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HomeMy WebLinkAboutZMA201800003 Resubmittal 2019-01-07 (3)Southwood Phase 1 Neighborhood Model Updates & Evolution Zoning Map Amendment 2018-003 Tax Map 90 + 76, Parcels 09000-00-00-001A0, 090A1-00-00-001EO, 07600-00-00-051AO Attachment D January 7, 2019 Updates & Evolution The following pages contain a summary of F I V E T H E M E S: opinions expressed during meetings with Albemarle County Board of Supervisors, Albemarle County Planning Commission, and Albemarle County Staff as well as a brief description of application modifications and responses found in our Code of Development. In August, the redevelopment team and Southwood residents met with representatives of Albemarle County including 1. BUILDING SCALE / BLOCK B • Character Area Improvements • Provide Old Lynchburg Road Buffer/ Reduce Heights • Introduce Additional Building Regulations staff, appointed, and elected officials to review the rezoning 2. CONNECTIVITY materials for Phase 1 of the Southwood Redevelopment • Provide Dedicated Trail Buffer effort. The meeting was initiated by a brief presentation by Habitat staff and Southwood residents, followed by a lengthy • Pedestrian -Friendly Street Edge • Mandatory Connection at Character discussion of various elements of the redevelopment plan, Area C-3 rezoning information, and the process going forward. While the general direction of the meeting was positive and constructive, it was clear our redevelopment team had more work to do if we were to address the concerns expressed in the work session. To that end, we have conducted a series of meetings with Southwood residents, Albemarle staff, individual Planning Commission members, Board of Supervisor members, local neighbors„ VDOT representatives, and potential private development partners. Each focused on providing insight and guidance toward improvement of the application materials. As a result, this booklet is a summary of "what we've heard" and the steps we've taken to amend, adjust, revisit and revise portions of our rezoning application. We've organized this summary along five major themes expressed during the August work session. 3. OPEN SPACE • Minimum requirement in C-5 • Minimum requirement in C-4 • Minimum requirement in C-2 4. CONTEXT • Commercial in C-5 • Heat Map Development • Greenway and Trails 5. AFFORDABLE HOUSING • Tiger Team • Operational Agreement • Proffered Affordable Units 2 Concerns expressed: Response 1: BUILDING SCALE / BLOCK B Character Area Improvements • How do buildings in block B relate to Old • Create more discrete character area variety in Lynchburg Road? Block B • How do buildings in block B relate to scale of • Add character area C-3 to portion of block B existing Southwood community? to improve transition of scale and rhythm of • How can we avoid out of scale and out of walkable 'nodes' character buildings? • Focus most "intense" character area on Hickory Road (C-5) to create sense of entry to redevelopment community • Provide specific regulations to protect pedestrian experience ■ CHARACTER C-5 GREEN SPACE AND AMENITY AREA ItllYnc ■ CHARACTER C-4 TRAIL BUFFER AREA _ _ ■ CHARACTER C-3 BLOCK BOUNDARIES _------ --- �� -- ■ CHARACTER C-2 /� To , CHARACTER C-1 OCR C"3 C-4 C S jr NOC XFR^ Nf % C-4 C,5A4 120,,0., C Q SMiN ,- L �_ _---. - - ------ ------ / 1-ft C-2 0000 Existing Southwood NeighborhoodONO ' � � No rezoning at this time 4 ioo I C3 �� �� I ` 44 �- C3 j�� 4000, Response 2: Provide Old Lynchburg Road Buffer/ Reduce Heights • Minimum 30 foot wide trail buffer along property boundary at Old Lynchburg Road • Buffer to include screening landscape features and foot trail • Building setback along property boundary at Old Lynchburg Road for character area C-4 and C-3 • Reduce allowable building heights at C-4 and C-5 Response 3: Introduce Additional Building Regulations • Introduce elements of Form Based Code to better align with resident vision expressed during block B design charettes • Regulations provide variation in facades, setbacks and height • Regulations provide limits on building (or group of buildings) lengths at street facade BUILDING REGULATION DEFINITION DIAGRAMS SETBACK PORCH/APPURTENANCE SETBACK K FCOR�FR wOR�sT F�3 K PR 60 ��MF��F STEP Fn q DR J Ll GARAGESETBACK MEASURED FROM FRAMEWORK STREET L2: GARAGE SETBACK MEASURED FROM PRIMARY STREET -FACING BUILDING FACADE BUILDING PLANE VARIATION FACADE HEIGHT VARIATION STEPBACK 9ApZ/o qB�F CIII- FRSFNoR 0 gyF�GR�SrRF- s FFjs 9 3 Concerns expressed: CONNECTIVITY Between Block B and Block A Response 1: Provide Dedicated Trail Buffer • Minimum 30' wide trail buffer along property • How will residents in block A be able to take boundary at Old Lynchburg Road will provide a advantage of amenities/ services in block B (and pedestrian connection from commercial activity vice versa) without driving? at C-5 (Hickory) to natural areas and residential districts ■ C-3 �C Wft an NI - '.