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Ordinance July 31, 2025 · 25 page(s)

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TOWN COUNCIL OF CENTREVILLE
ORDINANCE NO 12-2025
AN ORDINANCE OF THE TOWN COUNCIL OF CENTREVILLE AMENDING THE TOWN
OF CENTREVILLE ZONING ORDINANCE, WHICH IS CHAPTER 170 OF THE CODE OF
THE TOWN OF CENTREVILLE, TO UPDATE THE DEFINITIONS, PARKING
STANDARDS, TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND) STANDARDS,
AND THE PLANNED UNIT DEVELOPMENT (PUD) STANDARDS
WHEREAS, the Town Council of Centreville has the authority under Section 5-213 of the Local
Government Article of the Annotated Code of Maryland, to adopt regulations;
WHEREAS, Section 4-102(6) of the Land Use Article of the Annotated Code of Maryland authorizes
the Town Council of Centreville to regulate the location and use of buildings, signs and structures on
the land;
WHEREAS, the Town desires to amend Chapter 170 of the Code of the Town of Centreville to amend
the definitions, update the parking standards, Traditional Neighborhood Development (TND)
standards, and the Planned Unit Development (PUD) standards;
WHEREAS, the Town Council received a _____________ recommendation on the zoning
amendment from the Centreville Planning and Zoning Commission; and
WHERAS, the Town Council held a public hearing on the zoning amendment on ___________.
NOW, THEREFORE, BE IT ORDAINED by the Town Council of Centreville:
Section 1. The recitals set forth above are incorporated herein by reference and made a part of this
Ordinance.
Section 2. Section 170-28 Planned Unit Development District (PUD) of the Centreville Town Code is
hereby amended as shown on the Exhibit A attached hereto.
(Language to be deleted from the existing Ordinance is indicated in bold strikethrough format and
language to added is indicated by bold italics text)
Section 3. Section 170-29.1 Traditional Neighborhood District – TND of the Centreville Town Code
is hereby amended as shown on the Exhibit B attached hereto.
(Language to be deleted from the existing Ordinance is indicated in bold strikethrough format and
language to added is indicated by bold italics text)
Section 4. Section 170-32 Off-street parking of the Centreville Town Code is hereby amended as
shown on the Exhibit C attached hereto.
(Language to be deleted from the existing Ordinance is indicated in bold strikethrough format and
language to added is indicated by bold italics text)
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Section 5. Section 170-70 Definitions of the Centreville Town Code is hereby amended as shown on
the Exhibit D attached hereto.
(Language to be deleted from the existing Ordinance is indicated in bold strikethrough format and
language to added is indicated by bold italics text)
Section 6. If any section, clause, paragraph, sentence or phrase of the Ordinance or the application
thereof to any person, or circumstances is held invalid or unconstitutional by a court of competent
jurisdiction, the invalidity or unconstitutionality shall in no way effect other provisions or any other
application of this Ordinance which can be given effect without the invalid or unconstitutional
provision or application, and for this purpose the provisions of this Ordinance are declared severable.
Section 7. This Ordinance shall become effective twenty days after its enactment.
ATTEST: THE TOWN COUNCIL OF CENTREVILLE
____________________________________
R. Gaye Adams Ashley Heffernan Kaiser, Esq., President
Town Clerk
_____________________________________
First Reading: Jeffrey D. Kiel, Vice President
Second Reading:
Enacted:
Effective: _____________________________________
Daniel B. Worth, Member
_____________________________________
Jim A. Beauchamp, Member
______________________________________
Sandra Lee Huffer, Member
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EXHIBIT A PLANNED UNIT DEVELOPMENT DISTRICT (PUD) AMENDMENTS
§ 170-28 Planned Unit Development District (PUD)
A. Planned unit development in general.
1. It is the intent of the PUD Zone to control the placement, design, use, and density of well-
planned, residential developments which will offer a variety of building types and a more
efficient overall use of land, and within these limits, permit the optimum amount of
freedom and variety in the design and management of such varying types of residential
structures, including one- and two-family units, townhouses and garden apartments.
Within the intention of these regulations, the following objectives are sought to provide
for the planned unit development:
a. To provide a more attractive and varied living environment than would be possible
through the strict application of R-1, R-2, and R-3, and TND District
requirements.
b. To encourage a more intimate, efficient and aesthetic use of open space.
c. To encourage developers to use a more creative approach in the development of
land.
d. To encourage variety in the physical development pattern of residential 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 of a
floating zone for PUDs proposed in the R-1 or R-2 Districts.
3. PUDs shall be permitted in the R-3 Zone, and TND Zone in accordance with the
conditions and requirements contained in this section.
B. PUD Requirements.
1. Permitted uses. PUDs are contemplated to be primarily residential. However, they may
incorporate non-residential development which is permitted in the underlying zoning
district and as provided for below:
a. All uses permitted in the underlying zoning district.
b. Single-family detached dwellings.
c. Multifamily dwellings attached or detached (including but not limited to one- and
two-family units, townhouses and garden-type apartments).
d. Apartments.
e. An office, temporary or permanent, belonging to the developer and clearly
incidental to management and sales operations of the planned unit development.
f. Temporary structures incidental to construction.
