Section 175-37.05 REVIEW AND
CREATION OF THE PLANNED NEIGHBORHOOD DEVELOPMENT DISTRICT.
Whenever
a tract of land meets the minimum requirements for
classification as a PND district as stipulated herein, the owner may
file an
application with the Director of Planning, requesting rezoning to this
classification. A preliminary conference with staff prior to such
filing
is required.
A. Concept
Plan:
1.
Procedure: The owner may present and
file with the Director of Planning a Concept Plan for the project,
along with
the fee established in the schedule of fees, showing the rough layout
of major
roads within the project, and such areas within the project as may be
planned
for particular uses or mixtures of uses, as outlined below. Upon
receipt, the
Director of Planning shall forward the Concept Plan to the Planning
Commission
for review and comment. The Planning Commission may
recommend to the Town Council approval, denial or modifications to the
Concept
Plan.
Upon
review and recommendation by the Planning
Commission the Director of Planning shall forward the Concept Plan to
the Town
Council for review and comment. The Town Council may approve,
deny or
approve conditionally with stated modifications. Approval of a
Concept
Plan is only an expression of apparent favor to be used in preparation
of the
PND Master Land Use Plan and does not authorize construction of
improvements.
2. Submittal
Requirements: The
Concept Plan shall be prepared by a Virginia registered architect,
landscape
architect, land surveyor or engineer with seal and signature affixed to
the
plan. The plan shall be approximately to scale and clearly show the
following:
(Ord.
No. 24-05 Added “land surveyor” to “2”
9-26-05-Effective
Upon Passage)
a. Location map showing existing
zoning and ownership of property and adjacent land;
b. Identification of principal
natural features and/or unique site design features;
c. Relationship
of the
proposal with surrounding utilities and public facilities to serve the
tract at
the ultimate proposed densities;
d. The
location and size of the
components of the PND, including the general layout of the road system
within
the project, location of use areas within the project planned for
particular
uses or mixtures of uses and their acreage, residential densities, and
the
interior open space system and preservation areas;
e. Written description of the use
areas;
f. A
statement demonstrating
consistency with the Town of Front Royal Comprehensive Plan,
suitability of the
tract for the type and intensity of the activities proposed, the
anticipated
availability of adequate road networks, and the objectives stated in
Section
175-37.1.
B. Master
Land Use Plan: Within
six months of the Town Council’s approval or approval conditioned upon
modifications
of the Concept Plan, the developer/owner may prepare and file an
application
for an amendment to the official zoning map to a Planned Neighborhood
Development (PND) District, as set forth in this chapter, together with
the
established in the schedule of fees for rezoning and an engineered
Master Land
Use Plan for development presenting a unified and organized arrangement
of
buildings, service areas, parking, landscaped areas, recreation areas,
open
space and community facilities. All information submitted for
consideration as a Master Land Use Plan shall be of sufficient clarity
and
scale to accurately identify the location, nature, and character of the
proposed district. At a minimum the information contained on a Master
Land Use
Plan shall include:
1. A
map of the boundaries of the
proposed development site, showing bearings, dimensions at
a scale not greater than one (1) inch to
six hundred (600) feet;
2. A
statement of existing property owner(s) and the proposed developer;
3. Names
and addresses of adjacent property owners;
4. A
vicinity map drawn at a scale
of between one (1) inch equals two hundred 2,000 feet and showing the
relation
of the property.
5. Topographic
map
with contour lines at vertical intervals of not greater than five (5)
feet
at a minimum scale of one inch to 200 feet;
6. A
site
analysis map of existing conditions, including but not limited to the
location
and delineation of sensitive environmental features, any 100-year
floodplain,
watercourse, non-tidal wetlands, areas greater than 15-percent slope,
and
significant geologic formations or man-made features, existing
structures and
public facilities, historic landmarks, existing zoning on-site and
surrounding
areas;
7. The
overall
scheme of development including general layout of proposed land uses at
a scale of one (1) inch equals two hundred (200) feet;
8. The
location
and acreage of recreation areas, open space and conservation areas,
parks within the development;
9. The
location,
acreage and type of nonresidential areas and uses, and community/
public uses.
10. For each
residential area shown, the total number of units in each by type and
density;
11. An
access and circulation plan
showing the general location of all existing and proposed streets and
easements
of right-of-way, bridges, culverts, railroads, and utility transmission
lines;
12. A
traffic analysis and
description of the base existing conditions and traffic volumes for the
connecting external road network serving the site, projected average
daily
traffic for all new streets within the subdivision based on the
proposed land
uses and the traffic growth on adjacent highways, trip generation rates
for
peak hours by development and phase, and internal/external trip
distribution
and intersection and capacity analysis, identifying off-site access and
traffic
control improvements generated by the traffic demands of the proposed
project
at full development;
13. The
proposed
general location of all building areas and other improvements, except
single-family and two-family dwellings and accessory buildings;
14. Notations
showing the total
gross development acreage, the net development acreage, acreage devoted
to each
land use category, the number of dwelling units and overall development
density
of the project;
15. General
intent and schematic
plans for water, sanitary sewer, storm water management, electrical
services,
and other utilities;
16. An
approximate development schedule/phasing plan;
17. A
general description of
proposed agreements, provisions, or covenants that govern the use,
maintenance,
and continued protection of property to be held in common ownership.