►A% . Response 2: Pedestrian -Friendly Street Edge • The number of driveway, parking, or garage entrances along Hickory and Road 1A will be limited to encourage uninterupted pedestrian areas • Human -scale street edge created by building height and variation regulations as well as setbacks. C 0 �OtiAF O io ♦ � �, 1 O�n 2s92 1 06 l • son ON 11 •%W 00 10 A • . ' o'c� 'C o y '�' F2 0 �� Fo ;0� yF�9ocF 9 �,A �fi� O2� 0 41111"1 � f I 00 1 Response 3 Mandatory Connection at Character Area C-3 • The description of C-3 'nodes' includes a requirement to allow pedestrians and cyclists to traverse from trail network to sidewalk network • Gathering spaces and buildings with different function, style, size, or configuration are encouraged in C-3 area • C-3 areas correspond with connections to Biscuit Run State Park as shown in latest master plan diagram G I zl I rl I I ffiI I 0 I 8-TRAIL' I _1..-I r--F1 80' - ROAD SURFACE 30' -BUFFER 64' -PARKING 95'-8" I < I zl I r I 61 oI B oot T ITI 52' - ROAD SURFACE 30' - BUFFER 64' - PARKING 81'- 5 1/4" I i I I I o /I I J ��I •, .. . � 8' TRAIL --- --. -- - III `--i__-- mil — -- 40 30'-ROADSURFACI 30' BUFFER I3'-IT 64'-PARKING - 70' - 0" 4 Concern expressed: OPEN SPACE • Now does the Code of Development ensure area for open spaces? • Accessible and convenient and enjoyable to all I Response 1: Minimum Requirement in C-5 Response 2: Minimum Requirement in C-4 Response 3: Minimum Requirement in C-2 • Minimum square foot area of open space within • Minimum square foot area of open space within • Minimum square foot area of open space within character area C-5 will be required character area C-4 character area C-2 • Location of space will be mandatory • Flexible locations will be allowed • Flexible arrangement and locations will be • Notes regarding open spaces serving multi- allowed family dwellings will be included in description • These spaces will be described as serving the • All qualifying open spaces couting toward needs of the adjacent neighborhood calculations to be connected to either sidewalk • All open spaces in C-2 to be connected to network, trail network, or both sidewalk network OLD L NCHBURG ROAD '401P �. r ; OLD LYNCHBURG ROAD Im Y � Ij�sti 5 Concern expressed: CONTEXT Response 1: Commercial in C-5 • How does the application align with concepts • Include Character Area regulations near and goals expressed in the Comprehensive Hickory Street to provide commercial center Plan? as shown in the Comprehensive Plan • How does the application correspond to • Minimum of 5,000 sqft of commercial/non- or inform future Phases of Southwood residential space in C-5 redevelopment at the conceptual level? • Additional ground floor spaces at street level of C-5 to be convertable to non-residential uses in the future. J Response 2: Heat Map Development Response 3: Greenway and Trails • Phase 2 Heat Map concept identifies relative • The Phase 1 plan provides trail buffer along intensity of future development Old Lynchburg Road to achieve the greenway • Mixed use neighborhood Center system noted in the Comprehensive Plan • Perimeter neighborhood development pattern • Trail network concept takes advantage of • Internal neighborhood development pattern natural features in Phase 2 • Green spaces and trail systems A. OLD tV0CNMp6 ROAD �,. r. lit O Concerns expressed: AFFORDABLE HOUSING • Goals for affordable redevelopment Response l: County Partnership (TIGER TEAM) • Jointly establishing methods for achieving affordable housing goals Response 2: Proffered Affordable Units • Rezoning of Phase 1 will provide 15% affordable units at a minimum I� Habitat for Humanity" of Greater CharlottesA le ee-ew- -gout wog neighborhood Attachment C: SOUTHWOOD 2016 RESOLUTION Original Meeting: October 2016 / 2nd Resubmittal January 7, 2019 A RESOLUTION SUPPORTING A COLLABORATIVE REDEVELOPMENT PROJECT PROCESS FOR THE SOUTHWOOD COMMUNITY WHEREAS, the Southwood Mobile Home Park (Southwood), located on Hickory Street south of 1-64 nd east of Old Lynchburg Road in the Southern Urban Neighborhood, which is a priority area within one of ie County's designated Development Areas, currently has 341 mostly substandard mobile homes and more ian 1,500 residents representing the County's largest concentration of substandard housing, and utilizing a irger percentage of County services than any other single development in Albemarle County; and WHEREAS, Habitat for Humanity of Greater Charlottesville (Habitat), which purchased Southwood in 007, expects its planned redevelopment of the 88-acre site to include the removal of mobile homes, replacing Tem with a variety of different site -built unit- type homes in a manner consistent with its non -displacement ledge, resulting in approximately 400 new affordable housing units; and WHEREAS, Habitat, having already invested more than $2 million on deferred and emergency iaintenance - including road improvements, sewer system upgrades and emergency electrical repair - =cognizes that extensive additional infrastructure