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g. Applicable only to PUDs in the R-1, R-2, or R-3 Districts: In planned unit
developments, commercial establishments of a convenience and service nature for
PUD residents may be permitted. This subsection is intended to not limit
commercial 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% of the gross area of the PUD. Commercial
areas may include one or more stores and may be of the following types:
(1) Small neighborhood convenience centers may include laundry
establishments, beauty and barber shops, and retail food establishments of
less 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 or more stores.
(2) Planned commercial centers shall be a group of commercial uses
compatible with the residential nature of the PUD. These may include, but
are not limited to, medical and professional offices, general retail stores
and food stores. Planned commercial centers shall be permitted only in a
PUD of 200 acres or more. No construction on the planned commercial
center shall begin until 50% of the total planned residential units are
completed. Planned Commercial Centers
h. 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 of lands for such uses if it is deemed, they are advantageous
or necessary for the purpose of serving the planned unit development and 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 of suitable location, size, and character exist. The uses/structures
proposed are to be planned and developed according to the requirements and procedures
of this chapter. Planned unit development shall be approximately located with respect to
the general pattern of urban development, existing or proposed, and to existing public and
private facilities and services.
3. Computation of dwelling units permitted. The total density in the PUD will not be greater
than if developed under the terms of the underlying zoning district. The total permitted
dwelling units may be averaged over the entire PUD or clustered in various groupings.
4. Density. The Planning and Zoning Commission may set the required mix of one-bedroom,
two-bedroom, or three-or-more bedroom units that can be built within a planned unit
development or its stages.
5. Land coverage. The maximum amount of land that may be built over (covered) by parking
lots, roads, sidewalks, plazas, buildings or other structures shall be 35% of the gross land
of the PUD.
6. Area. Parcels developed as residential planned developments shall not be of less than
sufficient area [as determined in accordance with Subsection B(3) of this 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
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shall be forty (40) acres. There is no minimum parcel size for other planned
developments.
7. Open space. Common open space shall comprise not less than 25% of the gross area.
except in the TND District, where the required open space and recreation provisions
applicable to the TND District shall be applied (i.e., Section 170-29.1J). Those lands
designated as an integral part of the PUD in an underlying TND District, even if
used 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 of all occupants of the PUD and at least
70% of such space shall be developed as recreational areas.
8. Sanitary facilities. No PUD plan shall be approved unless the proposed development will
be served by public water and sewer disposal systems which shall be existing at the time
the plan receives final approval. Satisfactory evidence must be furnished to the Town
Council that the existing Town sewer and water systems can handle the increased
demands placed upon them by the proposed PUD and meet current Health Department
requirements for standards of operation.
9. Height requirements. The requirements shall be those set in the Schedule of Zone
Regulations.
10. Parking. At least two usable off-street parking spaces meeting the standards in this chapter
shall be provided for each dwelling unit either on the lot it occupies or within 150 feet of
such dwelling unit. The Planning Commission may approve deviations from this
standard for a PUD in the TND District.
11. Administrative procedures.
a. Preliminary application shall be made to the Town Council and referred to the
Planning and Zoning Commission for stage one consideration of the PUD Zone
and shall include, but not be limited to:
(1) A general diagram showing the PUDs relation to the Town of Centreville
and major public access to the PUD (10 copies).
(2) A general plan setting forth preliminary information (10 copies). Such
information shall include, but not be limited to the following:
(A) Proposed housing types, the total number of units, percentage of
each type, general location of each type, elevations of each 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/or association).
(D) General statement concerning provision of utilities (public works
agreement).
(E) Statement of expected Town responsibilities.
(F) Cost/benefit ratio of the proposed PUD for the Town.
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(G) Tentative time table and staging of development (schedule of
construction).
(3) Applicant shall pay an application fee as previously established by the
Town.
(4) After the Planning and Zoning Commission makes its findings, the
application will be forwarded to the Town Council for consideration. If the
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 after receiving 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 aiding the decisions of the 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:
(a) For projects containing more than 10 acres but less than 50
acres: not more than 50 feet to one inch.
(b) For projects containing 10 acres or less: not more than 20
feet to one inch.
(c) For projects containing 50 acres to 200 acres: not more than
100 feet to one inch.
(d) For projects containing more than 200 acres: not more than
200 feet to one inch.
(4) The boundaries of the property involved, county and municipal
boundaries, the general location of all existing easements, property lines,
existing streets, buildings or waterways, and other existing physical
features in or adjoining the project.
(5) The approximate location and sizes of sanitary and storm sewers, water
mains, culverts, and other underground structures in or near the project.
(6) The general location and character of construction of proposed streets,
alleys, driveways, curb cuts, entrances and exits, parking and loading areas
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(including number of parking and loading spaces) and outdoor lighting
systems.
(7) The general location of proposed 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, drawn to scale, but full dimensioning is not required
on the preliminary plan.
(9) The approximate height of proposed buildings and structures (accessory
and main).
