A MANUAL OF PRACTICE FOR THE DESIGN OF PUBLIC IMPROVEMENTS
IN THE TOWN OF NORMAL, ILLINOIS
Adopted by the President and Board of Trustees
for the Town of Normal, Illinois by Ordinance on May 21, 1990
PREPARED BY THE PUBLIC WORKS DEPARTMENT
Michael A. Hall, P.E., Director
UPDATE LOG
For this manual to be effective it is necessary that it be kept
current. From time to time corrections will be incorporated into
the appropriate sections of the manual. The Town does offer an automatic
email update notification service. To sign up for this service please
email a request to wbriggs@normal.org.
If in using this manual you find items that should be added,
deleted or corrected, please submit a request of the desired modification
to the Town of Normal, Public Works Department, Division of Engineering,
100 E. Phoenix Ave., Normal, IL 61761 or email
gbrown@normal.org. Your request
will come before the Manual Committee for review.
ISSUE DATE
SUBJECT
April 19, 1993 |
sump pump drainage systems and grading plan record drawing |
October 17, 1994 |
disallow the use of PVC pipe for public water mains |
April 1, 1996 |
cost determination formula for the Town’s obligation
toward over-sizing of public water main |
June 1, 1998 |
major revisions to all chapters replacing entire manual |
October 21, 2002
|
addition of Chapter 15 Traditional Neighborhood District
(TND) Design Criteria |
May 3, 2004 |
periodic update to various chapters throughout the manual |
April 17, 2006 |
Ordinance No. 5068 |
April 21, 2008 |
Ordinance No. 5192 |
Table of Contents
1.01 Introduction
1.02 Definition of Terms
1.03 Scope
1.04 Pre-design Conference
1.05 Plan Preparation Requirements
1.06 Specification Requirements
1.07 Design Computation Requirements
1.08 Estimate Requirements
1.09 Other Permit Applications and Approvals
1.10 Document Submission and Processing
1.11 Approval Period
1.12 Guarantee by Developer
1.13 Plan Review, Inspection & Testing Fees
1.14 Revisions to Approved Plans and Specifications
1.15 Installation & Inspection Procedures
1.16 Record Drawings
1.17 Project Completion and Initial Acceptance
1.18 Waiver for Manual Requirements
1.19 Electronic Drafting File Standards
2.01 Introduction
2.02 Specifications and Special Provisions
2.03 Standard Details
3.01 Introduction
3.02 Subdivision Principles of Planning
3.03 Layout and Design Requirements for Proposed
Lots of Record and Out-lots
4.01 Introduction
4.02 General Requirements
4.03 Right-of-Way Dedication
4.04 Design Standards
4.05 Specifications and Special Provisions
4.06 Standard Details
5.01 Introduction
5.02 Design Standards
5.03 Right-of-way Dedication
5.04 Schedule of Installation
5.05 Specifications and Special Provisions
5.06 Standard Details
6.01 Introduction
6.02 Design Standards
6.03 Design Calculations Requirements
6.04 Right-of-way & Easement Dedications
6.05 Town’s Participation in Cost
6.06 Specifications and Special Provisions
6.07 Standard Details
7.01 Introduction
7.02 General Requirements
7.03 Design Standards
7.04 Easement and Right-of-Way Dedication
7.05 Town’s Participation in Cost
7.06 Specifications and Special Provisions
7.07 Standard Details
8.02 General Requirements
8.03 Design Standards
8.04 Right-of-way and Easement Dedications
8.05 Town’s Participation in Cost
8.06 Service Connection Fee Schedule
8.07 Specifications and Special Provisions
8.08 Standard Details
9.02 Design Standards
9.03 Right-of-way and Easement Dedications
9.04 Specifications and Special Provisions
10.01 Introduction
10.02 Right-of-way Dedication
10.03 Design Standards
10.04 Town’s Participation in Cost
10.05 Specifications & Special Provisions
11.01 Introduction
11.02 Right-of-way Dedication
11.03 Design Standards
12.01 Introduction
12.02 Easement and Right-of-way Dedication
12.03 Design Standards
12.04 Specifications & Special Provisions
13.01 Introduction
13.02 Applicability
13.03 Design Standards
13.04 Erosion, Sediment and Temporary Storm
Water Control
13.05 Temporary Ground Surface
13.06 Permanent Ground Surface
14.01 Introduction
14.02 Neighborhood Park Standards
14.03 Improvement Standards and Specifications
14.04 Maintenance Standards
15.01 Introduction
15.02 Development Criteria
15.03 Civic Design Criteria
15.04 Street and Streetscape Design Character
15.05 (Reserved)
15.06 Open Space Design Criteria
15.07 Landscape Design Criteria
15.08 (Reserved)
15.09 Site Development Design Criteria
This page last modified
07/09/09.
