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Home My WebLink AboutZMA200100008 Code of Development 2013-06-13 Zoniltff Map Ylmendment COV'E Off !lJ'EnLOPM''E9{'T 'I1ie County o.f Afbe11ttlrfe/ lIirffinia !1(jvanna riffoge at yfenTlUJre Submitted O!l: g fenmore J2lssociates · Owners ami !DevelOpers 'IIie Co-r Compan!/ · P!annUtg ami !Desiffn CoftSttltants Ma!l23, 2007 ~vanna reJi(fage Table of Contents INTRODUCTION . ...... ...... ..... ...... ..... ...... ................ ........... ........................... ...... ...... ..... .............. 1 PURPOSE AND INTENT..................................................................................................................... 1 EXISTING CONDITIONS........................................................................................................ ........... 1 THE PROJECT'S RELATIONSHIP WITH THE COMPREHENSIVE PLAN ............................................... 2 LAND USE ....... ...... ................ ... ..... ...... ...... ............... ..... ..... ....... ........... ........... ...................... ......... 6 ESTABLISHMENT OF BLOCKS...... .................................................................................................... 6 GENERAL DEVELOPMENT PLAN..................................................................................................... 6 ILLUSTRATIVE PLAN....................................................................................................................... 6 LAND USES PERMITTED/PROHIBITED BY BLOCK ......................................................................... 10 MINIMUM AND MAXIMUM DEVELOPMENT DENSITY AND INTENSITY BY BLOCK ....................... 10 SPECIAL SINGLE-FAMILY DWELLING REGULATIONS................................................................... 14 Carriage Houses................................................................... .............................................. ...... .............. ............... .14 Garrets........................................... ....... ............................................................................................... ................. .14 DESCRIPTION OF LAND USE MIX BY BLOCK................................................................................ 16 Block A .... .............................................................................................................................................................16 Block B......................................................................... ......... ................................. ................. ............................. .16 Block C.......................................................................................................................................... ....................... .16 Block D ...................................................... ................................. ..........................................................................16 Block E .......................................................................................................................................................... ....... .17 Block F .................................................. ................ ............................................................................................... .17 Block G .................................................................................................................................................................17 Block H .......................................................................................... .......................................................................17 Block I................. ..... ...................................................................................................................................... ....... 17 Block J........................................... ......................................................................................... ....................... ....... .18 Block K .................................................................................................................................................................18 Block L...................................................................................................................................................... ........... .18 DESCRIPTION OF GREEN SPACE, CIVIC SPACE AND AMENITIES AREA BY BLOCK ...................... 19 Block A ........................................... .......................................................... ............................................................19 Block B..................................................................................................................................................................20 Block C.... ......................................................................................................................................... .....................20 Block F............ ........................... .................................. .........................................................................................20 Block I ........................................................ ................................ ...................... .....................................................20 Block L................................................................................................................................................................. .21 Conservation and Preservation Areas .................... ........... .....................................................................................21 HISTORIC STRUCTURES AND SITES........................................................................... .................... 21 AFFORDABLE HOUSING .......................................................................................................... 23 AFFORDABLE HOUSING DEFINITIONS................................................................................. ......... 23 AFFORDABLE HOUSING TERMS AND CONDITIONS ....................................................................... 23 For Sale Affordable Dwelling Units --....... ........ ..... ..... ..... ........ ................ ..... ............ ...... ......... 23 For-Rent Affordable Dwelling Units --. ....... ........ ........ ..... ........ ....... ...... ........ .................. ......... 24 General Terms and Conditions for Affordable Housing-........................................................ 25 STREET AND STREETSCAPE STANDARDS ......................................................................... 26 PURPOSE AND INTENT ................................................................................................................... 26 APPLICATION OF STREET STANDARDS ............................... ........ ..... ............................................. 26 PUBLIC VERSUS PRIVATE STREETS............................................................................................... 27 SIDEWALKS AND PEDESTRIAN TRAILS .. ............. .......................................................................... 28 -i- ~vanna o/i{fage BUILT FORM ST ANDARDS....................................................................................................... 3S PURPOSE AND INTENT............. ...................................................................................................... 35 LOT REGULATIONS............................ ........................................................................................... 35 BUILDING HEIGHT REGULATIONS........................................................................... ..................... 39 DEGREE OF SPATIAL ENCLOSURE............................................................... ................................. 39 ARCHITECTURAL STANDARDS..................................................................................................... 40 Architectural Styles, Form, Massing, and Proportions of Structures .....................................................................40 Materials, Colors, and Texture...... ................................... ................................................................................... ..41 Roof Form and Pitch......................................................... ....................... .......... ................................... ............... ..41 Architectural Ornamentation and Facade Treatments........ ................................................................... ............... ..41 LANDSCAPE STANDARDS........................................................................... ................................... 42 General Standards.................................................................................................................... 42 Planting Strip and Street Tree Standards ................................................................................. 42 Landscape Standards in Commercial Parking Areas ............................................................... 43 Exterior Screening Standards .... ... ........ ........ .... ...... ........... .... ........... ....... ...... ...... ...... ....... .... .... 43 Interior Screening Standards ............... ...... ............... ............. ........... ....... ..... ....... .......... ... .... .... 43 Landscaping/ Screening Areas and the Route 250 Reservation Zone ...................................... 44 Glenmore Way Landscaped Strip............................................................................. .............................................44 Route 250 Reservation Zone.......................................................................................... .......................................44 Route 250 Landscaping Strip..................................................................................................................... ..... .......45 Landscaping Strip Standards for Blocks B, G, H and K........................................................................................45 PARKING AND LOADING...................................................................................................... ......... 46 Parking Standards .. ....... ....... ...... ....... ........... .... ........ ....... .... ........ ...... ...... ...... ....... ....... ..... ... ..... 46 Loading Standards.................................................................................................................... 46 HARDSCAPE STANDARDS..................................................... ........................................................ 47 Street Lighting....................................................................................................................... .... 47 Kiosks and Street Vending. ........ ......... .............. ...... ..................... ...... .......... .............. ....... ........ 47 SIGNAGE ....................................................................................................................................... 47 UTILITIES...................................................................................................................................... 48 GRADING ...................................................................................................................................... 48 STORMW A TER MANAGEMENT....................................................................................... ................ 49 - ii - ~vanna reJi((age Exhibits ZMA COMBINED PROPERTY PLAT RIv ANNA VILLAGE PLANNING AREA COMPo PLAN LAND USE PLAN BLOCK PLAN GENERAL DEVELOPMENT PLAN ILLUSTRATIVE PLAN RIv ANNA VILLAGE PARK STREET SECTION KEY STREET SECTIONS 1 AND 2 STREET SECTIONS 3 AND 4 STREET SECTIONS 5 AND 6 STREET SECTION 7 CONCEPTUAL W ATERI SEWER PLAN CONCEPTUAL GRADING/ STORMW ATER PLAN EXHIBIT A..... ............. ... ........ ....... .................. 3 EXHIBIT B ...................................................... 4 EXHIBIT C...................................................... 5 EXHIBIT D...................................................... 7 EXHIBIT E ...................................................... 8 EXHIBIT F ...................................................... 9 EXHIBIT G.................................................... 22 EXHIBIT H -1 ................................................ 30 EXHIBIT H -2 ................................................ 31 EXHIBIT H-3 ................................................ 32 EXHIBIT H -4 ................................................ 33 EXHIBIT H-5 ................................................ 34 EXHIBIT I ..................................................... 51 EXHIBIT J ..................................................... 52 - iii - ~vanna reJi(fage INTRODUCTION Purpose and Intent (Per Zoning Ordinance 920A.3) Pursuant to the Neighborhood Model District's requirements under Sections 20.A.4 and 20.A.S of the Zoning Ordinance of Albemarle County (Zoning Ordinance), this document constitutes Rivanna Village's (ZMA 01-08) General Development Plan and Code of Development. All other requirements of the Zoning Ordinance Section 20.A.3 are addressed in accompanying documents. As envisioned by the NMD language, the Code of Development for Rivanna Village is intended to accomplish the following: (a) to promote flexibility and creativity in establishing the building locations, mixture of uses, bulk requirements, and densities within the subject property, and (b) to establish the framework and guidelines for each block within Rivanna Village, as well as the uses, location, building types, and street systems contained therein. The Rivanna Village project is composed of thirteen contiguous properties on 92.7 acres (see the "ZMA Combined Property Zoning Plat" Exhibit A). Glenmore Associates Limited Partnership owns all of the properties except Tax Map 93Al Parcel 2, which is jointly owned by the East Rivanna Volunteer Fire Company (ERVFC) and the County of Albemarle. Glenmore Associates Limited Partnership is the lead applicant, and for purposes of this rezoning document, is referred to as the "Owner". As the "Owner", Glenmore Associates, its heirs, successors, and assigns are responsible for complying with the regulations established in this Code of Development, except for where the responsibility are expressly assigned to the ERVFC or where the zoning requirements and/ or responsibilities pertain to Block F. Existing Conditions Rivanna Village is located just off U. S. Route 250 approximately five miles east of Charlottesville. It is bounded on the west by Glenmore Way, on the north by the Magruder subdivision and Route 250, and on the east and south by eleven single family residential lots (see the Rivanna Village Planning Area - Exhibit B). All of the subject parcels are located within the "Village of Rivanna" Development Area and are designated as either Community Service or Neighborhood Density (see Albemarle County's "Land Use Plan - Map H - Exhibit C). The tracts are currently zoned either RA (Rural Areas), R- 6 (Residential) with proffers, or PRD (Planned Residential Development). With the approval of this rezoning (ZMA 01-08), all thirteen parcels will be rezoned to NMD (Neighborhood Model District). See Table 1 for individual parcel information. Note: Tax Map 80 Parcel 51, owned by the Jennifer Washington Life Estate is currently under contract for purchase by the applicant, but the transaction will likely not be closed for several years due to estate-related issues. Therefore, this parcel is not included in the ZMA or the Code of Development and will have to be rezoned at some future date. However, it is likely that this parcel will be included in the future build-out of the Village, and as such, it is shown as potential future development on the ZMA Master Plan. - 1 - ; :Tax':!-,ip::"'~ :. " .,.Parcel:. \ ,,~' : >:: '\,79::.25A"" ,;.,..,........,\VJ.;>,.. ',.' , 0<"" ".....,......<.' '.'''7:~046 . ,80.~6A .;: . ~0:46.C ' . ..~O~~D:. ,~ ; ..'~0:4t6E.'.,7 '.80.-50:' '.... ~. :.,,~O~:SA. J '. ',~3~1:1; ;j <93A1-:-1'.' .' .:9.3A 1~2 . , , .93A 1-3 93A1~ .. Total ~vanna reJi(fage rea' ".;t\X"~'~>l;-"C't\8:':X~~(.',' :C~~,~': :;;':,i\}r"~:,,'\,',:;j;::c'>,'</:,:i.i;n',; ':.; ;. /./" ......:..E......xI.... .....trt.... I...n. :,g.' .:.1-....0. n...I, n. g. '.f (I,,~cr,s)';,;' :,,'i'i!~ I.":'. .'.>.( . 5.001 R-6 wI proffers 3.259 RA 2.691 RA 0.999 RA 0.906 RA 0.371 RA 19.536 RA 1.029 RA 4.583 Glenmore PRO 0.741 Glenmore PRO 6.000 RA 9.754 RA 37.841 RA 92.711 r',"~"""" .... :..:,:<:",:,~,,>,,:.~,,:.. ;" : .. ..: ';--'f': ~!\'Y~'__ :,'.~>;'::?t!;.. ,_,,'<" .. -' -". ;' -':~ b.".~~~r,~~~~'lv~r~la!',l),~~19~~'~n.. ..:;.. .. .:,' ":,,, '. '.">''','','.ii:.,'ij',.;.(;..,: ,.':', .:..:.,..'i...\....;,;.>..,....',-:".".I..' .""':"~..,' ", \,_ .,;:_ /" (, Neighborhood Density Residential Neighborhood Density Residential Neighborhood Density Residential Neighborhood Density Residential Neighborhood Density Residential Neighborhood Density Residential Community Service Neighborhood Density Residential Community Service Neighborhood Density Residential Community Service Community Service Community Service The Project's Relationship with the Comprehensive Plan In 2001, the Owner submitted a request to amend the County's Comprehensive Plan and the Future Land Use Map for the Village of Rivanna in support of this project (CPA-Ol- 03). Prior to this amendment, the properties were designated for Neighborhood Density uses. On May 15, 2002, the Comprehensive Plan was amended and all properties included at the time of the CPA request were designated as "Community Service" for the purposes of future land use planning Subsequent to this CPA amendment, several adjacent parcels were purchased by the Owner and added to the rezoning request. These parcels are included primarily in Blocks B, C, and L. Since these parcels were acquired after the adoption of the CPA, they maintain their "Neighborhood Density" land use designation. The Neighborhood Density designation calls for residential development in the range of 3-6 dwelling units per acre. During Planning Commission worksessions in 2006, the Commission decided that it was appropriate to incorporate these new parcels because the General Development Plan proposes residential uses on these parcel and that this is consistent in the overall context of the Village of Rivanna. Secondly, while Blocks C and L have the potential to exceed the recommended residential density of 6 dwelling units per acre, the overall project density of the Rivanna Village project is capped and will not exceed 6 dwelling units per acre. -2- ~vanna reJi(fage ZMA Combined Prooertv Plat Exhibit A - 3 - :10 :;c -' il -f- P:1 o ~ > ~ ~ ~ ij ~[j~ ~0cil;?o ....,CS;,:;~l;?O: (l)c<oO':~ !:!:;~-'Li:<(.....-:. ~::>.... :i!VlL.:Q;:tiQ..Q..~~ ~d<.j'~::;;f5i!:~~~k:..!.. Q..3l;~Vl~U~""Q..l:l::i!:t:5o '""""-"",,, ..... ~t::""o~i::>!i!g~, ~~ ;j~~gC'~r~F= Cl..~~~~ ~s<o~~.!.<(e~Q..~~,- ~~~~:~~~><f:'!t:]d~ .. ~:C:..-J'ct:~ ~~~~tt\~J~ CD c~lj,,"-~~1eu :::J::;;z:Loj Z U1eCl::: CS~'- viVl",,""::! t! t:] .000""<3><~<.:>t:]~eti~ ,. ~Ci)'c~>.~~3:-J~~~'C( i f50ClOVlCl:l"-,,,,~~O- ::! ~.!.o..cjCOtECj t2~t::t:) Cl:::g<(Ul.W""<(Cl::::;g<(~<(3l; t Q..",::!Cl:::~O::! 0 ::j"" Cl:::<(><O':o:i:~~~~'=!S~ l! ~~~--~tJ;;!",,11~~~!i! B "'~'-<(<(><"--Cl:::CSII:I"""" ~I-~~ l.uOfJ')tj~: :S~C"JQ...~luC~'ct:C5~e~ Q.."'5.....<(tii!:""<(->-L.J3l;o >-~ti::!o:: ::>S1~Cl:l~o~ ~Q..Cl:::><0':i!:Sn:'~t;o~3 Oi:3O':~",,!:....,~.....<(~<(u 8:50; -<t-t:] g,:i!: 6~f!::5~:: lJ:)~"'l.C)~~>(Jet5l-ct.:o o Q,,"'.....Cl:::Cl:l>-. ucss"" ~~~~o~e""~eJ&:~~ ct:c:><.q::J:~~~(.)~aL.w~ ~~~c:i~O':o~~::>....,Cl:l- '->0:: "''''' u ~i!:~ ..... "" <0 .... . I; ;~ !I ,~ i il J ~ J I .! 'Jibl~8 I .'h,-, .,'-11 S ") I . ! I ~ '~'.J .~.. .:1; ;<;! ~ ~tl J ..~: I~ " p,,", \ ?l' .w-iw-.l,~'x J n"III~1 ~! ~J ~ ~ re o re Cl J1:1 Z i o o ~ < t: I ! .. I ~ ~ ] II! JI ;: ~ ~vanna reJi(fage Rivanna Village Planning Area Exhibit B - 4- f;t1 c ~ > ~ ~ ~ 6=: ~ I ril ~ s= ~ ~ ~ t: ~ Ih I' ~vanna reJi(fage Como. Plan Land Use Plan Exhibit C -5- \ .'!-"',~ I [illJ , , \ ..' ~ ~." / EXHIBIT C: .,t' ,jHfERSDN Pl<."'~ ....... ....'l!,~. .....,.~l. ALBEMARLE COUNTY - VIRGINIA LAND USE PLAN MAPH VILLAGE OF RlVANNA / AillX"IllD: J\JI'IIl_ . ~_YICIl .1~1EIl\IICIl -- . IIDGIIIDRIIOOD lIIa\'ICE . llR'IOllI>GIOIW IIlllYlCll \ l. "'t-- -: ..-:... ...~., - :~ / " - 0fPI(I! lIERW:E IIDGIIIDRIIOOD III!JIIrI'Y (JlIlO(ltIDIElU 1-' DUIIC) \lIBAII 0l0lIIn ~U1-"DlIMC) ~1OMI OR Qn COUNrY IIClL'NlIARY Il<WlS IlAU.Il<WlII S'I1lIlAMS ~1\ ~ . ,AlDAIIIl_15 . 10MI CIlNIIlt - -. - -'SIIIVkE IiZI r:.u~- CJ 0f!N !PAC! --- ,..InIIWWUOOD IIOIlIalARIIIS --- IlOADWA~ &- 1tI', III'IDMA1EllIOHWAY ;]1 tJJ. HlCJtntAY ,j VA._YIIIOIIWAY li.: VA, $ECONt).Uy HIOHWAY Jl'RRPAR8D.ft'. AUIDW&I axM'Y -amcr:~ IfAPIIL'IG, ~~r:..,R&Sl'JUIICM~~ ~vanna o/i(fage LAND USE Establishment of Blocks (Per Zoning Ordinance 9 20A.4.c) In order to regulate land use within Rivanna Village, the project is divided into twelve distinct blocks (Blocks" A" through "L"). The blocks are defined geographically by the Block Plan (Exhibit D). The acreages of individual blocks are established in Table 2. The purpose of the block is to regulate given uses, the density / intensity of uses, and the built form for those uses in a logical fashion. Thus, these blocks are the planning tools that serve as the foundation for the Code of Development. It is recognized that, as the development proceeds through the site plan(s), individual architectural and engineering decisions will modify the precise geometry and size of individual blocks. Thus, the Code permits the exact boundaries of the blocks to be altered at the site plan or subdivision stage and acreage of each block to be increased or decreased by an amount not to exceed fifteen percent (15%) of the gross land area of the larger block impacted by each such change. Finally, site plans and subdivision plats may be submitted and approved for a portion of an individual block, so long as all requirements of the Code of Development and the Albemarle Zoning Ordinance are met and legal means of access is provided to all parcels. GeneraIDev~opmentP~n The General Development Plan (Exhibit E) is the governing plan that depicts where important features, which are described in detail in this Code, shall be provided. The important features identified on the General Development Plan are: 1. The Primary and Secondary Streets that are required to create the grid street pattern; 2. The general location of road interconnections; 3. The general location and orientation of "Important Transition Zone Buildings"; 4. The general location of Landscape Strips; 5. The general location of the park; 6. Areas where only single family detached housing is permitted; and, 7. Areas where spatial enclosure is of particular importance. Illustrative Plan The Illustrative Plan (Exhibit F) graphically depicts how standards set forth in the Code might be applied, but not necessarily how the project will develop. - 6- ~vanna reJi(fage Block Plan Exhibit D - 7- P:1 ~ ~ ~ S l:Q ~ ~ ~ ~ ~ fiI ~ ~ ~ '. ~J Mlllllij. rc! ~J :;c I ~"-", <, , \ . ..- , i) '-''-1_, 5~I~/~ <,,:/c'<< ~9 ...;:;,. v:' .-97 #.p; " /'2~) Ih )1 ~vanna reJi(fage General Develooment Plan Exhibit E - 8- €8 r:q o ~ ~ ~ ~ ~ .. .. :. o . :~ 1i"i . .. Go Co ~ :: i = '3 ~ iii~ ~. ~~~'=!ii! l:.i~l~';1 ~:::!!!oi~ ii:g,=.~;; .~-E~fD"Cl!l_ i~D;lllt ,~.,;j' (' ,::;-.r 2~:-:::;;" " ;/ ~ ~'t~ ~I " ::::':":"'.