4.1.3 LAND USE CATEGORIES
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- Reginald Dawson
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1 4.1.3 LAND USE CATEGORIES a. City Center District The City Center District incorporates the existing character and mix of uses in downtown Belmont to encourage redevelopment and new development in keeping with the needs of a growing and vibrant community. The Center City District anticipates growth and through the principles outlined below, seeks to enable it by providing predictability for a) citizens as to the outcomes of growth, b) developers, builders and investors as to the agreed vision for growth and c) elected and municipal officials as to the budgetary impacts of revenue outlays and revenue generators caused by growth. The City Center District establishes predictability by ensuring that the principles that guide redevelopment and new development address the urban character and mix of uses in downtown Belmont while responding to contemporary construction methods and market needs. Growth is a process of change and the City Center District represents the most dynamic location within Belmont. As such the District must anticipate increased densification and ensure that the positive aspects created are leveraged for the greater good of the community and the negative aspects are mitigated, or eliminated through proper design and social outreach. The City Center District includes a wide variety of land uses. Future development opportunities are a combination of adaptive re-use as well as infill on green and brownfield sites. Appropriate future land uses include retail, residential, commercial, office, civic, institutional as well as parks and open space. Along commercial streets ground floor uses shall be non-residential. The following are the principles applicable to the City Center District: The street network should be assigned as A-Grid and B-Grid. The A-Grid represents block frontages that support pedestrian use as a result of the adjoining buildings and the businesses and access provided to them, wide sidewalks free of driveway cuts, and on-street parking. The B-Grid represents block frontages that accommodate vehicular circulation and service in support of the A-Grid. Buildings shall orient their access points onto the adjacent civic realm (A-Grid) and shall prioritize pedestrian egress and ingress over car access. Buildings should use the predominant materials present in existing structures by employing these (or contemporary equivalents) in new construction. Individual buildings are encouraged to mix two or more uses. Buildings designated by the Community as historically significant shall be preserved or if impractical to be preserved, shall be redeveloped to approximate the historic character. However, the use within may change. All blocks shall have sidewalks along their main pedestrian frontages (A-Grid), all streets shall connect with other streets, and all A-Grid streets shall provide onstreet parking.
2 No block shall run uninterrupted by an intersecting street for a length greater than 600 ft Open spaces shall be designated as parks, squares, plazas, playgrounds, and pedestrian linkages All off-street parking (surface and structured) shall be located to the rear of buildings (B-Grid), or within central courtyards away from public rights-of way. Drive-thru services should occur at the rear of a building and accessed via secondary streets and real lanes (B-Grid). Signage shall be affixed to buildings Buildings shall not exceed five (5) floors, unless fronting onto an Open Space (park, square, or plaza), or adjacent to, or across the street from a Transit Station. All streets shall have trees planted along sidewalks. City Center District property that abuts different land use categories should match the use of the abutting property, or provide a buffer if impractical to do so. LC1. The City Center District is designated as shown in exhibit (x) LC2. City Center District properties that are non-residential in use should be screened from adjacent residential uses in abutting land use categories. Screening should address noise and traffic intrusions. LC3. Land use transitions need to occur at the rear of property. Land uses across the street from each other should be similar or compatible, in most instances. LC4. New buildings shall face the street and need to provide street-side sidewalks wide enough for sidewalk cafes, sidewalk displays, and similar activities. LC5. Infill development should be designed to connect to the existing street network and to the existing sidewalk network. The disposition of buildings, parking, and pedestrian facilities should be an extension of the existing downtown rather than an isolated development.
