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HomeMy WebLinkAboutZMA201800003 Resubmittal 2019-01-07 (2)Southwood Phase 1 Neighborhood Model Context & History Zoning Map Amendment 2018-003 Tax Map 90 + 76, Parcels 09000-00-00-001AO, 090A1-00-00-001E0, 07600-00-00-OS1AO Submission Date: February 20, 2018 Revision #1: July 2, 2018 Revision #2: January 7, 2019 TABLE OF CONTENTS SECTION I / INTRODUCTION SECTION II / HISTORY & PROCESS EXECUTIVE SUMMARY 5 INTRODUCTION Guiding Principles 5 Background + History 15 Non -Displacement Redevelopment Core Values 15 Resident Ownership New Story of Southwood 15 Healthy Housing PubliclPrivate Partnership 16 Sense of Place Action Plan 16 Safe Neighborhoods Early Adopters 17 Cohesive Design AFFORDABLE HOUSING EVALUATION CRITERIA 9 Potential Product Solutions 18 Strategies for Shared Stormwater 10 Southwood AMI Data 18 Proposed Impact on Public Facilities and Infrastructure 10 Healthy Housing Ecosystem 19 Impact on Environmental Features 10 RESIDENT -DRIVEN DESIGN PRELIMINARY STUDIES + ILLUSTRATIVE PLANS Land Planning Workshops 20 Setback + Building Regulations Study 11 Resident Committees 21 Illustrative Concept Plan A.1 12 Community Guides Illustrative Concept Plan A.2 13 Master Planning Community Outreach Rezoning Workshops 22 Where will Redevelopment Begin? 23 Market Day - Expanding Design Input 23 Design Development Workshops 24 Early Adopter Cohort Development 25 FUTURE ENGAGEMENT ACTIVITIES Village by Village Approach 26 Rezoning Future Phases 26 Conceptual Community Master Plan Strategy 27 SOUTHWOOD RESIDENT WORKSHOP SUMMARY 28-9 Section I Introduction EXECUTIVE SUMMARY GUIDING PRINCIPLES Habitat for Humanity of Greater Charlottesville is implementing a national model, community -based redevelopment process at Southwood Mobile Home Park. Southwood is currently home to 1,500 people in 341 trailers on 120 acres, and like many trailer parks across the nation, aging infrastructure, tenure insecurity, severe development pressure and a housing stock that was largely built prior to HUD safety standards, mean that this vibrant community of hard-working families was on the brink of permanent erasure prior to Habitat's purchase of the property in 2007 Through the process of physical redevelopment, Southwood will be transformed into a sustainable, mixed -income, mixed -use village without resident displacement, transferring physical and emotional ownership of the neighborhood to the families and neighbors that call it home. Southwood redevelopment begins with the strengths, dreams and aspirations of the existing community, building on their vision for the future and focusing on amplifying the culture and community that exist today, while creating an environment that welcomes new neighbors to the table. Central to the process at Southwood is authentic and intensive engagement with residents to provide them with the necessary information to make intelligent decisions about the future of their community. This focus on listening first requires putting aside assumptions and predetermined solutions for the neighborhood, approaching master planning as a process rather than a product. Habitat is committed to continuing this resident -driven design process on a village -by -village level, engaging with each new cohort of resident leaders to support them in the design of their own neighborhood. Maintaining long-term flexibility to allow this multi -year project to develop in response to changing resident aspirations is a critical component of its success. Habitat has been working side -by -side with the residents on financial literacy, long-term planning, small business support, and more, to facilitate the holistic transformation of the neighborhood to meet the vision of the community, and improve the quality of life for all its residents. At full build out, Southwood will include amenities to support the community vision like parks, community centers and affordable childcare, as well as ready access to additional jobs and support services. A range of housing types available to individuals across the economic spectrum will ensure a diverse, sustainable neighborhood where community members can move up without moving out. This application also takes into consideration the systems and amenities outside the boundaries of Southwood, and is responsive to long range transportation goals, Albemarle County Comprehensive Plan, This Zoning Map Amendment requests the rezoning of three contiguous properties (Parcels 76-51A, 90-1A, and 90A1-1E) on 33.96 acres from R-2 and NMD to Neighborhood Model District (NMD). With a maximum of 450 residential units and a focus on providing a model for reinvesting in aging suburban neighborhoods, the community -generated design principles presented in this zoning map amendment will create a mixed -income, mixed -use community catalyzing the non -displacement and realization of secure tenure of the community that exists today. Through intensive engagement with Southwood residents, the staff and leadership of both Albemarle County and Habitat, elected and appointed local officials, and other community members, the following Guiding Principles for Southwood Redevelopment were formed. These values have shaped the regulatory elements proposed in the Code of Development associated with this request for a Zoning Map Amendment, and in addition to the guidelines provided by the NMD zoning designation and the Comprehensive plan, these six Principles should be used as an evaluative tool to measure the success of rezoning application. Southwood redevelopment should provide: Non -Displacement • Phased redevelopment approach • Small business support • Increased Density Resident Ownership • Resident leadership • Village -by -Village design approach • Flexibility Healthy Housing • Preserving housing choice • Ladders of opportunity • Mix of housing typologies future development of Biscuit Run Park, and current plans to strengthen existing multi -modal trails and connections between Sense of Place Albemarle County and the City of Charlottesville. This rezoning application focuses on the first phase of physical redevelopment only, an undeveloped greenfield adjacent to Southwood that will allow residents to see the promise of non -displacement in action. Rehousing opportunities on this site will allow the first cohort of residents to move from their current trailer in the developed portion of Southwood into their new, sustainable housing solution with as little disruption as possible to their lives, ensuring the continuity and success of the neighborhood. A future rezoning application for the remaining portion of Southwood will be designed alongside community members and submitted to Albemarle County for approval in the coming years. Approximately 20 million people live in trailers nationally, most of whom own their homes but not the land underneath them. Southwood will provide a blueprint at an unprecedented scale for empowering residents to improve their long-term housing, financial, and social conditions while achieving secure tenure. The unique non-profit/public partnership entered into by Habitat and Albemarle County will be a model for how to achieve redevelopment equitably, sustainably and attractively, both here in Central Virginia and nationwide. • Distinct Character Areas • Integrated trail system • Natural Area amenity Safe Neighborhoods • Pedestrian oriented • Traffic -calming road design • Connection to area amenities Cohesive Design • Conceptual diagram • Environmental Features study • Neighborhood plan 5 Guiding Principle 1 NON DISPLACEMENT Beyond simply counting housing units, non -displacement is a principle that extends to the culture and community of the Southwood neighborhood. While the built environment and physical systems at Southwood are unsustainable, the people are strong and the community characterized by social cohesion. Through one-on-one counseling and affordable housing alternatives, Habitat is committed to supporting the healthy rehousing choices of every current resident of Southwood. • The phased redevelopment approach allows construction to begin on undeveloped land, demonstrating the intentions of non -displacement and ensuring as little disruption as possible to residents' lives (p. 4, Code of Development, Applica- tion Plan). • Small business support through individualized counseling and the opportunity to create business incubation spaces will ensure the continued economic vitality of Southwood, provide new opportunities for economic development, and sup- port the creation of neighborhood centers that look and feel as diverse and vibrant as the people of Southwood. • Increased density allows for necessary outparcel sales of market rate and non-residential land to help subsidize land de- velopment costs, allowing the housing stock at Southwood to reach deeper into the housing affordability spectrum and serve more low to moderate -income community members and further diversifying community opportunities. Monitoring and evaluation s����� Monitoring and evaluation �`'�. s� Guiding Principle 2 RESIDENT OWNERSHIP Habitat is committed to a non -coercive approach to redevelopment, ensuring that, through open and transparent information sharing, residents are equipped with the best information and tools to ensure a successful future for the community. This investment and ownership of the process will ensure an engaged, active community in Southwood and beyond. • Resident leadership has already resulted in 1,882 volunteer hours over the course of the last two years. Each family has been interviewed and 51 families have already indicated their excitement to participate in the first phase of redevelop- ment. Through peer -to -peer outreach and an approach that honors the knowledge and expertise of the community, continued resident leadership has intensified. Over the next two years, more families will step forward to design and move into Phase I. (p. 25, Early Adopter Cohort Development). • A Village by Village design approach means that residents will be working in groups alongside architects and designers to implement the flexible toolkit provided by this code of development (p. 26, Future Engagement Activities). • Flexibility in the development of a regulatory framework both protects the integrity of the Southwood neighborhood and is able to generate solutions that can respond to natural change over the lifetime of a community (p. 12-13, p. 5-7 Code of Development, Character Areas). 101 Guiding Principle 3 HEALTHY HO USING A sustainable Southwood depends on a diversification of the housing stock. Today, trailers are the only housing typology available, but the future of Southwood imagines a mix of use, type and affordability that will provide for a healthy and diverse housing ecosystem. This will be accomplished through: • Preserving housing choice by providing rental and ownership opportunities and the one-on-one housing counseling support necessary to help each resident achieve their housing goals. • Ladders of Opportunity will be provided through availability of market rate, work force and supported affordable housing options that ensure community members can move up without having to move out. • A mix of housing typologies from single family detached homes to innovative small footprint structures available to both current Southwood residents and new neighbors will allow the community to grow and diversify without losing its core character (p. 18-19, Potential Product Solutions). 's f Guiding Principle 4 A SENSE OF PLACE Phase I will serve as the gateway to a wholly new community, and as such, special attention has been paid to design elements that both preserve the natural setting that community members value while ensuring an attractive and harmonious presence along Old Lynchburg Road. • Distinct character areas ensure an appropriate massing and scale of the various sections of the first phase of redevelop- ment. This provides the highest intensity at the Hickory Street entrance and scaling down from there to meet the more residential scale of the existing Southwood neighborhood, and the park -like setting that borders the community to the south (p. 5, Code of Development, Character Areas) • An Integrated trail system providing access to over 3,000 linear feet of walking and biking paths that will wind along the edge of Phase I, allowing neighbors to choose between a variety of walking and biking experiences as they navigate their community while also buffering Old Lynchburg Road and Biscuit Run Park from development impacts (p. 11, Code of Development) • A natural area amenity that bounds the South edge of Block A and provides eight acres of naturally wooded walking trails that follow one of Southwood's many water features and could provide future pedestrian connections into Biscuit Run Park, preserving the natural feel of the Southwood neighborhood (p. 10, Code of Development, Green Space) 7 Guiding Principle 5 SAFE NEIGHBORHOODS Southwood is a young community of families that value togetherness and connection. Providing adequate amenities to support the lives of the residents and prioritizing safety are critical components of the regulatory framework. • Pedestrian oriented design elements, such as minimized curb cuts along the entrance to the neighborhood and required connective paths between the street edge and the trail areas ensure a pleasant and varied pedestrian experience that will allow easy access from more residential areas of phase I to non-residential and amenity areas (p. 11, Code of Development, Green Space and Amenity Definitions) • Traffic -calming road design through the provision for lanes and yield streets as well as more traditional right of way widths will allow framework streets to function appropriately to the scale of the neighborhood, slowing traffic and prioritizing the safe movement of children and families over ease of vehicular access (p. 17, Code of Development) • Connection to area amenities and the ability of the neighborhood to connect through trails to these and wider resources will enable families to take advantage of future amenities like Biscuit Run Park and the ever-expanding bike and walking systems developed by Albemarle County and the City of Charlottesville F Guiding Principle 6 COHESIVE DESIGN Though this first request for rezoning focuses on a phase of Southwood redevelopment, community members have been working alongside designers to ensure that, at full build out, the neighborhood will function as a cohesive whole. • A Conceptual diagram that employs principals from the resident -driven design work in phase I to the remainder of the Southwood neighborhood is included in this document. This diagram finds commonalities in spaces throughout the neighborhood and indicates the potential long-term development patterns in Southwood, ensuring that one village will be compatible with the next (p. 27, Conceptual Southwood Master Plan Strategy) • Environmental features study through work with an environmental engineer, three naturally occurring streams and several wetlands areas have been identified throughout the Southwood property. These areas of environmental sensitiv- ity have been mapped and provide a guide for a network of interconnected trails and green spaces that will encircle and connect the fully developed Southwood neighborhood (p. 10, Existing Conditions Map) • A Neighborhood Plan that takes a holistic approach to improved quality of life will be developed concurrently with resident -driven site planning, producing a governing document not just for the physical elements of redevelopment, but the aspects of the neighborhood necessary to ensure improved outcomes in health, education, safety, transportation, etc. (see Diagram, p. 6). This same plan will be reviewed and updated every three to five years, to allow it to evolve and change with the community and provide further support for redevelopment efforts OLD twxC [c m.N .