~:7. nlllll~' i'B! ~, :c ~ ~ ~ 9 ~ i ~ rij I III JI ~vanna reJiffage Illustrative Plan Exhibit F - 9 - '-'~":., r:q o j ~ > ~ ~ ~ /C:\., \) '--...1 :r= " =IIIII~I ~l ~ ~ OJ ~ 1-4 ~ ~ ~ III )1 ~vanna o/iffage Land Uses Permitted/Prohibited by Block (Per Zoning Ordinance Sections 20A.5.a & f and 20A.6) Table 2 establishes the uses that are permitted or prohibited by block. If the column under a Block has an "R" filled in, then the use in that row is permitted (e.g., it is by-right) within that block. If the column under a Block has a "SP" filled in, then the use in that row is permitted within that block only through a Special Use Permit. Under such circumstances, a separate special use permit would need to be filed and a separate legislative action would need to be taken by the Albemarle County Board of Supervisors to permit that use. Finally, if a column is left blank, then the use is prohibited within that block. Minimum and Maximum Development Density and Intensity by Block (Per Zoning Ordinance Sections 20A.4.a, 20A.5.c, 20A.7 and 20A.8) Table 3 establishes the general mix of commercial, residential, office, and civic space uses and the minimum and maximum density for residential uses (in dwelling units) and development intensity for non-residential uses {in gross leasable area (GLA)). At full build-out, the development shall not exceed the maximum levels established at the bottom of the table, nor provide less than the minimum levels established within the table. Table 3 should be interpreted in the following manner. For residential uses, the project establishes a minimum of four and a maximum of six residential dwelling units per acre for the entire project. The fire station's (Block F) six acres are excluded from this calculation. Thus, for the residual 86.8 acres, the development is required to provide no less than 348 units and no more than 521 dwelling units. Within Table 3, each block has a minimum and a maximum number of residential units that are required/ permitted within that block. This range allows the Owner to adjust the residential unit type and density to meet market and design considerations while addressing the County's minimum density concerns. For the non-residential uses, Table 3 also establishes ranges for non-residential uses within an individual block. The left-hand column Table 2 determines whether a given use is classified as a residential or non-residential use in Table 3. - 10 - ~vanna reJi(fage Detached single family Seiiii:iieiiiche;j.iiiii.jiiiaCiie<i.siiigi;;.:fiiiiff;;iiWiimiigs.S\icli.u.Ciiiiiiexes:........... ........... ........... triplexes. quadraplexes, townhouses, atrium houses and patio bouses, and l!~~.!l1'~!:!\~:................................................................................. ........... ........... ~ aa~~~~~~::::.:~:.=~::-i.: ~~~!~~.~~~......................................................................................... ........... ........... ........... ..'?!!!',i.~.!~B!!!Il~.l!.~f!:!~.o:!:.?J:.1.?2.............................................................. ....~.... ........... ........... ~~.~~!~'..~!~.~~.~.~~~~:!.:~~.~;~!.................................................... ....~........~.... ....~.... ~?~.~~~~.'..~!~.~.(~.~~~!!~.~.?:~2.................................................... ........... ..~~~>.. ~?::.~~~.~~.~1,1.~.~~!~~.~'..~1,1.~!~~~.~~~.~~.~!}~!~~~............................. ....~.... ....~.... R ~~~~~..l.i.~!~~.................................................................................._........ ........... ........... ........... R~~l~.;,!l~s~~~~~~,~.~_~I~~~~~~s_.._.._.._.._. _.. .._. _.. ~~.'!.i.~~!y.~:.p.~~~~.~!~~I..~~.c::.~............................................................. ........... ..................... Animal Sbelter ......................................................................................... ....................... ............ ........... ........... ~!!P!:~:.~~~:.~;~.19.'!.~~~.~!!~.~~~~.~~.'?P.~................................................ ........... ........... ........... Auction bouses ......n........................................................................................................ ........... ........... .......... Automobile laundries .................................................................................................................. ........... ........... ............ ~~~?~~~!~!.~5~.~.I?~!~.~~.<<;'P..~.~5!~i.~.~.~.~.~~...................................... ........... ........... ........... ~~~~~!~.~;~!~~.~~.i.~~.~~.~~~~?~.~:.!:~~L............................................ ........... ........... ........... ~.~~:.~~~~.~~'?P.~................................................................................... ........... ........... ........... ~~r..~~'?P........................................................................................................................ .......... Building materials sales ~~~7.~=;~~;~;~~~;;;~~~~~~~~:~::~~::~~~::~~:=:~~~:~:~~~:: .:::~:::: ::::::::::: ........... Cemeteries .......................................................................................................................n ........... ........... Churcbes R ..n................................................................................................................................... <?!?~.i~~:.~~~!.~.~~.~~~..~~<<;'P.~................................................................ ........... ........... ........... 9~~~'..1.~~~:.~!~!~.'..~~~~~~!:.p.~~?l!.~.~~~r.~~~.'!~~..~;.1.:~2............................... ....~.... ........... ........... Commercial kennels. indoor only (ref. 5.1. I I) ..omm;;iC'fai'recreiiiioii.eStabHsiiiiieiiiS.iiiciiiCiiiig.1iiii.iioi.HiiiiieCi.i(j................ ........... .... ....... ........... l!~~~!:!!!.o:!:!!!~!:~,.~~!!!!a.~!!!:~,.P.'?!!!.!!!lAI.~.!l.I?~.!!!l.I?~..~!!!!~....................... ........... ........... ........... 9.~!!!!!!Y..~!:I?!.~r...................................................................................... ....~.... ........... ........... Concessions for tbe serving of food refreshments or entertainment of club R ~!:~'?!:!~..~!!~.~!!.i.I?..~!lj.':'!!!:!!2I!-..~!~.~~.B!?!f..!!!.!!:~!!.~!!!L............. ........... ........... ........... 9.2I!-~E!!!~:.!!ffi~.!l.I?~.!:q'!!J?!!!~!..~!!~!l.s!:.tl!r~L........................................... ........... ........... ........... Convenience stores .................................................................................................................... ........... ........... ........... 1?~~.~:.~~.i.I.~.~.~!.~~.~~~.~ry.~~~!!!~y..~~.~r:.?:!:g.~)...................................... ..~(~>.. ........... ........... I?;?~~~'!.t..~~?~..................................................._.................................... ........... ........... .......... I?!'!~.:!!\.~~.~!':!~!.~........................................................................................ ........... ........... ........... e I?!'!X~.:~~!!'!B~.~.!l.~!?~.~!Y.!!\&.C?r..l!!l.~~!!':!~~.~~~.J?!:!"!!!!!!~.~.~~.................. ........... ........... ........... s 1?~~.~~~,..I?~~~~r.................................................................................. ........... ........... .......... 1!:~!!!!~.~~~~!!~~.~~!!~.~~?~.~1,1.~!~~~?~.!.~!.~.~~~.~~>............................... ........... ........... ........... ~.~~~~.i.~~~!,..~;~~.~.i.~!.~!!~.~~~;.~~~.1.~............................._........................ ........... ........... ........... Electric, gas, oil and communication facilities, excluding tower structures and including poles, lines, transformers, pipes, meters and related facilities for distribution oflocal service and owned and operated by a public utility. Water distribution and sewerage collection lines, pumping stations and appurtenances owned and operated by the Albemarle County Service Authority. Except as otherwise expressly provided, central water supplies and central sewerage systems in conformance with Chapter 16 of the Code of Albemarle and all otber applicable law. R R - 11 - R R R R R R R .......... .......... .~m..~m. R R R R R R R R R R R R ........... ........... ........... ....n...... R R R R ........... ............ ............ ........... ........n. ....~........~...................~.... ....~.... R R R ........... ........... ........... ........... ........... ............ R R R R R ........... ........... ........... ........... .......... .......... ..~m.. ..~m. ........... ..~m. .~m. .~m. R ....~.... ....~.... ....~.... ....~.... ...~.... R R R ..-. -.. ..- .--- ..- --.. R R ........... ........... ........... ............ ............ ........... R R R ................................................................... R R R R ........... ............ ............ ........... ........... ........... .................................................................... R R R ......................................................... R R R SP R R ........... ............ ........... ........... ........... R R ........... n......... ........... ............ ........... ................................................................................ R R R R R R R R ~vanna reJi(fage block; SP = Uses that ma oc ~~.~.~!!~.~~.~..~.~!~~.~.~~..~~~..................................................... ~~.~'.~~~~..C;t:~~.~:..~:L?~L.......................................................... Fast food restaurant ................................................................................................................. ~~.~~.~.~.~~!':.':~.~..~:.~:~~L.................................................... Financial institutions .................................................................................................................... ~!!:..~~.~~:..~~~.~~!!~.~.(~~~~.~:!.~~??......................................... ~~:..~~!~~.i.~~.~.~~.~.~!r..~!.~~:.~!~.~~.~~............................. Florist FOOd.;U;lg;.ooery.StOr;;.b;cliidb;g.s;;Cii.speciaii;;shopsas.b;ike;;;;.;,;;;;dy:....... !!!9.c..~!~~.!!!~.~!!!:.!!!~.~!:~t~k~L.............................................. FWleral homes ................................................................................................................ ~~!!~~.~~.~.~~.~P.P.I.i.~~..~~~~~..~~.~~.~L.................................... Hardware store ..................................................................................................................... ~~1.~.5!?~.~~.~~..................................................................................... Heating oil sales and distribution (reference 5.1.20) HOiii;;~d..;;;siDesss~~;;~.~iiCii.a~.groo;;dSca;.~:;;i;;anb;g:.~~ie;.mi;;at;;;S:.... ~.~l!!\P.~B.!!'}.~.!!!!!~.~\'P!!!!.!!'}.~.!!!!!~I}!oc:!!!!'}~..~~!:Y!~................................ ........... ~~~!~!~............................................................................................................. ~.~!:.!~:.~~.~!~.~?..~~~............................................................................. .~(~>.. Indoor athletic mcilities .................................................................................................................. Indoor theaters ....................................................................................................................... ~~~~!~~~.~:.'.'.'.~~~!.~~.p.~.~~~~~!..................................................... ........... LaWldries. dry cleaners i:a.:.;;;kOiiiiii.<P;o~;kd.thai.aii.ati~iia;;i.shaii.i:;.oo.d~iY.ataii.hou;:s.du;:b;g" ........... !!l'.':!'!!1l9.l}1................................................................................................ Libraries. musewns R R R R ...................... ...................... R R ...................... .................................. R ...................... .................................. R R R ....................... ......................... R R R ~!