(10) Preliminary plans and elevations of the 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 of the total number of acres 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 other
reservations.
(15) A tabulation of the total number of dwelling units of various types in the
project and the overall project density in dwelling units per acre (gross or
net as required by zone regulations).
(16) Schedule of construction or timetable (acceptable to the Town Council and
Planning and Zoning Commission).
(17) The developer shall provide a statement detailing the means by which the
PUD and all its various aspects shall be managed. This shall include deed
restrictions and covenants designed to ensure perpetuity of agreements.
(18) The developer shall provide a complete topographic drawing of the
proposed plan acceptable to the 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 plan to be reviewed and
approved by the Soil Conservation District.
(19) The preliminary site plan shall also include a management statement
governing the construction, operation, and maintenance of:
(A) Sanitary and storm sewers, water mains, culverts, and other
underground structures.
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(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 for preliminary site plans.
(21) After review and a public hearing on the proposed zoning, the Planning
and Zoning Commission shall return the site plan, together with comments
and recommendations to the Town Council for appropriate action.
12. Accessory uses and structures. The following accessory uses and structures shall be
located in the rear yard, unless otherwise provided herein or attached to or part of the
main building:
a. Small cell facility, provided it complies with the standards set forth in § 170-50.
b. Other accessory uses and structures clearly incidental and customary to and
associated with the permitted uses.
C. Final review and approval procedure.
1. The Town Council shall review the final preliminary site plan and other documents.
2. The Town Council shall hold a public hearing in the manner required in § 170-62 of this
chapter.
3. The Town Council may approve or disapprove the proposed PUD zoning. In granting
approval, the Council shall secure:
a. A surety bond or equivalent to be filed for or deposited in escrow with 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 to reflect current costs.
b. A final site plan in the form of a final plat shall be prepared, filed, and recorded.
The final plat shall comply with the specifications of the Town Council, and the
requirements of this section and applicable laws, regulations, and ordinances
governing the subdivision of land.[2]
c. Permits for building shall be issued in accordance with the schedule for
construction approved by the Town Council as part of the 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 of the PUD
Zone for the entire project.
e. As part of the final approval, the Town Council shall approve dates for initiation
and completion of the PUD and/or its phases. Any departure from these dates shall
constitute material breach of contract, and outstanding bonds can be called in. The
Town Council can waive for cause.
4. Conflict with other provisions.
a. Provisions of the PUD Zone when found to be in conflict with other provisions of
this chapter shall supersede those other provisions with which they conflict.
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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
1. 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 information specified in §170-28(B)(11)(b). If the Zoning
Administrator determines that the proposed amendment (1) does not involve a material
change to the design approved by the Town Council and (2) otherwise complies with the
terms of this Chapter, the amendment request shall be approved by the 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
104170-28(C).
2. Material changes shall include the following:
a. Proposed increase in residential density;
b. 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 non-material);
c. Changes of use that are determined to be more intense,
d. Elimination of an approved project amenity,
e. Any proposed change which alters a condition of the PUD approval,
f. Substitution of an amenity with a non-comparable amenity.
g. Other changes of a similar scope or magnitude.
3. Non-material changes may include the following:
a. Proposed substitution of species provided for landscaping (provided the
new species serves the same function the original species was intended to
serve).
b. Relocation of residential units provided there are no environmental,
traffic, etc., impacts as a result of such action.
c. Relocation of site infrastructure (e.g. utilities, stormwater management)
provided said relocation creates no adverse impact.
d. Proposed change in architectural style or type from that which was
indicated on approved PUD plans, subject to Planning Commission
approval of said 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).
e. Addition of a park, open space or recreational amenity.
f. Substitution of one project amenity with a comparable amenity.
g. Substitution of a 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 of Appeals)
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h. Other changes of a similar scope or magnitude.
4. If the Zoning Administrator 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.
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EXHIBIT B TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND) DISTRICT
AMENDMENTS
§ 170-29.1 Traditional Neighborhood Development District - TND
The TND District is intended to allow development consistent with design principles of a traditional
neighborhood. A traditional neighborhood is compact; is designed for the human and pedestrian scale;
provides a mix of residential uses including civic, small scale retail and open space uses in close
proximity to one another in the neighborhood; is architecturally integrated; provides a mix of housing
styles, types and sizes to accommodate a variety of households; 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 of those streets
to existing and future developments and incorporates significant environmental features into the design.
TND District zoning is for areas designated in the Town Comprehensive Plan as Residential Future Land
Use to be developed as TND and/or Master Planned Complete Neighborhood Development. A diversity
of housing types and lot sizes is required to promote and facilitate projected requirements of people
with different housing needs.
A. Minimum criteria.
1. TND developments shall only be permitted on parcels of 40 acres or greater. Parcels less
than the minimum acreage may be developed as TND if they are contiguous to an existing
TND zoned area and development on said parcels or tracts can be harmoniously
integrated into the existing TND consistent with the requirements and purposes of this
zone;
2. The TND development shall have access to an existing or planned arterial or collector
road, and be organized around a network of interconnected public streets in a grid
pattern that establishes and forms a street hierarchy limited to arterial, collector,
local/secondary streets, and alleys. The street network/hierarchy must be delineated by
a Regulation Plan;
3. TND developments have physical form (building styles and sizes, and lot sizes), as well
as required open spaces that vary in character and intensity so as to best integrate and
interconnect with the surrounding neighborhood and community character.
