154.108   DELLWOOD NEIGHBORHOOD DISTRICT (DND).

Vision/Goals.  The Dellwood Neighborhood District (D-ND) shall develop predominately as a low to medium density residential district separating the Russ Avenue and Dellwood/Junaluska Town Centers.  Promoting a mixture of residential densities, this district shall be developed with such enhancements to residential living as pedestrian access and the provision of open space.  Higher density development and limited business and professional services shall be promoted along Russ Avenue with larger lots and cluster development promoted throughout the district.  Nonresidential uses typically found in residential areas are permitted, however, development in this district shall be designed to clearly define the residential appearance and scale of the area and to define the differences between this area and the Russ Avenue Town Center and Dellwood/Junaluska Area Center. 
                         
(B) Development Standards.

 (1) Density/Lot Size Standards.
•  The maximum density in the D-ND District shall be six (6) units per acre. 
•  The minimum lot size in the D-ND District shall be ten thousand, eight hundred and ninety (10,890) square feet (1/4 acre). 
•  See also standards for hillside development at Sec. 154.403.

(2) Lot Width Standards. 
•  Lots in the D-ND District shall have a minimum width of sixty (60) feet. 

  (3)        Yard Standards. 

•  The following minimum yards shall be required for uses in the D-ND District.

Front: 30 feet minimum.
Side:   10 feet minimum.

  Street:   20 feet minimum.

  Rear:   6 feet minimum.

•  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. 

(4)       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 thirty (30) 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. 154.307(E) for requirements.
•  Buffering required for any Permitted Uses with Special Requirements or Conditional Uses which is different than 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. 

(5)       Parking/Loading Standards. 

(a) Parking.
•  Parking shall be provided as set forth in Sec. 154.306 including standards for 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 structure projected to side lot lines.
•  Parking and vehicular use areas abutting a public street must utilize a street wall.  Street wall standards are set forth in Sec. 154.303(C).

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

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

(6)       Access and Connectivity Standards.

(a) Sidewalks.
•  Sidewalks shall be provided for all new development, except individual single-family dwellings (subdivisions of single-family homes must have sidewalks provided).  In some situations, trails may be provided in lieu of sidewalks, at the discretion of town staff.
•  Where sidewalks are not required, a sidewalk easement shall be provided.
•  See Sec. 154.307 for sidewalk and easement requirements.

(b) Streets. 
•  New streets shall be subject to the requirements set forth in Sec. 154.309.

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

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

2. Other Streets in the D-ND District.
•  A minimum separation between driveways of fifty (50) feet is required in the D-ND District.
•  A minimum separation of sixty (60) 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.
•  In major residential developments, accessways shall be provided to greenways, parks or community centers located on abutting property or within the development.   See Sec. 154.307(C) for connectivity requirements. 

(7) Recreational/Open Space/Impervious Surface Standards.
•  Lots on which new development occurs shall contain a minimum of twenty (20) percent pervious surface.

(8) Design and Operation Standards.

(a) Building Height, Massing and Articulation. 
•  No fabric building shall be greater than thirty-five (35) feet in height. 
•  Where a building is located at an elevation of 2,900 feet or greater above sea level, no portion of that building may have a height greater than fifty (50) feet from the lowest adjacent grade.
•  Monument buildings shall be subject to the standards set forth in Sec. 154.305.
•  All duplexes, multi-family dwellings and non-residential buildings are subject to the following requirements:
 All building entryways must be elevated a minimum of eighteen (18) inches from the sidewalk grade.
 Articulation of the facades of buildings facing public streets must be built at the scale of the pedestrian.  There is no articulation requirement along rear access drives or alleys.
 Any new building facade facing a public street must be designed in such a way that thirty (30) percent of the width of the first floor street frontage incorporates either windows, doors or other openings (permeability).  There is no permeability requirement along ear access drives or alleys.
 Buildings must be built at a residential scale.

(b) Location. 
•  All " Business, Professional and Personal Services" uses permitted in the D-ND District (as listed in Sec. 154.108(C)), must be located within five hundred (500) feet of (measured from the traveled way) the west side of Russ Avenue or within five hundred (500) feet of (measured from the traveled way) the east side of Russ Avenue between Jule Noland Drive and Maple Grove Church Road. 
•  ?Dwellings, Manufactured Housing on Individual Lots? shall not be located on the east side of Russ Avenue or within five hundred (500) feet of the edge of the traveled way of the west side of Russ Avenue. 

(c) Other Site Design Standards.

1. Outdoor Storage.
•  For nonresidential uses, all storage must be in an enclosed structure.

2. Entryway Transition.
•  All principal buildings fronting on Russ Avenue must incorporate an entryway transition element between the building and Russ Avenue.  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. 
•  Flat roofs are prohibited.

4. Accessory Structures.
•  Accessory structures shall meet the standards set forth in Sec. 154.300.

5. Lighting. 
•  Lighting shall meet the standards set forth in Sec. 154.304, except that the average foot-candle reading under canopies shall not exceed  five (5) and the foot-candle reading at any one point shall not exceed ten (10). 