|
CHAPTER 15 - Traditional Neighborhood District
(TND) Design
Criteria
15.01 Introduction
15.02 Development Criteria
15.03 Civic Design Criteria
15.04 Street and Streetscape Design Character
15.05 (Reserved)
15.06 Open Space Design Criteria
15.07 Landscape Design Criteria
15.08 (Reserved)
15.09 Site Development Design Criteria
http://www.normal.org/code/manualofpractice/index.asp
15.01 INTRODUCTION
- Purpose of TND Design Criteria
The design criteria within this chapter contains the administrative
rules for a Traditional Neighborhood District (TND) and includes
supplemental information and illustrations on the standards
for planning, civic design criteria, streets and streetscapes,
open space, location of utilities, drainage, and landscaping.
The standards established in this criteria manual should be
used by the private sector in planning and designing a TND.
These standards will guide the review and approval of the TND
preliminary and final development plans, construction plans,
site plans, and final plats.
- Applicability of Other Design Standards
All of the design criteria in the other chapters of this manual
apply to development within a TND except as otherwise provided
by Division 18 of Chapter 15 (Zoning) and Chapter 16 (Subdivision)
of the Municipal Code or by this chapter.
15.02 DEVELOPMENT CRITERIA
- Summary
A Traditional Neighborhood District has specific development
characteristics that result in a compact, mixed-use, pedestrian
oriented community. This section describes those characteristics
and illustrates development patterns that may produce those
characteristics.
- Neighborhood Size
TND neighborhoods are limited in size to encourage pedestrian
activity. The optimal size of a neighborhood is 1/4 to 1/3 of
a mile from center to its edge, a distance equal to a 5 to 10
minute walk at an easy pace. Its limited area gathers the population
within walking distance of many of its daily needs.
- Street Pattern and Multi-modal Transportation System
Streets in a Traditional Neighborhood District are designed
to accommodate the needs of all modes of transportation. The
neighborhood consists of an interconnected network of local
streets. An interconnected street pattern with smaller blocks
provides multiple routes, diffusing automobile traffic and shortening
walking distances. This pattern keeps local traffic off arterial
roads and through traffic off local streets. Neighborhood streets
of varying types are designed to provide equitably for pedestrian
comfort and automobile movement. Slowing the automobile and
increasing pedestrian activity encourages the casual meetings
that form the bonds of community.
- Mix of Land Uses and Diversity of Housing Types
A TND is structured to provide a balanced mix of residences,
shops, workplaces, civic uses, and recreation within the neighborhood.
The integration of multiple land uses allows residents to meet
more of their daily needs through shorter trips.
A variety of housing is provided in a TND. This includes single-family
residential, duplex, town-homes, condominiums, and apartments.
With a variety of housing types, the needs of varied age and
income groups are more easily accommodated within a TND, and
a greater diversity of residents is encouraged.
- Open Space
Formal and informal open space is located throughout a TND.
The design of the neighborhood gives priority to open space.
These spaces enhance community activity, identity, and civic
pride. The neighborhood plan creates a hierarchy of useful open
spaces: a formal square in the Neighborhood Center, parks and
playgrounds throughout the neighborhood, and streets that promote
walking and encourage informal meetings.
- Civic Buildings and Landmarks
Important civic buildings that are open to the public should
be located on prominent sites throughout a TND. These uses,
including government offices, libraries, museums, schools, and
churches, serve as focal points and landmarks for the community.
