

16] Schedule ofconstruction ortimetable (acceptabletotheTownCounciland Planning and ZoningCommission).

17] The developer shall provide a statement detailingthe means bywhich the PUD and all its various aspects shall be managed. This shall include deed restrictions and covenants designed to ensure perpetuity ofagreements.

18] The developer shall provide a complete topographic drawing ofthe proposed plan acceptabletothe Soil Conservation Service. (Specific requirements will be obtained from the Soil Conservation Service Office). The developer, after consultation with the Soil Conservation Services, will develop a complete sediment and stormwater planto be reviewed and approved bythe Soil Conservation District.

19] The preliminary site plan shall also include a management statement governingthe construction, operation, and maintenance of:

a] Sanitary and storm sewers, water mains, culverts, and other underground structures.

b] Streets, alleys, driveways, curb cuts, entrances and exits, parking and loading area, and outdoor lighting systems.

c] Parks, parkways, cycleways, playgrounds, open spaces, fences, walls, screen planting, and landscaping and signs.

20] The Planning and Zoning Commission and/or Town Council may establish additional requirements forpreliminary site plans.

21 ] Afterreview and apublic hearing onthe proposed zoning, the Planning and Zoning Commission shall return the site plan, together with comments and recommendations tothe Town Council for appropriate action.

12) Accessory uses and structures. The following accessory uses and structures shall be located in the

rearyard, unless otherwise provided herein or attachedto orpart ofthe main building:

a) Small cell facility, provided itcomplies withthe standards set forth in § 170-50.

b) Otheraccessory uses and structures clearly incidental and customary to and associated with

the permitted uses.

C. Final reviewand approval procedure.

1) The Town Council shall reviewthe final preliminary site plan and other documents.

2) The TownCouncil shall hold a public hearing in themannerrequired in § 170-62 ofthis chapter.

3) The Town Council may approve or disapprove the proposed PUD zoning. In granting approval, the

Council shall secure:

a) A suretybond orequivalentto be filed for ordeposited in escrowwith the Town Council in

an amount sufficient to ensure completion of all requirements established by the Town Council. Such surety to be reviewed annually and adjusted toreflectcurrent costs.

b) A final site plan in the form ofa final plat shall be prepared, filed, and recorded. The final

plat shall comply with the specifications ofthe Town Council, and the requirements ofthis section and applicable laws, regulations, andordinancesgoverningthe subdivisionofland.t21

c) Permits for building shall be issued in accordance with the schedule for construction

approved by the Town Council as part ofthe final approval.

d) When a PUD is to be developed in stages, each stage shall be processed as a separate

development after first submitting and receiving approval ofthe PUD Zone for the entire project.

As part of the final approval, the Town Council shall approve dates for initiation and e) completion ofthe PUD and/or its phases. Any departure from these dates shall constitute material breach ofcontract, and outstanding bonds can be called in. The Town Council can waive forcause.

4) Conflict with other provisions.

a) ProvisionsofthePUDZonewhenfoundto beinconflictwithotherprovisionsofthischapter

shall supersede those otherprovisions with whichtheyconflict.

b) Provisions of the PUD Zone when found to be in conflict with other provisions of

Chapter 138, Subdivision

Regulations, shall supersede those other provisions with which they conflict.

D. Amendments to Approved PUD Applications A property owner of a site subject to a PUD District may request an amendment to the terms and conditions of the District. Any request for an amendment shall be in writing and shall include the informationspecifiedin4170-28(B)(11)(b). IftheTown P- lannerZoningAdministratordetermines that the proposed amendment (1) does not involve a material change to the design approved bythe Town

Council and (2) otherwise complies with the terms ofthis Chapter, the amendment request shall be approved by the Town -Planner Zoning Administrator. Any other amendment shall be subject to review by the Planning and Zoning Commission and Town Council according to the procedures set forth in Section 104-28(C).

