Chapter 19.80 — PURPOSE OF TND ZONING DISTRICT AND ESTABLISHMENT OF TND DESIGNATIONS…

The Traditional Neighborhood Development (TND) zone is designed to implement the General Plan by providing areas that will encourage the positive design features of traditional neighborhoods. The purposes of the TND zone are to:

A. Create compact neighborhoods with one or more defined neighborhood centers (or adjacent to an existing center), where the distance between the outer boundary of a neighborhood center and the outer boundary of the neighborhood edge can be walked within about five minutes or is a quarter mile.

B. Encourage a mixture of residential and non-residential land uses, within a proximity that encourages walking between them.

C. Promote a mixture of housing types, including single-family dwellings, townhouses, courtyard housing, and other multi-dwelling housing types that can accommodate a variety of household sizes, incomes and stages in life.

• D. Establish an interconnected street network that assists in avoiding traffic congestion by providing a variety of convenient routes for pedestrians and vehicles.

E. Create a pedestrian friendly environment by providing streetscapes with design components including street and sidewalk widths, building designs and locations, street trees, and other features that shape the public space of the street in an attractive manner.

• F. Create public plaza, park and open space areas to provide opportunities for public gathering, recreation, and access to the natural environment.

(Ord. 2358 §22)

A. All development and land uses within the TND zoning district shall comply with all of the provisions of this Division VI of Title 19.

B. No grading, tree removal, or other construction is allowed on a site zoned TND until a regulating plan and circulation plan have been approved.

C. No structure shall be located, constructed, reconstructed, altered, converted, or enlarged, nor shall any structure or land be used other than in compliance with all applicable requirements of this Division, except that the requirements of this Division do not apply to the following activities:

1. Interior remodeling. Interior alterations that do not increase the number of rooms or the gross floor area within a structure, or change the use of the structure.

2. Repairs and maintenance. Ordinary repairs and maintenance, if the work does not result in any change in the approved building type or a conflict with the building type development standards, as set forth in Chapter 19.86, or an applicable regulating plan, or a change in use of the structure, or the addition to, enlargement or expansion of the structure.

3. Emergency Activities. Construction or activities in response to a public emergency, as declared pursuant to chapter 2.68 of this code.

(Ord. 2358 §22)

• A. All provisions of Division I and Division II of this title shall apply to property zoned TND.

• B. All provisions of Division III of this Title shall apply to property zoned TND.

• C. Division IV shall not apply to property zoned TND, except that Chapter 19.40 (Establishment of Zoning

Districts) shall apply.

• D. The following provisions of Division V shall apply to property zoned TND:

1. All of Chapter 19.60 (General Property Development and Use Standards) except that sections 19.60.070 (Height measurement and height limit exceptions), and 19.60.090 (Setback regulations and exceptions) shall not

apply.

2. Chapter 19.62 (Affordable Housing Incentives/Residential Density Bonus).

3. Chapter 19.64 (Agricultural Preservation Standards).

4. Chapter 19.66 (Foothill Development Standards).

5. Chapter 19.68 (Landscaping Standards).

6. The following sections of Chapter 19.76 (Standards for Specific Land Uses) shall apply to property zoned

TND:

• a. 19.76.020 (Accessory structures). Except, if any requirements set forth in section 19.76.020 conflict with requirements set forth in this Division, the provisions of this Division shall apply.

• b. 19.76.040 (Animals and fowl).

• c. 19.76.060 (Large family day care homes).

• d. 19.76.080 (Garage and yard sales).

• e. 19.76.100 (Guest Houses)

• f. 19.76.110 (Mobile homes/manufactured housing).

• g. 19.76.120 (Outdoor retail sales).

• h. 19.76.140 (Single room occupancy (SRO) facilities).