4. The TND development shall be served by adequate existing or planned infrastructure;
and
5. Governmental uses and developments shall be exempt from any minimum size criteria,
the requirements for a Regulating Plan (§170-29.1.B.2), the intensity limitations and
limitations on nonresidential development in comparison to residential development
(§170-29.1.F.2), and the size limits applicable to TND Districts (§170-29.1.F.3).
B. Review procedures and guidelines.
1. TND developments shall be submitted in accordance with the Town Subdivision
Regulations and Zoning Ordinance.
2. A tTentative sSketch Plan, Regulating pPlan, and palette/pattern book for the entire
TND development shall be submitted and approved by to the Planning Commission and
become a template for Preliminary Site and Subdivision Plans in accordance with the
Town Subdivision Regulations and this Zoning Ordinance. In addition to the
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information required of by the sSubdivision rRegulations, the tTentative sSketch pPlan
shall be accompanied by architectural renderings, a Preliminary Regulating Plan, a
preliminary palette/pattern book, a street hierarchy, conceptual street cross-sections
and other such information as may be required by the Planning Commission to determine
consistency with these Town of Centreville regulations and the Comprehensive Plan. A
final Regulating Plan and final palette/pattern book shall be submitted and approved
by the Planning Commission with the final site plan. Any amendments to the final
Regulating Plan and/or final palette/pattern book shall be approved by the Planning
Commission.
3. A preliminary plat 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 preliminary plat shall be
accompanied by preliminary architectural elevations, preliminary 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. The preliminary plat for
the TND shall include site specific topography and the surveyed location of adjacent
streets, sidewalks and water and sewer facilities.
4. If the preliminary plat is approved by the Planning Commission, 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 TND may be developed in phases. If developed 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, but are not limited to, deed restrictions, easements, and financial sureties. and a
"palette book" that provides a range of building choices consistent with the TND
principles approved by the Planning Commission.
6. The requirements of this 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, provided that the Planning Commission finds that
the minor variations will still produce a development that complies with the intent of this
zoning district, the development design standards and the Comprehensive Plan.
7. When the provisions of these regulations conflict with other standards found in the Code
of the Town of Centreville and/or the Development Design Standards, the more restrictive
regulation shall apply. except when specifically modified through the PUD approval
process.
C. Permitted uses. Uses not specifically listed are prohibited. Permitted uses shall be as follows:
1. Residential Uses
a. Single-family detached dwellings.
b. Single-family attached:
(1) Two-family dwellings.
(2) Semi-attached dwellings.
(3) Townhouses.
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c. Multi-family dwellings.
d. Secondary dwelling units in conjunction with single-family detached
dwellings. Residential uses above commercial, retail, and service uses.
2. Non-Residential Uses
a. Places of Religious Assembly. Churches and parish halls, temples, convents
and monasteries.
b. Institutional/Civic spaces
c. Governmental uses (indoor and outdoor)
d. Small-scale Neighborhood Commercial, retail and service uses located on the
ground floor.
e. Residential above retail and service uses. Only within a TND greater than 200
acres, small Neighborhood Commercial centers, Planned Commercial Centers,
and commercial, retail, and service buildings.
f. Only within a PUD, value added light-agricultural processing, which shall be
limited by the terms of the approved PUD, if any. Adult Day-Care
g. Only within a PUD, agricultural 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 approved PUD, if any. Hemp,
cannabis, fox, mink, and hog production shall be prohibited. Only within a
TND greater than 200 acres, Hotels.
h. Restaurant, not including fast food. Continuing Care Facility.
i. Businesses such as grocery, arts and crafts, artisan shops, bakeries,
boutiques, and specialty shops. Nursing home.
j. Personal service and wellness businesses dealing directly with customers such
as, spas, yoga studios, fitness studios, and similar service establishments.
Common Open Space.
k. Only within a TND greater than 200 acres, Offices.
l. Solar array, subject to the provisions of § 170-20C(11).
l. Assisted living facility.
m. Private schools with footprint smaller than 7,000 square feet.
m. Bed-and-breakfasts as defined by § 170-70, except that such use may include
up to 15 guest rooms.
n. Private clubs with clubhouses having a building footprint smaller than 5,000
square feet and accessory swimming pools.
o. Day-Child-care centers with a building footprint smaller than 5,000 square feet.
D. Accessory uses shall be as permitted in the R-2 District.
E. Special exceptions shall be as follows:
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1. Residential Uses
a. Accessory dwelling units in conjunction with single family detached dwellings.
b. Special needs housing, such as community living arrangements.