• EVALUATION CRITERIA As envisioned in the purpose and intent of the Neighborhood Model District set forth in Chapter 18, section 20.A.1 of the Zoning Ordinance, the Plan of Development for Southwood has been designed to further the following principles: Pedestrian Orientation: This plan envisions sidewalks on all framework street as well as a roughly 3,200 foot trail running from the entrance along Old Lynchburg Road at Block B through the 8.3 acre amenity area in Block A, providing pedestrians with varied and secure options for mobility through all areas of Phase I. Because of this redundant system, there may be locations where it would be appropriate to have sidewalk present on only one side of any framework street. Neighborhood friendly streets and paths: Streets will be designed with traffic -calming techniques that will result in slow - moving traffic and minimized road widths to the extent allowed. Building setbacks appropriate to building scale will create a built form that addresses the street. The proposed path through the natural areas will increase the community's ability to access existing natural resources. Interconnected streets and transportation networks: The main road network proposed for Phase I sets a framework for developing a modified grid that both adapts to, and preserves the landscape to the extent possible. It enables an interconnected street system that will make travel intuitive. This network has been established with the opportunity for logical connections into the future phases of Southwood redevelopment and to the future Biscuit Run Park. This plan prioritizes a continuation and augmentation of the exiting transportation partnership between the City of Charlottesville and Albemarle County which brings bus service to Southwood. Parks and open space as amenities: This plan proposes the preservation of more than 9 acres of natural green space and amenity areas made up of sensitive ecological zones such as floodplain, stream buffer and steep slopes, as well as newly created parks and civic spaces, all to maintain the area's natural setting and feeling of tranquility in the future redevelopment. Potential connections to future county and regional trails and the existing amenities in the Southwood community such as trails, parks and sport courts will be able to provide multiple varied recreational opportunities to this development. Neighborhood Centers: Character Area 5 bounds the area that fronts along Old Lynchburg Road. This area serves as the entrance to the new Southwood, and as such is the most appropriate area for more intensive uses. Building regulations at this area support an appropriate scale to create non-residential opportunities and an activated street edge. Block A also provides opportunities for neighborhood commercial entities that would support the new neighborhood. Buildings and spaces of human scale: Maximum building heights proposed in this rezoning enable an urban form at a pedestrian - friendly scale. Pedestrian -centered street design and continuous sidewalks invite the neighborhood to engage with their community and create a neighborhood with a strong sense of place. To provide visual variety along street edge and enhance the pedestrian experience, a number of form -based code regulations have been incorporated into the Character Areas. Relegated Parking: This plan envisions alleys in addition to main roads to allow for rear -loaded parking whenever appropriate, feasible, and allowable, and to minimize curb cuts. Curb cut limits have been established for some Framework streets, and no curb cuts are allowed along Hickory Street to Road 1A. The parking plan allows flexible solutions like surface lots, on - street parking and shared driveways to allow for ample parking that can be responsive to exact site and conditions the future development presents. Mixture of uses and types: Phase I allows for a wide range of commercial and residential uses, with the most intensive uses focused in Block B along Old Lynchburg Road, and less intensive uses in Block A. There are opportunities for commercial uses that act primarily as support services to the residential development in Block A. The uses proposed in this Zoning Map Amendment have been designated by community leaders and have been memorialized in the enclosed use tables. Mixture of housing types and affordability: The Habitat homeownership model alongside innovative outside partnerships will provide sustainable affordable products available to a wide range of area median incomes. There will be ownership or rental structures to fit with the goals and aspirations of the community and the market. Proactive financial coaching has already begun within the community to best prepare residents for their future housing goals. Site planning that respects terrain: The team of landscape architects and environmental engineers that have been advising the redevelopment of Southwood have taken into consideration the unique conditions and topography present on this site. The road network's curvilinear design responds directly to existing grades and promotes the preservation of the natural areas at the edges of the site. All development shall comply with Chapter 18 section 30.7 of the Albemarle County Zoning Ordinance. Clear boundaries with rural areas: Southwood is located at the southern edge of the growth area and is bordered to the south by County -leased parkland, serving as a natural and abundant barrier between this residential urban development and the rural areas to the south. The nearest rural areas are 0.5 miles to the west and 1.5 miles to the south. The Application Plan includes a 30' wide trail buffer from Hickory Street south along Old Lynchburg Road. Consistency with the Comprehensive plan: Southwood is part of Albemarle County's Southern and Western Development Area, which calls for an Urban Density Residential development with up to 34DU/acre and mixed -income, mixed -use development. The maximum density proposed in this rezoning application is 25DU/acre in the most dense section of Block B, diminishing to a maximum of 11DU/acre in the more residential sections of Block A. The building regulations support the creation of a Neighborhood Center as identified by the Comprehensive Plan, and the Trail Buffer Area along Old Lynchburg Road supports the designation of a "greenway" in that area. 9 Proposed Impact on Public Facilities and Infrastructure The Phase I development of Southwood will connect to the existing internal road Hickory Street, connecting approximately 330' south of Hickory Street's intersection with Old Lynchburg Road. This first phase does not contemplate large improvements at the intersection with Old Lynchburg Road, but does anticipate upgrading Hickory Street to the intersection for the entrance to Phase 1. Future phases and rezonings will continue to analyze these areas for additional improvements. A traffic study has contemplated total future build out to ensure long term development requirements are not missed during the early stages of the development. Both water and sanitary utilities are located in the area. The existing sanitary line, which follows the stream, along the south end of the parcel, is well positioned to accept the flow from the first phase of development. Connection to the existing sanitary line will need to be designed and constructed with care, as it is located in the Water Protection Ordinance buffer, however connections of this type are allowed per the ordinance. The existing waterline network that is located in Southwood runs to a master meter. It is anticipated that this project will transfer this tap into the water main in Old Lynchburg Road, allowing a service to be brought in to feed the first phase of development. The extension of this service will allow for individual meters to be set for each use, including both residential type units and commercial spaces. Coordination with the Rivanna Water and Sewer Authority and Albemarle County Service Authority has begun and will continue through the life of this project, including both during the rezoning application and the site plan/ subdivision plan submissions. Because Southwood has existing water and sewer users, it is anticipated that redevelopment will be credited with an equal number of residential tap fees. Conversations have already begun with RWSA to coordinate through the site planning phases to calculate for these tap fee credits. The development of Southwood also allows for the potential to extend access to a trail system and/or what may be Biscuit Run Park. This trail system will allow residents and the community to enjoy the natural areas and terrain, including the stream that runs along the western and southern borders of Phase I. Impact on Environmental Features This site is surrounded by natural features, such as streams, small areas of wetlands, and steep slopes. Each of these features defines this area and has become important to the resident community to be preserved and honored in the development of this first phase. Members of the resident design team have walked the site and acknowledged the environmental features that make it unique, focusing on ways to preserve and integrate each of these areas into the first phase of development. The infrastructure and potential layouts carefully consider preserving these areas, while also making them accessible, allowing the environmental features of the area to be available for resident enjoyment. This access will be through a trail network developed in coordination with the Parks and Recreation department. The streams and wetlands on the site will be preserved in a way to honor the natural habitats associated with each in partnership with the County of Albemarle. Restoration of some of the streams is being contemplated. In addition, critical slopes are being honored along the south end of the property. Strategies for Shared Stormwater Southwood redevelopment, in partnership with Albemarle County staff, is exploring a potential pilot project with the Department of Environmental Quality (DEQ) to pursue stream restoration as an on -site stormwater quality and quantity best management practice. However, as that is not yet an approved BMP, other options are also available and can be implemented if it is determined that stream restoration does not meet the state requirements for water quality treatment. Preservation of wooded areas, along with localized applications of BMPs such as swales and biofilters will assist in the needs for stormwater treatment. Additional water quality needs may be addressed by the purchase of off site nutrient credits but will be limited to the quantity allowed per state guidelines. Water quantity will be addressed at the Site Plan level as well, meeting all state requirements and codes. ja nil Al t tip• � �ti r ,.+ � .- - - l ' /f a z p J C7 i Y PRELIMINARY STUDIES + ILLUSTRATIVE PLANS The Southwood Neighborhood Model Code of Development includes a variety of regulatory and dimensional requirements that will guide the village by village redevelopment of Phase 1. The following pages contain preliminary volumetric studies for each character area, as well as two illustrative plans, to better illustrate the varied quality of the Code's potential results. As various iterations of these studies were developed during the planning and refinement of the Code of Development, they provided the resident planners and consultant team with examples that informed modifications and adjustments to the Code. By applying the regulations, requirements, and form based code elements to the site, we believe the efforts and intentions of the resident -led process and many community meetings and discussions have been captured within the regulations. The following images should be considered as illustrations, with the understanding the specific design and 10 arrangement for the property will be provided in detail during the Site Plan process within the limits and characteristics of the community defined by the resident planner's Code of Development. Setbacks + Building Regulations Study Volumetric study only - does not take into consideration variations in roof forms or the overlay of open space requirements. Minimums and Maximums are for demonstration only and are unlikely to be constructed. C-4 C-3 C-2 C-1 0010 IFF� Building height: 4 stories max Stepback: within 50' of road 1A, 3 stories Building height: 4 stories max, Front setback: 10' min 3 stories at framework street Building height: 4 stories max, 3 stories at framework street Building height: 3 stories max Front Setback: 5' min Building height: 3 stories max Front Setback: 5' min Street -facing building length: 300' max Front Setback: 5' min Building plane variation: 4' min Street -facing building length: 240' max Front Setback: 5' min Street -facing building length: 200' max Street -facing building length: 200' max Building plane variation: 2' min Street -facing building length: 200' max Building plane variation: 2' min Facade height variation: 7' max Building plane variation: 2' min Facade height variation: 5' max Building plane variation: 2' min Facade height variation: 4' max Facade height variation: 3' max Facade height variation: 3' max a \ > Building height: 30' min Building height: no min \ Front setback: 20' max Setback: 25' max Building height: no min Setback: 30' max Building height: no min Setback: 40' max Building height: no min Setback: 40' max Street -facing building length: 50' min Building length: no min Building length: no min Building length: no min Building length: no min Illustrative Concept Plans Concept A.1 OLD L.