~!.~~.~.~~~!!.................................................................................... Livestock sales ................................................................................................................... ~~~!~:.'2'.~~.~9~~~~~!.~~.~~:..~~.~~.~!~~...................................... Medical center ................................................................................................................ Mobile bome and trailer sales and service ....................................................................n......................................... ~~':'}.~.~~!~~.~.~!:.~.............................................................................. ........... Motor vehicle sales, service and rental ............................................................................................................... Musical instrwnent sales ............................................................................................................... !:'.~.~?!?;'.'.'.~!Y.;.p.~.~!:.~........................................................................ !:'.~~~p.~.p.':'~!!~~!!............................................................................... !:'.~~~:.'.'.'.~~~~:.p.~~.~~.!?~~~.~?I?~.......................................... ........... Office and business machines sales and service .................................................................................................................. ~!!5~.I.;I1~.~:':!~~................................................................................... 9.t!~~.~.~p.~.!~.~~...............~.............................................................. !?'!~~~.~!!!!!l:Il..~~~!!~~~~.!!!.!'.l!!'L....................................................... Outdoor storage. dispay and! or sales serving or associated with a by-right permitted ues. if any portion of the use would be visible from a travelway -~(~). R R R R R R R ................................. SP SP SP ............................................................................................................... ~~.~~.~:.p.~~r.!J!.~~~.~~.~!y.~~.~p.~~............................................................ R ~?t.?w.~p.~.i.~.~~.~!:.~........................................................................... ~!~~~.~~~!~.......................................................................................... .~~>.. ~~~.~~!~~~.l.~~~~...~~.~!~~~.~.~~.~!~.l:.~~!.~.~.~!~~~!............................ ........... Public and private utilities and infrastructure R R R R ........... ............ ........... ....~........~.........~.... R R R R R R R R R R R R R R R R R R R - 12- ~vanna reJi(fage Public uses and buildings, including temporary or mobile facilities such as schools, offices, paries, playgrounds and roads funded, owned or operated by local, stale, or federal agencies, public water and sewer transmission, main 0 R lines, treatment facilities, pumping stations and the like, owned and/or rated by the Rivanna Water and Sewer Authority R R R R R R R R R R R ................................................................................................................ .......... .......... .......... .......... ............. ........... ........... ........... .......... .......... .......... .......... ~~~~~~.~~.~~.I.~~~~.~~.i~~.~.!!!~~~~.~~~~.~~:!!.!~!~!L............ .......... .......... .......... .......... ........... ........... ........... .......... .......... .......... .......... .......... Retail nurseries and greenhouses ~=;;~~:.~~=:::~:~~i:~~=:~:~~~~~::~~~:~::~::=:~~::::::::::: :::::::::: :::::::::: :::::::::: ::::::::::: ::~~~~:: ::~~~!.: ::::::::::: ::::::::::: :::::::::: :::::::::: :::::::::: :::::::::: ~!!:.?r.~),?!..~~~~i.~:!!.~.'!~!p.~~~~.~.~.:':'!:~.~~!~........................................ .......... .......... .......... ........... ........... ........... ........... ........... .......... .......... .......... .......... ~~~??!.~:.~!:!!.!~~~........................................................................ .~J~l .......... .......... ........... ....~.... ........... ........... .......... .......... .......... .......... .......... ~!P.~~~.~.~~.~~~..~~.~!:~~!:?.~.~.~~........................................................... .......... .......... .......... ........... ........... ........... ........... ........... .......... .......... .......... .......... Sporting goods sales R ~~~:~j~~~:p.~~~:~~~:p.~~i~~~~~:~~!.~~~~~:~.:i~;:~j:.~:~):~?L::::::: :::~::: :::::::::: ::::#;::: ::::#;:::: ::::~:::: ::::~:::: ::::~::: .:::::::::: :::::::::: ::::#;::: ::::::::::. ::::~::: St~~ter management facilities shown on an approved final site plan or R R R R R R R R R R R R ~~!X!~!!m.P.!~!.......................................................................................... .......... .......... .......... ........... ........... ........... ........... .......... .......... .......... ........... .......... ~~~..~!?!~.~~.i.~.?~.~~~.I.~!!~.!~~!!!~........................................................... ...~.... .......... .......... ........... ....~.... ........... ....~.... ...~.... ....~... ....~... .......... .......... ..~!!!!~!.~~~!:~~...................................................................................... .......... .......... .......... ........... ....~.... ........... ........... .......... .......... .......... ........... .......... '!'.~!!!P.?!:~.~?'!'.~~~.~.~~.1~~r.~~!:~~!:.~:.!;.~~~............................................ ...~.... ....~... ....~... ....~.... ....~.... ....~.... ....~.... .....~.... ....~... ....~... ....~.... ....~... Temporary nonresidential mobile homes (reference 5.8) R R R R R R R R R R R R f.~~~X:~:!~~jL~~~i:~:~~j~~~:~~~~:f~~;!;~~:i~~~~~~~~~X~i::::::::::::: :::~::: ::::#;::: ::::#;::: ::::#;:::: ::::~:::: ::::::::::: ::::::::::: .:::::::::: ::::#;::: :::I:: :::K:. ::::~::: y.~~~H!!!!Y..9~~.~!!~.!:I.~!E!!.................................................................... .......... .......... .......... ........... ..~.(~>.. ........... ........... ........... n........ .......... ........... .......... Y.~!.~~.~~!!!.~I?E!!:!~~..~!!:~................................................................ .......... .......... .......... ........... ....~.... ........... ........... ........... .......... .......... ........... .......... '!Y.~~!!~~.~!:!!!!!~.~.~~.J?!:!'!!!!!!~.~.~!!~!..~~~!!?~.?~}J.{~!:f~~!!~.2,~L...n.. .......... .......... .......... ........... ........... ........... ........... ........... .......... .......... ........... .......... ~~X~!~!:.~~.:.~~~!:~~!~.~.~.~!l.~~~!.p.~~':':~.{~!:~!.~~~~.?:!:.!?L...... .......... .......... .......... ........... n......... ........... ........... ........... .......... .......... ........... .......... Wholesale Distribution 1. Home occupation, Class B uses shall be regulated per Section 5.2 of the Zoning Ordinance 2. These uses are allowed in Block A only as an accessory use to the proposed civic, religious, or club building. 3. In Block A, the "Tourist Lodging" or "Inn" shall not exceed 15 guest rooms. 4. The intent for this use category is to allow only an emergency care (i.e., First Med) facility. 5. Within Block E, outdoor retail sales within this category are intended solely for temporary, seasonal and periodic events supporting the community (no more than ten a year). These events could include holiday festivals, community fairs, artisan and public open markets, weddings, and other pedestrian-related events to be conducted in Main Street or in the adjacent private streets during specially permitted events during which Main Street and/ or the adjacent private streets would be blocked to vehicular traffic. 6. Temporary retail sales events are allowed no more than 15 times per year. In the case of weekend sales, a "sales event" may include Friday, Saturday, and Sunday. 7. Stand alone parking is permitted in the Blocks labeled with an "R." Parking structures shall be limited to Blocks C, E and L only. Where utilized, the fa~ade treatment, height, setback, lighting, and scale of the parking structure shall be subject to administrative review and approval by the Director of Planning to ensure compatibility with adjacent residential uses. Additionally, for Block L only, the Director of Planning shall ensure that the location of any parking structure within Block L is compatible with adjacent residential uses. 8. This use is restricted solely to small animal care with no outdoor kennels and for offices for off-site veterinary services, such as for vets tending to horses off the premises. 9. In Block L, Single Family Detached houses are not permitted immediately adjacent to the Route 250 Landscape Strip. - 13- ~vanna reJi(fage Special Single-Family Dwelling Regulations Carriage Houses A carriage house is defined as a separate, detached, independent living unit which is included on a single family attached or detached unit lot, but is clearly subordinate to the primary residence. While a carriage house unit may have a distinct street address and may be provided with separate utility meter, if utilized as a rental unit, it may not be subdivided from the primary residence. Additionally, a carriage house must be located to the rear of the primary residence (with comer lot in the side yard) and must meet all architectural guidelines applicable to the primary residence. Garrets A garret is defined as an apartment above a detached, multiple garage structure. The garage structures are generally located in a multifamily parking lot where the garages are adjacent to a parking lot travel aisle and the individual garages are owned, rented, or leased by individual multifamily users, (not necessarily the person dwelling in the garret). There may be no more than three garret units within a single garage structure. Finally, these units are restricted to Blocks D and L, unless deemed by the Director of Planning to a compatible use in other residential areas. For the purpose of regulation (e.g., frontage, yard requirements, setbacks, means of ingress/ egress, etc.), garrets shall be regulated using the built form standards for multifamily uses as established by this Code of Development. - 14- ,I,Mln. N91l~~~I~..,tllll;~LA: M8)(~."'O~~~sldel1~lal:~~ .... .MI~;' ~esid~n~lal(~ttlll~QilJ~lts: .,;,. "~:Max~~e.1d.~ilarDYI.I~!~g':;u61ts: r?",.<~'~";;,';1 ~ ~ .' -'.~ .' ;,- ~;::<~/.',;.,:., ~vanna 1Ji(fage . .. ,( '.';Mlrihnum:ancUJlaximumTUseRif'ulrements";'.' . Dominant land . . .:':" ;;';.:,':,'~"':;;,~.~" '" :','''''':';,;': ';:'.~ ':~:."' ;, . . .:: ", ~.. usettype:w'thln' : No. ~ ~si'~i~n tia(Use,~;;(1I ;:~~;R8si~ en fjat Dses(~~,.," \' ,:' : ',,-:' <>i..~.' " '" ',. ! " ;',-<~';,< ..~.':' :. .", :"-,, ,', ...: ',',' ;" :'\ , ' block Min:No'n'~s. Max,N(f"~S': Dv.(el/ing',Unjt Welling: ,',.,."".-" ""J'" ". ~'" ~.t \ ~~; "",' :ft.,. .ft. ';I,' Min, ',,,;UnitMax Community! 4.8 Hospitality! Institutional 14.4 Residential 7.2 Residential 6,000 17,000 1 47 64 60 60 30 38 50,000 100,000 60 184 23,001 23,001 36 (2) 55 7 12 (3) 8,000 12 30 12 20 84 96 3.5 Residential 11.8 Mixed Use 6.0 5.3 Residential 2.1 Residential 18.4 Public Park 3.0 Residential 3.2 Residential 13.1 Residential 79,001 125,000 (4) 348 (2) 521 1. The non-residential minimum/ maximum limitations are based on the building's gross leasable area in square feet 2. The only block where assisted living uses are allow is in Block G. If the Owner elects to develop an assisted living use, it shall not be considered a residential use and shall not count towards or against the residential or non-residential minimums or maximums. Under these circumstances, the Director of Planning shall adjust Block G's required residential minimums downward. The amount that the Director of Planning may adjust the minimum downward shall be at his discretion, but shall generally correspond to the percentage of the block converted from residential to assisted living uses. The overall project's minimum requirement total shall also be reduced by a corresponding amount. 