Material changes shall include the following:

Proposed increase in residential density, Proposed increase of non-residential floor area (less than 5% increase above existing total approved for the building in question, as specified in the original PUD, may be considered nonmaterial), Changes ofuse thatare determined to be more intense, Elimination ofan approved project amenity, Any proposed change which alters a condition ofthePUD approval, Substitution ofan amenitywith a non -comparable amenity.

Other changes ofa similar scope or magnitude.

Non -material changes may include the following:

Proposed substitution ofspecies provided for landscaping (provided the new species serves the same function the original species was intended to serve).

Relocation of residential units provided there are no environmental, traffic, etc., impacts as a result ofsuch action.

Relocation ofsiteinfrastructure (e.g. utilities, stormwater management) provided said relocation creates no adverse impact.

Proposed change in architectural style or type from that which was indicated on approved PUD plans, subject to Planning Commission approval ofsaid change (unless the PUD approval specifies a condition(s) concerning such architectural style or feature, in which case such a revision would constitute a material change).

Addition ofa park, open space or recreational amenity.

Substitution ofone project amenity with a comparable amenity.

Substitution ofa commercial use for another commercial use permitted in the PUD district (by right or by special exception, provided the special exception is approved by the Board ofAppeals) Other changes ofasimilarscope ormagnitude.

Ifthe Tom.. n Planne"rZoningAdministrator determines that a proposed amendment is a non -material change, he/she shall retain the right to have said amendment reviewed and approved/denied by the Planning and Zoning Commission.

Section

170-29 Traditional Neighborhood Development District Regulations

170-29.1 Traditional Neighborhood Development District - TND

The TND District is intended to allow development consistent with design principles ofa traditional neighborhood.

A traditional neighborhood is compact; is designed forthe human and pedestrian scale; provides a mixofresidential uses including civic, small scaleretail and open space uses in close proximityto one another inthe neighborhood; is architecturally integrated; provides a mixofhousing styles, types andsizesto accommodate avariety ofhouseholds;

is integrated into the surrounding communities; incorporates interconnected streets with sidewalks and bikeways and transit that offer multiple routes for motorists, pedestrians and bicyclists and provide for the connections ofthose streets to existing and future developments and incorporates significant environmental features intothe design.

A. Minimum criteria.

1) TND developments shall only be permitted on parcels of40 acres or greater. Parcels less than the

minimum acreage may be developed as TND ifthey are contiguous to an existing TND zoned area and development on said parcels or tracts can be harmoniously integrated consistent with the requirements and purposes ofthis zone.

2) The TND developmentshall have access to an existingorplanned arterial or collectorroad;

3) The TND development shall be served by adequate existing or planned infrastructure; and

4) No land shall be classified as TND District unless it is so designated in the Town Comprehensive

Plan.

B. Review procedures and guidelines.

1) TND developments shall be submitted in accordance with the Town Subdivision Regulations and

Zoning Ordinance.

2) A tentative sketch plan for the entire TND development shall be submitted to the Planning

Commission in accordance with the Town Subdivision Regulations. In addition to the information required of the subdivision regulations, the tentative sketch plan shall be accompanied by architectural renderings, a street hierarchy, conceptual street cross-sections and other such information as may be required by the Planning Commission to determine consistency with these regulations and the Comprehensive Plan.

3) A preliminary plat for the entire TND development shall be submitted to the Planning Commission

in accordance withthe Town SubdivisionRegulations. In additionto the information requiredofthe subdivision regulations, the preliminary plat shall be accompanied by preliminary architectural elevations, preliminary street cross-sections and other such information as may be required by the Planning Commissionto determine consistency withthese regulations and the Comprehensive Plan.

The preliminaryplatfortheTND shall include site specifictopography andthe surveyed location of adjacent streets, sidewalks and waterand sewer facilities.

4) Ifthe preliminary plat is approved bythe PlanningCommission, a site plan shall be submitted to the

Planning Commission in accordance with the Town Zoning Ordinance. The site plan shall include the final construction drawings and final architectural plans.