3 b. Center City Neighborhood The Center City Neighborhood is the primarily residential district adjacent to the Center City District. The purpose of the Center City Neighborhood district is to support the commercial viability of businesses and cultural institutions and the increased civic realm amenities of the Center City District. This support is enabled with higher density housing providing a greater population base with easy access to the Center City. The intent of this district differs from the Neighborhood Conservation District (4.1.3c) in that it anticipates the redevelopment of properties through assemblage, or subdivision to increase density as market conditions warrant. For the greater Belmont community to prosper, generate jobs and a higher quality of life for its citizens, the population of the neighborhoods adjacent to the central city must increase to provide a walkable catchment that can access and support the daily needs present in the City Center. To grow and accommodate the population increases successfully, the necessary development and redevelopment must adhere to the principles and criteria listed below. Land use in the Center City Neighborhood is predominantly residential, including single-family detached residential, attached residential, and multi-family residential. Any non-residential uses within the Center City Neighborhood may remain or may be converted to residential use. Non-residential uses may change use within a limited range, as determined by City Council approval, but not expand in size. Because the Center City Neighborhood features a variety of residential uses from moderate to high density and some non-residential uses in proximity, the relationship and interaction between them are critical to its function. To function effectively, the Center City Neighborhood District will need to adopt a few of the principles that guide development in the Center City District. The variety and proximity of land uses function well in the Center City because of several factors. Among those factors that are transferable are: a) networked street patterns allowing land uses to front and/or back each other easily and thereby limiting negative impacts, b) pedestrian sidewalks included on both sides of streets, with on street parking on at least one side of each street and c) high amenity value in terms of parks, playgrounds, and green linkages within walking distance of most residents. LC1. Non-residential development and conversion of existing residential properties are discouraged. LC2. New streets in the district should be planned as extensions of the existing street network. LC3. Land uses across the street from each other should be similar in use and building orientation. Transition between land uses should occur at the rear of
4 properties or developments.
5 b(1). Center City Neighborhood/Traditional Neighborhood Development (TND) Overlay District The TND Overlay may be applied on Center City Neighborhood District property(ies) that have the following characteristics: can be assembled into one contiguous track with a minimum of 25 acres, abut the Center City District, and have frontage/direct access onto existing major/minor thoroughfares or their extensions. The purpose of the Overlay is to encourage master planning of development on larger tracts to support increased neighborhood population and increased non-automotive trip generation for Center City District businesses. The Center City Neighborhood/TND Overlay District is identical to the Center City Neighborhood District except in instances when the landowners so designated choose to apply the TND Overlay option. In such instances, the TND Neighborhood Development District would be applied for development with the following modifications: Non-residential uses shall be located across the street from or adjacent too property(ies) designated Center City District with frontage access onto major and minor thoroughfares. Residential uses are encouraged to achieve a minimum of 12 units to the acre. Because of the proximity to the Center City District the TND Overlay does not require open space and civic use designations. The intent of the overlay district is to allow for higher residential densities and the opportunity to provide commercial uses to transition from the Center City District into the adjacent neighborhoods through a comprehensive Master Plan. The Master Plan would conform to the guidelines of the TND District. LC1. The neighborhood orients its Center to the fronting major/minor thoroughfare or adjacent to a Center City District designated property that offers direct vehicular access to a major/minor thoroughfare. LC2. Dwellings are within a five (5)-minute walk of the Center or designated Center City District. LC3. The non-residential uses at the Center complement the market needs associated with their location along major and minor thoroughfares, the abutting Center City District, or the needs of the Neighborhood. LC4. No open space is required for TND Overlay development if such development is within a ½ mile walking distance of existing or proposed open/recreational space. LC5. Building placement at the Center shall abide by the Center City District
6 guidelines LC6. There is no requirement to reserve sites for Civic Buildings.
7 c. Neighborhood Conservation District The Neighborhood Conservation district is an area in which selected older areas or districts possessing unique and distinctive features, identity, or character, which the citizens of Belmont agree need to be conserved. A Neighborhood Conservation plan and a set of guidelines provide the tools to initiate and implement programs to facilitate revitalization, maintenance, and protection of the neighborhood character and the compatible development of vacant or underused lots. Incompatible mixes of uses will be reduced or prohibited by adding limitations to the list of permitted, limited, and special uses of the base district. Some funding programs may be available to assist neighborhood conservation through projects such as sidewalk, curb and gutter construction, park improvements, traffic calming, street lighting, beautification and neighborhood signs. Some areas within the Neighborhood Conservation District could qualify for designation as historic districts. In Belmont, Neighborhood Conservation plans would generally be applied to neighborhoods that are at least 30 years old. Newer subdivisions and current development typically have covenants or restrictions overseen by a homeowners association or formalized deed restrictions. The intent of this district in the Plan is to provide similar protection to the neighborhoods that give the City much of its character. Land use in the Neighborhood Conservation District is overwhelmingly, if not exclusively, residential. In most neighborhoods, the typical residential use is single-family detached housing. Civic uses in a Neighborhood Conservation District could include schools, churches, libraries and similar uses that support a livable community. Supporting or occasional commercial uses, such as neighborhood stores, personal services, or home-based occupations are appropriate. Parks and open space are highly desirable in Neighborhood Conservation Districts. In neighborhoods that do not currently have parks or open space, the Neighborhood Conservation plan should address the appropriate type and amount of parks and open space in each neighborhood. Community form will vary somewhat from neighborhood to neighborhood, since the intent is to protect and build upon the characteristics and form that make each neighborhood unique in the opinion of its residents. The overall goal of all Neighborhood Conservation District is to perpetuate strong, viable, livable neighborhoods that are valued by their residents for their history and sense of place.
