154.107   DELLWOOD/JUNALUSKA AREA CENTER (DJ-AC).

Vision/Goals.   The Dellwood/Junaluska Area Center (DJ-AC) will develop in the future into a hub for retail, service and employment uses serving Waynesville and the region.  It is envisioned that such uses be concentrated here in order to limit sprawling strip commercial development in the area.  The vision for the district is that of a well-defined area, but one designed to accommodate large-scale development.  Development should encourage the intermixture of uses and provide for residential uses in addition to those uses heavily dependent on the automobile.  Transportation improvements made in this district will form a network of roads and pedestrian ways and provide accommodations for all modes of travel.  An improved Russ Avenue with a landscaped median should enhance the traffic situation in the area.  Rear accessways connecting adjacent development shall be required to provide access between development supplementary to the public streets.  The outdoor auditorium at Lake Junaluska will serve as the town center for this area. 

(B) Development Standards.

(1) Density/Lot Size Standards.  None.

(2) Lot Width Standards.  None.

(3) Yard Standards. 

•  The following minimum yards shall be required for uses in the DJ-AC District.

Front:   25 feet minimum; 35 feet maximum.
Awnings, bays and canopies may encroach into the front yard but shall not encroach into the street tree planting area or across the street edge of the sidewalk.

Side:   None.

  Street:   20 feet minimum; 30  feet maximum.

  Rear:   5 feet.

•  Building codes and/or buffering requirements may require additional yard provision; if so, the most restrictive requirement shall apply.
•  See Sec. 154.305 for the yard standards for monument buildings and Sec. 154.300 for the yard standards for accessory uses/structures. 
•  Maximum setbacks do not apply to single family detached units.

(1) Landscaping/Buffering Standards. 
•  Street trees shall be provided for all new developments except for individual single-family homes on individual lots (subdivisions shall be required to provide street trees).  Owners of individual single-family homes are encouraged to plant street trees in accordance with these standards.  See standards for street trees at Sec. 154.303(B).
•  No parking space shall be further than forty (40) feet from a shade tree.  See Sec. 154.303(E) for tree specifications for parking areas.
•  Parking and vehicular use areas abutting residential properties must be buffered from the abutting property.   See Sec. 154.303(D) for requirements. 
•  Buffering required for any Permitted Uses with Special Requirements or Conditional Uses which is different from that required for the land development district in which the property is located, shall be as set forth in Article VI.
•  Buffering may be required for non-residential uses abutting residential properties in adjoining districts.  See Sec. 154.303(D) for standards.

(2) Parking/Loading Standards. 

(a) Parking.
•  Parking shall be provided as set forth in Sec. 154.306 including standards for parallel, remote and shared parking which are encouraged.
•  Parking and vehicular use areas, excluding driveways generally perpendicular to the front building line, must be located to the side or rear of the principal structure located on the property, behind the front line of the principal structureu projected to side lot lines.
•  Parking and vehicular use areas abutting a public street must maintain the street wall line.  See Sec. 154. 303 (C) for street wall requirements.

(b) Loading. 
•  Loading and unloading are prohibited on State Highway 19 and Russ Avenue.

(c) Pedestrian Access.
•  Pedestrian pathways shall be provided throughout parking areas.  See Sec. 154.307(D) for standards. 

(3) Access and Connectivity Standards.

(a) Sidewalks.
•  Sidewalks are required for all new development.  See Sec. 154. 307 for requirements.
•  Sidewalks and/or pedestrian ways are required for all new developments connecting these developments with neighboring lots.  See Sec. 154.307(C) for requirements.

(b) Streets. 
•  New streets shall be subject to the requirements set forth in Sec. 154.309.
•  The development of rear access drives connecting parking areas for adjacent developments shall be required. 

(c) Driveway Access.  (See also Sec. 154.302).