18. Municipal
boundaries through the property.
19. A
narrative statement
demonstrating consistency with the Town of Front Royal Comprehensive
Plan,
suitability of the tract for the type and intensity of the activities
proposed,
and the planning purposes to be achieved by the proposed PND as stated
in
Section 175-37.1, the design theme and major elements, principal site
features,
and environmental components integrated into the plan.
20. An
impact assessment on the
environment and on community facilities, services and taxes.
21. Demographic
profile of proposed
development (population, housing, school children and employment).
22. Other
relevant data which may be used to evaluate the project.
23. A
set of design guidelines
describing the design principles for the site arrangement, standards
for
development including proposed yards, building heights, building
architecture,
open space characteristics, landscaping, hardscape, and buffering, and
streetscapes related to scale, proportions, and massing at the edge of
the
district.
The
design guidelines will establish the
appearance standards to be used as the basis for the appearance review
occurring concurrent with the site development review. The
purpose of the
appearance standards shall be:
a. To
encourage development that
enhances the character of the town;
b. To
enhance and protect property
values by encouraging excellent design;
c. To
encourage architectural
freedom, imagination and variety, and to encourage creative design
solutions
that will enhance the town's visual appearance.
d. To
promote harmonious unified
development within a planned neighborhood.
C. Demonstration
of Purposes: The
purposes shall be demonstrated in each of the components as follows:
1. Relationship
of Building Site:
a. The
proposed
non-residential development shall be designed and sited to accomplish a
desirable view as observed from adjacent streets.
b. Parking
areas shall
be enhanced with decorative elements, building wall extensions,
plantings,
berms, or other appropriate means to screen parking areas from view
from the
streets and adjacent properties.
2. Relationship
to Adjoining Areas:
a. Adjacent
buildings of different
architectural styles shall be made compatible by use of screens, sight
breaks,
materials and other methods.
b. Landscaping
shall provide a
transition to adjoining property and screening between residential and
commercial uses, and for off-street commercial parking and loading
areas from
public view.
c. Texture,
building lines and mass
shall be harmonious with adjoining property. Monotonous texture,
lines
and mass shall be avoided.
3.
Building Design and
Landscaping: The applicant shall provide a narrative for all
building types
describing compliance with the following, including dimensional and
qualitative
specifications.
a. Quality
of design and landscaping,
and compatibility with surrounding uses for proposed nonresidential
development. Architectural style is not restricted.
b. Materials
and finishes of good,
sound architectural quality that are harmonious with adjoining
buildings.
c. Suitable
materials for the type
and design of the building. Materials that are architecturally
harmonious
shall be used for all exterior building walls and other exterior
building
components.
d. Building
components,
such as windows, doors, eaves, and parapets with appropriate
proportion and relationships to one another.
e. Use
of harmonious colors and
compatible accents.
f. Mechanical
equipment or other
utility hardware on roof, ground, or buildings screened from view with
materials harmonious with the building.
g. Non-Monotonous
design with
visual interest provided by variation in detail, form, and siting.
h. Exterior
lighting used as part
of the architectural concept. Fixtures, standards, and all
exposed
accessories harmonious with the building design.
i. Landscaping
treatment creating
unity of design, enhance architectural features, strengthen vistas, and
provide
shade.
j. Plant
materials selected for
interest in its structure, texture, and color and for its ultimate
growth using
indigenous plants and those that are hardy, harmonious to the design
and of
good appearance.
k. Protection
of plant materials by
appropriate curbs, tree guards, or other devices in locations which are
susceptible to injury by pedestrian or vehicular traffic.
4. Signs:
a. Signs
shall conform to the
provisions of Section 175-106 for residential districts and this
section,
except that signs erected on poles shall not be permitted.
b. Every
sign shall be of
appropriate scale and proportion in relation to the surrounding
buildings.
c. Every
sign shall be designed as
an integral architectural element of the building and site to which it
relates.
d. The
colors, materials, and
lighting of every sign shall be harmonious with the building and site
to which
it relates.
e. The
number of graphic elements
on a sign shall be held to the minimum needed to convey the sign's
principal
message and shall be in proportion to the area of the sign.
f. Each
sign shall be compatible
with signs on adjoining plots or buildings.
g. Logos
shall conform to the
criteria for all other signs.
h. A
coordinated, unified sign plan
shall be utilized for direction and information within the PND.
5.
Miscellaneous Structures:
Miscellaneous structures and hardware shall be part of the
architectural
concept of the project. Materials, scale and colors shall be compatible
with
the building and surrounding uses.
D. The
Planning Commission shall proceed in general
as for any other rezoning application as required in the ordinance, and
recommend
to the Town Council to approve, conditionally approve or disapprove the
application.
E. The
Town Council shall proceed in general as for
any other rezoning application as required in the ordinance. Subsequent
to the
public hearing and a recommendation from the Planning Commission, the
Town
Council shall approve, conditionally approve or disapprove the
application for
a Master Land Use Plan.
F.
Upon approval of a Master Land Use Plan for
development the official zoning map shall be amended to indicate the
property
as “PND - Planned Neighborhood Development”. Once the Town
Council has
approved the Master Land Use Plan, all accepted proffers shall
constitute
conditions, enforceable by the Zoning Administrator.
(Ord.
No. Z-1-05 Added Entire Section 4-11-05-Effective Upon Passage)