154.120   NINEVAH NEIGHBORHOOD DISTRICT (N-ND).

(A) Vision/Goals.  The Ninevah Neighborhood District (N-ND) is a well-established residential community containing a mix of housing types.  As sufficient urban facilities are available in this district, it is proposed to develop more densely, but still at a small residential scale.  Sidewalk development will be required to establish connectivity throughout the neighborhood.  The public center of the community (at the intersection of Oakdale Road, Crymes Cove Road and Country Club Drive) should be enhanced and should allow for uses which would serve the daily needs of the residents of the area as well as those uses that serve as community gathering places. 

(B) Development Standards. 

(1) Density/Lot Size Standards. 
•  The maximum density in the N-ND District shall be ten (10) units per acre.
•  The minimum lot size in the N-ND District shall be seven thousand (7,000) square feet.
•  See also standards for hillside development set forth in Sec. 154.403.

(2) Lot Width Standards. 
•  Lots in the N-ND District shall have a minimum width of fifty (50) feet.

(3) Yard Standards. 
•  The following yards shall be required in the N-ND District.

Front: 20 feet minimum.

Side:   8 feet minimum.

Street: 15 feet minimum.

Rear: 6 feet minimum.

•  Building codes may require additional yard provision; if so, the most restrictive requirement shall apply.
•  See Sec. 154.305 for 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 development 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 farther than twenty (20) feet from a shade tree.  See Sec. 154.303(E)  for specifications.
•  Parking and vehicular use areas abutting other properties must be completely buffered from the abutting property.
•  Buffering required for any Permitted Uses with Special Requirements or Conditional Uses which are different than that required for the land development district in which the property is located, shall be as set forth in Article VI.

(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 strongly 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.  No specific standards.

(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 provide sidewalks).
•  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).
•  A minimum separation between driveways of fifty (50) feet is required in the N-ND District.
•  A minimum separation of seventy-five (75) feet is required between driveways and intersecting streets.
•  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 by the developer to greenway, park or community center areas located on abutting property and/or within the development.  See Sec. 154.307(C) for connectivity standards.

(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 principal building entryways must be elevated a minimum of eighteen (18) inches above the sidewalk grade.
 Articulation of the facades of buildings facing public streets must be built at the scale of the pedestrian.
 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).
 Buildings must be built at a small residential scale. 
 
(b) Location. 
•  All "Institutional and Civic" uses, "Business, Professional and Personal Services" uses, and " Retail Trade and Food Services" uses permitted in the N-ND District (as listed in Sec. 154.120(C)) must be on lots abutting the intersection of Oakdale Road, Crymes Cove Road and Country Club Drive.

(c) Other Site Design Standards.

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

2. Entryway Transition. 
•  All buildings 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. 
•  Flat roofs are prohibited.

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

5. Lighting. 
•  All lighting shall meet the standards set forth in Sec. 154.304.

6. Utilities.
•  See Sec. 154.311 for requirements for major developments.
 
7. Other Design Elements.  No specific standards.

(d) Operation Standards.

1. Hours of Operation. 
•  All activities associated with non-residential uses, including deliveries and refuse collection, shall be conducted between the hours of 7:00 a.m. and 10:00 p.m.  The operation of Bed and Breakfast Homes and Inns and Nursing and Convalescent Homes shall be exempt from this requirement.

2. Drive-Thru Facilities. 
•  Drive-thru facilities are not permitted with any use.

3. Alcoholic Beverage Sales.
•  The sale of alcoholic beverages is not permitted with any use.

(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 premise.
•  The permitted sign may be attached, hung from a freestanding pole or may be a monument sign.
•  Permitted signs shall be a maximum of eight (8) 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 sign is located.
•  The maximum height for monument signs is four (4) feet.  A sign hung from a freestanding pole may be a maximum of eight (8) feet in height.
•  Signs may be "top-lit" illuminated only.

(C) Permitted Uses.  (See also location standards set forth in Sec. 154.120(B)(8)(b).
•  Note that all developments of 100,000 square feet or more than 20 dwelling units are conditional uses.

(1) Agricultural Uses. 
•  Crop Production.
•  Forest Nurseries.
•  Produce Stands in Conjunction with Crop Production.

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

(3) Institutional and Civic Uses.  (See location requirements set forth in Sec. 154.120(B)(8)(b)).
•  Government Buildings and Facilities, Not Otherwise Listed.
•  Libraries.
•  Museums and Galleries.
•  Post Offices.
•  Religious Institutions.
•  Schools, Fine Arts Instruction. 

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

(5) Business, Professional and Personal Services.  (See location requirements set forth in Sec. 154.120(B)(8)(b)).
•  Accounting, Tax Preparation, Bookkeeping and Payroll Services.
•  Banks, Finance and Insurance Offices.
•  Clothing Alterations/Repairs; Footwear Repairs.
•  Design Services, Not Otherwise Listed.
•  Dry Cleaning and Laundry Services.
•  Employment Services.
•  Engineering, Architectural, Surveying and Related Services.
•  Hair, Skin and Nails Services.
•  Landscape and Horticultural Services.
•  Legal Services (Law Offices, Etc.)
•  Management, Scientific and Technical Consulting Services.
•  Medical/Health Care Offices.
•  Photography Studios.
•  Picture Framing Shops.
•  Real Estate and Leasing Offices.
•  Research and Development Services.
•  Security and Related Services, Locksmiths.
    
(6) Retail Trade and Food Services.  (See location requirements set forth in Sec. 154.120(B)(8)(b)).
•  Appliance Stores.
•  Automotive Parts and Accessories Stores.
•  Baked Goods/Snack Shops (Excluding Drive-Thru).
•  Bicycle Sales and Repair.
•  Book, Periodical and Music Stores.
•  Clothing, Shoe and Accessories Stores.
•  Consignment/Used Merchandise/Antique Stores.
•  Convenience Stores (Without Gasoline Pumps).
•  Department, Variety or General Merchandise Stores.
•  Electronic and Camera Stores.
•  Fabric and Piece Goods Stores.
•  Fruit and Vegetable Markets.
•  Garden Centers or Retail Nurseries.
•  Gift, Novelty, Souvenir or Card Shops.
•  Grocery/Food Stores (Not Including Convenience Stores).
•  Hardware Stores.
•  Hobby, Toy and Game Stores.
•  Jewelry, Luggage and Leather Goods (May Include Instrument Repair).
•  Office Supplies and Stationery Stores.
•  Pharmacies, Health and Personal Care Stores.
•  Restaurants, Full-Service  (Dine-In Only).
•  Sporting Goods Stores.
•  Video Tape and Disc Rental.

(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 Care Centers.
•  Country Clubs.
•  Dwellings, Manufactured Homes on Individual Lots.
•  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.
•  Riding Stables.
•  Swim and Tennis Clubs.

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