- Location of Buildings and Relationship Between Building
Types
The private building is used to form a distinct street edge
and define the border between the public space of the street
and the private space of the individual lot. This helps to promote
active streets, provides visual interest to the pedestrian in
commercial areas, and encourages informal encounters between
neighbors in residential areas.
The integration of varied land uses within a TND requires a
common architectural vocabulary, The consistent use of compatible
urban design and architectural elements helps to relate individual
structures to other structures resulting in a coherent overall
development pattern and streetscape.
- TND Development Patterns
Design of a Traditional Neighborhood District
This section contains examples of typical TND development patterns
(Too much curve in the streets in this figure)
A Group of Traditional Neighborhood Districts
A Neighborhood Center Area
A Mixed Residential Area
A Workshop Area or Employment Center
A Town Center within a Group of Traditional Neighborhood Districts
15.03 Civic Design Criteria
Section 3 describes the objectives of the TND and provides illustrated
guidelines for each objective. These guidelines must be used in
formulating the civic design standards for a Traditional Neighborhood
District. Considerations for the formation of optional architectural
standards as part of any project covenants, conditions and restrictions
are also described in Section 3.
Objective 1: Civic design Compatibility
Guideline A: A building must/should incorporate architectural
styles, building materials, and colors used in surrounding
buildings.
Guideline B: A building greater than one story should/shall
clearly delineate the boundary between each floor of the
structure through belt courses, cornice lines, or similar
architectural detailing.
Guideline C: Attached buildings within the same block
must/should maintain consistent cornice lines in buildings
of the same height within multi-family, townhome, non-residential,
or mixed use structures.
Guideline D: In Mixed Residential Areas, rooflines must/should
be pitched or gabled (unless otherwise approved by the ___.)
Overhanging eaves must be provided to the greatest extent
possible.
Guideline E: Signs are limited to wall, awning, or hanging
signs
Objective 2: Human Scale Civic Design
Guideline A: Doorways, windows, and other openings in
the facade of a building should/shall be proportioned to
reflect pedestrian scale and movement, and to encourage
interest at the street level.
Guideline B: A building shall/should avoid long, monotonous,
uninterrupted walls or roof planes. The facade of a building
should be divided into distinct modules no longer than 100
feet.
Objective 3: Integration of Uses
Guideline A: A building that is located on the periphery
of the Neighborhood Center should/shall generally not exceed
twice the height and massing of adjacent structures in the
Mixed Residential Area.
Guideline B: A commercial or mixed-use building that
is located within the Mixed Residential Area must/may integrate
its appearance with the area and generally must/may not
exceed twice the height and massing, of adjacent structures.
Guideline C: The finished floor elevation of a townhome
should/shall be a minimum 18 inches above sidewalk elevation
to insure privacy for the occupants of the dwelling.
Objective 4: Encouragement of Pedestrian Activity
Guideline A: A parking lot must be located to the rear
or side of the structure. If located at the side of the
structure, the parking must be screened through the use
of solid streetwalls or landscaping. Streetwalls should
not exceed 4 feet in height.
Guideline B: Awnings, covered walkways, open colonnades,
or similar weather protection may/must be provided
by commercial structures.
Guideline C: A commercial use must/should provide
a minimum 50 percent of the front facade on the ground floor
as clear or lightly tinted windows, doors, or other treatments
sufficiently transparent to provide views into the interior
of buildings.
Guideline D: A residential structure with a front setback
of 5 to 15 feet, must/should provide a front porch
or stoop on the front facade of the structure. Minimum width
of a porch is 4 feet.
Guideline E: Rear access from an alley, where provided,
is required. If driveway access is provided from the street,
the garage or carport may not face the street, unless it
is located a minimum 20 feet behind the front facade of
the principal structure.
Objective 5: Buildings that relate to and are oriented toward
the street and surrounding buildings.
Guideline A: The structure must/should be located at
the required setback line.
Guideline B: The main entrance of a structure must/should
face the street and be clearly articulated through the use
of architectural detailing.
Guideline C: Windows and doors on the front facade of
a building should create lines of sight between the building
and the street.
Objective 6: Residential scale buildings in Mixed Residential
Area.
Guideline A: The height and massing of a building
should not be/are not more than twice the height
and massing of structures adjacent to, or across the street.