1. Along Russ Avenue and State Highway 19.
•  A minimum separation between driveways of one hundred and fifty (150) feet is required.
•  A minimum separation of two hundred (200) feet is required between driveways and intersecting streets.
•  Driveway access shall be designed only for right turn in and right turn out.

2. Other Streets in the DJ-MUD District.
•  A minimum separation between driveways of seventy-five (75) feet is required.
•  A minimum separation of seventy-five (75) feet is required between driveways and intersecting streets. 

3. Driveway Width. 
•  Two-way driveways shall be a minimum of eighteen (18) feet in width and a maximum of twenty-four (24) feet in width.
•  One-way drives shall be a minimum of twelve (12) feet in width and a maximum of eighteen (18) feet in width.

(d) Connections to Greenways and Parks.
•  Accessways shall be provided connecting all new developments with  greenways, parks or community centers located on abutting property.

(4) Recreational/Open Space/Impervious Surface Standards.  None.

(5) Design and Operation Standards.

(a) Building Height, Massing and Articulation. 
•  Fabric buildings shall be no greater than forty (40) feet in height. 
•  Monument buildings shall be subject to the standards set forth in Sec. 154.305.
•  Building facades must be generally parallel or perpendicular to the street in order to form a street wall.
•  Buildings located on properties abutting Russ Avenue or State Highway 19 must first form a street wall onto these streets and have an entry thereon.  Entries on side roads will be secondary. 
•  Relating buildings in scale and proportion to other buildings in the area is strongly encouraged.
•  All duplexes, multi-family dwellings and non-residential buildings are subject to the following requirements:
 The facades of buildings facing Russ Avenue and State Highway 19 must be articulated at the scale of the pedestrian.   On other public streets buildings must be articulated to at least the scale of the automobile.  There is no articulation requirement along rear access drives.
 Any new building fa?ade facing a public street must be designed in such a way that a minimum of fifty (50) percent of the length of the first floor street frontage incorporates windows, doors or other openings (permeability).  Where expanses of solid wall are necessary, they may not exceed twenty (20) feet in length. There is no permeability requirement along rear access drives. 
•  The principal entry of any residential building must be at least eighteen (18) inches above the sidewalk grade.
 
(b) Location.  No additional standards.

 (c)  Other Site Design Standards.

1. Outdoor Storage.
•  Outdoor storage areas must maintain the street wall if abutting a public street and must be completely buffered from all other surrounding properties. 
2. Entryway Transition.
•  All development fronting on Russ Avenue or State Highway 19 must incorporate an entryway transition element between the building and the street on which they front.  Such elements may take the form of a canopy, arcade, arch, patio, recess/projection, or similar transition space.
•  A pedestrian way must be provided from the sidewalk to the entry of the building.

3. Roofing.  No specific standards.

4. Accessory Structures. 
•  Accessory structures shall meet the same standards as other buildings.
•  Canopies over outdoor service areas shall either be designed to be part of the building with the same standards as a building, or be located to the side or rear and maintain the street wall where applicable.  It is encouraged that the design and roofing of such canopies be architecturally complementary to the principal structure.

5. Lighting. 
•  All lighting shall comply with the standards set forth in Sec. 154.304, except that the average foot-candle reading under canopies shall not exceed twelve (12).
•  Accent lighting that highlights building architectural features is encouraged as is reflecting the architectural character of the area in the style of lighting. 

6. Utilities. 
•  Above ground utility uses shall be located away from the public street and along rear accessways except in situations where utility connections make the relocation of utilities impossible.

7. Other Design Elements. 
•  The use of vinyl or metal siding on the facades of buildings facing the public streets is prohibited.
•  Corner buildings should be designed in a way to emphasize their prominent location.
•  Where chain link fencing is used, it must be screened from public streets and adjacent properties for the length and height of the fence.

(d) Operation Standards.  No specific standards.