improvements will be needed which may be in excess of its apabiiity to fund without assistance, and WHEREAS, through its Strategic Plan and Comprehensive Plan the County is committed to engaging ctively in redevelopment and revitalization in the County's Development Areas with acknowledgment that a iccessful project of this magnitude and complexity requires extensive collaboration and coordination among ie project developer, affected residents and public agents, including County staff and officials; and WHEREAS, Albemarle County, as part of supporting this project, may wish to consider targeted vestments in public infrastructure including, but not necessarily limited to specific roads, trails and park land it public benefit, as well as innovative land use development strategies supported by the County's omprehensive Plan; and WHEREAS, strategic investments in Southwood are intended to result in significant returns including, it not limited to, high -quality affordable housing units, additional employment opportunities, increased tax 3se, and reduction in the high demand for County services. NOW, THEREFORE, BE IT RESOLVED by the Albemarle County Board of Supervisors that the cuthwood redevelopment project represents an essential publiclprivate partnership opportunity that is )nsistent with the Comprehensive Plan and the County's broader strategic goals, the success of which is eatly influenced by the extent and quality of active engagement between representatives of Habitat and -presentatives of the County, including County staff; and BE IT FURTHER RESOLVED that the effective redevelopment of Southwood according to the core clues of non -displacement and sustainability is a critical component of successfully working with a mcentration of the County's most vulnerable population that could serve as a blueprint for future revitalization id redevelopment of the County's aging suburban infrastructure. I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true and correct copy of a Resolution duly adopted by the Board of Supervisors of Albemarle County by a vote of six to zero, as recorded below, at a meeting held on October 5, 2016. Ave Nay Mr. Dili Y Ms_ Mallek Y Ms. McKeel Y J Ms. Palmer Y Mr. Randolph Y Mr. Sheffield Y Clerk, Board of County Supenf ors Attachment B: SOUTHWOOD ACTION PLAN BOOKLET Original Submission: December 2017 1st Resubmission: July 2nd, 2018 2nd Resubmission: January 7, 2019 ACTION PLAN NARRATIVE at Southwood is authentic and intensive engagement with residents to provide Immediate Actions OVERVIEW In October of 2016, 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 between Albemarle County and Habitat for Humanity of Greater Charlottesville clearly acknowledges that the success of sustainable, holistic redevelopment of Southwood, this area's largest concentration of affordable housing, depends on multi -sectorial coordination and support. There is huge potential for Albemarle County not only to receive significant social and financial return on investment, but to be a national model for how to achieve neighborhood redevelopment equitably, sustainably and attractively Since the passage of the resolution, County and Habitat staff members 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 longterm 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 its success. PARTNERSHIP STRUCTURE Successful redevelopment of Southwood begins with the strengths, dreams and aspirations of the existing community, building on their vision for the future, and focusing on keeping intact and amplifyingthe culture and community that exist today. This focus on listening first requires putting aside assumptions and predetermined solutions and approaching master planning as a process rather than a product. Unlike a traditional redevelopment project, central to the process them with the necessary information to make intelligent decisions about the future of their community. We are confident that resident ownership of the redevelopment process will result in a strong, sustainable community with the resources and knowledge to overcome obstacles and to add value for the county for years to come. Such a partnership demands innovative and forward -thinking solutions on the part of Habitat and the County. It is critical that the team of subject matter experts and executives assembled by both entities put resident voices at the center of their work and do not allow past actions to dictate future decisions, but seek to find pathways to create the affordable, safe, inclusive neighborhood that Southwood desires. As development of the work plan has progressed, it has become clear that there are four distinct but interrelated areas of County -Habitat partnership; Planning, Funding, Policy, and Services. [see diagram below] z 0 Z 0 U COMMUNITY VISION MASTER FLAN REZONING SITE PLAN HOUSING COMPLIANCE PLANNING SERVICES EDUCATION AMENITIES ECONOMIC DEVELOPMENT SAFETY HEALTH TRANSPORTATION COMMUNITY VISION LAND DEVELOPMENT IMPLEMENTATION