3. For park facilities in Block I, there are no minimum or maximum non-residential requirements. 4. The maximum limit of 125,000 square feet of non-residential uses shall not apply towards any square footage limitations for existing or future uses within Block F or Block I. - 15- ~vanna reJi(fage Description of Land Use Mix by Block (Per Zoning Ordinance 9 20A.5.i.2) The following section is intended to describe the development and relative location of important land uses by providing a summary of the most important features, land uses and other improvements to be included within each block: Block A Block A will serve as a transition zone between the more rural character of Route 250/ Glenmore Way and Rivanna Village. As such, uses are relatively limited and a considerable amount of open space and buffer area will be provided. The General Development Plan shows two "Important Transition Zone Buildings" in Block A to illustrate the relatively low intensity of use and the significant amount of green space that is expected in Block A. Towards this expectation, a landscaped strip shall be provided along Glenmore Way, as described in the Landscape Section (p. 42). The principal use in this Block will be an institutional building (e.g., a civic, religious, or club use) surrounded by a community green. Through its architecture, massing, and sitting, the institutional use will be designed as a visual an anchor for the west end of Main Street. Finally, a small "bed and breakfast" or inn will may occur in Block A. Block B Block B continues this transition zone by limiting developed uses to single family detached dwellings. This will help protect the existing residences along both Glenmore Way and the Magruder Subdivision by placing a similar residential dwelling unit type adjacent to them. This block will provide three types of Landscaped Strips. First, it shall continue the Glenmore Way Landscaped Strip. Second, it shall incorporate a reservation zone and landscaped strip zone along the Route 250 East. Finally, an effort will be made to preserve the existing vegetation along the common boundary with the Magruder Subdivision. The landscape standards for these landscape strips and reservation zones are described in the Landscape Section. Block C Block C is the final part of the transition zone along Glenmore Way. While this block continues the Glenmore Way Landscaped Strip, it also is designed as a distinct neighborhood consisting solely of multi-story condominiums. These condominiums will be accessed via Gable Lane, a separate, rural cross section street off Steamer Drive, as defined in the Street and Streetscape Section as Street Section #6. The condominium buildings located closest to Glenmore Way shall be designed with no more than three stories facing parallel to Glenmore Way and shall be oriented roughly parallel to Glenmore Way. This design and orientation is intended to serve as a visual and land use buffer between Glenmore Way and the East Rivanna Volunteer Fire Station. The orientation for these building is generally depicted as an "Important Transition Zone Building" on the General Development Plan. Block D - 16- ~vanna o/i{fage Block D is exclusively a residential block. Uses in this block shall relate to the portion of Main Street that runs through this block by fronting structures onto this street. Block E Block E is the central focal point for Rivanna Village and will form its critical mass of commercial, residential, and civic uses. Multi-story uses shall front Main Street. These buildings will contain either residential or a mixture of retail, service, office, and/ or residential uses. Along both Main Street and Park Street, buildings shall be situated along the length of the street and shall provide a high-degree of spatial enclosure, as defined in the Built Form Section. The Main Street/Park Street intersection will terminate in a roundabout that will serve as the anchor for this end of Main Street. The area around the roundabout shall provide uses and design features that promote a lively pedestrian environment, such as an outdoor cafe, kiosks, plazas, outdoor seating, special street pavement surfaces, and the like. This area shall also provide a sense of connection between the Main Street area and the public park in Block I through the creation of a strong pedestrian linkage to the park and the use of architectural and landscaping treatments which frame the vista from Main Street into the park If surface parking lots are provided in this block, they shall be relegated from Main Street and the Park Street consistent with the Levell Spatial Enclosure as defined on page 39. However, parking areas may have entrances onto these two streets so long as buildings, small plazas, and/ or walls are situated in a manner that minimizes the amount of the parking lots that can be seen from these two streets. Block F Block F is the East Rivanna Volunteer Fire Company (ERVFC). Block G Block G is a residential block consisting of a mixture of townhouses and single family detached residences allowing for a transition in land uses and densities between the edge of Rivanna Village NMD and its centralized commercial/mixed use core. An assisted living facility may be incorporated into the ultimate build-out of the block, although no such product is depicted in the lllustrative Plan. Standards for uses situated along the exterior of the NMD are provided in the Landscape Standards. Block H Block H shall contain a series of single family detached lots lining a village neighborhood street which forms the southern border for the park planned for Block I. As with the other single-family detached uses along the perimeter of the project, the Landscape Strip standards established in the Landscape Standards shall be met. Block I Block I shall be a community park that will serve as the recreational and outdoor space for not only the future residents of Rivanna Village, but for the other County residents. The - 17 - ~vanna o/i(fage park shall be built by the Owner to the standards detailed in the "Description of Green Space, Civic Space and Amenities Area by Block" and then dedicated to the County. Block J Block J is primarily a residential block; however, there is the potential for a club that would support the future owners and residents of Rivanna Village. These uses shall front the streets which line the block's perimeter and parking shall be relegated internally to the block. Block K Block K shall contain a series of single family detached lots lining a village neighborhood street which forms the northeastern border for the park planned for Block I. As with the other single-family detached uses along the perimeter of the project, the Landscape Strip standards established in the Landscape Standards shall be met. Block L Land uses in this block shall be residential uses in the form of single family attached, duplex, townhouses, multifamily, and/ or special single-family dwelling units as defined above. Where parking structures are utilized, their location, fa~ade treatment, height, setback, lighting, and scale shall be subject to administrative review and approval by the Director of Planning to ensure compatibility with adjacent residential uses. Because Block L will serve as the principal entrance into Rivanna Village from Route 250, the residential buildings shall front along Park Street and shall provide a Level 1 Spatial Enclosure as defined on page 39-. Finally, single family detached dwelling units are prohibited immediately adjacent to the Route 250 Landscape Strip. The block shall also provide an expansive reservation and landscaped strip along the Route 250 corridor to provide for the future widening of Route 250. This reservation and landscaped strip is described in the Landscaping Standards section. - 18- " ~vanna o/iffage Description of Green Space, Civic Space and Amenities Area by Block (Per Zoning Ordinance Sections 20A.5.d, 20A.5.i.7 & 8, and 20A.9) Rivanna Village shall provide an extensive green space and amenity system that creates recreational opportunities and enhances the sense of place. The project shall be developed in accord with the features described in this section and as depicted generally on the General Development Plan!. The acreage for the green and amenity area identified in Table 5 may be modified as long as the total area created within Rivanna Village is not less than 20% of the gross acreage of the site. Within Rivanna Village, a significant amount of open and amenity space is provided through out the development. Also, while the Code does not explicitly establish minimum amenity standards for the streets, the Main Street area and its adjacent side streets are intended to serve as a public activity zone. By providing sidewalks, urban landscaped plazas, street furniture, and other hardscape amenities, the project will establish a vibrant, outdoor activity space for residents, shoppers, visitors and its work force. Together, the development's open/ amenity areas and streetscape almost exceed the minimum standards established in the Zoning Ordinance. When the community park in Block I and its amenities are included, Rivanna Village is well in excess of the minimum requirements. , Green'SpaCe~Area _~ep~()~imate:.Green_~pac~_Area ~~xclusi\e of Block FJ Total Approximate Green Space Area: Green Space Area/Tafal Site Area Rat16 (Exdusi\e cifsiock F'): GreenS-pace AreaifotafSlte Area Ratio:. . lUnenltySpaceArea ..~pp~()~imate._Ameni~~ An~a ~.I=xclusi\e of Block FJ Total Approximate Amenity Area: ~menJ~i~rea?!.ot~fS!~e ~ea ~atio ~_ExduSi\e ofs'i6ck -F1: Amenity AreaITotal Site Area Ratio: 41.4 Acres 44.9 Acres 47.8% 48.4% 24.6 Acres 24.6 Acres 28.4% 26.6%. The following section provides the minimum improvements to be implemented within each Block: Block A Block A shall provide two large open spaces. The first will be a public green that will surround the institutional building. This green space will be suitable for civic gatherings and other village-related activities, and thus will act as an amenity space as well. The second open space will be a combination of the area around the intersection of Route 250 and Glenmore Way and the landscape strip lining Glenmore Way. ! The requirements of Zoning Ordinance Section 4.16.2 and 4.16.3.3 are waived in lieu of the regulations established in the Rivanna Village Code of Development - 19 - ~vanna reJi(fage Block B The minimum green space area in Block B shall consist of the Glenmore Way Landscape Strip. BlockC In Block C, a residential common space shall be located in the area bounded by the road which circles between the residential condominium buildings. The green space will include a central, multi-purpose lawn that will be the focal point of Block C. It will serve as the gathering space for the block's residents. The edges of the green space will be lined with trees. The green space area will include a system of sidewalks and a small pedestrian plaza with a minimum of two (2) permanent benches. Block C shall also provide open space in the form of the Glenmore Way Landscape Strip. Block F Block F will retain the wooded area behind the fire station. This wooded area may be disturbed for the installation of stormwater management facilities and a pedestrian path that is planned to connect Blocks C and G. Block I Block I shall consist of a community park. The park will serve Rivanna Village's active and passive recreational demands. The park shall consist of approximately eighteen (18) acres with both formal recreational and informal natural areas