8 Individual neighborhoods within the District may request the City to work with them to prepare an individual Neighborhood Conservation Plan. This partnership will allow residents and property owners to determine what aspects of a neighborhood should be preserved and what new aspects might be introduced. In the preparation of a Neighborhood Conservation plan, it would be the residents and stakeholders decision as to what is appropriate within the district. The neighborhood would create its own design guidelines and conservation plan with the help of City staff. The City would then serve to help property owners comply with the neighborhood goals. The focus for protection is on neighborhood characteristics, rather than details pertaining to individual buildings. Massing, scale of buildings, sites, and orientation tend to be the neighborhood qualities that are managed. Walkable aspects of the neighborhood should be incorporated, including sidewalks. Traffic planning should emphasize slower driving speeds that respect pedestrians, children playing, and the residential character of the neighborhood. Convenient connections to other parts of Belmont should be given careful consideration, especially for pedestrians and bicycles. Above all, the Neighborhood Conservation plan should strive to preserve those aspects of a residential area from those development impacts that might threaten the quality of life of the neighborhood. LC1. Boundaries should reflect a cohesive built environment that represents common characteristics and setting of the neighborhood. LC2. Non-residential civic and commercial uses should be adequately buffered to protect residences from unwanted visual, traffic and noise intrusion. LC3. Parks and open spaces should be located to maximize convenient access to the maximum number of residents that they would serve. LC4. New infill development or redevelopment, besides complying with the City s zoning ordinance, should respect the scale, massing, disposition and sight lines of houses on the same block.
9 h. Neighborhood Commercial A Neighborhood Commercial is intended to concentrate higher- intensity commercial uses, and higher-density residential around intersections of boulevards and thoroughfares in residential districts. The co-location of more intense uses creates opportunities for a sense of place not possible in a more sprawling pattern of commercial uses along an arterial. Pebble Creek Shopping Center has the potential to become Neighborhood Commercial area. Non-residential uses make up the majority of the Neighborhood Commercial depending upon location and market support. The non-residential core of these centers includes retail, office, entertainment, and civic uses (such as post offices and churches). Each center should have a supporting population in the adjacent neighborhoods of a minimum of 5,000-7,500, enough to support a grocery store and elementary school. Residential uses should be on the upper floors of mixed-use buildings. Single-use residential buildings should be located to the rear of blocks along secondary streets and at the periphery of the District. The built environment in a Neighborhood Commercial is defined through unified building placement and a multi-modal transportation system, including safe pedestrian and bicycle links between residential uses, commercial uses, transit and other amenities. Ground floor retail and office space should be situated with respect to civic realm and be prioritized for pedestrian access. Off-street parking should occur behind or at the side of buildings, rather than between buildings and the street. Buildings are typically between one and four (1 and 4) floors. The following criteria are for the Neighborhood Commercial: LC1. Higher intensity uses such as retail, office or entertainment should be located along commercial streets and or intersections. LC2. Civic uses such as schools, churches, community centers, and parks should be used to transition to adjacent residential neighborhoods. LC3. Existing natural features or amenities should be incorporated into the urban design. LC4. Traffic should be directed primarily to existing commercial streets. LC5. Pedestrian linkages, including walkways and courtyards, are encouraged to provide circulation within the Neighborhood Commercial and to connect the commercial and civic uses to adjacent Village Center Residential neighborhoods. LC6. In the center s commercial core, parking fields should be broken into smaller sized areas with the use of landscape design. LC7. At least two major roadways should cross within or be adjacent to the Village Center.
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