In addition to adhering to the previous general principles, projects submitted as TNDs shall comply with the following standards.
(A) Minimum Development Size
A TND shall comprise an area of not less than ten (10) contiguous acres. (For the purposes of this section, a property that is split by a public roadway shall be considered contiguous.) Larger TNDs may be designed to include several distinct neighborhoods in order to maintain a pedestrian orientation.
(B) Permitted Types and Mix of Land Uses
(1) TNDs, by design, provide opportunities for diversification and integration of land uses in a balanced mix. However, the extent of diversification and integration may be limited by the size of the development, based on use-specific land or population-based needs.
(2) Notwithstanding Section 8.5.4(B)(1) above, a minimum of fifteen (15) percent of the land area throughout a TND shall be devoted to non-residential uses, including, but not necessarily limited to open space and civic uses. Such uses shall be located within walking distance of residential uses or areas.
(3) Mixed residential and non-residential uses are encouraged within a single project or structure, particularly integrated or vertical mixed use projects, in which uses are located on different floors of a single structure. Residential uses that are part of a vertical-mixed use project located within a TND shall be permitted as-of-right, provided that the project otherwise meets other applicable requirements.
(4) To encourage a diversity of residents, while at the same time preventing visual monotony in neighborhoods, no single housing type may comprise more than twenty- five (25) percent of a TND, unless the applicant can demonstrate that a less diverse mix is more appropriate.
(C) Permitted Densities
The specific maximum density that would be appropriate in a given area will depend on the anticipated transportation, environmental, and infrastructure impacts of a specific development. Therefore, the maximum permitted densities and total number of dwelling units shall be established during the development review process. Requests for density increases shall be submitted at the time of development application.
(D) Dimensional Standards
In order to promote flexibility and creativity of design, dimensional requirements are not explicitly defined for TNDs. Bearing in mind that one intent of the TND is to encourage a pedestrian scale and urban level of activity, the determination of appropriate setbacks, building heights, and maximum lot coverage for specific uses within a TND may be made through the Planned Development (PD) and/or site-specific review process. However, the following should be considered as general guidelines in establishing dimensional requirements for development in specific TND projects:
(1) Build-to/maximum setback lines that establish a strong street edge by bringing buildings to or close to the sidewalk line are encouraged.
(2) Where setbacks are established they shall apply only to the enclosed portions of a building. Front porches and stoops, canopies, and colonnades shall be allowed to encroach into the setback, where a setback may be required. Balconies may encroach up to five (5) feet beyond the lot line.
(3) The maximum dwelling footprint shall not exceed fifty (50) percent of the lot, except that attached dwelling structures may exceed this figure if at least thirty (30) percent of the lot area is developed as private, landscaped open space.
(4) The maximum non-residential structure footprint shall not exceed sixty (60) percent of the lot, unless a minimum of fifteen (15) percent of the lot area is developed as private, landscaped open space.
(5) In all cases, the building separation distances shall meet the minimum requirements of the NC State Building Code.
(E) Additional Standards
(1) Generally, similar uses (uses within the same land use category; i.e., residential, institutional, commercial,) shall face each other across streets, whereas dissimilar but adjacent uses shall abut at rear lot lines. Landscape buffers between dissimilar uses shall be provided in accordance with the provisions of Section 7.2.3(B).
(2) All developments over fifty (50) acres shall preserve/establish, to the maximum extent feasible, a greenbelt around the perimeter of the development, pursuant to Section 7.2.3(B). The perimeter greenbelt provides both a buffer and a definable edge between the TND and adjacent developments. However, the requirement for greenbelts may be waived in infill areas in order to maintain the continuity of the urban fabric.
(3) The development plan shall designate the general location of publicly or privately owned civic lots for civic buildings and uses, including public monuments or gateways into an ensuing space, as the terminus of street vistas for all major internal streets. In addition, public buildings and uses shall be located fronting on or adjacent to a square, plaza, or village green whenever possible.