2. Non-Residential Uses
a. Colleges and schools, public or private, having a curriculum and conditions under
which teaching is conducted equivalent to a public school, and institutions of
higher learning, subject to plan review.
b. Hotels.
b. Public, and pPrivate active open space commercial, parks and recreation
areas, including clubs, parks outdoor spaces, and swimming pools where the
building footprint exceeds 5,000 square feet. the limitation of C(18).
c. Institutional buildings Restaurant, and Restaurant, Carry-out, or drive-
through
d. Micro Distillery.
e. Nano Brewery.
f. Solar array, subject to the provisions of § 170-20C(11).
g. Child-care centers with a building footprint larger than 5,000 square feet.
h. Animal Services.
F. Density and dimensional standards.
1. Number of dwelling units permitted. The number of residential 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 (5)
dwelling units per acre on parcels located in the Critical Area and eight (8)
dwelling units per acre on parcels not located in the Critical Area.
b. Secondary dwelling units shall be permissible in addition to the number of
dwelling units authorized under this section. However, the total number of
secondary dwelling units shall not be more than 10% of the total number of
single-family attached and detached units.
cb. A maximum of one secondary dwelling unit shall may be permitted per on a
single family lot. However, the total number of secondary units shall not be
more than 15% of the total number of single-family detached units.
dc. Dwelling units constructed above retail and service uses shall may be permissible
in addition to and inclusive of the total number of dwelling units authorized
under this section. However, the total number of dwelling units constructed above
retail and service uses shall not be more than 10% of the total number of single-
family attached and detached units.
2. The total floor area of nonresidential buildings excluding: (i) buildings and
amenities permitted by Subsection C(18) and principally intended for the use of the
residents of the TND, and (ii) greenhouses, hoop houses, pack & wash, equipment
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storage, and other structures associated with uses permitted by C(8) or C(9) above
(as limited by the terms of the approved PUD) shall not exceed 350 square feet per
acre of the development tract For example, if the area of the development tract is 40
acres, then a maximum of 14,000 square feet of retail, commercial, and service uses
shall be permitted. Intensity Limitation: The maximum percentage of the TND
property that can be nonresidential is up to ten percent (10%) of the gross TND area,
with the exact percentage allowed subject to the review and approval of the Planning
Commission. The Floor Area Ration (FAR) for all nonresidential lots in each TND
District shall not exceed 0.40.
3. In addition to the Intensity Limitation above, Commercial, Rretail and service, and
office buildings uses shall be limited as follows: In TND developments less than 200
acres, the commercial, retail and service, and office uses shall be only Neighborhood
Commercial and shall be of similar scale and massing as residential structures and shall
not exceed 3,000 square feet ground floor area for each commercial, retail or and service
or office building business. The scale and massing of an institutional or office other
permitted use nonresidential buildings shall be reviewed and approved by the Planning
Commission on a case-by-case basis.
4. See Schedule of Zone 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 regulations for two-family dwellings and townhouses shall be as regulated in the
R-3 District.
6. In TNDs less than 200 acres, nNo more than 16 dwelling units in one multi-family
building are permitted.
G. Design requirements.
1. General design requirements.
a. A mix of residential dwelling types is required within a TND; however, not less
than 50% of the total dwelling units must be single-family detached dwellings.
No more than 5035% of the single-family detached dwellings provided shall be
cottage dwellings lots. unless included in PUD plan approval.
b. A minimum of at least three of the following permitted housing types must be
provided: single-family dwellings; cottage dwellings; two-family dwellings;
townhouses and/or multi-family dwellings.
c. The Planning Commission may, through the development review process, shall
require thea reasonable provision of screening in order to shield adjacent
residential uses from nonresidential and/or commercial uses or structures.
d. Where the TND abuts existing residential zoning, a similar dwelling unit style
and lot size shall be aligned with front yard setbacks and orientation. Where
rear lot lines in the TND are adjacent to an existing residential district, a
minimum bufferyard is required, or alternatively, a rear alley providing access
to existing lots may be used in place of a bufferyard as approved by the Planning
Commission.
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2. Lot and block standards.
a. All lots shall have frontage on a street or square or public street. All buildings,
except accessory structures, shall have their main entrance onto a public street or
square.
b. Nonresidential structures should shall 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 of the street as a simple, unified public space.
d. In TNDs with rectilinear street layouts, the design shall provide for perimeter
blocks that are generally in the range of 200 to 400 feet deep by 400 to 800 feet
long.
e. A variety of lot sizes shall be provided. Minimum standards are set in Ch. 170
Attachment 2-Schedule of Zone Regulations. to facilitate housing diversity
and choice and meet the projected requirements of people with different
housing needs.
3. Circulation standards. The circulation system shall provide adequate traffic capacity,
provide connected pedestrian and bicycle routes, control but not prohibit through traffic,
limit lot access to streets of lower 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 TNDTraditional Neighborhood Development.
a. Pedestrian circulation. Convenient pedestrian circulation systems that minimize
pedestrian-motor vehicle conflicts shall be provided continuously throughout the
TND Traditional Neighborhood Development. Where feasible, any existing
pedestrian routes through the site shall be preserved, extended and enhanced. All
streets, except for alleys, and woonerfs, shall be bordered by sidewalks on both
sides in accordance with the Subdivision Regulations and the Development
Design Standards., unless otherwise approved through the PUD approval
process.
b. Motor vehicle 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 be used to
encourage slow traffic speeds.