(6) Sign Standards.  (See additional standards set forth in Sec.154.308).
•  Each business location is allowed one (1) permanent freestanding sign which must be a monument sign.  This sign shall be no greater than thirty-two (32) square feet per face in size (two faces per sign) and no greater than six (6) feet in height.
•  In addition to the permitted freestanding sign, permanent attached signs are permitted for each business/establishment.  Such signage shall cover no more than thirty (30) percent of the face of the building to which they are attached.
•  It is encouraged that signage reflect the architectural character of the building and the area. 
•  Attached permanent window signage may not cover more than twenty-five (25) percent of the total window surface of the fa?ade of the building on which the signage is located.

(C) Permitted Uses. 
•  Residential units combined with commercial buildings are encouraged.
•  Note that all developments over 100,000 square feet or more than 20 dwelling units are a conditional use. 

(1) Agricultural Uses.
•  Crop Production.
•  Forest Nurseries.
•  Forestry Support Services.

(1) Residential Uses.
•  Accessory Dwellings.
•  Boarding Houses.
•  Child and Adult Day Care Homes, Family.
•  Common Area Recreation and Service Facilities. 
•  Dwellings, Multi-Family.
•  Dwellings, Single-Family, Attached.
•  Dwellings, Single-Family, Detached.
•  Dwellings, Two-Family.
•  Family Care Homes.
•  Home Occupations.

(3) Institutional and Civic Uses.
•  Auditoriums, Indoor Public Assembly.
•  Child and Adult Day Care Centers.
•  Country Clubs.
•  Government Buildings and Facilities, Not Otherwise Listed.
•  Hospitals.
•  Libraries.
•  Museums and Galleries.
•  Post Offices.
•  Religious Institutions.
•  Residential Care Facilities.
•  Schools, Business, Computer and Management Training.
•  Schools, Colleges and Universities.
•  Schools, Elementary and Secondary.
•  Schools, Fine Arts Instruction.
•  Schools, Technical and Trade (Except Truck Driving).
•  Theaters, Live Performance, Indoor.
•  Theaters, Live Performance, Outdoor.

(4) Recreational Uses.
•  Amusement or Water Parks, Fairgrounds.
•  Athletic Fields, Public or Private.
•  Botanical Gardens/Nature Preserves.
•  Golf Courses.
•  Public or Private Parks, Active.
•  Public or Private Parks, Passive.
•  Public Recreation Facilities.
•  Recreation Uses, Indoor, Not Otherwise Listed.
•  Swim and Tennis Clubs.

(5) Business, Professional and Personal Services.
•  Accounting, Tax Preparation, Bookkeeping and Payroll Services. 
•  Advertising and Related Agencies.
•  Automobile Towing, Not Including Storage.
•  Banks, Finance and Insurance Offices.
•  Bed and Breakfast Homes.
•  Cleaning Services, Building.
•  Clothing Alterations/Repairs; Footwear Repairs.
•  Computer Systems Design and Related Services.
•  Construction, Building, General Contracting.
•  Construction, Heavy.
•  Construction, Special Trades.
•  Data Processing and News Services.
•  Delivery, Courier Service, Local.
•  Design Services, Not Otherwise Listed.
•  Dry Cleaning and Laundry Services.
•  Employment Services.
•  Engineering, Architectural, Surveying and Related Services.
•  Exterminating and Pest Control Services.
•  Funeral Homes and Services.
•  Furniture Repair Shops and Upholstery.
•  Hair, Nail and Skin Services.
•  Hotels and Motels.
•  Inns.
•  Landscape and Horticultural Services.
•  Legal Services (Law Offices, Etc.).
•  Linen and Uniform Supply.
•  Management, Scientific and Technical Consulting Services.
•  Medical/Health Care Offices.
•  Medical, Dental or Related Laboratories.
•  Motion Picture Production, Sound Recording.
•  Office Administrative and Support Services, Not Otherwise Listed.
•  Parking Lots and Structures.
•  Pet Care Services (Excluding Veterinary Offices and Kennels).
•  Photofinishing Laboratories.
•  Photography Studios.
•  Picture Framing Shops.
•  Publishing Industries.
•  Real Estate and Leasing Offices.
•  Repair and Maintenance Services, Personal and Household Goods.
•  Research and Development Services.
•  Security and Related Services, Locksmiths.
•  Septic Tank Services.
•  Taxidermists.
•  Telemarketing/Telephone Call Centers.
•  Theaters, Motion Picture, Drive-Ins.
•  Theaters, Motion Picture, Except Drive-Ins.
•  Travel Agencies.
•  Vending Machine Operators.
•  Veterinary Services (Non-Livestock, May Include Totally Enclosed Kennel Operated in Connection with Veterinary Services).
•  Weight Reducing Centers.