6. Utilities. 
•  Above ground utility uses along Russ Avenue shall be located away from the public street except in situations where utility connections make the relocation of utilities impossible.
•  See Sec. 154.311 for requirements for major developments.

7. Other Design Elements. 
•  The use of vinyl or metal siding on the facades of buildings facing the public streets is discouraged. 

(d) Operation Standards. 
•  Drive-thru facilities associated with any business must be located to the rear of the principal structure on the property.

(9)       Sign Standards.  (See additional standards set forth in Sec. 154.308.

(a) Home Occupations. 
•  Home occupations shall be permitted one attached sign which shall not exceed two (2) square feet per face, with no more than two (2) faces per sign. 
•  Home occupation signs shall not be illuminated.

(b) Other Uses. 
•  Uses, other than those listed above, shall be permitted one (1) permanent sign per premises. 
•  The permitted sign may be attached or may be a freestanding monument sign, except for properties fronting on Russ Avenue (US 276) where permitted signs shall be a maximum of thirty-two (32) square feet per face, two (2) faces per sign..
•  Permitted signs shall be a maximum of sixteen (16) square feet per face, two (2) faces per sign except for properties fronting on Russ Avenue (US 276) where permitted signs shall be a maximum of thirty-two (32) square feet per face, two (2) faces per sign.
•  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.
•  The maximum height for signs is four (4) feet except for properties fronting on Russ avenue (US 276) where the maximum height for signs is six (6) feet.
•  Signs may be "top-lit" illuminated only except for properties fronting on Russ Avenue (US 276).

(C) Permitted Uses.  (See also location standards set forth in Sec. 154.108(B)(8)(b)).
•  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.
•  Produce Stands in Conjunction with Crop Production.
•  Veterinary Services (Livestock)

(2) Residential Uses.
•  Child and Adult Dau Care Homes, Family.
•  Common Area Recreation and Service Facilities.
•  Dwellings, Single-Family Attached.
•  Dwellings, Single-Family Detached.
•  Dwellings, Two-Family.
•  Family Care Homes.

(3) Institutional and Civic Uses.
•  Libraries.
•  Museums and Galleries.
•  Religious Institutions.
•  Schools, Fine Arts Instruction.

(4) Recreational Uses. 
•  Botanical Gardens, Nature Preserves.
•  Public or Private Parks, Passive.

(5) Business, Professional and Personal Services.  (See location requirements set forth in Sec. 154.108(B)(8)(b)).
•  Accounting, Tax Preparation, Bookkeeping and Payroll Service.
•  Advertising and Related Agencies.
•  Banks, Finance and Insurance Offices.
•  Construction
•  Delivery, Courier Services, Local.
•  Design Services, Not Otherwise Listed.
•  Employment Services.
•  Engineering, Architectural, Surveying and Related Services.
•  Funeral Homes and Services.
•  Landscape and Horticultural Services.
•  Legal Services (Law Offices).
•  Management, Scientific and Technical Consulting Services.
•  Medical/Health Care Offices.
•  Medical, Dental or Related Laboratories.
•  Office Administrative and Support Services, Not Otherwise Listed.
•  Photography Studios.
•  Picture Framing Shops. 
•  Publishing Industries.
•  Real Estate and Leasing Offices.
•  Research and Development Services.
•  Special Trades
•  Travel Agencies.
•  Veterinary Services (Non-Livestock, May Include Totally Enclosed Kennel Operated in Connection with Veterinary Services).

(6) Retail Trade and Food Services.  None.

(7) Wholesale Trade.  None.

(8) Transportation, Information, Warehousing, Waste Management and Utilities.
•  Utility Lines and Related Appurtenances.

(9) Manufacturing, Mining and Industrial Uses.  None.

 
(D) Permitted Uses with Special Requirements.
•  Accessory Dwellings.
•  Animal Production.
•  Athletic Fields, Public or Private.
•  Bed and Breakfast Homes.
•  Cemeteries, Columbariums and Mausoleums.
•  Child and Adult Day Care Centers.
•  Country Clubs.
•  Dwellings, Manufactured Homes on Individual Lots.(See also location standards set forth in Sec. 154.108(B)(8)(b).
•  Dwellings, Multi-Family.
•  Dwellings, Single-Family, Attached.
•  Golf Courses.
•  Home Occupations.
•  Macro Wireless Communications Facilities.
•  Micro Wireless Communications Facilities.
•  Mini Wireless Communications Facilities.
•  Public or Private Parks, Active. 
•  Public Recreation Facilities.
•  Recycling Collection Stations. 
•  Riding Stables.
•  Swim and Tennis Clubs.
•  Theaters, Live Performance, Outdoor.

(E)       Conditional Uses.
•  Cluster Developments.
•  Continued Care Retirement Communities.
•  Developments Over 100,000 Sq. Ft. (GFA) or Twenty (5) Dwelling Units.
•  Inns.
•  Monopole Wireless Communications Towers.
•  Residential Care Facilities.
•  Schools, Elementary and Secondary.