(2) A street hierarchy shall be established for the TND development and shall
be indicated on the tentative sketch plan (138.11). Except as authorized
by [4] below, Eeach street shall be classified and designed according to
the Centreville street specifications as provided in § 138-39 of the Town
Subdivision Regulations. Only Collector (major and minor), Secondary,
and alley, and woonerf street types are permitted in the TND District, and
as approved recommended by the Town StaffEngineer.
(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 narrower width to provide
encourage limited on-street, or single side street parking. or where
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aAlley access development is desired to increase residential densities, and
allow dwelling units to be set closer to sidewalks.. 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) For any street in a TND, alternative right-of-way and pavement widths
from those required by the Subdivision Regulations may be approved by
the Planning Commission upon recommendation by Town Staff. with
prior approval by the Town Council or by the Town Council through
the PUD approval process.
(6) Alternative subdivision improvement standards may be approved by
the Town Council through the PUD approval process.
4. Street layout standards. The TND should extend the existing street grid, straighten,
where present, and/or restore any disrupted street grid where feasible. In addition:
a. Corner radii. The roadway edge at street intersections shall be rounded by a
tangential arc with a maximum radius of 15 feet for secondary streets and 20 feet
for intersections involving collector streets. The intersection of a local street and
an access lane or alley shall be rounded by a tangential arc with a maximum
radius of 10 feet.
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 for commercial, 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. All streets shall terminate at other streets or at public
land, except secondary streets may terminate in stub streets when such streets act
as connections to future phases of the development. Secondary streets may
terminate other than at other streets or public land when there is a connection to
the pedestrian and bicycle path network at the terminus.
5. Parking. Off-street parking lots in a TND shall comply with the subdivision regulations
and the Ddevelopment Ddesign Sstandards. 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-street parking may apply toward the minimum parking requirements.
b. A parking lot or garage may not 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 dwelling unit.
d. The maximum number of parking spaces provided shall not exceed 10%.
Reduction of impervious surfaces through the use of interlocking pavers is
strongly encouraged for areas such as remote parking lots and overflow parking
areas for developments that have only periodic parking demand.
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e. Access for service vehicles should provide a direct route to service and loading
dock areas while avoiding movement through parking lots.
f. Parking shall be accessed by woonerf, alley or rear lane, when available.
g. Pedestrian entrances to all parking lots and parking structures shall be directly
from a frontage line.
h. The vehicular entrance of a parking lot or garage from a public street shall be no
wider than 30 feet.
i. Parking lots shall have direct pedestrian connection to the building entry 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 building entrances.
j. Parking lots shall be designed to avoid 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.
l. The maximum length of any row of parking shall be 10 parking spaces.
m. Shared parking is encouraged between different uses with staggered peak parking
demand in order to reduce the total number of spaces within the development.
n. Parking lot screening and landscaping standards shall be provided in accordance
with the Development Design Standards.
o. Fifty-five-plus multi-family units shall be provided with two spaces per unit.
p. Driveways shall be of a size sufficient to accommodate the required number of
parking spaces without blocking adjoining sidewalks.
6. Building location and orientation.
a. The front facade of the principal building on any lot in a Traditional Neighborhood
Development shall face a street, park, or square.
b. The front facade of any building shall not be oriented to face directly toward a
parking lot, unless specifically approved by the Planning 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 of
buildings. When clustering is impractical, a visual link shall be established
between buildings with the use of an arcade system, trellis, colonnade,
covered walkways, landscaping, enhanced paving, building articulation
and detailing, or similar features.
(2) Orienting buildings closer to the street to screen parking in the interior of
the site and providing strong pedestrian connections to buildings is
encouraged where appropriate (e.g., where it does not negatively impact
any abutting residential areas).
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H. Architectural standards. A variety of architectural features and building materials is encouraged
to give each building or group of buildings a distinct character. Site and building design standards
are set forth in the Town of Centreville Development Design Standards. In addition:
1. Entries, facades, scale and form.
a. The architectural features, materials, and the articulation of a facade of a building
shall be continued on all sides visible from a public street or square.
b. Porches, pentroofs pent roofs, roof overhangs, hooded front doors or other
similar architectural elements shall define the front entrance to all residences.
2. Residential garages.
a. Except as provided in b.(45) below, all garage access will be from the rear or
side lot line..
b. Permitted garage access locations on a single-family housing lot include:
(1) A detached rear garage accessed from a local street, or alley, or woonerf;
(2) An attached side garage accessed from the local street, or alley, or
woonerf;
(3) An attached rear garage accessed from the local street, or alley, or
woonerf;
(4) A detached rear garage, behind the house, accessed from the local street,
or alley, or woonerf.