(6) Retail Trade and Food Services. 
•  Appliance Stores.
•  Art Dealers
•  Arts and Crafts Supply Stores.
•  Auction Houses.
•  Automobile, Rental and Leasing.
•  Automobile Sales, New and Used.
•  Automotive Parts and Accessories Stores.
•  Baked Goods/Snack Shops (Excluding Drive-Thru).
•  Bicycle Sales and Repair.
•  Boat and RV Dealers, New and Used.
•  Book, Periodical and Music Stores. 
•  Building Supply Sales.
•  Caterers.
•  Cemetery Monument Dealers.
•  Clothing, Shoe and Accessories Stores.
•  Coin, Stamp or Similar Collectibles Shops.
•  Consignment/Used Merchandise/Antique Stores.
•  Convenience Stores (With Gasoline Pumps).
•  Convenience Stores (Without Gasoline Pumps).
•  Department, Variety or General Merchandise Stores.
•  Electronic and Camera Stores.
•  Fabric and Piece Goods Stores.
•  Florists.
•  Formal Wear and Costume Rental.
•  Fruit and Vegetable Markets.
•  Furniture and Home Furnishings.
•  Garden Centers or Retail Nurseries.
•  Gift, Novelty, Souvenir or Card Shops.
•  Grocery/Food Stores (Not Including Convenience Stores).
•  Hardware Stores.
•  Heavy Truck, RV and Semi-Trailer Leasing.
•  Hobby, Toy and Game Stores.
•  Jewelry, Luggage and Leather Goods (May Include Repair).
•  Lawn & Garden Equipment and Supply Stores
•  Liquor Stores.
•  Manufactured Home Sales.
•  Motorcycle Dealers, New and Used.
•  Musical Instrument and Supplies Stores.
•  Office Supplies and Stationery Stores.
•  Outdoor  Power Equipment Stores
•  Pawnshops.
•  Pet and Pet Supplies Stores.
•  Pharmacies, Health and Personal Care Stores.
•  Restaurants, Full Service (Dine-In Only).
•  Restaurants, Limited Service (Delivery, Carry Out).
•  Restaurants, Limited Service (Drive-Thru).
•  Service Stations, Gasoline.
•  Sporting Goods Stores.
•  Tobacco Stores.
•  Video Tape and Disc Rental.

(7) Wholesale Trade. 
•  Apparel, Piece Goods and Notions.
•  Beer/Wine/Distilled Alcoholic Beverages.
•  Books, Periodicals and Newspapers.
•  Chemical and Allied Products.
•  Drugs and Druggists' Sundries.
•  Durable Goods, Not Otherwise Listed.
•  Electrical Goods.
•  Farm Products, Raw Materials.
•  Farm Supplies.
•  Flowers, Nursery Stock and Florist Supplies.
•  Furniture and Home Furnishings.
•  Groceries and Related Products.
•  Hardware.
•  Jewelry, Watches, Precious Stones.
•  Lumber and Other Construction Materials.
•  Machinery, Equipment and Supplies.
•  Market Showrooms.
•  Metal and Minerals.
•  Motor Vehicles.
•  Motor Vehicles, New Parts and Supplies.
•  Motor Vehicles, Used Parts and Supplies.
•  Nondurable Goods, Not Otherwise Listed.
•  Paints and Varnishes
•  Paper and Paper Products.
•  Petroleum and Petroleum Products.
•  Plumbing and Heating Equipment and Supplies.
•  Professional and Commercial Equipment and Supplies.
•  Sporting and Recreational Goods and Supplies (Except Firearms and Ammunition).
•  Sporting Firearms and Ammunition.
•  Timber and Timber Products.
•  Tobacco and Tobacco Products.
•  Toys and Hobby Goods and Supplies.