5) A TNDmay be developed in phases. Ifdeveloped in phases, the Planning Commission shall require

such information and mechanisms as they deem necessary to assure that the entire development is developed in accordance with the TND principles as indicated on the preliminary plat and tentative sketch plan. Said information and mechanisms may include, butare not limited to, deed restrictions, easements, financialsureties and a "palette book" thatprovidesarangeofbuildingchoicesconsistent withthe TND principles approved by thePlanning Commission.

6) The requirements ofthis section apply to all proposed development within the TND zoning district.

The Planning Commission may approve minor variations to the standards in this section as deemed appropriate, providedthatthe Planning Commission findsthatthe minorvariations will still produce adevelopmentthatcomplies withthe intentofthiszoning district, the developmentdesign standards and the Comprehensive Plan.

7) Whentheprovisions oftheseregulationsconflictwithotherstandardsfoundintheCodeofthe Town

ofCentreville and/orthe Development Design Standards, themore restrictiveregulation shall apply exceptwhen specifically modified through the PUD approval process.

C. Permitted uses. Permitted uses shall be as follows:

1) Single-family detached dwellings.

2) Single-family attached:

a) Two-family dwellings.

b) Semi -attached dwellings.

c) Townhouses.

3) Multi -family dwellings.

4) Secondary dwellingunits in conjunction with single-family detached dwellings.

5) Churches and parishhalls, temples, convents and monasteries.

6) Small-scale retail and service uses located on the ground floor.

7) Residential above retail and service uses.

8) Only within a PUD, Value Added Light -Agricultural Processing,

which shall be permitted -by -fight -and limited by the terms of the approved PUD, ifany.

120) Onlywithina PUD, Aagricultural production oriented to human consumption and retail sales, such as truck crops, orchards, vineyards, flowers and cutting gardens, apiaries, and appropriately -scaled livestock and poultry husbandry, which shall be limited by the terms of the approvedPUD, ifany. Hemp, cannabis, fox, mink, and hogproduction shall be prohibited.

1. 0) Restaurant, not including fast food

L2) Businesses such as grocery, arts and crafts, artisan shops, bakeries, boutiques, and specialty shops,- 1l2.3) Personal service and wellness businesses dealing directly with customers such as, spas, yoga studios, fitness studios, and similarservice establishments.

134) Offices.

045) Solar Array, subject to the provisions of § 170-20(C)(11).

lam&

05) Assisted livingfacilities.

1186) Private schoolswith footprintsmaller than 7,000 square feet.

f19.7) Bed -and -breakfasts as defined by Section 170-70, except that such use may include with up to 15 guest roomsowcr.

l20) Private clubs with clubhouses having a building footprint smaller than 5,000 square feet and accessoryswimming pools.

1219) Day care centers with footprintsmallerthan 5,000 square feet.

D. Accessory uses shall be as permitted in the RR=2 TNDDistrict.

E. Special exceptions shall be as follows:

1) Special needs housing, such as community living arrangements and assisted living facilities.

2) Colleges and schools, public or private, having a curriculum and conditions underwhich teaching is

conductedequivalent to a public school, and institutions ofhigher learning, subjectto plan review.

3) Beutique-hHotel .

4) Public, and privatenoncommercial, parks andrecreation areas, includingclubs, parks and swimming

poolswhere the building footprintexceedsing the limitation ofC(18-20),

5) Institutional buildings.

6) Micro Distillery.

7) Nano Brewery.