O 0 Z Z ❑ -Approve Albemarle County —Habitat Action Plan, including: ❑ Allocation of resources for a County Southwood Redevelopment Project Manager to oversee and coordinate the efforts across departments and communicate clearly with outside partners. ❑ Formation of an Executive Team comprising County Leadership, Habitat Leadership, County Southwood Redevelopment Project Manager, and Habitat Director of Southwood Redevelopment to maintain alignment of implementation of Plan with Community Vision. ❑ Creation of four Redevelopment Teams, each chaired by an appropriate County official to make progress in the distinct sectors necessary for successful and holistic redevelopment. Each chair will report to the Executive Team. ❑ Creation of Regular Feedback Loop between Executive Team and the Elected Officials responsible for adopting this unique private - public partnership to ensure alignment with the community vision. C "They are the ones who should be figuring out what they want their neighborhood to be like, not having somebody else from outside who doesn't live there impose some kind of rigid structure on them" - Ann Mallek Albemarle County Board of Supervisors 1 ALBEMARLE COUNTY —HABITAT ACTION PLAN ❑ Steward the submission of remaining Phase I site plans, including Mid Term DeliverableslActions By approving the action plan, the Board of Supervisors will sanction the following general activities of the four planning teams and will expect the following near term, mid term and longterm deliverables I actions: Planning Team description: This team is responsible for stewarding timely and effective approvals to keep the master planning and site planning processes on track and aligned with the Southwood and broader community vision and to ensure the success of redevelopment without resident displacement. With a focus on long- term flexibility and the capacity for future community member cohorts to self - determine the individual identity of their own neighborhoods, this team will create innovative and effective pathways to redevelopment. Near Term D eliverables I Actions ❑ Identify the appropriate rezoning classification for Phase I of Southwood redevelopment (complete) ❑ Continue partnering directly with residents and architects to develop community capacity to be leaders in the transformation of their neighborhood (ongoing) ❑ Steward the submission of a Phase I rezoning application to the County (by February 2018) ❑ Make recommendations to the Policy team for any appropriate Standards and Design changes that will facilitate innovative design based on resident vision (by May 2018) ❑ Prepare rezoning recommendation to the Planning Commission and Board of Supervisors (by December 2018) Mid Term DeliverableslActions ❑ Support "Early Adopters" in producing a site plan of the First Model Village, a neighborhood within Phase I (by February 2019) ❑ Support the approval of Phase I Model Village site plan (by December 2019) residential villages, mixed income housing and some neighborhood commercial use (by December 2021) ❑ Steward the submission of the Phase II rezoning application, allowing for flexible development that can be determined on a block -by -block basis by future Southwood resident cohorts and ever -evolving market conditions to the County (by December 2021) Long Term DeliverablesIActions ❑ Steward approval of first site plan for Phase II (by December 2022) ❑ Steward approval of future Phase II site plans (2022+) ❑ Identify any ZTAs and Standards and Design changes emerging from this pilot initiative which help the County provide a regulatory framework that increases the quality, affordability and scale of reinvestment in aging suburban infrastructure and neighborhoods. (ongoing) Funding Team description: This team is responsible for identifying, pursuing and recommending local, state and federal financial support for Southwood redevelopment. This cross-sectoral team will be comprised of experts in creative funding strategies in multiple realms such as housing, transportation, parks and recreation, and economic development, etc. This team will also be responsible for guiding the research necessary to document long-term return on public investments. Near Term D eliverables I Actions ❑ Identify sources to match with ongoing VHDA and CDBG grant applications to close near -term funding gap of $675,000. This funding will provide the necessary support to achieve successful rezoning for Phase I of redevelopment and to produce a draft of the resident -led site plan of the First Model Village by the end of 2018. This funding will allow for the creation of documents and drawings leveraging significant public and private funds for architecture, engineering and implementation (by February 2018) ❑ Develop a comprehensive County funding recommendation (by September 2018) that includes: ❑ Funding needs broken down by phases ❑ Expected direct County subsidy, as well as alternatives for how to generate funding via various mechanisms