(NCHBURG ROAD r '7 i V1! $,. ;it { ,,,j -`{ "S �..s, 1. i /I�''`� � •t f `7'' f� rY r ` a .. r } i 12 Townhomes 93 Single -Family Attached 4 Single -Family Detached 37 Multi -Family Total Units Affordable Units (15%) 242 376 57 Accessory Units 10 Civic Space 0.60 Acres Amenity Areas 2.37 Acres Green Space Total Green Space 8.3 Acres 11.27 Acres Note: totals shown here are for illustrative purposes only and are not to be interpreted as minimums or maximums. See Code of Development for all applicable minimums and maximums. Concept A.2 OLD L.(NCHBURG ROAD Townhomes 45 Single -Family Attached 34 Single -Family Detached 40 Multi -Family Total Units Affordable Units (15%) 260 379 57 Accessory Units 12 Civic Space 0.6135 Acres Amenity Areas 2.39 Acres Green Space Total Green Space 8.3 Acres 11.306 Acres Note: totals shown here are for illustrative purposes only and are not to be interpreted as minimums or maximums. See Code of Development for all applicable minimums and maximums. 13 Section II History of the Partnership and Process with the Residents INTRODUCTION Background + History The Southwood Mobile Home Park was built in the 1950s with just a few trailers around a single road. Over the last 60 years it has expanded to include 341 homes, 26 roads, and two community centers. In 2007, in the face of significant redevelopment pressure, failing infrastructure and the likelihood of catastrophic resident displacement, Habitat purchased Southwood with the goal of redeveloping it as a mixed -income, sustainable neighborhood without resident displacement. During the past ten years, Habitat has focused on building trust, preserving the park for existing residents, addressing significant deferred maintenance issues, creating capacity among residents to be community leaders and facilitating the provision of social, educational and health services. To date, Habitat has invested more than 19 million dollars in operations and deferred maintenance in the community and partnered with more than 30 social services providers. Redevelopment Core Values After completing Sunrise, the first transformation in the nation from trailer park into a mixed -income community without resident displacement, and after stabilizing the physical conditions at Southwood, Habitat began the physical redevelopment process in earnest in 2011 when its Board of Directors approved the following core value statement to guide redevelopment: Habitat for Humanity of Greater Charlottesville is committed to redeveloping the Southwood Mobile Home Park as a well -designed, sustainable, mixed income community of substantial benefit to the region guided by the following core values: Non displacement: Facilitating healthy rehousing choices for each current resident of the trailer park. Net increase in affordable housing: Causing a significant increase in the overall local affordable housing stock, responsive to the evolving regional need. Community engagement: Creating a plan of development resulting from extensive interaction with Southwood residents - taking into account their needs, desires and abilities - and other stakeholders in the community (surrounding neighbors, County officials, etc.). Asset -based approach: Building on existing community assets by being responsive to what's already good about Southwood, both socially and physically. Self-help model: Basing redevelopment strategies on Habitat's central belief that a "hand up" is better than a "hand out." Redevelopment will include substantial opportunities for current residents and other low-income residents of the area to earn the chance to build and purchase Habitat homes and/or otherwise participate in the rebuilding of the community. Fiscal responsibility: Managing the redevelopment process in a financially sustainable way that allows Habitat to continue with its core mission of building affordable homes into the future. Southwood is a diverse community of 1,500 hard-working people. Family and education are deeply valued, as well as the affordability of living at Southwood and the proximity to Charlottesville and its many resources. We appreciate the peace and physical beauty of the park and there is a richness of culture, youth and entrepreneurial spirit. We aspire to provide a better life for our children and a legacy for generations to come. The Southwood neighborhood is a special place characterized by faith, resilience and hope. We are committed to working hard, with neighbor helping neighbor, to build a stable, diverse and bright future for all members of our community. L C YOUR SOUTHWOOD STORY IF Understanding the strengths and assets that we possess is an important first step in celebrating what's great about our community and in planning for the eventual redevelopment of Southwood. Our story of Southwood will serve as the foundation for a plan of redevelopment that honors what we currently value about Southwood. New Story of Southwood Following an intensive survey and interview process with all 341 homes in Southwood in 2013, Habitat's Community Engagement staff sat down for 158 one-on-one interviews with Southwood residents to document the New Story of their community - their values, dreams and vision for their families and their future. After hundreds of hours of in-depth conversation, the stories were gathered for common ideas, creating a list of nine repeating themes. These themes were brought to a working group of residents who were asked to first verify that the information reflected their own picture of the community and second, to prioritize and narrow down the list. The working group agreed on the following guiding values and definitions: Family: The priority and the thing that keeps us going; where you learn the purpose of life; the nucleus of society and the foundation of everything Affordable: A good price and you get more value for your money; within our means; more space for less money and closer to things in the city Education: Important for learning different skills for a better future and a better quality of life; founded in the family and transmitted in schools and universities; an opportunity to develop new skills to get a better job Community: Neighbors learning from one another, supporting each other, having fun together, and working together towards a common goal; events when we all come together; when we collaborate with each other Quiet: A country setting; quaint, with lots of trees and flowers; a peaceful place to live Hard -Working: Our responsibility to support and care for family; working together and helping others; having goals in your life and working hard to achieve them a Public JPrivate Partnership Z/ 44k In October of 2016, the Albemarle County Board of Supervisors unanimously adopted a resolution supporting a collaborative redevelopment process for the Southwood Community, setting in motion a unique private -public partnership that "could serve as a blueprint for future revitalization and redevelopment of the County's aging suburban infrastructure." This partnership clearly acknowledges that the success of sustainable, holistic redevelopment of Southwood depends on multi-sectoral coordination, support and maximum flexibility. Southwood redevelopment presents an opportunity for the Commonwealth, Albemarle County and other investors to receive significant social and financial return on investment. A 2013 study by the University of Virginia Weldon Cooper Center For Public Service estimated that a redeveloped Southwood will generate 17x the tax revenue for Albemarle County than it does currently. At build out, Southwood will include private investments - direct contribution of dollars into the local economy - of more than $200MM. Once a multiplier is applied, the total economic impact will be significantly higher, likely approaching $1.5B. Additionally, the study showed that Habitat's development of Southwood without resident displacement will provide significant cost avoidance. According to the study, if Habitat were not able to redevelop the property and the resultant market forces displaced the area's most vulnerable residents, the cost in rehousing assistance alone over a 4.5 year period using a formula based on the Federal Relocation Act standard would be $21MM. On top of the quantifiable financial benefits and savings attributable to housing improvement and expansion, successful redevelopment at Southwood will address significant needs in such realms as education, social services, safety, land use, transportation, economic development, recreation and access. Action Plan Since the passage of the resolution, County and Habitat officials, staff members and professional planners have been working side -by -side with residents to understand the vision of the community, to develop a process for moving forward and to work cooperatively toward improving the immediate and long term quality of life for all Southwood's residents. The complexity, scale and vision of this project will require the investment of policy, planning, direct services, and financial resources to ensure success. Subject matter experts and staff from both Habitat and the County have been tasked with putting resident voices at the center of their work, seeking to find pathways to create the safe and inclusive neighborhood that Southwood desires. In January of 2018, Habitat and the County jointly agreed to an Action Plan for accomplishing these goals and milestones over the next few years. This plan outlined the formation of five distinct but interrelated teams [see diagram below] as well as near, mid and long-term deliverables for each group. The Action Plan outlined an expedited schedule for review of Phase I of Southwood redevelopment, projecting submission of a zoning map amendment by February 2018 and a public hearing with the Board of Supervisors by December 2018. Staff from both entities have been working together diligently to maintain momentum and achieve these project goals. I91 A COMMUNITY VISION MASTER PLAN REZONING SFE PLAN HOUSING C;OMPI lANCE PLANNING SERVICES LDUC:AIION AMENITIES ECONOMIC DEVELOPMENT SAFETY HEALTH TRANSPORTATION COMMUNITY VISION FUNDING C:OMMUNI i Y ENGAGEMENT PREDEVELOPMENT PLANNING LAND DEVELOPMENT IMPLEMENTATION 16 Early Adopters In 2014, Habitat's board voted to elevate the value of "resident readiness" as the single most important metric guiding the timing of physical redevelopment. In order to move forward in partnership with residents, Habitat is pioneering the concept of Early Adopters - asking people to "raise their hands" to participate when they are ready, and working with individual cohorts to plan and design not only the master plan, but the villages they will live in. In 2013, surveys and interviews were completed with representatives of every household in Southwood, during which each family that participated was promised support in healthy rehousing. Then, during the summer of 2015, Habitat staff began to work with Southwood residents to identify aspirations and values for the redevelopment of Southwood. Over the course of 108 interviews lasting on average 45 minutes each, staff had in-depth conversations with residents about what they valued about their current housing situation, the spaces in the neighborhood they liked, the services they found supportive of their families and their way of life, and the things they wanted to build on for the future. Transcripts of these conversations were combed for repeating themes, the initial building blocks for an emerging set of values the community could establish and utilize to govern the direction of their future. Through that process, three categories rose to the top: housing, outdoor spaces, and businesses + amenities. In January of 2017, those themes were brought back to the community to verify, add, subtract and modify until they became an accurate representation of general community aspirations. Eighty households read and responded to the priorities, kicking off the next stage in community -driven redevelopment - the eventual identification and formation of the Early Adopter team. This intensive process of listening, reflecting back, honoring the wishes of the community and following up with frank conversation around constraints and opportunities is the foundation for the resident -driven design process outlined in the following sections. Lessons learned from this process influenced the approach to physical redevelopment, locating the first phase on land where no trailers exist in order to communicate clearly to residents that Habitat and the County are serious about engaging with residents directly in this planning process that will determine their future and that neither entity will overlay its vision over top of their existing neighborhood. Habitat and residents have agreed on a key principle - "nothing about you without you'. HOUSING VIVIENDAS , ■ ■■• ■■ • �.kr T" � *^*�••-Own Spaces"• Pr� 4Yl "Prapio EspaCio" + Privacida�■� r (A%,`•■ PatinPorchlPado +Porche■■■■00 /r • eir Outdoor Space + Yard Espacio Exterior + Yarda■■/ ••� */ • • `7rees�Ar6ales ■ ■� k,,�ve ■ 411,1•—Gardensl7ardlnes■■ • ■ ■ ' .,, oe$o o ■ g Detached Homesl Casas Separada-0•40 • mow" r. 64'!•W$ ApartmentslApartamentos •p •M0 u / TownhomeslCasasAdosadas••r ! •wr f:,h.rwli� • - . - � �� fie/ y� .■ arking I Estacionamienko 48,90 ! Indoor Living SpacelEspacias Interiorera ~ W k t 4 rk. s.+ur — Simple Homes sencillas • ■/ llW-- r Y] Y V Remodeling + Add itionsIRemodelacian + Adici6n/ / .1� 3 OUTDOOR COMMUNITY SPACES ESPACIOS COMUNALES EXTERIORES � 17arelen q/ kxalcp Towe d rMk`,■•Go* �Jf'0B0�e->ParksIParques 13 5acear •1gRaygroundslParques it a �� �■■ • / ak /C -i Dols lPis[inas ViL+ 6/`Jalking + athsICaminos Para Caminar + Nontar eo flicicleta xTF*■SewalA• ■ ■ ■ /■■* •■Pg as 4sportslAegortes■ ■r • r / /..jlg 0000 isb..-- Bus stopsIPeradas de Su r / / / • ■ /• •■ ■ 35* Safe PlaceslEspacios SeguroS■ /r • rl;S a Ix. "{ 1c*e?