in general conformance with the Preliminary Scheme, prepared by Rieley & Associates (See Exhibit G). This plan provides an illustrative representation of the park and the minimum uses to be established within it. Variations to the acreage, the uses and the location of uses can be made by the Director of Planning in consultation with the Director of Parks and Recreation. Approval of the final park plan by the Director of Parks and Recreation is required prior to approval of the final site plan for the park. The minimum gathering areas improvements shall include the following: · A three (3) acre all purpose Community Green; · The Quarry Pond with a decorative feature, such as a slate wall; · A two (2) acre, fenced in Dog Playground; and · A two (2) acre Grove. (Within the Grove, the existing woods will be thinned to remove the undergrowth, dead vegetation, selected hardwoods and undesired pines. The desired effect will retain the largest trees and their upper canopy, while opening up the understory to create a more manicured park appearance.) The park and recreation improvements shall include the following: · One (1) Pavilion in the formal section of the park; · One (1) Gazebo overlooking the Quarry Pond; · One (1) Shelter anchoring the southeastern end of the Green; · One (1) Kiosk or Entrance Shelter delineating the northern entrance to the park; · Two (2) tennis courts; · One (1) Youth Playground; · Two (2) Public Restrooms and storage area for park equipment; - 20- ~vanna reJiffage · Ten (10) Park Benches; · Three (3) Water Fountains; · 4,080 linear feet of asphalt pedestrian trails (six feet in width); · 3,330 linear feet of asphalt multipurpose trails (six feet in width); · 1,100 linear feet of stone dust paths (four feet in width); and · Three (3) Pedestrian bridges. Note, the following may be constructed or otherwise established within the park: · Stormwater management facilities (including, but not limited to stormwater management ponds, best management practices, a water quality marsh, and storm sewerage); · Public utilities lines; and · Landscape improvements The parking requirements for the park shall be satisfied through the use of on-street spaces along the perimeter of Block I. Additional parking may be provided using on- street or surface lots available to the public in adjacent blocks or in Block F's surface parking lot. Block L The minimum green space area in Block L shall consist of the Route 250 Landscape Strip. Conservation and Preservation Areas The County's Open Space and Critical Resources Plan only identifies "wooded areas" on this site. While there are several small streams on this site, none of them are regulated by County Ordinances. There are a few isolated areas of critical slopes, but these are in the park and will not be disturbed. Finally, there is no floodplain on the site. Therefore, after review and consideration by the County, it has been determined that there are no areas within Rivanna Village that need to be protected as either Conservation or Preservation Areas Historic Structures and Sites (Per Zoning Ordinance S 20A.5.g.8) There are no historic structures or sites located within Rivanna Village. - 21 - ~vanna reJi(fage Rivanna Vii/aIle Park Exhibit G - 22- "n"" , ~\', , , , '.",' ~. " ~ 'L. ", · ~ e, To " ,'. _ , , . . -1-1, ~ ~'-~ _ "____;/ - r I, I I r~' _', _"'. ::---;--", ~ I ? )'riJt:ID8SJOOf1n~~~~ ! , ~vanna reJiffage Affordable Housing Affordable Housing Definitions Affordable Tenn -- A five (5) year period of time following the date that the certificate of occupancy is issued by the County for each for-rent affordable unit. . Affordable Unit -- A unit which meets the criteria for a Carriage House, For Sale Affordable Dwelling Unit, or For Rent Affordable Dwelling Unit. Cash In Lieu of Affordable Unit -- A payment of Sixteen Thousand Five Hundred Dollars ($16,500) made to the Albemarle County for affordable housing initiatives prior to Final Site Plan or Final Plat approval. For Sale Affordable Dwelling Unit -- A for-sale affordable dwelling unit is defined as a residential unit affordable to households with incomes less than eighty percent (80%) of the area median family income and with an initial selling price that shall not exceed sixty- five percent (65%) of the applicable Virginia Housing Development Authority ("VHDA") maximum mortgage for first-time home buyers at the beginning of the 90-day identification and qualification period, as defined in the following paragraph. Notification and Qualification Period -- A ninety (90)-day period which commences upon written notice from the then-current owner/builder to the Albemarle County Department of Housing or its designee that the unit(s) shall be available for sale. This notice shall not be given more than sixty (60) days prior to the anticipated receipt of the Certificate of Occupancy. Net Rent -- The amount of rent that does not include tenant-paid utilities. Affordable Housing Terms and Conditions For Sale Affordable DwellinQ Units -- General Provisions of For Sale Affordable Dwelling Units - The then-current owner/builder shall provide the County or its designee a minimum of ninety (90) days during the Notification and Qualification Period to identify and approve an eligible purchaser for the affordable unit. The owner /builder and their agents may provide information on the income eligibility of potential purchasers and may also identify potential purchasers for approval by the County or its designee. If an approved purchaser does not execute a purchase contract accepted by the owner /builder within the Notification and Qualification Period the owner/builder shall have the right to sell the unit without further restrictions on the sales price or income of the purchaser. The unit shall be counted towards the number of for sale affordable units proffered. If at any time prior to the County's approval of any preliminary site plan or subdivision plat for the Property which includes one or more for-sale affordable units, the Housing Office informs the Owner in writing that it may not have a qualified purchaser for one or more of the for-sale affordable units at the time that the Owner expects the units to be - 23- 9?jvanna reJi{fage completed and that the Housing office will instead accept a cash contribution to the Housing Office to support affordable housing programs in the amount of sixteen thousand five hundred dollars ($16,500) in lieu of each affordable unit(s), then the Owner shall pay such cash contribution to the Housing Office prior to obtaining a certificate of occupancy for the unit(s), that were originally planned to be affordable units, and the Owner shall have the right to sell the unit(s) without any restriction on the sales price or income of the purchaser(s). If the cash contribution has not been exhausted by the Housing Office for the stated purpose within five (5) years of the date it was contributed, all unexpended funds shall be refunded to the party that contributed the funds. For the purposes of the affordable for-sale housing requirements, each cash in lieu contribution shall be deemed to count towards the minimum for-sale housing requirement. Blocks B, C, Hand K Alternatives - In Blocks B, Hand K, where only SFD housing, and Block C, where only multistory condominiums are allowed, the Owner may also meet the proffered fifteen (15%) percent affordable housing commitment by choosing the "Cash in Lieu of Affordable Unit" or provide a "Carriage House," as defined on page 14. For-Rent Affordable Dwellina Units -- Rental Rate - The initial net rent for each for-rent affordable unit shall not exceed the then-current and applicable maximum net rent rate approved by the County Housing Office. In each subsequent calendar year, the monthly "net rent" for each for-rent affordable unit may be increased up to three percent (3%). During the "Affordable Term", the rent for the for-rent affordable unit may not exceed the "Maximum Affordable Rent" unless the unit is sold as an affordable unit under the County's affordable housing policy. Conveyance of Interest - All deeds conveying any interest in the for-rent affordable units during the Affordable Term shall contain language reciting that such unit is subject to these terms and conditions. In addition, all contracts pertaining to a conveyance of any for-rent affordable unit, or any part thereof, during the Affordable Term shall contain a complete and full disclosure of the restrictions and controls established by these terms and conditions. At least thirty (30) days prior to the conveyance of any interest in any for-rent affordable unit during the Affordable Term, the then-current owner shall notify the County in writing of the conveyance and provide the name, address and telephone number of the potential grantee, and state that the requirements of these terms and conditions have been satisfied. Reporting of Rental Rates - During the Affordable Term, within thirty days of each rental or lease term for each for- rent affordable unit, the then-current owner shall provide to the Albemarle County - 24- ~vanna reJi(fage Housing Office a copy of the rental or lease agreement for each such unit rented that shows the rental rate for such unit and the term of the rental or lease agreement. In addition, during the Affordable Term, the then-current Owner shall provide to the County, if requested, any reports, copies of rental or lease agreements, or other data pertaining to rental rates as the County may reasonably require. General Terms and Conditions for Affordable HousinQ - Not less than 40% of the affordable unit requirement shall be provided as For-sale Affordable Dwelling Units or Cash In Lieu of Affordable Unit. No more than 30% of the total number of affordable unit requirement shall be provided as special single-family dwellings as defined on page 14 of the Code of Development. The Owner shall designate the intent to develop an Affordable Unit on each site plan and plat. In order to maintain an adequate distribution, units required under the terms and conditions of this Code shall be provided by block as follows: 1. At no time shall the total number of affordable housing units/ cash in lieu credits, which are required under the Affordable Housing Terms and Conditions of this Code, be less than 15% of the total number of units for the development. 2. A minimum of 10% of the units within each block shall qualify under the terms and conditions of this Code except for Blocks A, F, and I where no affordable housing is required. 3. A maximum of 30% of the units within each block shall qualify under the terms and conditions of this Code except for Blocks A, F, and I where no affordable housing is required. 