Objective 7: Buildings that contain special architectural
features to signify entrances to the Neighborhood Center Area
and important street intersections.
Guideline A: A building at an entrance to a Traditional
Neighborhood District, an entrance to the Neighborhood Center,
or an intersection of a main street or other significant
intersection should use special architectural features to
emphasize the importance of the location. Special architectural
features include comer towers, cupolas, clock towers, spires,
balconies, colonnades, or other similar architectural features.
Objective 8: Neighborhood Center Area buildings that focus
activity on the neighborhood square.
Guideline A: Structures that are located on, or adjacent
to a Neighborhood Square shall/should be a minimum
of 2 stories.
Optional Architectural Standards
Developers may establish architectural standards for inclusion in
the convenants, conditions, and restrictions developed as part of
a homeowner's association for a TND. If architectural standards
are developed, the developer should consider establishing an architectural
review committee as part of a homeowner's association. This committee
could guide future implementation and maintenance of the architectural
standards in the TND. While local governments will not utilize these
standards as part of the project review, the standards shall be
recorded at the time of the final plat to ensure understanding and
compliance of future property owners. Any architectural standards
developed for a TND should consider the following:
- Permit varied, yet complimentary architectural design that
promotes the integration and compatibility of land uses and
building uses within a TND.
- Insure the design of buildings that provide human scale.
- Establish the importance of shared space, such as streets,
streetscapes, squares, plazas, and connective open space through
building location, orientation, massing and architectural design
- Architectural Character / Style(s)
- Regional or Vernacular Architectural Elements
All Buildings
- Building Materials and Exterior Finishes
- Exterior Colors
- Rooflines and Materials
- Height and Massing
- Guidelines for Architectural Compatibility
Commercial or Mixed Use Buildings:
- Proportions of Doorways, Windows and Other Openings
- Front and Comer Facade Treatments
- Awnings and Covered Walkways
- Architectural Elements to Insure Compatibility with Residential
Uses
- Special Architectural Features for Important Sites
- Lighting
Residential Buildings:
- Front Porches or Stoops
- Articulation of Main Entry
- Common Architectural Elements for Various Residential Uses
Open Space Character:
- Architectural/Development Standards
- Landscape Standards
Streetscape Character:
- Streetscape Character
- Landscape Standards
- Plant List
Standards for Optional Workshop or Employment Center
Standards for Variance Items
15.04 Street and Streetscape Design Character
- TND Street Character
In a Traditional Neighborhood District, streets and streetscapes
serve multiple purposes. These include movement of automotive
traffic and transit vehicles, pedestrian and bicycle pathways,
areas for public interaction, and areas for placement of street
trees and landscaping.
Streets are designed to balance the needs of all users, and
streetscape design is critical to this balance. The streetscape
consists of sidewalks and amenities such as street trees and
street furniture. Street widths are reduced to slow traffic
and the network of interconnected streets disperses traffic
and promotes efficient movement for all modes of transportation.
Pedestrian activity is encouraged by providing wide sidewalks,
on-street parking, and an appealing streetscape.
The street standards used within the different areas of a TND
may vary depending on the proposed function of the roadway,
the anticipated land use, the anticipated traffic load, and
the desired character of the surrounding area. Special consideration
should be given to street layout to minimize through traffic
and the potential for inappropriate vehicle speeds. Recommended
designs include limiting the length of through streets, introduction
of a rotary or traffic circle, shifting of the street network
through the use of T -intersections, or other similar techniques.
The following sections provide classifications, definitions,
and illustrations of street and streetscape standards. Additional
innovative street types may be permitted within a TND if approved
by the Town Council.
- TND Street Classifications and Streetscape Sections
Neighborhood Center Boulevard
A Neighborhood Center Boulevard is a thoroughfare providing
long distance connections between the Neighborhood Center and
the periphery of the TND. The boulevard is divided by a median
planted with trees along its length. Adjacent land uses include
retail, commercial, mixed-use, and multi-family residential.
Transit Stop: If transit service is provided, no parking zones
shall be designated for a minimum 50 feet adjacent to all transit
stops to allow for loading and unloading passengers.