F. Density and dimensional standards.

1) Number of dwelling units permitted. The number ofresidential dwelling units and the amount of

nonresidential development (excluding open spaces) shall be determined as follows:

a) The maximum residential density for a development tract shall not exceed five dwelling

units per acre.

b) Secondary dwelling units shall be permissible in addition to the number ofdwelling units

authorized under this section. However, the total number ofsecondary dwelling units shall notbe more than 10% ofthe total number ofsingle-family attached and detached units.

c) Amaximum ofone secondary dwelling unit shall be permitted per lot.

d) Dwelling units constructed above retail and service uses shall be permissible in addition to

the number ofdwelling units authorized under this section. However, the total number of dwelling units constructed above retail and service uses shall not be more than 10% ofthe total number ofsingle-family attached and detached units.

2) The total floor area of non-residential rctail, commcrcial. and scrvicc buildings (excluding: (i)

buildings and amenities permitted by C(18) or E-( 4-) -above and principally intended forthe use of the residents of the TND, and ( ii) greenhouses, hoop houses, pack & wash, equipment storage, and other structures associated with uses permitted by C(8) or C(9) above aceessery as limited by the terms ofthe approved PUD) shall not exceed S0350 square feet peracre ofthe development tract . Forexample, if

theareaofthe developmenttractis 40 acres, then amaximum of75,0014,000 square feet ofretail, commercial, and service uses shall be permitted.

3) Retail and service buildings shall be ofsimilar scale and massing as residential structures and shall

not exceed 3,000 square feet ground floor area for each retail or service business. The scale and massing ofan institutional or office building shall be reviewed and approved by the Planning Commission on acase-by-case basis.

4) See Schedule ofZone Regulations for presumptive minimum lot size, lot widths, required yards,

etc. Specific setback, lot size, lot coverage, minimum frontage, yard requirements and other bulk standards may be established for each individual project by the Town Council in the ordinance granting the application or through the PUD approval process.

5) Special regulationsfortwo-familydwellingsandtownhousesshall beasregulated intheR-3 District.

6) No morethan -12 16 dwellingunits in one multi -familybuilding arepermitted,

G. Designrequirements.

1) General design requirements.

a) A mix ofresidential dwelling types is required within a TND; however, not less than 50%

ofthe total dwelling units must be single-family detached dwellings. No more than 50% of the single-family detached dwellings provided shall becottage dwellings unless included in PUD plan approval.

b) A minimum of at least three ofthe following permitted housing types must be provided:

single-family dwellings; cottage dwellings; two-family dwellings; townhouses and multifamily dwellings.

c) The Planning Commission may, through the development review process, require the

reasonable provision of screening in order to shield adjacent residential uses from nonresidential ..: uses or structures.

2) Lot and block standards.

a) All lots shall have frontage on a street or square. All buildings, except accessory structures,

shall have their main entrance onto a streetor square.

b) Non-residential , '•• •• • structures should

abut sidewalks, except agricultural structures or agricultural accessory structures.

c) Lot and building widths should create a relatively symmetrical street cross section that

reinforces the public space ofthe street as asimple, unified public space.

d) In TNDs with rectilinear street layouts, the design Street -layouts shall provide for

perimeter blocks that are generally in the range of200 to 400 feet deep by 400 to 800 feet long.

e) A variety oflot sizes shall be provided to facilitate housing diversity and choice and meet

the projected requirements ofpeoplewith different housingneeds.

3) Circulation standards. The circulation system shall provide adequate traffic capacity, provide

connected pedestrian and bicycle routes, control butnot prohibit through traffic, limit lot access to streets oflower traffic volumes, provide secondary access to parking and service areas with alleys except PUDs that incorporate woonerfs, and promote safe and efficient mobility through the TraditionalNeighborhood Development.

a) Pedestrian circulation. Convenient pedestrian circulation systemsthat minimize pedestrian -

motor vehicle conflicts shall be provided continuously throughout the Traditional Neighborhood Development. Wherefeasible, any existingpedestrianroutes through the site shall be preserved, extended and enhanced. All streets, except for alleys; and woonerfs, shallbeborderedbysidewalksonbothsidesinaccordancewiththeSubdivision Regulations, unless otherwise approved through thePUD approval process.

b) Motorvehicle circulation.