such as CIP allocations or bond referendums, etc. ❑ A comprehensive list of leverageable public funding resources to offset cost of individual components of the plan (e.g. recreational trail access funding through the DCR for road and bike/ped facilities to park/trailhead) ❑ An action plan to pursue state, federal and private funds ❑ ROI analysis documenting anticipated public benefits from overall investment, including data such as increased net tax revenue, affordable housing produced, and cost savings from decreased social services and first responder calls, etc. Long Term DeliverablesIActions ❑ Support development of financial resources necessary to close the anticipated $16-17mm land development gap over 15 years (ongoing) to be matched by Habitat with: ❑ An anticipated $21mm to $30mm in private fundraising for affordable residential construction ❑ An anticipated $28mm in outparcel sales ❑ Interface with Services committee to develop resources necessary to create and operate County amenities and programming at Southwood (ongoing) 7 Policy Services Mid Term Deliverables IActions Team description: This team is responsible for identifying, researching and recommending updates to County code and policy that will enable innovative design at Southwood. This cross-sectoral team will comprise County, VDOT, Habitat and other planners, designers, engineers, and public safety officials to inform necessary changes, strengthening the tools necessary to allow for creative place -making and innovative design at Southwood and attractive and safe redevelopment of the County's aging suburban infrastructure and neighborhoods Near Term DeliverablesIActions ❑ Based on resident feedback and best practices in other communities, develop an anticipated 2-3 innovative designs in such realms as stormwater management, road or alley design, etc. to pilot in Phase I (by December 2018) Mid Term Deliverables IActions ❑ Steward ZTAs, Standards and Design Manual updates and other policy changes necessary through approvals process (by October 2019) Long Term Deliverable sIActions ❑ Develop a comprehensive set of code and policy changes necessary to enable creative block -by -block resident -driven redevelopment at Southwood Phase II and throughout the urban ring as appropriate (by December 2019) ❑ Evaluate success of pilot design initiatives in Southwood Phase I for generally -applicable use in County's urban ring (by April 2021) Team description: Building on the past work of the Southwood Quality of Life team, this team is responsible for aligning resources and partnerships necessary to support the implementation of the resident -generated comprehensive neighborhood plan. This multi-sectoral plan will provide a blueprint for matching amenities, social supports, economic development, educational opportunities, and transportation alternatives, etc. with residents' needs, desires and abilities. Near Term DeliverablesIActions ❑ Reconstitute the team to update service sectors on resident -led redevelopment progress at Southwood (by March 2018) ❑ Support the generation of a resident -developed comprehensive neighborhood plan that expresses a clear vision of success in each relevant sector (by September 2018) ❑ Recommend a list of County amenities and programs to be studied for inclusion in redeveloped Southwood (by October 2018) ❑ Gather baseline data for current performance in each sector (February 2019) ❑ Support resident leaders in generating an implementation plan for each sector outcome identified in the neighborhood plan (by August 2019) Long Term DeliverablesIActions ❑ Catalyze partnerships that help residents achieve sector outcomes (ongoing) ❑ Monitor improvements in sector outcomes (ongoing) concerns Habitat for Humanity International Quality of Life Framework, which will be adapted to fit the vision of the Southwood community and create the specific Southwood Neighborhood Plan 3 RESIDENT -DRIVEN PLANNING PROCESS OVERVIEW: BUILDING COLLECTIVE ACTION Since 2007, Habitat for Humanity and Southwood residents have been work- ing closely to build resident confidence, knowledge -base, and ownership of the Southwood redevelopment process. In January of 2017, this effort intensified as Southwood residents began to attend bi-monthly Redevelopment Workshops. During these Thursday night gatherings, residents would learn about, discuss, and test land planning and neighborhood design principles. After 4 months of workshops, residents were not only becoming acquainted with the elements of neighbor -hood planning but also beginning to understand the complexity of trade-offs associated with successful neighborhood design. Much of the focus of these workshops was to build the collective capacity for community members to define a common vision for Southwood, helping guide decisions regarding these trade-offs. By June of 2017, Habitat and Southwood's actively engaged residents began to transition from staff -lead workshops to community -lead committees. Based on workshop dynamics and emergent issues, Habitat identified three committees to continue to grow participation amongst the community in redevelopment, initiate conversations with outside decision -makers, and guide the master planning process. This document focuses primarily on the work of the Master Planning Committee as they connect with architects, engineers and County staff to create a physical plan for Southwood redevelopment. I 1. Residents discuss next steps at the conclusion of Redevelopment Workshops. 