Typical ADT Range |
greater than 3,000 |
Design Speed |
30 mph |
General Length |
1 mile or less |
Minimum Curb Basis |
13 feet |
Right-of-way width |
74 feet |
Paving |
2 lanes @ 20 feet, 6-10’ median |
Parking |
2 sides |
Minimum Corner Radius
|
25 feet |
(drawings below do not reflect dimensions above)
Neighborhood Center Street
A Neighborhood Center Street is a primary commercial/retail
street within a Neighborhood Center. This street is the commercial
spine for the TND and must be designed to encourage pedestrian
activity. Adjacent land uses include retail, commercial, and
mixed-use.
Transit Stop: If transit service is provided, no parking zones
shall be designated for a minimum 50 feet adjacent to all transit
stops to allow for loading and offloading passengers.
Typical ADT Range |
greater than 2,000 |
Design Speed |
30 mph |
General Length |
less than ½ mile |
Minimum Curb Basis |
13 feet |
Right-of-way width |
64 feet |
Paving |
38 feet |
Parking |
2 sides |
Minimum Corner Radius
|
25 feet |
Neighborhood Center Alley
A Neighborhood Center alley is a narrow route providing
business and residential access in the Neighborhood Center.
Loading areas, trash collection, utility location, and access
to parking lots are accommodated by the alley.
Typical ADT Range |
300-600 |
Design Speed |
10 mph |
General Length |
less than 600 feet |
Minimum Curb Basis |
2.5 feet |
Right-of-way width |
25 feet |
Paving |
20 feet |
Parking |
not permitted |
Minimum Corner Radius
|
25 feet |
Mixed Residential Boulevard
A Mixed Residential Boulevard is a thoroughfare providing
long distance connections between a Mixed Residential area and
the periphery of a TND. A boulevard is divided by a median planted
with trees along its length. Adjacent land uses include primarily
multi-family residential, townhouse, condominium, and commercial
at limited comer locations.
Transit Stop: If transit service is provided, no parking zones
shall be designated for a minimum 50 feet adjacent to all transit
stops to allow for loading and unloading passengers.
Typical ADT Range |
greater than 2,500 |
Design Speed |
30 mph |
General Length |
less than 1 mile |
Minimum Curb Basis |
10 feet |
Right-of-way width |
68 feet |
Paving |
2 lanes @ 20 feet, 8’ median |
Parking |
2 sides |
Minimum Comer Radius
|
20 feet |
(drawings below do not reflect dimensions above)
Mixed Residential Street
A Mixed Residential Street is a short thoroughfare that
connects important locations within a Mixed Residential area.
Adjacent land uses include multi-family residential, townhouse,
condominium, commercial at limited corner locations, and single-family
residential.
Typical ADT Range |
1000-2000 |
Design Speed |
30 mph |
General Length |
less than ½ mile |
Minimum Curb Basis |
11 feet |
Right-of-way width |
56 feet |
Paving |
36 feet |
Parking |
2 sides |
Minimum Comer Radius
|
20 feet |
(drawings below do not reflect dimensions above)
Mixed Residential Lane
A Mixed Residential Lane is a small scale, low speed roadway
serving primarily single-family residential land uses.
Typical ADT Range |
less than 500 |
Design Speed |
30 mph |
General Length |
less than ¼ mile |
Minimum Curb Basis |
10 feet |
Right-of-way width |
50 feet |
Paving |
30 feet |
Parking |
2 sides |
Minimum Comer Radius
|
20 feet |
(drawings below do not reflect dimensions above)
Residential Alley
A Residential alley is a narrow route providing rear access
to single-family residential, multi-family, townhouse, condominium,
and commercial uses within the Residential area Trash collection,
utility location, and access to parking are accommodated by
the alley.
Typical ADT Range |
300-600 |
Design Speed |
10 mph |
General Length |
less than 600 feet |
Minimum Curb Basis |
2 feet |
Right-of-way width |
20 feet |
Paving |
16 feet |
Parking |
not permitted |
Minimum Corner Radius
|
20 feet |
Note: minimum rear setback at structure shall be 8 feet
Mixed Residential Courtyard
A Mixed Residential Courtyard is intended for areas where
alleys are not feasible or appropriate, shall not exceed a maximum
length of 150 feet and be limited to one-way circulation. Use
of the Mixed Residential Courtyard requires approval of the
Town Council.