%A �ii M Gathering Piacesliu res Ivivi/ • / ■ r •ri 9-r G' mo jy BUSINESSES, SERVICES + AMENITIES NEGOCIOS, SERVICIOS + INSTALACIONES a hA4ew yts E4t�.i� 11�cPk-ln susine5ses j Negocios -■• s a s G b q -rqcjor> *VihildcarelCuidado Infantil ■ ■ •r // T r r p 11 u n / v�1x,,Fe� �yyYer Chi La�pr dC1k:1:ro/ 5 y s / FoodlComida l �/ 5d eSxrWtisi �' . . -keno, 9 e 4"n 4 <-Sto+a • r H Er • re t�s�o�r 9 �a a r=r i• r @t,. Qivy Pool j Piscin-V / i/• Gym i6imnasia// •/ • • r / la 11 O roe" // eA9J. crasses IClases • / • / / / d * /•r en xumq opd k /r/ s a d�s Cl b 00 rrr• elf i&■00■ Raw 1pr ►td►=�"' *WidVrogramslPmgramas para Nrnr h// / / 6a ■ - SQp rpVg E Places to GatherIL(jgar. Donde Reunirse4i064,4st 'Ph /// / x/■ /�*M 17 AFFORDABLE HOUSING Potential Product Solutions The first commitment the Board of Directors of Habitat made to the Southwood Community was to redevelop the neighborhood as a well -designed, sustainable, mixed income community without resident displacement, placing a premium on creating tenure security for existing residents. Through the years working side -by -side with Southwood families, that understanding of non -displacement has expanded beyond a simple one -for -one replacement of housing units to a broader and more complex concept of cultural, economic, and individual non -displacement. Southwood redevelopment has the opportunity to renovate the infrastructure of the mobile home park without disrupting what makes this community great - the people that call it home. Habitat's vision is a Greater Charlottesville community where everyone can find a decent place to live, and Southwood is a model for how to counter severe displacement pressure in a manner responsive to the specific community under threat. Data from Southwood families indicate that 98% of community members earn at or below 80% of the HUD -identified 2018 area median income for Charlottesville -Albemarle, qualifying them as extremely low to moderately low income households [see table below]. It is important, then, that Habitat staff work one-on-one with families in housing and financial coaching to facilitate healthy rehousing choices for each current resident of the park, and that the development provide a range of housing products and ownership structures to meet family goals. The organization is committed to supporting housing choice on site in the redeveloped Southwood as well as within the region, and will continue to build affordable homeownership opportunities in our service area throughout the development of Southwood, providing greater housing options for Southwood residents and the community as a whole. Albemarle County's chapter on Housing in the adopted Comprehensive Plan identifies affordable housing as a main housing objective, and provides guidance that, "at a minimum, 15% of all uunits developed under rezoning and special use permits are affordable." This rezoning application therefore establishes a minimum threshold of 15% affordable housing units for all of Phase I of Southwood redevelopment. At full build out, it is the goal of Habitat that housing at Southwood will be responsive to the community it serves, and because of this commitment to supporting the housing choice of current residents, it is likely that approximately 40-60% of the total housing stock will be affordable to residents making 80% or less of area median income. Southwood today is completely comprised of aging mobile homes with little opportunity within the community for family growth and individual upward mobility. According to community surveys, the majority of residents enjoy living in Southwood, largely because of the quality school district and proximity to economic opportunities. The choice to own their home - even though trailers are considered personal property, are a negative asset and do not provide tenure security - is also almost always a factor in a resident's decision to live in Southwood, highlighting the challenge of living in a region where homeownership is primarily available to individuals at 120% or above of area median income. On the facing page are examples of housing types and subsidy mechanisms that may exist in Southwood to make the shift from a homogeneous and physically degraded housing stock that has largely exceeded its useful life to a healthy and diverse housing ecosystem. In light of this, Habitat is pioneering its own model for affordable homeownership, exploring a tiered program that will allow families greater agency and choice in housing product and cost and ensure a wider spectrum of affordable homeownership options within a single community than ever before. Southwood AMI Data 15 0% 30% 50% 60% 80% 100% 120% INCOME LEVELS - 2018 AMI SOUTHWOOD AMI DATA homes <30% AMI 122 36% homes 30-50% AMI 149 44% homes 50-60% AMI 33 10% homes 60-80% AMI 26 8% homes 80-100% AMI 6 1% homes +100% AMI 6 1% Total Homes 341 100% MARKET RATE TOWNHOMES ACCESSORY UNIT MARKET RATE ATTACHED SENIOR HOUSING �. WORKFORCE HABITAT CONDO HABITAT TOWNHOMES vt .t r ;a fie—. v.y . LIVEIWORK MARKET RATE CONDO Healthy Housing Ecosystem SUPPORTIVE HOUSING ACCESSORY UNITS SENIOR HOUSING HABITAT HOMES LIH�T WORKFORCE LIVEIWORK MARKET RATE HOMES 0% 30% 50% 60% 80% 100% 120% INCOME LEVELS - 2018 AMI 19 '40 RESIDENT -DRIVEN DESIGN Land Planning Workshops As the foundation for authentic, meaningful conversations about the community's aspirations for the future, this workshop series served as a two-way transfer between resident leaders and professional planners of skills, information and values. Community members learned about some of the constraints on land development like flood plain and steep slopes, availability and accessibility of necessary infrastructure and the impact of density on the financial feasibility of redevelopment. Models and interactive workshops gave community members the tools to begin translating their lived experience into two-dimensional representations of their preferences, allowing them to communicate in the language architects, engineers and planners use to discuss character and place. 2017 2018 Land Planning I I THEMES 01. Land Use 02. Housing Typologies 03. Affordability 04. Yards + Parking 05. Roads + Infrastructure 06. Non -Residential Uses 07. Neighborhood Planning Discussion about desired commercial and non-residential uses provided context as residents grappled with how to balance community aspirations - such as a neighborhood with amenities that support the health and wellbeing of the whole family - with personal aspirations of individuality and private space. Developing a common definition for affordable - no more than 30% of a family's income being devoted to housing expenses - and understanding how incorporating a significant number of market rate homes into the neighborhood created the opportunity for a wide range of housing products, while also subsidizing the development of affordable lots, resulted in resident leaders advocating for well -designed higher density that allowed Southwood to be financially viable, keeping intact the existing community while making space for new neighbors. These community values of affordability and inclusivity inspired the resident cohort to begin thinking in terms of "we over me" identifying that attached housing and smaller but meaningful open space resulted in greater access and opportunity for the entire community. Rezoning Approvals Site Planning Rezoning Future Phases n k Resident Committees After the initial Land Planning workshops, resident leaders continued their work by forming three redevelopment committees. Committee groups met once a month to train for events and activities that occurred over the summer of 2017, reporting out about their work to the wider community at monthly redevelopment meetings. Each committee was charged with different tasks and each spoke to different skill sets the leaders possessed, allowing residents to deepen their knowledge and strengthen the collective identity of the cohort, all while advancing the goals of redevelopment. Community Guides Community Guides honed their presentation skills, focusing on opportunities to bring updates and information about redevelopment to outside audiences. They worked together to identify the key themes and lessons learned from the Land Planning workshops, how to engage donors, interested community members and outside decision makers. Community Guides presented at various events in the following months, including a State Leaders meeting hosted by Virginia House Delegates David Toscano and Criegh Deeds and attended by 40 leaders from more than 15 state and local agencies with various ties to Southwood redevelopment. This group pulled on the strengths of residents who felt called and able to share the story of Southwood in front of large audiences, recognizing that when advocating for change in their community, no voices spoke more eloquently than those of the community. Master Planning Master Planners continued to meet with architects, engineers and planners throughout the summer to hone the concepts identified through the initial planning workshops and prepare for the development of the rezoning application. They worked through various planning sketches to establish density goals for Block A, favoring higher density over less efficient land plans, and developed overarching design principles for Block B that would guide conversations with potential developers. 1 Committee Development 0 i Resident planners felt motivated to learn more about the planning and design process, diving deeper into the intricate and complicated world of land development. These community members saw the unprecedented opportunity to make sure the future neighborhood of Southwood represented their aspirations, dreams and vision, and rose to the challenge. Community Outreach The Community Outreach committee focused on neighborhood -wide communications and inspiring others to feel as passionately about redevelopment as they did. The Outreach Committee worked hard to increase knowledge about redevelopment among Southwood community members. This peer -to -peer leadership style is integral to Habitat's approach to redevelopment, understanding that a recommendation from a trusted friend and neighbor is more valuable than the endorsement of an outsider. Outreach committee members received training on the specific skill of door knocking, learning the techniques necessary for successful one-on-one interactions with friends and neighbors about sometimes difficult and complicated subjects. After training, resident leaders divided into groups of two and advertised for various monthly community meetings in their neighborhood. After these door knocking initiatives, redevelopment meeting attendance increased by 30% . Being natural conveners, residents drawn to the Community Outreach committee were able to share their skills in motivation and active listening with the larger community, reaching deeper into Southwood and expanding the capacity of Habitat to engage directly with as many residents of the park as possible. Rezoning Approvals 2018 D- D-velopment Site Planning Pezoninq Future Phases '.I It - s BLOCK B - I Rezoning Workshops CASH HOUSE CASA HouSE RIM CASA HOUSE CASA HOUSE _ . A/ CASA • 14OUSE CALLEJON ALLEY CALLEJON ALLEY Building on the vision, vocabulary and leadership skills established through the Land Planning workshop series and subsequent committee development, these sessions first introduced the rezoning process to resident leaders, and then examined the various elements of the application to ensure continuity between what was submitted and the goals of the community. Rezoning was introduced as a process to establish new regulations that would provide a guide and framework for future development of Phase I, and that these regulations would form the overall character and feel of their neighborhood. Important decision points and opportunities for interacting with the community, like the public hearings with the Planning Commission and Board of Supervisors were discussed, and the proactive public -private partnership between Southwood and the County was highlighted. Here, residents formalized their two -block approach, identifying the two distinct areas within Phase I. Block A, more internal to the site, was desired to be more residential and neighborhood -focused in nature, while Block B, the neighborhood's primary CLA CALLE I ROAD 44IRKING ON t ONE SIDE I IONANIIENT{ UN LgDO9► 1 IP .4J THEMES 01. Rezoning Process 02. Block Design 03. Uses 04. Road Network 05. Road Design 1 entrance and frontage along Old Lynchburg Road, was more appropriate for more intensive uses. This rationale guided group activities in which the community discussed various potential uses and their appropriateness for each block. The community's work established the Use Matrix, with a wide range of residential uses in both Block A and Block B, but the majority of higher intensity non-residential uses restricted to Block B. Residents also expressed preference for an interconnected road network with a modified grid that respected the natural terrain as much as possible while achieving density goals, as well as road section designs that prioritized traffic calming measures and minimal right of way widths. Moving from resident -derived concepts to technical drawings and regulatory tables without losing the sense of ownership or ability for residents to see themselves reflected in this work has resulted in an informed and engaged community with a sophisticated grasp of these development principles. Rezoning Approvals 2017 . 