1] 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 beused to encourage slowtraffic speeds.

2] A street hierarchy shall be established for the TND development and shall be indicated on the tentative sketch plan. Except as authorized by [41 below, eEach street shall be classified and designed according to the Centreville street specifications as provided in § 138-39 ofthe Town Subdivision Regulations. Only Collector (minor), Secondary, and alley, and woonerfstreet types are permitted in the TND District, as approved by theTown Engineer.

3] The use of alleys and woonerfs is encouraged. Alleys and woonerfs 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 or woonerfs may also provide delivery access or alternate parking access to

nonresidential properties.

4] Private streets in a TND shall be discouraged, unless otherwise approved by the Town Council through the PUD approval process.

5]{ 4]- For any street in a TND, alternative right-of-way and pavement widths and from those that required by the Subdivision Regulations may be approved by the Planning Commission with prior approval by the Town Council or by the Town Council through the PUD approval process.

1.61 Alternative subdivision improvementstandards may beapproved bytheTown Council through thePUD approval process.

4) Street layout standards. The TND should extend the existing street grid, where present, and restore

any disrupted streetgrid wherefeasible. In addition:

a) Corner radii. The roadway edge at street intersections shall be rounded by a tangential arc

withamaximum radiusof15feetforsecondarystreetsand20feetforintersectionsinvolving collectorstreets. The intersection ofa local streetandanaccess laneoralleyshall berounded by atangential arcwith a maximum radius of 10 feet.

b) Curb cuts for driveways to individual residential lots shall be discouraged along collector

streets. Curb cuts shall be limited to intersections with other streets or access drives to parking lots forcommercial, civic or multifamily residential uses.

c) 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. Allstreetsshallterminateatotherstreetsoratpublicland, exceptsecondarystreets may terminate in stub streets when such streets act as connections to future phases ofthe development. Secondary streets mayterminate otherthanatotherstreets orpublic landwhen there is a connection tothe pedestrian and bicyclepath network atthe terminus.

5) Parking. Off-street parking lots in a TND shall comply with the subdivision regulations and the

development design standards and subsections (a) through (o) below, except as such standards may be specifically modified by the Town Council through the PUD approval process. In addition:

a) Adjacent on -streetparking may apply toward the minimum parking requirements.

b) A parking lot orgarage maynot be adjacent to or opposite a street intersection.

c) One off-street parking space with unrestricted ingress and egress shall be provided for each

secondary dwellingunit.

d) The maximum number ofparking spaces provided shall not exceed the minimum number

required by more than 10%. Reduction of impervious surfaces through the use of interlockingpavers isstronglyencouragedforareas suchasremote parkinglotsandoverflow parking areas for developments that have only periodic parking demand,

e) Access for service vehicles should provide a direct route to service and loading dock areas

while avoiding movementthrough parking lots.

f) Parking shall be accessed by woonerf, alleyorrear lane, when available.

Pedestrian entrances to all parking lots and parking structures shall be directly from a g) frontage line

h) The vehicular entrance ofaparking lot or garage from a public street shall be no widerthan

30 feet.

i) Parking lots shall have directpedestrian connection to thebuildingentry points especially if

the parking is located along the side and/or behind the buildings. Designated pedestrian access shall be provided from all parking lots to the primary buildingentrances.

j) Parking lots shall bedesigned toavoid dead-end aisles

k) Parking Lots shall be separated from buildings by a landscaped strip, whenever possible, or

a raised concrete walkway or pedestrian plaza.

1) The maximum length ofany row ofparking shall be 10 parking spaces.

m) Shared parking is encouraged between different uses with staggered peak parking demand

inordertoreducethetotalnumberofspaceswithinthedevelopment.

II .

n) Parking lot screening and landscaping standards shall be provided in accordance with the

DevelopmentDesign Standards.

o) Fifty -five -plus multi -family units shall be provided with two spaces perunit.