Typical ADT Range |
less than 200 |
Design Speed |
10 mph |
General Length |
150 feet maximum |
Minimum Curb Basis |
2 feet |
Right-of-way width |
65 feet |
Paving |
20 feet approach; 18 feet aisle |
Parking |
1 side at designated spaces only |
Note: shared driveway approaches are not permitted, standard
turning radii shall be used to accommodate safety and service
vehicles and snow plows and minimum rear setback at structure
shall be 8 feet.
Rotary
A Rotary is intended as a traffic control device to minimize
higher speed through traffic. A rotary may be used in a neighborhood
center or a mixed residential area. The Rotary should not be
used for streets with higher traffic volumes.
Typical ADT Range |
less than 1000 |
General Length |
N/A |
Minimum Curb Basis |
4-10 feet |
Right-of-way width |
varies |
Paving |
22 feet |
Parking |
not permitted |
Outside Radius |
60 feet minimum to curb face |
(drawing below does not reflect dimensions above)
Pedestrian Path
A Pedestrian path is designed to provide safe, convenient
routes for pedestrians. A pedestrian path is required for a
block over 800 feet in length and is encouraged throughout the
TND. A pedestrian path should provide efficient connections
to other paths or walkways and should be designed to maximize
visibility and security.
Path Right-of-Way Width
|
25 feet (not less than 20 feet) |
Path Paving Width |
10 feet minimum |
General Length |
N/A |
- Employment Center and Workshop Streets
TND Street Types
The following may be used within the Employment Center and Workshop
Optional Areas:
- Neighborhood Center Boulevard
- Neighborhood Center Main Street
- Neighborhood Center Alley
- Mixed Residential Boulevard
- Mixed Residential Street
- Rotary
4.4 Neighborhood Edge Streets
4.4.1 TND Street Types
The following may be used within the Neighborhood Edge Area:
- Mixed Residential Street
- Mixed Residential Alley
- Mixed Residential Courtyard
- Rotary
4.5 Location of Transit Facilities and Definitions
Major facilities such as Transit Centers, Park and Ride Centers,
or Transportation Terminals should be located in or adjacent to
activity centers such as the Neighborhood Center, Employment Center,
Workshop Area, or along major roadways adjacent to the Traditional
Neighborhood District. Major Transit Facilities should avoid locations
which directly impact low density residential areas.
For the purposes of transit planning within a TND the following
definitions shall apply:
4.5.1 Transit Stop
A location where passengers board and alight. Bus stops can serve
one or more routes and
include various levels of amenities depending on the level of actual
or anticipated ridership. Amenities can include: bus stop sign pole,
benches, trash receptacles, shelters and lighting. Bus stops can
be placed within the public right-of-way or on private property
depending on service needs and passenger comfort.
4.5.2 Transfer Center
A facility where two or more routes meet, located with on-street
amenities (within R.O. W. such as shelters, tum-in area, etc.).
This facility is essentially a bus stop but may include expanded
amenities due to high ridership and transferring at a particular
site. Ideal settings are located near smaller residential, business,
or mixed-use neighborhood core areas where no layover activity is
required.
4.5.3 Transit Center
An off-street facility serving four or more routes allowing for
improved connections between routes, appropriate passenger amenities,
and layover area. The center may accommodate a
limited number of parking spaces to encourage ridership on local,
express, or flyer services. Ideal setting is located adjacent to
a mix of land uses and next to major arterial roadways. The design
of the facility should seek to blend into the surrounding area and
look for opportunities for joint uses.
4.6 Transportation Criteria Manual
4.6.1 Land Subdivision Code and Manual of Practice... (LSC/MOP)
The (LSC/MOP) applies to the design of and development within
a Traditional Neighborhood
District, except as otherwise provided in this Traditional Neighborhood
Criteria Manual. The following sections describe alternative transportation
criteria which apply in a Traditional Neighborhood District.