2018 Site Planning Rezoning Future Phases Where will Redevelopment Begin? Two key points became clear in talking with residents about the first phase of redevelopment. One, that the physical and psychological benefits of starting construction on land not currently occupied by trailers would outweigh the added costs of building the necessary infrastructure to access this greenfield; and two, that for many community members, inspiration and belief in the possibility of the future would only come once there was a first village they could see and touch. Embracing these concepts and honoring the community's insight has meant developing this Zoning Map Amendment request to focus first on more than 30 undeveloped acres adjacent to the developed portion of Southwood, both to demonstrate Habitat's commitment to non -displacement and to expedite a first phase of redevelopment. Walking tours of this forested area equipped residents with an understanding of the land that influenced their approach to neighborhood design, and brought abstract land development concepts into real, tangible terms. Knowing where redevelopment will begin has further inspired the belief that this transformation is possible. Market Day - Expanding Design Input At the end of the first series of redevelopment workshops, a focus group of resident leaders continued meeting to develop an activity that would demonstrate to the larger community the experience of planning their future neighborhood. Building on the final workshop of the series, residents and architects developed an interactive activity for neighbors to design their own neighborhood block. During Market Day, a spring health and wellness fair for the entire community, residents lead their neighbors in this design exercise, resulting in 80 community members working in multiple teams to develop conceptual design solutions for their future neighborhood. A sample of layouts from that design exercise are pictured on the right Q -- W •W - I rTJ C � CY7J1ir•:h" � . , ) i . ■ fir►.' " -- .' ►� 23 909h. Mao F Design Development Workshops This series focused on further refinement and identification of critical design principles the community wanted to codify in the request for rezoning. Here the neighborhood moved from an open framework to conceptual designs that will serve as guides for the future development of individual neighborhoods. This stage of design began with field trips, with community members visiting local neighborhoods, experiencing the architectural and engineering concepts they had been discussing in previous workshops in person, evaluating how various design decisions impacted the overall feel and character of a neighborhood. With these site visits in mind, residents came together for design intensives, working in small groups to design and redesign areas of the first phase using color coded blocks and scaled model props. Residents were asked to refine their designs while thinking about the overarching principles they were striving for, like connectivity, amenities and a mix of housing types. _i 0 THEMES 01. Precedent Studies 02. Connection 03. Amenities and Open Space 04. Mix of Housing Types Family -oriented designs and amenities, like parks or multi -modal paths, and special attention to accommodations for vulnerable populations, like seniors and those with limited mobility, were interwoven with a wide rage of housing typologies from apartments to affordable duplexes and townhomes to market rate single family detached options. Multiple groups highlighted the importance of mixing housing typologies in the same phase, but not necessarily directly adjacent to each other, to promote the meshing of a newly formed community that would be welcoming to people from all walks of life. These concept models were then turned into the illustrative drawings and plans featured in this booklet. These are meant to serve as a high-level guide for future development and future resident cohorts' designs for their neighborhoods, while maintaining the overall flexibility that will result in an organic, vibrant neighborhood that is responsive to the values of each future resident cohort. Rezoning Approvals 2017 2018 -moor_ . J wpm �., Early Adopter Cohort Development P r After the initial submission of the rezoning application in February of 2018, resident leaders developed an agenda for a series of redevelopment meetings that would provide an update and an opportunity for self -identification into the rapidly forming Early Adopter cohort to the larger Southwood community. Residents identified that it was important to highlight key past milestones that inspired confidence and faith in commitments to non -displacement and affordability. Residents celebrated the completion of a Land Swap with the Commonwealth of Virginia which provided Habitat access to an additional 20 acres of undeveloped land adjacent to Southwood. And they identified the importance of underwriting changes Habitat initiated that would allow more community members to be able to take advantage of affordable homeownership opportunities. It was also critical to community leaders to inspire a sense of the gathering momentum around redevelopment, pointing to the three to five year time horizon by which the first Southwood community members could be moving into their new homes in the first phase of redevelopment. Overwhelmingly, Southwood resident planners feel that building a First Model Village will be the catalytic event that inspires future cohorts of Southwood residents to take proactive steps toward homeownership and toward joining their neighbors in intensive block by block community planning. Meetings were held on a variety of days at multiple times to provide opportunity to folks regardless of their work schedules and commitments to learn more about redevelopment. During the two weeks these meetings were held, 80 families were represented with almost half - 37 out of those that attended - self -identifying as interested in participating in the first phase of Southwood redevelopment. By the time of this Submittal, some nine months later, an additional 14 families have come forward, bringing the total number of families voicing interest in being part of the first phase of redevelopment to 51. One-on-one outreach by Southwood's trained financial coaches and housing counselors began with those residents to better understand families' housing aspirations and financial situations and to create individualized paths forward toward their family goals. As future cohorts are established, the process will repeat itself with every family until Southwood redevelopment is complete. 341 families interviewed 21 resident leaders 51 early adopters 67 workshops 158 hours of childcare 203 total resident participants 100 % doors knocked 1000 meals provided 1,882 volunteer hours of resident leadership -W 25 KEY REZONING CONCEPT PLANNING SITE PLANING BUILDING 0 COMPLETED i ram.: r� _' � i� � P•Iy 2018 FUTURE ENGAGEMENT ACTIVITIES Village by Village Approach 01�N j N��4 �.lL" i ---------- FFI ----------------- 2019 Beginning in the winter/spring of 2019, the Early Adopter cohort will come together to look at a higher level of detail at Block A, identifying the exact location of the First Model Village, refining the appropriate housing types to suit the housing aspirations of their specific design cohort, further developing road layouts and right of way design and developing the civic and amenity components that will identify their neighborhood. This work will culminate in a submission of the first site plan and subdivision plan for Phase I of Southwood redevelopment in 2019. This process of resident -led site planning will happen for a minimum of two distinct neighborhoods in Block A of the first phase of Southwood redevelopment, tying into overarching design principles and the framework established by the rezoning application while allowing each neighborhood to develop organically with a specific resident group in mind. Moving forward, each new block will set the context for future block development. 2017 THEMES 01. Location of First Village 02. Refinement of Housing Types 03. Unit and Road Layouts 04. New Resident Cohort 05. Resident Leadership Rezoning Future Phases t { - ------------ 2020 Current conceptual timelines indicate that the rezoning of the next phase of Southwood redevelopment will occur as early as 2020, building on the lessons learned from site planning and implementation of the first phase of redevelopment. Inspired by the work of the Early Adopters, new resident cohorts will form and will engage in the same curriculum, first acquiring the foundational understanding of the principles of land development, then building on these principles as they define the rules, regulations and design characteristics of their own rezoning application and then turning these guiding principles into the exact sites and subdivisions of their future neighborhoods. It will be critical to tap the wisdom and knowledge of the first cohort of Early Adopters to help refine and market these new planning initiatives, as well as lead and train their peers in the work of land design. Rezoning Approvals 201c' Site Plannin Rezoning Future Phases more dense less dense z e a s V I mixed use neighborhood center, community tocilitles, similar to C-3. C-5 perimeter neighborhood development patterns. similar to C-1. C-3 Internal neighborhood development patterns. sitmllar to C-2 street corridor 1 OLD LYNCHBURG ROAD Ri.::::...::.....::: ...:.:. open space & troll system t � ` �.- r � Conceptual Southwood Master Plan Strategy Based on the resident led development strategies used for creating new neighborhoods in Phase 1, future phases of redevelopment throughout Southwood will follow similar processes. Redevelopment in each future phase will provide the opportunity for residents to lead the design process for their own neighborhoods. Similar physical conditions to those of the Character Areas developed for this Code of Development exist throughout the whole of Southwood-, therefore future phases will likely follow similar patterns of development. The illustration of the overall community of Southwood uses color to show how similar neighborhoods will be redeveloped in future phases-, edge neighborhoods are envisioned to have similar characteristics throughout the entire community. Internal neighborhoods are envisioned to have similar characteristics throughout the entire community. Hickory Road will always have a specific characteristic as the central spine of the community and thus may develop with a unique set of characteristics the residents determine. Density will also vary throughout different sections of the community. The illustration communicates the variety of density through the saturation of colors. Areas with more saturated colors communicate areas envisioned to have higher density development. Generally the areas around the western entrance of Hickory Road from Old Lynchburg Road are envisioned to develop with a higher level of density and become the village center for the community. This location also corresponds to the Albemarle County's Comprehensive Plan for a neighborhood center. 27 SOUTHWOOD RESIDENT WORKSHOP SUMMARY �1 n FROM 2016 — 2018wl A� ..at r PREVIOUS ACTIVITIES CORE VALUE � Muun"hiLy rrnavI r _r,arirnuits+ rr� t`hN fliSPL�::�MfNT .� 5���,„r jll7AL �""» 'i�lcALCANIA&LE SiN cftplkUEum �E .. ►a %. v. crWoZ�u'.nx� n Lll �dn y wH� ),n I � — aliardF,�us [al¢wies 9r ..I� -,��s�, •x�� w�f sOic va Iw�ev eaa ....,.max s }. �� ��- � , � � �� J Rnlu�ami[' veil J'+�a R`ydrnfe _ r�•'•+@' Ns INIatES i �' ; �•- t uednl du �.vy.K ac e,y.lcra i�'Wy,,,t �•1�Yarv�'�..,------------------ - , �0'%irS �wr�i� 104� r <�.::�,► ♦' ` 1►fie QF ■ • ■ ■ W� � K 1f �MM ■\. � ■ .:.. �yFW �^ � .}+•non a ��.i i� H.........Mr ��� y ` a ...INITIAL > = •� ���r �y��:�E� �'� RESIDENT LED .�. -� .. W PLANNING EFFORTS.... rA ,tea . i � : ■ � � 9 ' S • ■•„,.a• . I - !!��jj��,Y ." � � ! r ■tom �� previous - 2016 2017 31 MAY 2018 11 JUNE 2018 26 JULY 2018 t t 4 t o t t vi I • 1 raw -151 ml BLOCK A I BLOCK B moons oil - Igo. Iskaw y► : .e Ake ALA #AW � ...FUTURE RESIDENT LED r PLANNING EFFORTS.... _- Setback Variation Building Wall Variation THREE TYPES OF OPEN SPACE ✓,6d�f� ; � � ,arc N • 1 SETback sa k STEPabacke�a�.,i `i` row•ap ffj clift.cmiemc,n 1.a11.�oc1oa Y.. �� �, .� _ • Y .LW „ucn mAuwn x5s.wia Eww�wEo x5,mu,.s i. SUMMARY 07 AUGUST 2018 23 AUGUST 2018 27 SEPTEMBER 2018 - �� n ] .:.� ' � ... � r � -' - -- •t'�..�� � -� � - �. Ali _ �V � - 1Jpw Yam` � �1 1� _ I I r'.I-' �+ � .., � - �'• s�� -:i ��i�. . ,. F f �R WSJ Southwood Phase 1 Neighborhood Model Code of Development Zoning Map Amendment 2018-003 Tax Map 90 + 76, Parcels 09000-00-00-001AO, 090A1-00-00-001E0, 07600-00-00-OS1AO Submission Date: February 20, 2018 Revision #1: July 2, 2018 Revision #2: January 7, 2019 REZONING APPLICATION Name of Project: Southwood Phase I TMPs: 090A1-00-00-001E0 09000-00-00-001A0 07600-00-00-OS1A0 Total Acreage: 33.96 acres Block A: 20.98 acres Block B: 12.98 acres CODE OF DEVELOPMENT TABLE OF CONTENTS INTRODUCTION 4 Application Plan CHARACTER AREA + REGULATIONS 5 Character Areas Character C-5 Character C-4 Character C-3 Character C-2 Character C-1 Characteristics of the Character Areas 6 Setbacks + Building Regulations 7 Building Regulations Definition Diagrams 8 GREEN SPACE 10 Green Space 10 Trail Buffer Area 10 Civic Area 10 Recreational Areas + Facilities 11 Recreational Facilities Recreational Area Conservation Area Amenity -Oriented Lots 11 Neighborhood Amenity + Civic Areas by Character Area 11 Green Space + Amenity Definitions 11 Pedestrian Connection Area Trail Buffer Area BLOCK + USES 12 Density by Block 12 Affordable Housing 12 Residential Uses by Block 13 Non -Residential Uses by Block 14 STREETS + PARKING 16 Road Sections + Framework Streets 16-17 Parking 18 Curb Cuts 18 INTRODUCTION FRAMEWORK STREETS - ADDITIONAL ROADS Application Plan AND ALLEYS AT APPROPRIATE SCALE AND DIMENSION MAY This mixed -income, mixed -use neighborhood is intended to be developed BE DEVELOPED IN SITE PLANS TO CREATE through intensive community engagement, reinvesting in defunct neighborhood MORE CONNECTION AND ACCESS infrastructure without erasing the vibrant culture that exists today. Because of the 8.3 ACRE AMENITY AREA AND GREEN SPACE W/ 10,000 SF community -focused nature of the development, it is critical that the Application OF PRIMITIVE TRAIL TO BE FIELD Plan provided in this rezoning application retain the flexibility necessary for residents LOCATED rI GENERAL to create responsive, sustainable neighborhoods on a village by village basis into LOCATION OF PRIMITIVE TRAIL - J the future. The Application Plan provides a framework for a two -block approach EXACT LOCATION TO BE DETERMINED to land use, five distinct character areas, an interconnected road and sidewalk 1 system, and future connectivity to the existing Southwood neighborhood. It also f� ', — ' .000 identifies key features of the development including green space and amenity areas. The distance from the center of Block A to the center of Block B is 1,590 feet or 1 about a 15 minute walk. Many non-residential uses in Block B are allowed and \ roa may support daily living needs of Block A. 1 I. The streets shown in all plans in this Code of Development are framework .� 1opaQ streets. Additional roads and alleys may be developed in site plans to create more connection and access. 1 --------------------------------------- old Iy—h—E road � I I I �f \ W I SOUTHWOOD EXISTING SOUTHWOOD NEIGHBORHOOD \ PHASE 1 REDEVELOPMENT no rezoning at this time I � I I I I I -------I I. % y ' TRAIL BUFFER AREA rf' J OLD LYNCHBURG ROAD ' J rar,A//A oa . �o � ii■ Block A N �20.98 acres o I 0 0/21 AMENITY AND GREE� SPACE ARIA: 1.1 ACIIRS \� PRESERVED SLOPES TRAIL BU FFER PROPOSED .. STREAM BUFFER EXIST�k-Ro&q�__, FLOODPLAIN EXISTING BUILDINGS .RAPHIC SCALE RESIDENTIAL DENSITY BY BLOCK SUMMARY ` 911 6RNUT LN. BllifRNUi LN. i - 0 I� f wave / ' %`Existing Southwood Community' ' `` no rezoning of this time �SECONDARY FIRE ACCESS • • IIIIIIIII I`woo Imono (APPROX. LOCATION) _ ' • . 10 — ' � a� :I�•u �3 ail'') I ,f I�oe ' S�ceo ► 000 ' i Ili 11, it ♦ �'•I� II ILIIIUIiIu�i � 400Y *00� /. 0000N�iii `� r /• CONCEPTUAL CONNECTION TO `` FUTURE ROAD NETWORK , i� I0 noun 0000 !