(8) Transportation, Information, Warehousing, Waste Management and Utilities.
•  Bus Facilities, Interurban
•  Bus Facilities, Urban.
•  Charter Bus Industry.
•  Courier Services, Central Facility.
•  Courier Services, Substations.
•  Limousine Services.
•  Materials Recovery Facilities (Recycling), Governmental.
•  Radio and Television Broadcasting Facilities (Except Towers).
•  Rail Transportation and Support Facilities.
•  Scenic and Sightseeing Transportation.
•  Taxi Service Terminals.
•  Truck Transportation Facilities.
•  Utility Company Offices
•  Utility Lines and Related Appurtenances.
•  Utility Service Facilities.
•  Utility Substations.
•  Warehouses (General Storage, Enclosed, Not Including Storage of Any Hazardous Materials or Wastes).

(9) Manufacturing, Mining and Industrial Uses.
•  Apparel.
•  Beverage and Tobacco.
•  Clay Products.
•  Computer, Appliance and Electronic Products.
•  Dolls, Toys and Games.
•  Fabricated Metal Products.
•  Food Manufacturing (Excluding Animal Slaughtering and Processing).
•  Furniture and Related Products.
•  Glass and Glass Products.
•  Jewelry and Silverware.
•  Land fill - Demolition and Inert Debris, Governmental.
•  Leather and Allied Products, No Tanning.
•  Lime and Gypsum Products.
•  Machinery.
•  Medical Equipment and Supplies.
•  Office Supplies (Not Paper).
•  Paint, Coating and Adhesives.
•  Paper Products (Coating and Laminating).
•  Paper Products (No Coating and Laminating).
•  Printing and Publishing.
•  Signs.
•  Soap, Cleaning Compounds and Toilet Preparations.
•  Sporting and Athletic Goods.
•  Textile Mills.
•  Textile Product Mills.
•  Transportation Equipment.
•  Wood Products.

(D) Permitted Uses with Special Requirements.
•  Animal Shelters.
•  Automobile, Towing, Including Storage Services.
•  Car and Light TruckWashes.
•  Cemeteries, Columbariums and Mausoleums.
•  Civic, Social and Fraternal Organizations.
•  Cluster Developments.
•  Common Area Recreation and Service Facilities.
•  Dwellings, Multi-Family.
•  Home Occupations.
•  Kennels.
•  Macro Wireless Communications Facilities. 
•  Micro Wireless Communications Facilities.
•  Mini Wireless Communications Facilities.
•  Recycling Collection Stations. 
•  Repair and Maintenance Services, Appliance and Electronics.
•  Repair and Maintenance Services, Automobile, Major.
•  Repair and Maintenance Services, Automobile, Minor.
•  Repair and Maintenance Services, Boat and Commercial Trucks.
•  Repair and Maintenance Services, Commercial and Industrial Equipment
•  Riding Stables.
•  Schools, Truck Driving.
•  Truck Washes.
•  Warehouses, Self-Storage.

(E) Conditional Uses.
•  Continued Care Retirements Communities.
•  Developments Over 100,000 Sq. Ft. (GFA) or Twenty (5) Dwelling Units.
•  Monopole Wireless Communications Towers.
•  Recreational Uses, Outdoor, Not Otherwise Listed.
•  Special Congregate Facilities.