6) Building location and orientation.

a) The front facade of the principal building on any lot in a Traditional Neighborhood

Developmentshall face apublie-street or square.

b) The front facade ofany building shall not be oriented to face directly toward a parking lot,

unless specifically approved by thePlanning Commission.

c) Nonresidential development:

1] Multiple buildings in a single project shall create a positive functional relationship to one another. Where possible, multiple buildings shall be clustered to achieve a village" scale. This creates opportunities for plazas and pedestrian areas while preventing long "barracks -like" rows ofbuildings. When clustering is impractical, a visual link shall be established between buildings with the use ofan arcade system,

trellis, colonnade, covered walkways, landscaping, enhanced paving, building articulation and detailing, orsimilar features.

2] Orienting buildings closer to the street to screen parking in the interior ofthe site and providing strong pedestrian connections to buildings is encouraged where appropriate (e.g., where itdoesnotnegatively impactany abuttingresidential areas).

H. Architectural standards. A variety ofarchitectural features and buildingmaterials is encouragedto give each building or group of buildings a distinct character. Site and building design standards are set forth in the Town ofCentreville Development Design Standards. In addition:

1) Entries, facades, scale and form.

a) The architectural features, materials, and the articulation ofa facade ofa building shall be

continued on all sides visible from a public street orsquare.

b) Porches, pentroofs, roof overhangs, hooded front doors or other similar architectural

elements shall define the front entrance to all residences.

2) Residential garages.

a) Front loading and garages attached tothe frontofthe main structure are prohibited.

b) Permitted garage access locations on a single-family housing lot include:

11 A detached reargarage accessed from a local street, oralley, orwoonerf;

2] An attached side garage accessed from the local street, or alley, orwoonerf;

3] An attached reargarage accessed from the local street, ofalley, orwoonerf;

4] A detached reargarage, behindthehouse, accessedfromthe local street, ofalley, or woonerf.

3) Signage. A comprehensive sign program is required for the entire Traditional Neighborhood

Development, whichestablishes auniform signtheme. Such sign program shall includearchitectural design standards for all signs and provisions regardingthe permissible number ofsigns, sign types, sizes, locations, and illumination. The comprehensive sign program shall be submitted with the site plan and is subjecttothe review and approval ofthe Planning and Zoning Commission.

4) Lighting.

a) Street lighting shall be provided on both sides ofall streets at intervals ofno greater than 75

feet or as otherwise provided upon the Planning Commission's finding that the proposed design meets the general intent of the Town Code and design standards.

Lighting should be dark sky compliant. Lighting controls regulated by timers and motion sensors may be utilized as approved by theTown.

b) Parking lotpoles should be located in medians or perimeter buffer areas wherever possible.

Landscaping improvements should not conflict with the location ofpoles.

c) Lighting should be provided to highlight entrances, art, terraces, and special landscape

features; however, fixtures should be concealed to preventglare.

5) Storage, loading, and service areas.

a) Loading docks, storage and service areas shall be located away from any public street in

areas oflow visibility such as the rearofbuildings.

b) Loading docks and service areas shall be combined to the extent feasible between multiple

sites.

c) Service entrances shall be clearlymarkedwith signs to discouragetheuse ofmainentrances

for deliveries.

Buffers, street trees, and landscaping standards.

1) All uses are subject tothe Buffer and screeningprovisions ofthe Zoning Ordinance.

2) Streettrees shall be planted in accordancewith the Subdivision Regulations.

J. Open space and recreation.

1) Purpose. To ensure that open space and recreation areas are provided as an integral design element

within TND developments and that such areas and facilities are ofan adequate scale in relation to thesize oftheTND developmentandwhichprovideresidents avariety ofactiverecreationalpursuits and passive open space benefits.