� BLOCK ALLOWED TOTAL DEVELOPABLE MINIMUM MAXIMUM MAXIMUM GROSS MAXIMUM NET USE ACREAGE ACREAGE DWELLING DWELLING UNITS DENSITY DENSITY UNITS per total acres per developable acres BLOCK A MIXED USE 20.98 12.68 80 150 7.15 11.83 BLOCK B MIXED USE 12.98 11.92 70 300 23.11 25.17 SUBTOTAL MIXED USE 33.96 24.60 150 450 13.25 18.29 NOTE: 'Developable Acreage' excludes streams, stream buffers, preserved slopes, Trail Buffer Area and'Green Space identified on the plan 'Maximum Net Density' is the Maximum Dwelling Units per Developable Acreage. rd CHARACTER AREAS + REGULATIONS CHARACTER C-5 GREEN SPACE AND AMENITY AREA old Lynchburg road Character Areas CHARACTER C-4 TRAIL BUFFER AREA CHARACTER C-3 -- BLOCK BOUNDARIES - L ---- T 2po_o While the approach to land use and density in Southwood is governed by blocks, within CHARACTER C-2 /� c�Mgx ro these two blocks there are a number of Character Areas, the design characteristics and CHARACTER C-1 i' a "oRrNPRoP ' regulations of which have been developed through design workshops and conversation �OV �� C-3 C_4 C_5 jo c_SMgXER��"F a i' 7Zo , ` C-4 with resident planners. The exact dimensions of each Character Area are flexible, but the �o ' C _ 4 ' c,SM/n '20, 0^ - cs diagram on this page denotes the general area and location of these Character Areas. C, ---- "'" 21111111M woo An internal Southwood Architectural Review Board will review individual submissions \� ,�� ■ wow Ow I for new building or village's compliance with the Southwood Phase One Neighborhood �j ` I ERMA Model Code of Development's architecture, landscaping, buffer, screening and other C-3 i '' standards as set forth herein. The ARB's specific guidelines governing the quality and `' ' ` ✓ characteristics of the Character Areas will be determined, maintained, and periodically I updated by the Southwood Architectural Review Board. .0000 � I o` The Character Areas identified here are: V - � �Q Character C-5 C-2 I 0010 Existing Southwood Neighborhood I, Bordered by Old Lynchburg Road, Hickory Street and the existing Southwood Nowr No rezoning at this time community, this area is the most appropriate location for the highest intensity uses, woo ow Ir { as it is advantaged by the best visibility and accessibility on the property. A pattern of C_3 � ;00 000 buildings that address the human scale and activate the street edge, or civic spaces C-1 00�p 000 .00 Y ♦ �� that welcome the pedestrian to engage with the built environment will be required C-3 0woo #N by the internal ARB. Landscaping and signage may be particularly critical in this zone to create a sense of place. Character C-4 son" Transitioning away from the highest intensity of Character C-5, the C-4 zone retains , - ' �� 0j ,� WNW critical relationships with Old Lynchburg Road, Road 1A ,the existing Southwood ' �� 00.00000 community and the new residential area of Phase I. This area should contemplate the relationship the built edge will have with future development across Road 1A, scaling down any massing to address the likely scale of building in Phase II. Because it is more internal to the site, this area is less appropriate for the highest intensity non-residential uses and may be more appropriate for office or other employment centers, or higher density residential such as multifamily. Character C-3 These transect areas mediate intensity and provide connection. For example, in the northern -most C-3 character area in Block A, this area provides a transition from higher intensity of Block B to less intense residential uses in Block A. The C-3 area in Block B provides a connection from the framework street network to the trail network, similar to the other C-3 character areas, while providing a distinct identity, achieved either through use, form, intensity, or as a place to gather and connect to the natural area and trail amenity. The C-3 areas are intentional "place -making" reference points that suggest transition and connection while creating a rhythm of varied pedestrian experience or'nodes' along the framework streets Character C-2 Clearly within the more residentially -focused Block A, this area allows for both density and flexibility in neighborhood design. This area will provide a mixture of housing types and allow for smaller residential groupings on public or private amenities or streets. Alleys, greenways, and/or internal sidewalk connections between residences and public amenities are permitted. Character C-1 This outside edge of Block A borders the 8 acre green space and amenity area and will be the lowest intensity character area. Topographical challenges and lot dimensions in this area will limit the range of housing typologies available to primarily single family detached and single family units, with the potential for some small scale multifamily buildings. The primary use of this area is residential and, given adjacency to the green space and amenity area, this area should encourage some visual and physical connection to the green space to preserve the natural character of the Southwood Neighborhood. 5 Characteristics of the Character Areas CHARACTER AREAS QUALITIES C-5 C-4 C-3 C-2 C-1 GREEN SPACE CIVIC/ GATHERING, ACTIVE OR PASSIVE GATHERING, ACTIVE OR PASSIVE GATHERING, ACTIVE OR PASSIVE GATHERING, ACTIVE OR PASSIVE ACTIVE OR PASSIVE RECREATIONAL ACTIVE OR PASSIVE RECREATIONAL, AMENITY RECREATIONAL; MAY SUPPORT RECREATIONAL RECREATIONAL RECREATIONAL, OR CONNECTIVE OR CONNECTIVE PUBLICLY ACCESSIBLE SPACE, IF NON-RESIDENTIAL ACTIVITIES AT PROVIDED HICKORY PEDESTRIAN ACTIVE AND WELCOMING; SENSE TRAIL AND SIDEWALK CONNECTIVE'NODE'- MUST SAFE, INTERACTIVE, AND WALKABLE SAFE, INTERACTIVE, AND WALKABLE PASSIVE USE TRAIL AND NATURAL EXPERIENCE OF ENTRY TO SOUTHWOOD CONNECTIONS BETWEEN ENABLE CONNECTION TO NATURAL NEIGHBORHOOD; PORCHES NEIGHBORHOOD; PORCHES AREA OR ACTIVE RECREATIONAL NEIGHBORHOOD. CONNECTIVITY HIGHER INTENSITY BLOCK B AND AREA AND/OR TRAIL AMENITY; AND STOOPS ON FRONTAGE AND STOOPS ON FRONTAGE TO LARGER PEDESTRIAN RESIDENTIAL BLOCK A. PEDESTRIAN GATHERING, ACTIVE OR PASSIVE ENCOURAGED ENCOURAGED NETWORK BEYOND SOUTHWOOD CONNECTION AREAS TO PROVIDE RECREATIONAL USES ENCOURAGED. COMMUNITY. CONNECTIVITY BETWEEN STREET NETWORK AND TRAIL NETWORK. STREET EDGE LARGELY CONTIGUOUS STREET MOSTLY CONTIGUOUS STREET DISTINCT IDENTITY AS CREATED PERIODIC CIVIC/OPEN SPACES STREET EDGE SHOULD ALLOW FOR NATURAL OR WOODED AREA EDGE TO PROVIDE A SENSE OF EDGE; MAY BE LANDSCAPED BY USE, CONNECTION, FORM, Ft POCKET PARKS, RESIDENTIAL PERIODIC VIEWS TO NATURAL AREA ENCLOSURE ON THE STREET; BUFFER. LIMITED CURB CUTS, OR MATERIAL; A POINT OF TYPOLOGIES CLOSE TO STREET BEYOND BUILDING FACADES SHOULD UNINTERRUPTED CONTIGUOUS GATHERING AND/OR CONNECTION EDGE TO CREATE POSITIVE VARY ALONG THE STREET FRONT; BUILDING LENGTHS ARE LIMITED TO THE NATURAL AREA; MAY BE PEDESTRIAN EXPERIENCE EXCEPTIONS FOR WOODED/ TO ENCOURAGE WALKABLE BLOCK LANDSCAPED BUFFER NATURAL AREAS AND OUTDOOR LENGTHS ALONG FRAMEWORK CIVIC SPACES STREET PARKING ON -STREET OR RELEGATED ON -STREET, OFF-STREET, OR ON -STREET, OFF-STREET OR ON -STREET, OFF-STREET PARKING ON -STREET, OFF-STREET PARKING PARKING LIMITED TO DESIGNATED PARKING. NO CURB CUTS FROM RELEGATED PARKING RELEGATED PARKING SHOULD BE RELEGATED WHERE PERMITTED IN FRONT OR SIDE YARD TRAIL OR RECREATIONAL ACCESS HICKORY STREET. POSSIBLE AREA NOTES GROUND FLOOR OF MULTIFAMILY FACADE HEIGHT IS LIMITED MAY PROVIDE OR SHARE WIDEST RANGE OF RESIDENTIAL PRIMARILY SINGLE FAMILY PARKING FOR ACCESS TO THE AND MIXED -USE BUILDINGS TOWARD FRAMEWORK STREETS TO PARKING FOR TRAIL ACCESS, SEE HOUSING TYPES POSSIBLE IN THIS ATTACHED, DETACHED, TOWNHOME TRAIL MAY BE PROVIDED IN OTHER TO MEET STRUCTURAL OR TRANSITION NEW BUILDING SCALE PARKING SECTION FOR PARKING AREA OR ACCESSORY UNITS DUE TO CHARACTER AREAS WITHIN DIMENSIONAL STANDARDS FOR AND EXISTING NEIGHBORHOOD. REQUIREMENTS TOPOGRAPHY CONSTRAINTS, BLOCK A; MAY PROVIDE BUILDINGS NON-RESIDENTIAL USES AND TO TOPOGRAPHY MAY NECESSITATE BUT SOME MULTIFAMILY OR ACCESSORY TO RECREATIONAL HAVE ADEQUATE OPENINGS TO ADDITIONAL GROUND FLOOR CONDOMINIUM BUILDINGS MAY BE NEEDS PROVIDE VISUAL CONNECTION TO 'BASEMENT' LEVEL DWELLINGS SUITABLE. INTERIORS OF BUILDINGS TOWARD OLD LYNCHBURG ROAD. CONCEPTUAL IMAGES ,!$' ' INI Ip1111i11N1 j ,1 l -s � + I* ■ �.� �, i4 i r� Setbacks + Building Regulations CHARACTER AREA SETBACK + BUILDING REGULATIONS ALL SETBACKS AND BUILDING REGULATIONS TO BE MEASURED FROM FRAMEWORK STREETS REQUIREMENT C-5 C-4 C-3 C-2 C-1 BUILDING HEIGHT MINA 2 STORIES NO MIN. NO MINIMUM 4 STORIES B1 4 STORIES B2 3 STORIES MAX FRONT SETBACK G MIN 10' 5' 5' 5' MAX C 20' D 25' D 30' 40' SIDE SETBACK MIN G NO MIN. E NO MIN. E 3'E 3'F MAX C NO MAX. 15' 10' NO MAX. SIDE CORNER SETBACK MIN G NO MIN. 3' 3' 5' MAX C 10' D 15' D NO MAX. NO MAX. REAR SETBACK MIN E,G NO MIN. 5' 5' 5' NO MIN. MAX NO MAX. NO MAX. G NO MAX. NO MAX. NO MAX. PORCH / APPURTENANCE SETBACK NO MIN. NO MIN. NO MIN. 1' MIN 10' 15' 20' 30' MAX GARAGE SETBACK H FRAMEWORK STREET FACING GARAGE OPENINGS AND/OR GARAGE DOORS ARE NOT FRONT ACCESS ALLOWED IN THESE CHARACTER AREAS. ALL GARAGE ACCESS MUST BE SIDE LOADED OR 18'/ NO MAX. 18'/ NO MAX. MIN/ MAX RELEGATED TO THE REAR OF THE BUILDING. SINGLE BUILDING FOOTPRINT MAX NON-RESIDENTIAL 30,000 SF 20,000 SF 10,000 SF 5,000 SF STREET FACING BUILDING LENGTH I MIN 50' NO MIN. NO MIN. NO MIN. MAX 300' 240' 200' 200' MIN PASSAGE WIDTH 20' 20' 15' 10' BUILDING PLANE VARIATION J MIN 2' 2' 2' MAX 12' 20' FACADE HEIGHT VARIATION K 150' 200' 200' 200' APPLICABLE LENGTH 3' 2' 2' 1' MIN 5' 4' 3' MAX During Site Plan review, a 5% deviation from all dimensions noted above will be allowed to accommodate variability in site conditions and final layout GENERAL NOTES: 1. There is no Maximum building setback from Old Lynchburg Road property line. 2. All buildings adjacent to a Framework Street must have a minimum of one primary entrance facing the Framework Street. Corner buildings (facing two Framework Streets) may choose which Framework Street will receive the primary entrance. 3. Floor to Floor height for the ground floor spaces on Hickory Street as measured from the Finish Floor Elevation facing Hickory Street, will be a minimum of 12'-0" regardless of use. 4. Parking levels partially or fully below grade and located under residential or non-residential spaces in the C-5 Character area are not Stories and do not count toward calculation of maximum building height. REGULATION NOTES A EXCEPTIONS TO THE MINIMUM BUILDING HEIGHT SHALL BE CONSIDERED DURING THE SITE PLAN PROCESS PER INTERNAL ARB REVIEW. MAXIMUM HEIGHT CAN BE INCREASED BY TACADE HEIGHT VARIATION' REQUIREMENT WHEN APPLICABLE. MAX HEIGHT IS CHANGED BY THE VARIATION DESCRIBED IN NOTE K BELOW. B1 ANY PORTION OF A BUILDING OR GROUP OF BUILDINGS WITHIN 50' OF THE BACK OF CURB AT ROAD 1-A WILL BE LIMITED TO A MAXIMUM OF 3 STORIES. IN A SINGLE BUILDING, THIS MAY BE ACHIEVED BY A MINIMUM 10' STEPBACK. B2 ON FACADE FACING FRAMEWORK STREET(S), THE MAXIMUM FACADE HEIGHT IS 3 STORIES WHEN MEASURED FROM THE TOP OF CURB AT CENTERLINE OF BUILDING FACADE. FACING FRAMEWORK STREET C EXCEPTIONS TO THE MAXIMUM SETBACKS SHALL BE CONSIDERED DURING THE SITE PLAN PROCESS PER INTERNAL ARB REVIEW. D UP TO AN ADDITIONAL 20' OF SETBACK MAY BE PROVIDED (NOT REQUIRED) IF LANDSCAPING OR HARDSCAPING (OR COMBINATION) IS PROVIDED OVER ENTIRE ADDITIONAL SETBACK AREA. E SIDE AND REAR MINIMUM SETBACKS FOR ANY PRIMARY STRUCTURE SHALL BE CONSTRUCTED AND SEPARATED IN ACCORDANCE WITH THE CURRENT EDITION OF THE BUILDING CODE, SIDE SETBACKS FOR BUILDINGS THAT SHARE A COMMON WALL MAY BE 0'. F MINIMUM SIDE SETBACK DOES NOT APPLY TO ATTACHED UNITS THAT SHARE A COMMON WALL. G AT C-4 SOUTH OF HICKORY STREET AND C-3 CHARACTER AREA IN BLOCK B ONLY, PROVIDE 50' MINIMUM BUILDING FOOTPRINT SETBACK PARALLEL TO OLD LYNCHBURG ROAD (AMENITY/ OUTDOOR RECREATION STRUCTURES, SCREENING ELEMENTS AND SURFACE PARKING LOTS ARE EXEMPTED.) H THE WALL PLANE OF ALL STREET FACING GARAGES MUST BE SET BACK A MINIMUM DISTANCE OF THREE FEET (3') FROM THE PRIMARY STREET FACING BUILDING FACADE I STREET FACING BUILDING LENGTH IS DEFINED AS THE SINGLE OR AGGREGATE COMBINED LENGTH OF ANY BUILDINGS) FACING A FRAMEWORK STREET WITHOUT A MINIMUM WIDTH OPEN AIR PASSAGE TO THE REAR OF THE PARCEL OR A COURTYARD. J FOR INDIVIDUAL OR CONTIGUOUS GROUP OF BUILDINGS 100 FEET OR MORE IN LENGTH, AT LEAST 2 PORTIONS OF THE STREET -FACING BUILDING FACADE MUST HAVE A VARIATION IN BUILDING FACADE SETBACK. THE COMBINATION OF THE REQUIRED VARIATIONS IN BUILDING FACADE SETBACK MUST TOTAL NO LESS THEN 25% OF THE LENGTH OF THE BUILDING(S). K FACADE HEIGHT VARIATION IS REQUIRED FOR STREET -FACING LENGTH OF AN INDIVIDUAL OR GROUP OF CONTIGUOUS BUILDINGS EXCEEDING THE APPLICABLE LENGTH. A MINIMUM OF 20% AND A MAXIMUM OF 50% OF THE AGGREGATE STREET -FACING FACADE(S) MUST HAVE A VARIATION IN HEIGHT. THE REQUIRED VARIATION MINIMUM/MAXIMUM DISTANCE IS NOTED FOR EACH CHARACTER AREA. FOR CORNER LOCATIONS, A MINIMUM OF 33% OF THE FACADE HEIGHT VARIATION MUST BE LOCATED ON THE CORNER FACING FACADES.. IF APPLICABLE, THE FACADE HEIGHT VARIATION INCREASES THE MAXIMUM BUILDING HEIGHT. 0 Setbacks + Building Regulations Definition Diagrams The Code of Development for Southwood Phase 1 Neighborhood Model utilizes a variety of regulations and form based code elements to enhance the pedestrian experience, transition scale between lower intensity areas and higher intensity areas, and provide visual interest. When combined with the location of the Character Areas shown on the Character Area Plan and the descriptions of various elements within each Character Area, the dimensional regulations will help create a distinct sense of place within each area. On the previous pages, the dimensional qualities of these regulations were summarized and will provide the regulatory framework for ensuring a consistent and appropriate application of the neighborhood characteristics envisioned by resident planners and intended for each Character Area. The following pages provide visual / graphic references of each regulatory term to better describe the application of each requirement. BUILDING REGULATION DEFINITION DIAGRAMS BUILDING HEIGHT TYPICAL PRIMARY BUILDING ENTRANCE FR��F Fb�� 1OR'�S PRIMARY ENTRANCE AT ANY LOCATION yT IST O�,�FS/ ON THIS FACADE SINGLE BUILDING FOOTPRINT STREET FACING BUILDING LENGTH F AREA wOR�s NCTy T�FFTS T,�FF�S SSA GF�/oT ti BUILDING REGULATION DEFINITION DIAGRAMS SETBACK PORCH/ APPURTENANCE SETBACK GARAGE SETBACK s��F FRS •� �FR SST woR�sT woR�sr FFT ��P� S � RFFTS RFFTS � Ll: GARAGE SETBACK MEASURED FROM FRAMEWORK STREET L2: GARAGE SETBACK MEASURED FROM PRIMARY STREET -FACING BUILDING FACADE BUILDING PLANE VARIATION FACADE HEIGHT VARIATION STEPBACK 09 p9NGTy o 5�14vP oRks�'�F FTS FTs FTS GREEN SPACE Green Space Green space shall comply with Chapter 18 section 20A.9(a) such that green space shall be at least 20% of the gross acreage of the area, to include amenity areas. Amenities shall be 20% of the gross acreage of the area and shall include the pedestrian trail described below. An important amenity of this project is a pedestrian trail originating within the 8.3 acre GENERAL LOCATION OF green space area of Block A and continuing within a 1.06 acre trail buffer along Old PRIMATIVE Lynchburg Road, which is to be used for recreational activity. The field -located trail amenity is to be within a quarter -mile of any residential unit in Block A and Block B. TRAIL - EXACT 04) Y LOCATION TO BE DETERMINED g1,10 The trail may connect to any existing or future network of trails and sidewalks internal -' TRAIL BUFFER AREA el r � i to the Southwood neighborhood and is intended to help complete and connect to /- Y any potential future regional trails built by others in this southwestern area of the % County. The trail network is to be consistent with the County's design standards for �� _ BLOCK A a Class B type 1 primitive trail in Block A and Class B type 2 in Block B. The general 20.98 acres location of the trail is shown on the Application Plan; however exact trail locations I shall be determined by the Owner based on site conditions. 