(5) An attached front-loaded garage consistent with Centreville’s the
Required Standards and to the extent possible with the Encouraged
Guidelines for the Location of Garages in the Town of Centreville
Development Design Standards for Garages where the dwelling is not
located on an arterial, major or minor collector road may be permitted by
the Planning Commission. Front-loaded garages located on secondary
streets or minor collectors shall meet minimum street width standards.
3. Signage. A comprehensive sign program is required for the entire Traditional
Neighborhood Development, which establishes a uniform sign theme. Such sign program
shall include architectural design standards for all signs and provisions regarding the
permissible number of signs, sign types, sizes, locations, and illumination. The
comprehensive sign program shall be submitted with the site plan and is subject to the
review and approval of the Planning and Zoning Commission.
4. Lighting.
a. Street lighting shall be provided on both sides of all streets at intervals of no
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 the Town.
b. Parking lot poles should be located in medians or perimeter buffer areas wherever
possible. Landscaping improvements should not conflict with the location of
poles.
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c. Lighting should be provided to highlight entrances, art, terraces, and special
landscape features; however, fixtures should be concealed to prevent glare.
5. Storage, loading, and service areas.
a. Loading docks, storage and service areas shall be located away from any public
street in areas of low visibility such as the rear of buildings.
b. Loading docks and service areas shall be combined to the extent feasible between
multiple sites.
c. Service entrances shall be clearly marked with signs to discourage the use of main
entrances for deliveries.
I. Buffers, street trees, and landscaping standards.
1. All uses are subject to the Buffer and screening provisions of the Zoning Ordinance.
2. Street trees shall be planted in accordance with the Subdivision Regulations.
J. Common Open Sspace 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 of an adequate
scale in relation to the size of the TND development and which provide residents a variety
of active recreational pursuits and passive open space benefits.
2. Area required. At least 2025% of the gross acreage of the Traditional Neighborhood
Development must be common open space. At least 2550% of the minimum required
common open space shall be dedicated as active open space.
a. The following are illustrative of the types of civic/recreation areas and subsequent
facilities that shall be deemed to serve active recreational needs and therefore
count towards satisfaction of the active open space area requirements of the TND:
village greens, plazas, squares, community gardens, play fields, ball courts,
swings, pocket parks, playgrounds/tot lots, developed walking, jogging or biking
trails, and similar civic/recreational uses. In the TND Passive Open Space
requirements are not inclusive of clubhouses, private clubs and lodges, or
outdoor areas being required as part of an approved special exception.
b. Permanent amenities in active open space areas include, but are not limited to,
benches, picnic tables, amphitheaters, kiosks, fountains, monuments, bike racks,
trash receptacles, and similar fixtures may be 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 automatically considered active recreation areas;
however, the Planning Commission may approve the use of improved wet pond
stormwater facilities such as wet ponds and man-made ponds as active open
space, as long as such facilities also provide recreational and scenic amenities,
such as fountains, gazebos, bridges, seating areas, piers, perimeter trails, etc.,
and that the facilities be appropriately integrated into the landscape by location
and landscaping. Tthe Town encourages attractive integration of such all
stormwater facilities and BMPs into the TND design.
3. Design requirements.
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a. The open space shall be consistent with the Town's plans for its park and open
space system as set forth in the Comprehensive Plan, including the establishment
of greenways.
b. All residential lots shall be within ¼ mile pedestrian travel distance (an
approximate five-minute walk) from common active open space.
c. Active open space areas shall be designed as a public gathering place and shall be
located in a manner which affords reasonable access to all residents within the
development. Active open space areas can shall be dispersed throughout the
development, provided that each location is accessible.
d. Common Active Oopen Sspace should be integrated with have an integration
of Active and Ppassive Oopen Sspace and inclusive of natural areas whenever
practical.
e. Open space and recreation areas shall be pedestrian oriented and designed with
linkages to existing and planned public walkways and with other planned
recreation areas. Other than Buffer Management Areas (CA only), areas of
restricted use by the residents of the TND shall not satisfy the open space
requirements.
f. Features that may be used to create open space areas acceptable to the Planning
Commission may include, but are not limited to, fixed benches, fixed tables,
fountains, pathways, bikeways, bicycle racks, period lighting, shade trees,
perennial gardens, and/or picnic 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.
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EXHIBIT C OFF-STREET PARKING AMENDMENTS
170-32: Off -Street Parking.
A. Minimum parking requirements. In all zoning districts, off-street parking spaces shall be
provided in accordance with the following schedule. In this section, "square feet" refers to
gross square feet of floor area. For residential units, the minimum required parking spaces
refers to the number of spaces required per residential unit.
Land Use Minimum Required Parking (spaces)
Residences
Single-family, Cottage, Duplex or 2-family dwelling 2.0
Apartment Multi-Family and Townhouse:
Efficiencies and 1-bedroom 1.5
Section 170-20F(1)(q) A(6)(d) Accessory Apartment, per units 1.0
2-bedroom 2.25
3 or more bedrooms 2.5
Also in table further down:
………
Restaurants, standard, or carry-out, or other places serving food, beverages, or other refreshments 1 per 100 square feet
Restaurants, carry-out, drive-in or drive-through and fast-food 1 per 75 square feet
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EXHIBIT D DEFINITION AMENDMENTS
170-70 Definitions:
For the purposes of this chapter, certain terms or words herein shall be interpreted as follows:
…………
ADULT DAY-CARE CENTER. A licensed commercial or public establishment designed to provide
care. for children, elderly, or handicapped persons during the daytime hours without overnight
supervision.