0 1 RESIDENT -DRIVEN PLANNING PROCESS COMMUNITY WORKSHOPS: TRADE-OFFS & COLLECTIVE VISION From January through April of 2017, Habitat lead a series of bimonthly work- shops through which 100 Southwood residents became versed in planning and design topics from neighborhood and land use planning to block patterns and road design. Over the course of these workshops, Southwood residents developed a "pattern book" of neighborhood elements while continuing to build collective capacity as the community's decision -makers. As the resident cohort describes, through these monthly meetings the collective desire for the future of Southwood shifted from a vision of single family detached housing with ample space for private yards to a vision of higher density living that allows for a diverse community of mixed incomes. As one resident describes the process of this realization, redevelopment planning went from a "focus on me to a focus HOUSING VIVIENDAS /. "Own Spaces" + Privacyl Propio Espacio" + Privacida40 Patio + Porch I Patin + Porche Outdoor Space + Yard Espacio Exterior + Yarda/// /0 s e e A. F n.-.a ... ... rees[Arboles. ''• �711 GardensjJard!nes// / / / ov5in� Detached HomesICasas Separada-4/0 /� ApartmentslApartameotos /N //// y / Townh0mesiCasas Adosadas/N y, ryti�� .�',+ Y�rarkinglEstacionamiento���� =., ,Indoor Living SpacelEspados Interiore % Irlc +*•{�� Simple Homes I Casas Sencillas / /* W W v 0 Remodeling + Additions]Remodeiacion + Adicidn/ 1. This exercise is from one of the first community workshops - the dots, representing the number of community votes, cluster around "own spaces" and "detached homes", with far fewer votes for "apartments" and "townhomes". on we". Inherent to this process was the residents' return and renewed focus on the previously -identified core value of "non -dis- placement". Residents realized that a neighborhood composed of single family homes on large lots would not provide enough horr nor guarantee that these home would be affordable. In this new vision, there would be a place for everyone. Though the residents echoed this sentiment over and over at the last Redevelopment Workshop in April, the trade-off between affordability and private space is one that continues to percolate as a key topic of discussion and thought among Master Planning Committee members. 2. This exercise is from the last community workshop. Residents split into groups to plan density for Southwood. Each color square represents a land use, the highest density in black and purple. As residents shared their land -use strategy with the larger group, residents continued to voice their goal to increase density to ensure that there was "a place for everyone". E RESIDENT -DRIVEN DESIGN PROCESS MASTER PLANNING COMMITTEE: Conceptual Master Plan From June through September of 2017, the Master Planning Committee took a first pass at a conceptual understanding of Southwood's future master plan. The committee re-examined core values and important elements identified during earlier workshops, this time transforming concepts into specific designs. They wrestled with questions of land -use and what guiding principles would make sense for the size and identity of each neighborhood. The committee began to define a neighborhood as 15-20 homes with amenities and commercial uses that had a community -centric feel, each neighborhood having its own identity or central amenity. Neighborhood services such as community centers, childcare centers, education centers, neighborhood -focused markets, neighborhood business and resources for resident -owned business were discussed as welcomed elements of the neighborhood while committee members relegated commercial and business opportunities of higher intensity to the edges of the neighborhood. When returning to the discussion about inclusivity and higher density, the committee discussed the importance of retaining as much as possible of the natural feel of the community as a compromise for smaller yards. The Southwood site has many well-defined natural boundaries of steep slopes and stream buffers (these are areas along the edge of the neighborhood identified in green on the following page) that are the potential location for a public active and passive use linear park that could increase inner -neighborhood connectivity with walking and biking trails. 