1, Trail Buffer Area This buffer area shall consist of a 30' wide section to include a variety of trees, shrubs, \ and trail surface at the boundary between Old Lynchburg Road and Southwood Phase- 1 as indicated on the map on the right and further described under Landscaping Requirements "Trail Buffer Area" . The Trail Buffer Area will provide pedestrian -� - connectivity from areas within Block B to the primitive trail and Green Space Amenity area adjacent to Block A. As such, this area will provide required recreation area for the residents (and visitors) of Block B. The Trail Buffer Area also provides landscaped \ ', screening along the Old Lynchburg Road right of way to help reduce any perceived visual impact of the new development in Block B. Civic Area Civic Area is defined as any combination of contiguous hadscaped surfaces, lawn, grouping of trees, landscaped area, or other exterior features primarily open to public that is accessible from Hickory Street by pedestrians and cyclists. This area may have a variety of functions during any given day, week, season, or year and is intended to be flexible to serve multiple purposes, which may include (but not limited to) commercial activities, temporary markets, community gatherings, celebrations, private events, recreation (either active or passive) or others to be determined. DEVELOPMENT BY BLOCK SUMMARY I BLOCK B 12.98 acres I ram-, 77� -.- ; - . J— i X GREEN SPACE AREA (8.3 ACRES) AMENITY AREA 6.4 ACRES - TRAIL BUFFER AREA BLOCK ALLOWED TOTAL GREEN SPACE/ GREEN SPACE/ NEIGHBORHOOD GREENSPACE/ DEVELOPABLE USES ACREAGE PRESERVED AMENITY, TRAIL AMENITY OR CIVIC AMENITIY/ CIVIC ACREAGE SLOPES BUFFER AREAS SPACE AREAS AS % OF TOTAL ACREAGE (minimum) (minimum) (minimum) BLOCK A MIXED USE 20.98 1.9 6.4 0.15 40% 12.68 BLOCK B MIXED USE 12.98 0 1.06 0.32 11% 11.92 SUBTOTAL MIXED USE 33.96 1.9 7.46 0.47 29% 24.60 10 Recreational Areas + Facilities Recreational Facilities The project shall include two (2) field -located pedestrian trails. The trail in Block A will be consistent with the County's design standards for a Class B type 1 primitive trail and will serve as a substitution for one (1) Tot Lot as defined in Chapter 18 Section 4.16. The trail is intended to be at least 2,000 feet in length and approximately 10,000sf in area. The trail in Block B will be consistent with the County's design standards for a Class B type 2 trail and will serve as a substitution for one (1) Tot Lot as defined in Chapter 18 Section 4.16. All other recreational areas and facilities shall comply with Chapter 18 Section 4.16. Recreational Area The project shall comply with regulations per Chapter 18 section 4.16. The application includes a waiver of the recreational requirements for a substitution in facilities. Conservation Area There are not any conservation areas in this project. Amenity -Oriented Lots Notwithstanding Chapter 18 sections 4.6.1 and 4.6.2 of the County Zoning Ordinance, attached and detached residential units with the front of the lot facing a grass or hadscaped mall, park, green space, open space, garden, or any other similar amenity area ("amenity") are permitted throughout the development, provided that the amenity must be at least thirty feet (30') in width, and an open area, from face of building to face of building must remain at forty feet (40') in width. The lot frontage may be obtained by the amenity rather than a public or private street. In addition, said lots shall be served by a public or private street or alley such as street section 2 (alley) in this Code of Development. Neighborhood Amenity + Civic Areas by Character Area Minimum aggregate area requirements for sum of neighborhood amenity or civic areas by Character Area type are as follows: Character Area C-5 6,500 square feet of contiguous Civic Space shall be located along Hickory Road, accessible by pedestrians and cyclists from Hickory and available for active, passive or commercial activities. Character Area C-4 3,000 square feet neighborhood amenity area plus three (3) Pedestrian Connection Areas to be distributed across total C-4 character areas. Flexible locations of both amenity areas and Pedestrian Connection Areas are allowed. Character Area C-3 2,000 square feet neighborhood amenity area plus four (4) Pedestrian Connection Areas. Note: At each Character Area C-3 shown, provide a minimum of 500 square feet neighborhood amenity area plus one Pedestrian Connection Area to achieve the aggregate total. Character Area C-2 2,000 square feet neighborhood amenity area. Flexible arrangement and location(s) will be allowed. These spaces are to serve the needs of adjacent neighborhood and to be connected to sidewalk or trail network. Character Area C-1 Additional amenity area in Character Area C-1 is not required because of adjacency to 8.3 acre Green Space Amenity area. Green Space and Amenity Definitions Pedestrian Connection Area The Pedestrian Connection Area is a landscaped area with a minimum total width of 10' which must include a pedestrian and cyclist path with a minimum travel width of 5'. The characteristics of this path will be equal to or better than 'Class B-type 2 high maintenance pedestrian path' as described by the Albemarle County Standard and Design Manual -Engineering (page 20, year 2019) These areas will connect the Framework Street sidewalk network to either the Trail Buffer Area or the primitive trail within the 8.3 acre Green Space Amenity. Pedestrian Connection Areas may be interupted by future roads, alleys, or parking travelways and are not required to be continuous. The characteristics of the landscape plantings in the Pedestrian Connection Area contain a mix of trees, shrubs, and ground cover. Within each 100 foot length of Pedestrian Connection Area, the planting mix will contain a minimum quantity and variable locations/groupings of the following materials in addition to the trail surface: 4 flowering trees, 4 medium shrubs. Trail Buffer Area The Trail Buffer Area is a trail and landscaped area with a minimum width of 30', measured from the property line along Old Lynchburg Road. The characteristics of the trail in this area will be equal to or better than 'Class B-type 2 high maintenance pedestrian path' as described by the Albemarle County Standard and Design Manual -Engineering (page 20, year 2019) The characteristics of the landscape plantings in the Trail Buffer Area contain a mix of trees, shrubs, and ground cover. Within I. 4 large shrubs - approx. 5-10' tall / 50% evergreen 8 medium shrubs - approx. T-5tall / 50% evergreen II. 1 large deciduous tree III. 2 large evergreen trees Option 1 100' 30' 30' 11 BLOCK AND USES Density by Block Restrictions/Requirements Associated with Standards on the right: (1) The total gross maximum square footage of commercial uses shall not exceed 50,000 square feet across the entire Southwood Phase 1 project. This calculation shall exclude uses for utilities, stormwater, and/or any other uses that provide infrastructure and shall exclude all outdoor recreational or agricultural uses, all of which are not to be regulated by the maximum square footage provided in this table (2) The actual commercial square footage and number of dwelling units in Block B will not exceed a daily vehicle trip count of 5,000 for the entire Southwood development, TMPs 90A1-1E, 90-1A, 76-51A, 90A1-1D, 90A-4, and 90A-1C Affordable Housing The Owner shall provide affordable housing equal or greater to fifteen percent (15%) of the total number of residential dwelling units constructed on the Property, subject to the following conditions: a. These units may be created as for -sale or rental. The Owner reserves the right to meet the affordable housing objective through a variety of housing types, including but not limited to single family detached, single family attached, multifamily, accessory units, carriage units and Flexible Units, ('Affordable Units"). b. "For -Sale Affordable Housing Units" shall be a residential unit offered for sale with housing costs capped at 30% of the qualifying family's income. Qualifying families are households with incomes less than eighty percent (80%) of the area median income. For purposes of this definition, housing costs include principal, interest, real estate taxes, and homeowners' insurance. C. "For -Rent Affordable Housing Units" shall be a residential unit offered at an initial rent that does not exceed the then -current and applicable maximum net rent rate approved by the Albemarle County Housing Office. "Net Rent" is defined as the amount of rent not including any tenant -paid utilities. Notwithstanding the foregoing, the monthly Net Rent may be increased by three percent per year following the first year of tenancy and still be deemed affordable. The designated affordable rental units shall remain affordable for a minimum of 10 years after initial occupancy. d. Affordable Units shall also be defined as any residential unit rented or sold to a current resident of the existing Southwood community. 1 � TRAIL BUFFER AREA i /! (1.06 ACRES) Y \ BLOCK A 20.98 acres i i GREEN SPACE AND AMENITY AREA (8.3 ACRES) ,y. OLD LYNCHBURG ROAD BLOCK B 12.98 acres MIN & MAX RESIDENTIAL / NON-RESIDENTIAL USES BLOCK MIN DWELLINGS MAX DWELLINGS MIN NON-RESIDENTIAL MAX NON-RESIDENTIAL SQUARE FOOTAGES SQUARE FOOTAGES BLOCK A 80 150 NO MIN 10,000 50,000 total for both BLOCK B 70 300 5,000 50,000 TOTAL 150 450 5,000 50,000 NOTE: AT THE MINIMUM OF 15% AFFORDABLE UNITS (SEE PAGE 12), PHASE 1 WILL PROVIDE 23 UNITS AT MINIMUM DENSITY FOR BOTH BLOCKS AND 68 UNITS AT MAXIMUM DENSITY FOR BOTH BLOCKS. 12 Residential Uses by Block The table below establishes the permitted uses, special uses, and prohibited uses by block. The letter "P" symbolizes uses permitted by -right. The letters "SP" symbolize uses allowed by special use permit only. The symbol "-" means that the use is prohibited in the block and is shown in the table to be explicit about such prohibited uses. All uses that reference a section of the Albemarle County Ordinance are to include all uses, definitions, and interpretations as specified in the aforementioned ordinance reference unless a use, otherwise listed in the ordinance reference, is separately and explicitly listed in the use tables within this Code of Development. In this case, the zoning administrator shall refer to the separate listing in the table for this specific use. The zoning administrator, after consultation with the director of planning and other appropriate officials, may permit as a use by -right, a use not specifically permitted; provided that such use shall be similar to uses permitted by -right in general character and more specifically, similar in terms of location requirements, operational characteristics, visual impact, and traffic generation. RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK RESIDENTIAL USES BLOCK A BLOCK B ACCESSORY APARTMENT (REF. 5.1.34) B P P ACCESSORY USES AND BUILDINGS, INCLUDING STORAGE BUILDINGS P P HOME OCCUPATION, CLASS A (REF 5.2) WHERE DISTRICT INCLUDES RESIDENTIAL USES P P HOME OCC CLASS B (REF 5.2) SP SP BOARDING HOUSE P P CARRIAGE UNIT' P P FLEXIBLE USE STRUCTURE C P P DETACHED SINGLE-FAMILY P P FAMILY DAY HOME (REF 5.1.56) P P GROUP HOME (REF 5.1.07) P P MULTIFAMILY P P SEMI-DETACHED AND ATTACHED SINGLE-FAMILY INCLUDING DUPLEXES AND TOWNHOMES P P TOURIST LODGING (REF 5.1.17) P P Restrictions/Requirements Associated with Standards above (1) Mixed uses in a single building (residential and non-residential) are permitted in Block A and Block B. (2) See the parking section of this Code of Development for allocation of and exceptions for parking requirements. Definitions for Alternative Residential Uses A Carriage units - A separate, independent, accessory dwelling unit detached from or attached by way of an unconditioned breezeway, porch, or covered patio space, but located on the same parcel as the structure of and subordinate to a single-family detached or single-family attached dwelling. Notwithstanding Chapter 18 section 5.1.34, carriage units shall be permitted on lots comprised of detached single-family dwellings and attached or semi-detached single-family dwellings subject to the following: The gross floor area of a carriage unit shall not be included in calculating the gross floor area of the main dwelling unit for uses such as home occupations as provided in sections 5.2 and 5.2A and other similar uses whose area within a dwelling unit is regulated. Gross floor area of carriage unit shall be limited to 50% of GFA of main dwelling unit. All carriage units shall be located in the rear or side of the lot. Notwithstanding any other requirements of this Code of Development, carriage unit setbacks shall be the same as for the principal building with which it shares a lot, except for the rear or side yard setback, which shall be a minimum of (3) three feet. Carriage units will not count against the overall dwelling unit allowances. Carriage units with 3 or more bedrooms will require 2 parking spaces. B Accessory Apartments will also be allowed by -right in detached and attached dwelling units or on the same lot as detached and attached dwelling units and will not count against overall dwelling unit allowances. C Flexible Use Structure - A separate, independent, accessory structure detached from or attached by way of an unconditioned breezeway, porch, or covered patio space, but located on the same parcel as the structure of and subordinate to a single- family detached or single-family attached dwelling. Notwithstanding Chapter 18 section 5.1.34, Flexible Use Structures shall be permitted on lots comprised of detached single-family dwellings and attached or semi-detached single-family dwellings subject to the following: The gross floor area of a Flexible Use Structure shall not be included in calculating the gross floor area of the main dwelling unit for uses such as home occupations as provided in sections 5.2 and 5.2A and other similar uses whose area within a dwelling unit is regulated. Gross floor area of Flexible Use Structure