4. If any unit is not initially designated on a site plan or plat as an Affordable Unit, but is subsequently constructed and sold or rented that complies with the criteria defining For-sale Affordable Dwelling Units, For-Rent Affordable Dwelling Units or Carriage Houses and which fall within the required distribution of affordable units shall be counted towards these terms and conditions. The Owner shall pass the requirements created by the terms and conditions of this Code of Development onto the subsequent owners of lots unless the terms and conditions have been already satisfied (Le., the responsibility of constructing the affordable units shall run with the land as designated on final plats). - 25- ~vanna o/i[fage Street and Streetscape Standards Purpose and Intent A crucial element in creating a successful community is designing the proper street environment because well designed streets encourage pedestrians to venture beyond their own homes and businesses to interact with other people. To encourage this important vision, the Rivanna Village streetscape and transportation network will be guided by the following Traditional Neighborhood Design (TND) principles: · The creation of a relatively dense, interconnected urban section street network with associated sidewalks and paths that is designed to disperse and reduce vehicular traffic and enhance the utilization of other forms of mobility, especially public mass transit when made available. · Street designs shall be implemented where the overall function, comfort, and safety of a multi-purpose or "shared" street is more important than the streets vehicular efficiency alone. Thus, the overall design shall balance the needs of vehicles (moving or parked), bicyclists, and pedestrians. · Street designs shall be implemented where the street cross-section and intersection radii are only as wide as needed to accommodate the usual vehicular mix for that street, while providing adequate and safe access for moving vans, garbage trucks, fire engines and school buses. Application of Street Standards (Per Zoning Ordinance 9 20A.I0) The General Development Plan (Exhibit E) establishes the fact that Rivanna Village's street network shall be an interconnected grid. This Plan also establishes the relative importance of individual streets in the grid though the designation of "Primary Streets" and "Secondary Streets." Primary Streets are streets that must be built in the location shown on the General Development Plan because of: (a) their importance in supporting interconnectivity; or, (b) because a street in this location is necessary to support a stated land use goal identified in the Land Use or Spatial Enclosure sections. Secondary Streets serve to break up the blocks of the primary grid and to provide access to uses. While these streets serve an important function, their actual location is dependent on the unit type or use proposed for the block. As a result, the number and location of Secondary Streets may be adjusted at the site plan stage subject to the approval of the Director of Planning. Finally, the General Development Plan establishes four interparcel connections. The locations and purposes for these interconnections are as follows: 1. The Private Access Easement in Block C is required to allow for the possibility of extending Block C's private road network into the adjacent property. Section 32.7.3 of the Zoning Ordinance is modified such that, at the site plan stage, the Owner is not required to physically extend a road or parking lot interconnection to the common boundary line. However, the Owner shall, at a minimum reserve sufficient right of way, drainage easements and temporary construction easements, as deemed reasonably necessary by the - 26- ~vanna o/iffage Director of Planning, to accommodate and construct an interconnection to the common boundary line. 2. Park Street shall be extended to the southern boundary of the Rivanna Village boundary line, per the requirements of Section 14-409 of the Subdivision Ordinance, to the maximum extent possible without grading onto adjacent properties. 3. Two interparcel locations shall be provided along the eastern boundary (Blocks Land K) of the Rivanna Village boundary line, per the requirements of Section 14-409 of the Subdivision Ordinance, to the maximum extent possible without grading on to adjacent properties. However, the precise location of these two interconnections is less restricted and may be realigned at the site plan/ subdivision stage by the Director of Planning upon written request by the applicant. All of the streets in Rivanna Village's grid system shall be built to one of seven distinct Street Section classification standards. The Street Section standards reflect the anticipated correlation between the land uses established in the previous section and the functionality that the adjacent uses will demand from these streets. Therefore, as the uses change, a given street may move into a different classification to reflect this change. The Street Sections Key (Exhibit H) illustrates this correlation by defining the relative location of these street cross sections based upon the current Illustrative Plan. On the following pages, the standards for each street cross section classifications are provided. These latter exhibits more precisely define the relationship between the pavement section, curb and gutter, planting/clear zone, sidewalks, and building zone for each Street Section classification. The classifications of the Street Section standards are listed below: 1. Town Center Street 2. Neighborhood Residential Street 3. Two-way Entrance Street with Parking on One Side 4. Private Travelway (Commercial) with Parking or Loading Space 5. One-Way Street with On-Street Parking 6. Block C Rural Entrance Road 7. Residential Alley At the site plan/ subdivision stage, the Director of Planning shall review all proposed locations for the Primary and Secondary Streets, proposed interconnection locations, and the proposed Street Section classification for an individual street for conformance with the General Development Plan, the Block Plan, Street Sections Key, the Code of Development and all other applicable County Ordinances. Any Primary, Secondary, or Interconnection location may be realigned or reclassified to a new Section Standard, with the Director of Planning's approval. Public versus Private Streets It is the applicant's intent to dedicate all streets to the County for maintenance by VDOT, except for the identified private commercial streets, residential alleys, and the entry road - 27- ~vanna reJiffage into Block C. This is a dedication of approximately 775,000 to 950,000 square feet of right of way. However, the Planning Commission has recognized that the proposed streets on the General Development Plan and the Street Sections Key meet AASHTO standards, but may not meet VDOT and utility provider standards, especially with respect to utility placement within the public right-of-way. Therefore, if VOOT is unwilling to accept the street due to utility conflicts, the Planning Commission has authorized the use of private streets under Section 14-233.A.1 of the Subdivision Ordinance with the following conditions: 1. The applicant may construct all of the proposed internal roads as private streets, except for Steamer Drive and Park Street. These two streets shall be constructed and dedicated as public streets. However at a future date, the Owner may request private street approval from the Planning Commission for one or both of these streets if VDOT approval cannot be obtained for the streets as shown in this Code of Development. If the Planning Commission does not grant approval for private streets, the Planning Director may authorize a variation to the street section in accordance with Section 8.5.5.3 of the Zoning Ordinance. 2. Where the streets are built as private streets, they shall be constructed to the public street standards and shall be in conformance with the standards established in this Code and Section 14-412 of the Subdivision Ordinance. Sidewalks and Pedestrian Trails (Per Zoning Ordinance 9 20A.10) Sidewalks shall be constructed in accordance with the Albemarle County Design Standards Manual's (DSM) standards for concrete pedestrian paths; except that the DSM's standard widths are modified as follows: Sidewalks shall be a minimum of five (5) wide; however, sidewalk widths may be increased along Main Street, or Park Street. In these locations, the width of the sidewalk may be increased to accommodate higher volumes of pedestrian traffic or special uses, such as outside cafes, sidewalks vendors, and the like. Where these latter uses are permitted, they shall meet the Lot Regulations established in Table 6, footnote #5. Finally, the sidewalks on the Private Commercial Streets, Street Section #4 shall be seven (7) feet wide and their width shall be increase to nine (9) feet wide in front of any building that fronts onto the Private Commercial Street. (Note: Standards for the provision of planting strips and streets trees are provided in the Landscape Section.) The relative location of sidewalks to buildings and streets on a given street shall be in accord with the Street Section Key provided in the preceding section; however, the widths described on these exhibits shall be based on the standards within this section. In general, sidewalks will be constructed on both sides of the street, except in the following locations: 1. Along the Block C rural entrance road, a sidewalk shall be constructed on one side only. 2. The Owner shall be required to construct a sidewalk in Block F adjacent to Steamer Drive on the fire station property only under the proffered conditions. - 28- ~vanna reJi(fage Pedestrian paths/trails shall be constructed to the DSM's standards for asphalt pedestrian paths. These pedestrian paths/ trails, which are not typically associated with streets, shall be provided the following locations, at a minimum, and serve the following purposes: 1. In lieu of the second sidewalk along the Block C rural entrance road, a pedestrian path shall be constructed in the Glenmore Way Landscape Strip. This path shall run from the buildings in Block C to Steamer Drive. 2. A pedestrian path shall be constructed in Block F in order to provide more direct access between Blocks C and G. However, the Owner shall only be required to build this path if the ERVFC dedicates sufficient easement for the path as well as the necessary easements to grade and construct this path. 3. In the public park, paths/ trails shall be provided per the standards established in the Green Space and Amenity Section for Block I. - 29- ~vanna o/i{fage Street Section Kev Exhibit B-1 - 30- rJ:1 o ~ > ~ ~ ~ ,MIIIII~I rB! ~I ~ z o S ril 00 E-4 ril ~ 00 .-I :i: t: 6 ~ III I' ~vanna reJi(fage Street Sections 1 and 2 Exhibit H-2 - 31 - EXHIBIT H-2: ~vanna reJi(fage Street sections 3 and 4 Exhibit B-3 - 32- EASEMENT 50' f'R1V^TE ACCESS EXHIBIT H-3: ~vanna o/i(fage Street sections 5 and 6 Exhibit H-4 - 33- EXHIBIT H-4; ~vanna reJi[fage Street section 7 Exhibit H-5 - 34- EXHIBIT H-5: ~vanna o/i((age BUILT FORM STANDARDS Purpose and Intent (Per Zoning Ordinance S 20A.5) A project's built form is important because it determines the character of the street. Establishing the proper dimensions for how a group of buildings will sit back from, above, and along the length of the street, as well as incorporating the appropriate architectural and landscape elements into a group of buildings' design are the key components in determining whether a user intuitively understands and is encouraged to use the street as a public realm. Judging whether a "sense of place" has successfully been achieved is ultimately determined by whether or not the street's design and built form have been successfully integrated. This section's standards work to achieve this integration. To manage these standards, the Owner shall establish an Architecture Control Board (ACB) prior to the issuance of first building permit in order to review the Code of Development's architectural, landscaping, buffer, and grading standards set forth herein. The ACB shall review all individual submissions for their conformance with the Code of Development and the covenants and restrictions prior to any submission to the County for a building permit or ARB Certificate of Appropriateness application. Future enforcement of the regulations in this Code shall be the responsibility of the Albemarle County and not the ACB. Lot Regulations ,;f$iljgle,fi~mily~,Q~tactie~;:" ' ., ',i',Be(f,"&:[8'reakfast. > << ,<' , ',' "..:....//'.-.: .,""~'" " ..... ,-'i' ',-",-, . Single.F~miIYi;~ttached.' TownhoUse MFResldential Mixed Use Non-residential Assisted Living Fire and Rescue Community Ctr.lClub Church/Cha el/Civic Footnotes for Table 6 "/?Nea.aiBulk<Reg' '5,: ~J, .<-:'>-'4' :"._~,i",':'.c,'V';;i_','_r~ .,,'0: f-......:.' '":-,";.:.,:-.'