ANIMAL SERVICES. A public or private agency responsible for enforcing ordinances related to
animal control and welfare, impoundment, and disposition, including tasks like shelter operations
and adoption programs, provided that any open pen or runway is at least 200 feet from any
residential district boundary.
COMMON OPEN SPACE. Open areas set aside for public use. Open space requirements are
determined by Ch. 170, Attachment 2: Schedule of Zone Regulations. or for private agricultural
use as part of an approved PUD as part of a coordinated site development process.
CONTINUING CARE FACILITY. Continuing Care Facility includes nursing home and assisted
living facility uses and multifamily dwellings, provided the dwellings are located on the same lot as
an approved and licensed assisted living facility or continuing care facility and are designed for and
rented to individuals over 55 years of age who are able to perform the activities of daily living or
instrumental activities of daily living, but who may require occasional assistance with meal
preparation, prescription management, housekeeping and adult day care. The number of
multifamily dwellings shall not exceed the number of persons for which the assisted living or
continuing care facility is licensed to provide care.
FLOOR AREA RATIO (FAR) – The gross floor area of the building or buildings on a lot divided by
the area of the lot. The floor area ratio requirements set forth in the bulk regulations or in the
zoning district regulations determines the maximum floor area allowable for the building or
buildings (total gross floor area of both principal and accessory buildings) in direct ratio to the gross
area of the lot on which the buildings are constructed.
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Source: 2004 APA Dictionary
GOVERNMENTAL USE. Uses of land, buildings, or other structures by the federal, state, county,
or town government for governmental uses or services.
Institutional Use: The use of land, buildings or other structures for some public, or social purpose,
including but not limited to schools, places of religious assembly, community organizations and
non-profit agencies. Not to include commercial, retail use, or for other commercial purpose.
INSTITUTIONAL USE. The use of land, buildings or other structures for some public, or social
purpose, including but not limited to schools, places of religious assembly, community organizations
and non-profit agencies. Not to include commercial, retail use, or for other commercial purpose.
LANDSCAPE REQUIREMENT. Plantings inside a development envelope. Inclusive of bufferyards,
parking area plantings, screening, etc. Does not include tree canopy requirements or existing forest
cover.
LOT COVERAGE. The computed ground area occupied by all buildings within a lot. The
percentage of a total lot or parcel that is: occupied by a structure, accessory structure, parking area,
driveway, walkway, or roadway; or covered with a paver, walkway gravel, stone, shell, impermeable
decking, permeable pavement, or any other manmade material. Lot coverage includes the ground
area covered or occupied by a stairway or impermeable deck, but does not include: a fence or wall
that is less than one foot in width that has not been constructed with a footer; a walkway in the
Buffer or expanded Buffer, including a stairway, that provides direct access to a community or
private pier; a wood mulch pathway; or a deck with gaps to allow water to pass freely.
NEIGHBORHOOD COMMERCIAL. Small-scale commercial businesses and services that
primarily serve the surrounding neighborhood and cater to the daily needs of nearby residents.
PENT ROOF. A roof of a single sloping plane. Example: a shed or lean-to roof.
PLANNED COMMERCIAL CENTERS. A group of commercial uses compatible with the
residential nature of the applicable district. These may include, but are not limited to, medical and
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professional offices, general retail stores, and food stores. Commercial centers shall be permitted
only in a zoning district (PUD/TND) of 200 acres or more. No construction on the Commercial
Center shall begin until 50% of the total planned residential units are completed.
REGULATING PLAN. A detailed document which establishes density, use, patterns, open space
and parks, street hierarchies, block schematics and their general locations within the property,
conceptual street cross-sections, connection to existing or adjacent development, and any other
elements the Planning Commission deems necessary to determine consistency with Town code,
regulations, and comprehensive plan.
PRELIMINARY REGULATING PLAN. A draft of the Regulating Plan used for the purpose of
tentative sketch plan review during the Subdivision Review and Site Plan Review processes.
RELIGIOUS ASSEMBLY, PLACES OF. A development where worship and related religious,
philanthropic and social activities occur. Religious Assembly buildings include churches, temples,
synagogues, mosques, parish halls, convents and monasteries. Accessory buildings include rectories,
manses, classrooms and dormitories.
USE. The activity or function that actually takes place or is intended to take place on or in a
building, structure or lot, including everything that is done to, on, or in a building structure or lot.
VALUE ADDED LIGHT-AGRICULTURAL PROCESSING. Activities for the after-harvest
packaging or processing of agricultural 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 of milk, cheese, yogurt, preserving; honey production; and
production of crop by-products such as cider, soy milk, and spices in a manner such that the
impacts of site operations will not be detectable off site and the transport of commodities and
finished products will not adversely impact adjoining properties.
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