2) Arearequired. Atleast20% ofthegrossacreage oftheTraditionalNeighborhood Developmentmust

be common open space. At least 25% of the minimum required common open space shall be dedicated as active open space.

a) The following are illustrative ofthe types ofcivic/recreation areas and subsequent facilities

that shall be deemed to serve active recreational needs and therefore count towards satisfaction ofthe active open space area requirements ofthe TND: village greens, plazas, squares, community gardens, play fields, ball courts, swings, pocket parks, playgrounds/tot lots, developed walking, jogging or bikingtrails, and similar

b) Permanent amenities in active open space areas include, but are not limited to, benches,

picnictables, amphitheaters, kiosks, fountains, monuments, bikeracks, trashreceptacles, and similar fixtures maybe included.

c) The areas used for stormwater management ponds, drainage swales, rain gardens or other

BMPs for the retention, water quality improvement or release of stormwater shall not be considered active recreation areas; however, the Town encourages attractive integration of such BMPs into the TND design.

3) Design requirements.

a) The open space shall be consistentwith theTown'splans for its park andopen spacesystem

as setforth in the Comprehensive Plan, including the establishmentofgreenways.

b) Allresidential lotsshall bewithin 1/ 4mile (anapproximatefive-minute walk) from common

active open space.

c) Active open space areas shall be designed asa publicgatheringplace and shall be located in

a manner which affords reasonable access to all residents within the development. Active open space areas can be dispersed throughout the development, provided thateach location is accessible.

d) Active open space should be integrated with passive open space and natural areaswhenever

practical.

e) Open space and recreation areas shall be pedestrian oriented and designed with linkages to

existing and planned publicwalkways and with other planned recreation areas.

f) Featuresthatmay be usedto create open spaceareas acceptabletothePlanning Commission

may include, but are not limited to, fixed benches, fixed tables, fountains, pathways, bikeways, bicycle racks, period lighting, shade trees, perennial gardens, and/orpicnic areas.

g) Recreation facilities shall be designed and installed using National Recreation and Park

Association (NRPA) standards, and in accordance with Accessible Recreation Facilities Guidelines.

170-70 Definitions.

COMMON OPEN SPACE

Open areas set aside forpublic use orfor private agricultural use as part ofan approved PUD as part of a coordinated site development process.

A. ACTIVE OPEN SPACE

Land set aside as apart ofadevelopment projectthat is intended and designed to be used for active recreationalactivities. Activeopen spacemustbefree ofwetlands orothersiteconstraintsthatwould restrict the use and enjoyment ofthe open space by the community. Active open space is often improved with playground equipment, playingfields, walkways andthe like.

B. PASSIVE OPEN SPACE

Land set aside as part of a development project that is intended to be left in its natural state, and enjoyed for its aesthetic and ecological values. Any public use ofthe passive open space should be consistentwith the preservation ofecological functions ofthe open space.

VALUE ADDED LIGHT -AGRICULTURALPROCESSING

Activities for the after harvest packaging or processing ofagricultural products, primarily grown on site, to prepare them for marketing, sales, or further packaging or processing, including cleaning, milling, pulping, shelling, drying, roasting, hulling, storing, canning, packing; and similar activities such as dairying, processing and packaging ofmilk, cheese, yogurt, preserving; honey production; and

production ofcrop by-products such as cider, soy milk, and spices in a manner such that the impacts ofsiteoperationswill not bedetectable offsite and the transport ofcommodities and finished products will not adversely impactadjoining properties.

EXHIBIT 2

Carter Farm Neighborhood Commercial Context and Design Existing Streetscape

• Existing Residential Height varies from

25’ to 35’ tall and setback from home to curb varies from 15’ to 185’ Setbacks along Chesterfield Ave

• Approximately 50’ on east side and 30’ on the west

side Adjacent Home at 426 Chesterfield Ave Nearby existing homes range in size of 2,200 sf – 2,450 sf Historical Images Context

– Carter Farm

Building Groupings

EXHIBIT 2: Commercial Aerial

View with Carter Farmhouse on Far Right to show scale of proposed buildings.