4.6.2 Section I, Street Design Criteria of the TCM
These criteria are modified for application in a Traditional
Neighborhood District, as follows:
a. (LSC/MOP) Section .All other streets within a Mixed Residential
area should have a
curb radius of 20 feet. Curb radius at all alleys is 20 feet.
b. (LSC/MOP) Section ., Minimum Centerline Offset of Adjacent
Intersection: T -type intersections shall be offset at least 150
feet.
c. (LSC/MOP) Section Median Design at Intersections: A minimum
50 foot control radius is required in a Traditional Neighborhood
District.
4.6.3 Traffic Impact Analysis (TIA)
A TIA shall meet the requirements of Section ____ of the Land
Subdivision Code.
4.6.4 Section 4, Sidewalks and Curb Ramps of the (LSC/MOP)
These criteria are modified for application in a Traditional
Neighborhood District, as follows:
a. (LSC/MOP) Section ___, General Requirements: Sidewalk
alignments shall conform
to the streetscape designs shown in this criteria manual.
4.6.6 Section 6, Clear Zones And Guard Zones of the TCM
These criteria are modified for application in a Traditional Neighborhood
District, as follows:
a. (LSC/MOP) Section, Longitudinal Landscaping Placement
Requirements: All plantings,
except ground cover s with no more than twelve inches in height,
shall be located greater than 50 feet from the end of the median
nose.
15.06 Open Space Design Criteria
- Open Space Character
Open space is one of the central organizing features within
a Traditional Neighborhood District. Open space is distributed
throughout the neighborhood and is accessible to all residents.
The basic hierarchy of open space includes formal types such
as squares, plazas, and greens, less formal parks, and least
formal greenbelts and preserves.
In addition to meeting the recreational needs of residents,
open space provides a structure that organizes and defines the
neighborhood. It provides gathering places and opportunities
for interaction within the community. Generally, open space
is not fenced except for major private open space improvements.
This section provides explanations of the various types of open
space and illustrations of typical configurations.
- TND Open Space Definitions and Requirements
- Green
Green means an open space available for unstructured recreation,
its landscaping consisting of grassy areas and trees. A
Green should be designed for passive and unstructured active
recreation. Improvements to the green may consist of paths,
benches, landscaping, and other improvements.
- Greenbelt
Greenbelt means a series of connected open space that follow
natural features such as ravines, creeks or streams. A Greenbelt
is usually a combination of natural vegetation and landscaped
or regularly maintained areas. Ideally, a greenbelt will
provide pedestrian and bicycle connections to other open
spaces in a larger open space system or to destinations
such as schools, libraries, and neighborhood commercial
areas. Perimeter roads along one or both sides of a greenbelt
are encouraged for several reasons: 1) a roadway provides
almost unlimited access as it parallels a greenbelt; 2)
a roadway provides public observation of activities within
a greenbelt, making it a safer place; 3) a greenbelt provides
the motorist with an aesthetic contrast to the built environment.
If access to a greenbelt is not continuous, then frequent
access points should be provided as described in the following
sections. Greenbelt width requirements are intended to promote
a sense of openness and avoid a sense of enclosure.
- Park
Park means an open space, available for recreation, its
landscape consisting of paved paths and trails, open lawn,
trees, open shelters, or recreational facilities. Facilities
may range from simple picnic tables, benches, or a playground
in a small park, to a recreation center, swimming pool,
or sport field in a larger park. Other facilities may include
playgrounds, shelters, sport courts, drinking fountains,
parking lots, or restrooms. Park grounds are usually grassy
and maintained on a regular basis for recreational activity,
but may include some natural, or formally landscaped areas.
- Plaza
Plaza means open space usually at the intersection of important
streets, set aside for civic purposes and commercial activity,
including parking, its landscape consisting of durable pavement
and formal tree plantings. A Plaza is usually bordered by
civic or private buildings. Plazas may range from very active
places with adjacent complimentary uses such as restaurants
and cafes, to quiet areas with only seating, formal landscape
plantings, and amenities such as fountains or public art.
- Preserve
Preserve means open space that preserves or protects endangered
species, a critical environmental feature, or, other natural
feature. Access to a Preserve may be controlled to limit
impacts on the environment. Development of the Preserve
is generally limited to trails, educational signs, and similar
improvements.