1 � EXCHANGE PARC Old Lynchburg Ca SW I Centro de Old Lynchbur Scale - 1:400 Master Planning Committee Southwood 7.6-201-1 1. This drawing was done by the Master Planning Committee as a conceprua► master p►an. L;omm►rree members agreea that neighborhoods should stay as they identify today - small groups of 10 -16 units, no more than 20, each with a near -by ame- nity. The group relegated commercial and business opportunities to the area along Old Lynchburg Road. RESIDENT -DRIVEN DESIGN PROCESS OLD LYNCHBURG ROAD out parcel sal@ aI ,..... ------------ J r exchange parcel` M biscuit run state park j' y — .r� f conceptual location of commun}'ry-oriented commercial center future phases of development conceptual location neigh6ahood-oriented centers around existing specimen trees conceptual neighborhood square conceptual troll system conceptual pork land 2. This conceptual drawing, is a hard-line version of the previous diagram and is born out of the work of the Master Planning Committee. This map formalizes several ideas dis- cussed and vetted during early Master Planning Committee meetings such as walking trails, a neighborhood square to the commemorate existing neighborhood center and make a neighborhood -focused place for events, and the presence of neighborhood -centered parks or other amenities. 4 RESIDENT -DRIVEN DESIGN PROCESS Locating the First Phase of Development Concurrent to the committee's master planning efforts, Habitat asked their team of architects and engineers to analyze existing site conditions to answer the question -- where should development start? The hope was that an adja- cent greenfield parcel of land, the "exchange parcel," would prove a feasible location for the first phase of development. To develop on a greenfield site in the Southwood Park would be an incredible opportunity as it would uphold the first core value of the Southwood redevelopment, "non -displacement." The diagrams to the right illustrate the process of studying the feasibility of building the first phase on this site. it parcel (change ircel 1 !l (ist. sewer ,/���•-;% • -_ ';• Gist. water b. EXISTING SOUTHWOOD & EXISTING HOMES: if the "exchange "exchange parcel" support infrastructural and density needs to be a parcel" could be the first phase of development, existing residents successful and feasible location for the first village? could stay in their existing homes until construction is complete. and uphill of existing sewer, connecting to existing water mains will be an investment, but one that would be needed despite the location of the first phase. e. GETTING ACCESS TO "EXCHANGE PARCEL": engineers investi- gated (and continue to investigate) the best way to get vehicular traffic onto the "exchange parcel" site. This drawing shows a new en—^ff ..f rl1.4 I ­ ,. k, 4. + i, . f f..- ;kl.. o .. ;. kh.,. g. ins y­­s­­ a. ­u the puzzle ofgaining access to the exchange parcel is to reduce displacing current residents. This is the most feasible option and is the up -front costs of development. The committee and Habitat being developed further. agree that to sell the "out parcel" along Old Lynchburg Road would help generate up -front capital to pay for a portion of an access road to the "exchange parcel". Therefore, this parcel is considered part of the "first phase" of development. !eep slopes c. EXISTING SOUTHWOOD & STEEP SLOPES: steep slopes make it dif- ficult if not impossible to complete the first phase in another location with in the existing bounds of Southwood (blue) without displacing f. GETTING ACCESS TO "EXCHANGE PARCEL": this road layout option creates a new road parallel to Old Lynchburg to avoid displacing people as well as a secondary entrance off of Old Lynchburg Road to -vice potential park land activities. 5 RESIDENT -DRIVEN DESIGN PROCESS L biscuit run state park ---------------------- * M ryoee.ee° arY1 maam e 1. This hard-line drawing was born out of a feasibility analysis to locate the first phase of development. It indicates the first phase for development with "road layout option A". 1 - OLDLYNCHBURG ROAD _ ° � ;:-------------` outde a oasee:��. phase 1 � I \ m3a2.47 acres , p nt� \ 480 units' t \ 61.2 acres --- --------------- biscuit run„r— state park P,a�ad �- ,ope, ap,d l - --- NY1 ram e 2. This hard-line drawing was born out of a feasibility analysis to locate the first phase of development. It indicates the first phase for development with "road layout option 8". 6 RESIDENT -DRIVEN DESIGN PROCESS Non -displacement The following diagrams illustrate the relative ease with which non -displacement can be achieved by developing the first phase on a greenfield site. As future phases are identified and designed, these diagrams will garner more detail. For the first phase of development and beyond, Habitat will develop a rehousing plan for residents to minimize the number of moves. Even so, beyond the first phase, a re -housing plan for non -displacement will be more complex than simply moving from one's existing home to one's future home and is an additional component to consider during design. A Place for Everyone The residents and Master Planning committee continue to circulate and test the meaning of building "a place for everyone". While the exact housing and income make-up is not yet set in stone, the committee agrees that density should be not so high as to ruin the landscape but not so low as to reduce the number of affordable units. 