7. Chapter 19.78 (Wireless Telecommunications Facilities).

• (Ord. 2358 §22, Ord. 2519 §39)

An amendment to the zoning map which zones property TND may only be approved if the following findings, in addition to those required by section 19.06.050, are made:

• A. The site is designated on the General Plan Diagram as Special Mixed Use;

• B. The site to be zoned TND is either:

1. Twenty acres or more in size; or

2. Less than 20 acres in size but the application of the TND zoning district will help ensure that the site will be developed in a manner which provides: 1) compatible infill development in terms of mass, scale, building orientations, and street designs, in relation to the existing neighborhood; and 2) a mix of housing types and residential and nonresidential uses within the TND site itself or within the TND site and surrounding area.

(Ord. 2358 §22)

The TND designations established in this Chapter are intended to allow for a transect, a range of population density and building density from more rural to more urban physical conditions within a site zoned TND and to provide for

the allocation of building types, street types, development, and land uses to the subzones where they are most appropriate based on their form and the intensity of the use and density of population they accommodate. The designations are intended to accommodate a diverse mixture of building types, housing types, and land uses, with the particular mix allowed in each designation based on the relative position of that designation within the ruralto-urban transect.

(Ord. 2358 §22)

The following designations are established to apply to property zoned TND. These designations are applied to property through the approval of a regulating plan and a circulating plan in compliance with Chapter 19.82. A. Neighborhood Edge (NE). The NE designation is intended primarily for lower density residential development with single-family dwellings, but may also include multi-family dwelling building types such as duplexes, bungalow courts, and courtyard housing, that have a scale and character compatible with single-family dwellings. Building heights may be a maximum of two stories.

B. Neighborhood General (NG). The NG designation is intended to provide a wide variety of housing types and densities and limited neighborhood-serving commercial activities. Building heights may be a maximum of three stories.

C. Neighborhood Center (NC). The NC designation is intended to provide for civic and public assembly uses, small-scale commercial and mixed-use buildings, together with courtyard housing and other residential buildings at higher densities than in the NG subzone. This designation is intended to accommodate a variety of activities and services within easy walking distance from homes, including daily convenience shopping and personal service needs, and to provide opportunities for public gathering. Building heights may be a maximum of three stories.

D. CORE. The CORE designation is intended for the most urban conditions within the TND zone. It is intended to accommodate a mixture of land uses emphasizing ground-floor retail with offices and residential above and to provide for lodging, restaurant, entertainment, and civic uses. Street frontages are pedestrian-oriented, and defined by building facades at the back of the sidewalk, with off-street parking provided in structures or located away from street frontages, behind buildings and includes on-street parking as a component of the total parking program. Buildings may be a maximum of four stories.

E. Special District (SD). The SD designation is intended to create areas within a TND zone that are intended for limited types of development and land uses, with less mixing of land use types than in areas assigned the other designations. Allowed building types, frontage types, and land uses are determined through approval of the regulating plan assigning the SD designation to particular property. Maximum building heights shall also be determined through approval of the regulating plan but shall not exceed a maximum of three stories. (Ord. 2358 §22)

A. A parcel or building having a particular TND designation shall be occupied by only the land uses allowed by Table 6-1 for property so designated. Uses permitted on property designated SD shall be determined through the approval of the regulating plan assigning the SD designation.

B. Standards for specific land uses. Where the last column in Table 6-1 includes a chapter or section number, the regulations in the referenced chapter or section also apply to the use. (Ord. 2358 §22, Ord. 2511, §14)

Table 6-1

Allowed Land Uses and Permit Requirements

Notes:

• (1) See Chapters 19.04 and 19.96 for land use definitions.

• (2) To the extent that any provisions of section 19.76.020 conflict with the provisions of this Division, the provisions of this Division shall apply.

• (3) The residential component of any building providing for mixed-uses is allowed only on an upper floor, or behind a ground-floor street-fronting use.

• (4) A use permit is required for residential uses on the ground floor.

• (5) Telecommunications facilities are permitted in the TND Zone as set forth in Chapter 19.78

• (6) (Reserved.)

• (7) Manufacturing involving non-volatile manufacturing techniques, and premises under 5,000 s.f. permitted;

• manufacturing involving volatile manufacturing techniques, and/or premises of 5,000 s.f. or greater requires use permit approval.

• (Ord. 2511, §14, Ord. 2553 §5)