- Square
Square means open space that may encompass an entire block,
is located at the intersection of important streets, and
is set aside for civic purposes, with landscape consisting
of paved walks, lawns, trees, and civic buildings. A Square
is bordered by streets and may have Major Civic uses located
on or adjacent to the Square. The Neighborhood Square is
intended as a central place for the community and should
accommodate a wide variety of formal and informal gatherings.
- Access Standards for Greenbelts
For greenbelts located behind dwellings, the following access
requirements shall apply. Access points to the greenbelt shall
be located at intervals of not more than one-fourth mile, be
a minimum width of 25 feet, and not exceed the depth of adjacent
lots or 100 feet, whichever is greater.
When development is adjacent to a greenbelt and fencing is provided
between the development and the greenbelt, fencing shall be
of an open design to promote visibility and security.
15.07 Landscape Design Criteria
- TND Landscape Character
This section provides criteria for the spacing and location
of street and median trees.
Due to the more urban character of a TND, the area available
for landscaping of individual lots is in many cases limited.
For example, if a building is located at the front property
line in the Neighborhood Center, there is no front street yard
(one of the current criteria for defining landscape requirements).
In a TND, landscaping is provided in the form of street trees,
and landscaped open space such as squares, parks and plazas.
Landscaping is required for large street yards and parking lots.
- TND Landscape Criteria and Illustrations
- Location and Spacing of Street Trees
In a Mixed Residential Area, trees shall be planted along
all streets except mixed residential side streets. Street
trees shall be located in the planting strip or planter
within the street right-of-way, spaced a maximum 30 feet
on center. Spacing may be varied to minimize conflicts with
utility meters. Exact spacing is evaluated on a site-specific
basis.
In a Neighborhood Center, street trees shall be planted
on all streets with a maximum spacing of 30 feet on center.
In areas of concentrated retail activity, such as a Neighborhood
Center Main Street, street trees may be grouped to minimize
obstruction of views to retail uses.
Street trees must be a minimum 1.5-1.75-inch caliper,
Class I shade trees. Additional species may be used with
the approval of the City ___ .No more than 40 percent of
the street trees shall be of one specie. Care should be
taken in selecting street trees to avoid specie which suffer
from limb drop, heavy fruit or nut crops, invasive root
systems, or allergen production In locations where healthy
and mature shade trees currently exist, the requirements
for new trees may be waived or modified.
The location and spacing of street trees may be modified
with the approval of the ____.
- Median Trees and Landscaping
On a Mixed Residential or Neighborhood Center Boulevard,
median trees and landscaping are required. Median trees
should be a minimum 1 1/2 inch caliper, spaced 20 feet on
center. Ornamental species are preferred. Medians may also
contain shrubs and plant groundcover. The location and spacing
of median trees may be modified with the approval of the
Director.
- Installation of Streetscape Landscaping
Streetscape landscaping shall be shown on subdivision construction
plans and installed when the subdivision infrastructure
is constructed. A phasing plan for installation of landscape
materials may be proposed at the time of final plat if approved
by the ___.
Trees will be bonded and need to be flourishing at the
time of acceptance and for one year after (to the end of
the guarantee period).
15.09 Site Development Design Criteria
TND Typical Lots
All of the drawings in this section are not consistent with the
provisions in the Code (primary differences are rear setbacks and
utility placements.)
The following section contains typical lot illustrations showing
minimum lot sizes, setbacks, maximum building cover, maximum impervious
cover, easements, and possible building locations. The typical lots
are intended to clarify and illustrate the site development standards
found in the Traditional Neighborhood District Ordinance.
- Neighborhood Center Type Lots
Neighborhood Center Townhouse Lot
Neighborhood Center Commercial/Multi-family Lot
Neighborhood Center Civic Lot
- Mixed Residential Type Lots
Mixed Residential Single-family Lot
Mixed Residential Side Yard Lot
Mixed Residential Townhouse Lot
Mixed Residential Multi-family Lot
Mixed Residential Commercial Lot
Mixed Residential Civic Lot
This page last modified
07/09/09.
http://www.normal.org/code/manualofpractice/Ch15.asp
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