shall be limited to 1,000 sgft with a minimum of 200 sgft. Maximum footprint area of Flexible Use Structure shall be limited to 1,000 sgft. Minimum height of Flexible Use Structure shall be limited to 10 feet. Maximum height shall be limited to equal or less than main building. All Flexible Use Structure shall be located in the rear or side of the lot. Notwithstanding any other requirements of this Code of Development, Flexible Use Structure setbacks shall be the same as for the principal building with which it shares a lot, except for the rear or side yard setback, which shall be a minimum of (3) three feet. Flexible Use Structure will not count against the overall dwelling unit allowances. Flexible Use Structure may contain any use or combination of uses allowed by -right in Block A for any duration (temporary or permanent) and may change to any other use allowed by -right in Block A at anytime. Flexible Use Structure requires one dedicated parking space, regardless of use. 13 Non -Residential Uses by Block The table below establishes the permitted uses, special uses, and prohibited uses by block. The letter °P" symbolizes uses permitted by -right. The letters "SP" symbolize uses allowed by special use permit only. The symbol "-" means that the use is prohibited in the block and is included to be explicit about such prohibited uses. All uses that reference a section of the Albemarle County Ordinance are to include all uses, definitions, and interpretations as specified in the aforementioned ordinance reference unless a use, otherwise listed in the ordinance reference, is separately and explicitly listed in the use tables within this Code of Development. In this case, the zoning administrator shall refer to the separate listing in the table for this specific use. The zoning administrator, after consultation with the director of planning and other appropriate officials, may permit as a use by -right, a use not specifically permitted; provided that such use shall be similar to uses permitted by -right in general character and more specifically, similar in terms of location requirements, operational characteristics, visual impact, and traffic generation. NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK USE BLOCK A BLOCK B PRIVATE SCHOOL PA P RETAIL STORE OR SERVICE (REF 22.2.1a AND 22.2.1b) PB P FARMERS' MARKET (REF 5.1.47) P P LAUNDROMAT - P FINANCIAL INSTITUTION PA P MEDICAL OFFICE PA P DAY CARE, CHILD CARE OR NURSERY FACILITIES (REF 5.1.06) PA P DRIVE -THROUGH WINDOWS (REF 5.1.60) - - EATING ESTABLISHMENT PC P PROFESSIONAL OFFICES PA P CLUBS AND LODGES (REF 5.1.02) SP P LABORATORIES/RESEARCH AND DEVELOPMENT/EXPERIMENTAL TESTING - P STORAGE YARD SP P MANUFACTURING/PROCESSING/ASSEMBLY/FABRICATION - P RELIGIOUS ASSEMBLY P P PUBLIC USES P P EVENT HALL (REF 5.1.27) D - P COMMUNITY CENTER (REF 5.1.040 (REF 5.1.27) OR NEIGHBORHOOD CENTER P P Restrictions/Requirements Associated with Standards above: (1) The gross square footage of non-residential use shall be limited as per minimum and maximum residential and commercial uses table in this Code of Development, however, exceptions by net maximum square footages by establishment for each block are listed below. 14 NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK USE BLOCK A BLOCK B ELECTRIC, GAS, OIL AND COMMUNICATION FACILITIES, EXCLUDING TOWER STRUCTURES, OWNED AND OPERATED BY A PUBLIC UTILITY P P ASSISTED LIVING SP P STAND-ALONE PARKING AND PARKING STRUCTURES (REF 4.12) (REF 5.1.41) (REF 5.1.42)E P P TEMPORARY CONSTRUCTION USES (REF 5.1.18) P P USES PERMITTED BY -RIGHT WITHIN FLOODWAY FRINGE IN ACCORDANCE WITH 30.3.05.1.2 OF ZONING ORDINANCE P P STORMWATER MANAGEMENT FACILITIES P P PUBLIC RECREATIONAL FACILITIES P P TIER I AND TIER II PERSONAL WIRELESS SERVICE FACILITIES (REF 5.1.40) P P USES PERMITTED BY SPECIAL USE PERMIT WITH THE FLOODWAY FRINGE IN ACCORDANCE WITH 30.3.05.2.2 OF THE ZONING ORDINANCE SP SP PUBLIC PLAYGROUNDS AND PARKS P P INDOOR ATHLETIC FACILITIES - P COMMERCIAL RECREATIONAL ESTABLISHMENT - P URBAN AGRICULTURE F P - COMMUNITY GARDEN G P P FUNERAL HOME - P AUTOMOBILE SERVICE STATION (REF 5.1.20) - P AUTOMOBILE, TRUCK REPAIR SHOP - P DRY CLEANERS - P Restrictions/Requirements Associated with Standards above: (1) The gross square footage of non-residential use shall be limited as per minimum and maximum residential and commercial uses table in this Code of Development, however, exceptions by net maximum square footages by establishment for each block are listed below. Alterations to Albemarle County Zoning Ordinance Definitions of Size of / Definitions for Alternative Non-residential Uses: A Use may be permitted in Character Areas C-3 of Block A. B Retail store or service may be permitted in Block A is subject to the following: The establishment shall be 3,000 square feet or less. Parking in compliance with the Parking section of this Code of Development. C Eating establishment may be permitted in Block A is subject to the following: The establishment shall be 3,000 square feet or less including kitchen and indoor service areas and toilets but not including outdoor seating. Parking in compliance with the Parking section of this Code of Development. D Event hall: A community space to be maintained by the neighborhood association or some other third party organization or business that can accommodate a variety of special events, public assemblies, and celebrations open to rent to the neighborhood and outside community. The event hall shall comply with minimum parking requirements for public assemblies in compliance with the Albemarle County Zoning Ordinance. E Stand-alone parking must be accessory to a use in Block A or Block B. This use may be residential, in which case the parking shall serve residential uses within the Southwood neighborhood. See parking section for regulations about the location of stand-alone parking - it is not required that parking requirements be met on a parcel. F Urban agriculture: An agricultural use as defined in Chapter 18 Section 3 of the Albemarle County Zoning Ordinance notwithstanding any accessory processing facilities other than allowable accessory units, structures, and/or sheds and including the keeping of allowable animals as described below. An agricultural use shall be permitted on lots comprised of detached single-family dwellings and attached or semi-detached single-family dwellings (duplexes and townhomes) subject to the following: The agricultural use may take place on a parcel subject to the following size requirements: The side or rear yard ("yard") shall be at least 30% of the associated dwelling's footprint. This yard space shall incorporate a chicken coop or other adequate covered structure and shall be fenced (ref. adequate shelter Chapter 4 section 100 (5) of the Albemarle County Code). Coops or structures must meet accessory structure setbacks. The parcel shall have a fly -proof container for animal waste. Hens or goats may be permitted on the parcel subject to the following: No more than 7 hens. No more than 2 goats. Beekeeping is permitted per County Ordinance. On -site slaughter of 1 of each animal type is permitted per calendar year. Agricultural uses shall not require additional parking requirements beyond compliance with the parking regulations for dwellings as described in this Code of Development. G Community garden: A parcel on which gardening is the primary use. 15 STREETS + PARKING ` Road Sections + Framework Streets 1` OLD LYNCHBURG ROAD The street and pedestrian system for Phase 1 at Southwood is envisioned as the / ' — ' — • ' connective framework between the main entrance from Old Lynchburg Road at f BLOCK B Hickory and the residential development of Block A south of the existing Southwood { neighborhood. The main framework road system sets up the first Phase of a neighborhood FRAMEWORK road ta _ STREETS. center and 'main street' alongBlock B as it travels north to south toward Block A. ADDITIONAL ROADS ;' �\ • _ • _ • _ • _ , _ , _ . ' — ' — • — • — • — ' �a WON AND ALLEYS MAY BE ` - �t I �mood 1 DEVELOPED IN SITE / The internal street system throughout Block A provides a safe neighborhood street '�, PLANS TO CREATE / �� • t° � � � 16 _ , MORE system with a variety of on street parking options, with block dimensions that reinforce �' CONNECTION AND ! / �� `"ERNOi`" .,nE."U, \ACCESS the scale and configuration of the community. Associated with the street system is • I ' N ♦ s �- �p ♦ p a system of sidewalks and pedestrian connection areas that separates pedestrians 1� ', — ' qll I °_ ' �� ` Existing Southwood ' I Community A from vehicles (a fundamental value of the resident led design process). This system / lr ' I i ,------------- no rezoning at this time provides safe and coherent connections between various areas of the community � � j� -�"� • ' ' /, $ i and links the network of internal sidewalks to the trail system at specifically identified ; % •,='= �o°d,o B LO C K A i SECONDARY FIRE ACCESS — ICI ✓ I - (APPROX. LOCATION) • . pedestrian connection areas. The scale and configuration of road types varies in o ' relationship to the density of development. I I % SKec�3 �t ,ram a A01 0 CONCEPTUAL CONNECTION TO . • \ _ / FUTURE ROAD NETWORK _ -- �{ �',' -Mr , 7 WANN PROPOSED � — \ I I • I , '�'i I i ROADS 7■ ♦ ♦N ' — - STREAM BUFFER EXISTINGitOPDS_,- � . � --------------- FLOODPLAIN EXISTING BUILDINGS cxnaeiCSCAie \ \ / I ♦ r Oman 16 Road Sections + Framework Streets y, CIL 18'-22 '* 18'-22, •' (TRAVEL LANE (TRAVEL LANE 2.5' WITH PARKING) WITH PARKING) 2.5' 0.5' 0.5' 4-8 2'-6' (PLANTING STRIP)' 4-8 CONCRETE CONCRETE (PLANTING STRIP)' SIDEWALK' SIDEWALK* RIGHT OF WAY VARIES NOTE: WHERE PLANTING STRIP IS LESS THAN 4', TREE SHALL BE PLANTED AT THE BACK OF SIDEWALK AND MAY BE PLANTED OUTSIDE THE RIGHT OF WAY. BIKE LANES OPTIONAL. IF INCLUDED, TRAVEL LANE WOULD EXPAND 4' ON BOTH SIDES. SIDEWALK SHALL BE REQUIRED ON THE SAME SIDE OF ALL ON -STREET PARKING AND/OR A MINIMUM OF ONE SIDE OF THE STREET. *SIDEWALK MAY BE PLACED AT THE BACK OF CURB LINE AND THE TREE/PLANTING STRIP SHALL BE MOVED OUTSIDE OF THE RIGHT OF WAY IN A LANDSCAPE EASEMENT. **IF STREET PARKING IS NOT PROVIDED ON ONE OR BOTH SIDES, WIDTH SHALL BE REDUCED BY 8' ON EITHER SIDE. 1 SECTION 1 PARKING ON ONE OR BOTH SIDES No Scale 2 SECS le 2 No Scale WIDTH10'IMIN WIDTH FOR ONE WAY1 •R TWO WAY) f, 18'-22' (TRAVEL LANE WITH 2.5' PARKING)** 2.5' f~ 0.5' 2'_6' 0.5' (PLANTING STRIP)' 4-8 CONCRETE 2 6 CONCRETE SIDEWALK' (PLANTING STRIP)' SIDEWALK* RIGHT OF WAY VARIES NOTE: WHERE PLANTING STRIP IS LESS THAN 4', TREE SHALL BE PLANTED AT THE BACK OF SIDEWALK AND MAY BE PLANTED OUTSIDE THE RIGHT OF WAY. BIKE LANES OPTIONAL. IF INCLUDED, TRAVEL LANE WOULD EXPAND 4' ON BOTH SIDES. SIDEWALK SHALL BE REQUIRED ON THE SAME SIDE OF ALL ON -STREET PARKING AND/OR A MINIMUM OF ONE SIDE OF THE STREET. 'SIDEWALK MAY BE PLACED AT THE BACK OF CURB LINE AND THE TREE/PLANTING STRIP SHALL BE MOVED OUTSIDE OF THE RIGHT OF WAY IN A LANDSCAPE EASEMENT. **IF STREET PARKING IS NOT PROVIDED, WIDTH SHALL BE REDUCED BY 8% 3 SECTION 3 ONE WAY WITH PARKING ON ONE SIDE No Scale Road Matrix SECTION 1 2 3 4 5 6 HICKORY STREET X X ROAD 1A* X X X X ROAD 1 B X X X ROAD 1 C X X X X ROAD 2 X X X ROAD 3 X X X ROAD 4 X X X X * SIDEWALK AND PLANTING ASSOCIATED WITH THE SOUTH SIDE OF ROAD 1A MAY BE CONSTRUCTED DURING THE CONSTRUCTION AND DEVELOPMENT OF THE SECOND PHASE OF SOUTHWOOD REDEVELOPMENT 17 Parking Curb Cuts Parking areas with 5 or more spaces must be relegated from framework Streets and provided at rear of lots whenever possible. At a minimum, parking areas with 5 or more spaces must be located behind the front building wall. Requirements of Chapter 18 section 4.12 apply except for the following: Alternative Location Requirements for Parking Spaces: The parking requirements for all residential and non-residential uses may be met on -street, off-street, off an alley, in a parking lot, in a stand alone parking lot or in some similar parking situation as described in the table below so long as the total number of required parking spaces for the total number of residential and non-residential units are provided across the project. It is not required that parking requirements be met on a parcel. Calculations shall be balanced at each subdivision plat submission and parking is to be within a 200' radius of the associated parcel as taken from any point along the boundary line of the parcel. Opportunities for stand alone parking (ref 4.12.11) accessory to a use in Block A or Block B shall be permitted for work or supplementary vehicles to decrease the demand on on -street and off-street parking within a 1/4 mile of any lot it serves or be located on a public transportation route. Opportunities for shared parking (ref 4.17.10) and shared driveways shall be permitted. As an aggregate total, the ratio of parking spaces to residential dwelling units (as determined by density count) for Block B will be a minimum of 1.5 spaces per dwelling unit. This ratio applies to Block B only. The application includes a waiver of parking standards for a substitution for parking location requirements for residential and non-residential uses. Alternative Location for parking as described in the table below. PARKING SPACE LOCATIONS UNIT TYPE (PARKING REQUIREMENTS MAY BE MET IN ANY OF THE FOLLOWING LOCATIONS) OFF-SITE STAND RELEGATED ALLEY STAND ON OR ALONE PARKING ON -SITE PARKING ON - PARKING LOT OR ALONE (OFF- (INCLUDING STREET GARAGE OFF -SITE LOT OR PARKING PARKING STREET) SHARED PARKING PARKING SHARED BAY BAY LOT OAOR DRIVEWAY) PARKING SINGLE-FAMILY DETACHED, CARRIAGE HOUSES, DUPLEXES, X X X X X X X TOWNHOMES, AND OTHER DETACHED AND ATTACHED UNITS APARTMENTS AND MULTIFAMILY X X I X I X X X TOURIST LODGING, X X X X X X X BOARDING HOUSE NON-RESIDENTIAL X X X X X X X USES In an effort to enhance the pedestrian experience and provide better connectivity between Block A and Block B, the number of curb cuts along Road 1A and Hickory Street are limited as follows: • There are no curb cuts for driveways, parking entrances, alleys or garages allowed on Hickory Road between the intersection of Old Lynchburg Road and Road 1A. • An aggregate maximum of 5 curb cuts are allowed for driveways, parking entrances, alleys or garages on the west side of Road 1A to provide vehicular access to Character Areas C3, C4, and C5. (No limit to number of curb cuts on Road 1A to access Character Areas C1 or C2.) There is no restriction on the number of curb cuts in Character Area C-3, C-2 or C-1 along other framework streets. There is no restriction on the number of curb cuts for future framework streets, roads, driveways, parking entrances, alleys or garages on the east side of Road 1A from the existing Southwood community not included in Southwood Phase 1 Neighborhood Model. 19