5. phase two is identified 1. existing Southwood population 3. a portion of existing Southwood population moves into phase 1 6. current residents move out of existing homes into new homes or temporary homes with in Southwood 2. phase 1 is developed 1 4. outside, "market -rate" population moves into phase 1 7. phase 2 is developed and a portion of existing Southwood population moves into phase 2 7 RESIDENT -DRIVEN PLANNING PROCESS First Phase Planning & Early Design Knowing the where of redevelopment, the committee began and continues to focus on the what and how by delving into the planning and design of this first neighborhood. Throughout the fall of 2017 and into the winter of 2018, the committee has and will continue to discuss the pros and cons of different densities; design concepts; road networks; and the mix and spread of income, housing, and population. In October of 2017, the committee toured the site of the first phase of development, which generated new ways of thinking about the future neighborhood. In particular, the committee is beginning to think that the first phase of development should - • Provide a place for everyone while preserving the natural character of the site • Read the lay of the land by conceptually dividing the site between pre serving mature trees and views to the south and more intense density to the north • Encourage a stable neighborhood community • Provide housing for a variety of ages, incomes, and life stages • Provide a variety of housing types as a demonstration or "model" village for future phases and to garner larger community "buy -in" • Provide neighborhood -centric amenities and economic opportunities for neighborhood residents • Relegate larger commercial or business operations to the parcels along Old Lynchburg Road and closer to the entrance of Southwood 1. The Master Planning Committee's early concept for development on the first phase site. 2. In October of 2017 the Master Planning Committee toured the site of the first phase of develop- ment. The group overlooks a steep slope that creates a nice view of the floodplain below. 8 RESIDENT -DRIVEN PLANNING PROCESS 0 First Phase Rezoning While beginning to get a feel for neighborhood design, the committee's con- tinued work is also contributing to a plan for rezoning. The rezoning package consists of conceptual bubble plans, as shown on page 6, and a code of devel- opment that incorporates the desired density, housing types, uses, and other design and neighborhood standards of the Southwood resident committee, design team, and those recommended by Albemarle County Planning. To facilitate this on -going process, Albemarle County staff regularly attends Master Planning Committee meetings and facilitates regular meetings with Habitat and design consultants. Through this partnership, the County and Habitat have formulated a plan for rezoning in which the first phase and later phases of development will have two distinct re -zoning applications. This will allow Habitat and the community to expedite the rezoning of the first phase while allowing for evaluation and time to develop potentially more in-depth and innovative zoning map amendments for the development's future phases. FUTURE STEPS: From Master Planning to Early Adopters The committee's work is very much in progress. As things continue to progress and as engineers and architects continue to work with the Master Planning Committee and formalize the details of the first phase, willing residents will gather to form groups of early adopters, becoming the neighborhood block designers of future villages. Early adopters will join with their neighbors and, as a team, work to design their own street, block, and neighborhood. xi 1. In this early Master Planning exercise, the committee tests density and housing type mixes in the first phase of development. a � JFTT fc� E 7 � Y T IT`. - n WA/ 11 �Fs�T-+-��v�'r LN � 2. Residents test early prototype for early adopters' resident -driven neighborhood planning. 9 Attachment A: CONCEPTUAL SOUTHWOOD MASTER PLAN STRATEGY JANUARY 7, 2019 OLD LYNCHBURG ROAD r , i k............ i - 1 k mixed use neighborhood center. community facililies. similar to C-3. C-5 perimefer neighborhood development pvrlen'& slrnikir to C-1. CA Internal neighborhood development patterns, similar to C-2 street condor open space & trail syOeirn r ' ~k x y -1 r y Y 1 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 thrcughol-.t different sections of the community. The illustration communicates the variety of density through the saturation of colors. Are 3swthmore saturated colors ccmmunicate 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.