!il";:-:.,",,,".. ,.' :,.t~ ",-.4L. Min~"Lt>t" ..Min. '..Lo~'\; .'.......'... ~iz~' ..,....'.....'Frl)ntag~f ?:(sg."ft,): ':>,(ft) 3,200 40 6,000 50 740 18 640 16 nr 20 nr 20 nr 20 10,000 50 nr 50 nr 50 10,000 80 1. "nr" means "not regulated" - 35- 10 10 10 2 1.5 1.5 1.5 1.5 5 5 5 nr 30 30 Min: Side / set~~ck (ft) " 3 10 3 3 5 5 5 5 10 10 10 Min:' ,Rear .',Setback 10 10 10 5 5 5 5 10 20 10 10 ~vanna reJi(fage 2. Non-residential lot standards shall apply to all non-residential uses not explicitly mentioned in Table 6. 3. Where Landscaped Strips are required by the Landscape Section of this Code, Table 6's setbacks for all structures shall be increased to accommodate these Strips as determined to be necessary by the Agent. 4. Build to lines: Abuilding's fac;ade shall be regulated by the concept of "build to lines." A build to line is generally defined as an area along the frontage of a lot within which the building's fac;ade must be located. The purpose of the build to line is to locate a group of buildings generally equidistant from the street in order to establish an appropriate spatial enclosure and a "sense of place." To enforce this regulatory concept, the reviewer must: (a) determine what the use is that fronts the street; (b) measure the applicable distance from the edge of the publici private street right of way to the minimum/ maximum built to line; and, (c) to ensure compliance with the build to concept, a minimum of fifty (50%) of the building fac;ade must be between the minimum and maximum build to distances. The ''building's fac;ade" is defined by the main part of the structure, exclusive of the types of structural elements listed in footnote #5, that runs parallel with the centerline of the street. [Note: the minimum and maximum build to lines are established in Table 6 on the assumption that the right of way line will be six (6) inches behind a "normal sidewalk arrangement." [A normal sidewalk arrangement is assumed to be a six (6) foot planting strip and a five (5) foot sidewalk. Therefore, Table 6 assumes that the right of way line will be eleven and one-half (11.5) feet behind the curb.] If right of way line is platted a distance other than eleven and one-half (11.5) feet behind the curb, the Director of Planning may increase or decrease Table 6's build to line distances up to a difference equal to 11.5 minus the new distance between the curb and the right of way line.] 5. Attachment Zone: An attachment zone is an area in front of the minimum build to line. The purpose of the attachment zone is to allow for ancillary uses or portion of a building to extend in front of the structure and/ or into the sidewalk area. The following structures may extend into the attachment zone in front of the minimum build to line: a. Porches (1&2 story), porch stairs, decks, balconies, bay windows, raised dooryards, entrance stoops, planters, chimneys, and other similar structural elements located on the ground floor are permitted to extend in an attachment zone (i.e., the area in front of the build-to line) by no more that ten (10) feet. Under no circumstances may these structures extend into either the VDOT right- of-w~y or within one (1) foot of the sidewalk (whichever is more restrictive). b. Awnings, balconies, canopies, cantilevered portions of upper levels of buildings, and other structural projections may overhang a sidewalk if these projections: (1) do not interfere with the street trees' expected canopy at maturity; (2) do not impede safe and convenient pedestrian or vehicle movement as determined by the County Engineer; or, (3) are not prohibited by VDOT. - 36- ~vanna reJi(fage c. Outdoor eating establishments associated with an adjacent by right use in a building may extend into the sidewalk area if the seating area and other facilities associated with the establishment do not impede safe and convenient pedestrian or vehicle movement. Sidewalks must be of a sufficient width to allow a minimum of five (5) feet for pedestrian movement parallel to the street. d. Signage (freestanding, portable or projecting), mailboxes, newspaper boxes, benches, planters, and other similar street hardscape features shall have no setbacks internal to the development and are permitted within the right-of-way as long as VOOT standards are met, where applicable, or within private access easements. 6. Special Regulations for Build to lines: a. On comer lots, the build to line shall be applied along the frontage abutting both streets. The applicable side setbacks shall be applied to the other two sides of the lot. b. When townhouses have a front loaded garage, the maximum build to line shall be twenty (20) feet to accommodate a parking space in front of the building. 7. Side and Rear Yards Setback Regulations: a. The side yard setback provisions shall not apply to structures built to a common wall. b. The regulations of the Zoning Ordinance Section 4.6.3.a are modified such that a primary structure's side yard setback shall be a minimum of three (3) feet from the edge of a shared driveway easement when the shared driveway easement is concurrent with a shared lot line. c. The regulations of the Zoning Ordinance Section 4.11.1 are modified such that covered porches, balconies, chimneys, eaves and like architectural features may project into any required yard; provided that no such feature shall be located closer than three (3) feet to any lot line. d. The regulations of the Zoning Ordinance Section 4.11.2.1 for accessory structures are modified as follows: In front and comer yards, accessory structure setbacks shall be the same as the established build-to line. In side, accessory structure side yard setbacks shall be three (3) feet, except with garages and carports built to a common wall, where the side setback shall be zero (0) feet. In rear yards, the accessory structure setbacks shall be three (3) feet. 8. Parking Setbacks: a. Where garage doors face the street, the garage door shall be recessed behind the building fa<;ade by a minimum three (3) feet for the purpose of reduce the visual impact of the garage doors. b. Surface parking lots shall be setback from all adjacent property line a sufficient enough distance to provide required landscaping. - 37- ~vanna reJi(fage c. Parking structures that have been reviewed and approved by the Director of Planning shall meet the Non-residential Lot Regulations. 9. No structures shall encroach into any utility, drainage or other easement. 10. The regulations of the Zoning Ordinance Section 5.1.16, which pertain to clubs, is modified such that the pool and clubhouse shall not be located within one- hundred seventy-five (175) feet of the Rivanna Village NMD boundary and shall be setback a minimum of thirty (30) from any residential structure within Rivanna Village. 11. The lot coverage for all lots shall be no less than ten (10%) percent and no more than eighty (80%) percent of the lot's total area. 12. The Director of Planning, in consultation with the appropriate staff, may modify the Lot Regulations in Table 6 as part of the site plan review, so long as an applicant makes the request in writing and modifying the Lot Regulations would not adversely harm the public health, safety and welfare. - 38- ~vanna 'lli(fage Building Height Regulations The maximum building heights for Rivanna Village by block shall be: 40' 40' 55' (1) 45' 55' N/A 45' 40' N/A 45' 40' 45' 1-2.5 N/A N/A N/A 1-3 N/A 1-2 N/A N/A 1-2 N/A N/A 40' N/A N/A N/A 45' N/A 40' N/A N/A 40' N/A N/A 1. In Block C, the condominium buildings located closest to Glenmore Way shall be designed with no more than three stories facing towards Glenmore Way. Degree of Spatial Enclosure The concept of spatial enclosure is composed of three parts: how far do the buildings sit back from the street, how tall are the buildings lining the street, and how much of the street's frontage, as you look down the street, is lined by trees and buildings. The establishment of build to lines and building heights define the first two parts of this equation. The Landscape Standards ensure that street trees will line all streets. However, along selected streets, there is a need to ensure that buildings, walls, and/ or landscaping are arranged along the build to line to create the proper street environment and spatial enclosure and limit the impacts of surface parking lots. To this end, the General Development Plan (Exhibit E) identifies two types of areas where special attention needs to be paid - Levell Spatial Enclosure Areas and Level 2 Spatial Enclosure Areas. The portions of Main Street in Blocks D and E and Park Street in Blocks E and L are designated as Level 1 Areas as shown on the General Development Plan. Along these streets, a minimum of sixty (60%) percent of the street frontage, as measured from center line to center line of the cross streets, shall have buildings or a minimum of a three (3) foot tall solid wall. Any walls used to meet this requirement shall run parallel to the street and shall be located within the build to area. - 39- ~vanna reJi(fage The portions of North Street and Steamer Drive in Blocks D and E are designated as Level 2 Areas. In Level 2 areas, because these areas may have surface parking lots along a majority of the frontage, the Owner shall provide buildings along a minimum of fifteen (15%) percent of the street frontage, as measured from center line to center line of the cross streets. Additionally, if a surface parking is located within twenty (20) feet of the right of way of a Level 2 street, then the Owner shall provide a minimum of a three (3) foot tall solid wall running parallel to the build to line along the length of the parking lot fronting on the Level 2 Street. To enforce this regulatory concept, the Owner shall provide a Preliminary Site Plan for the entire block that meets the Level 1 or Level 2 requirement. (For the purpose of this requirement, the term "block" shall mean the area enclosed by four streets and not the regulatory construct defined in the Land Use section). The reviewer shall determine compliance with this requirement by: (a) determining the length of the block by measuring the distance from the centerline of one cross street to the center line of the next cross street along the center line of the street in question; (b) determining the linear feet of buildings (and wall in the case of Levell streets) along the frontage of the street (Note: when determining the linear feet the reviewer shall include any portion of the building's facade that runs parallel with the centerline of the street in question, including any portion of the building that is recessed behind the maximum build to line); and (c) dividing "a" by "b" to determine if the Preliminary Site Plan satisfies the established minimum percentage. The Owner may phase the development within the block. Architectural Standards (Per Zoning Ordinance 9 20.A.5.g) the following architectural standards shall be applied to the buildings and structures in Rivanna Village. Nothing herein is intended to conflict with the architectural standards established by the County Architectural Review Board for use in protecting County entrance corridors. Where conflicts arise between architectural and landscape standards established in this Code of Development and recommendations made by the ARB within its defined purview, the ARB recommendations shall take precedence. Architectural Styles, Form, Massing, and Proportions of Structures · In order to create diversity, the Rivanna Village architectural standards shall allow for variety of American architectural styles. The buildings approved for the community of Rivanna Village shall be one of the following architectural styles: Colonial Revival, Greek Revival, Shingle, Georgian, Adam, Bungalow, and Arts and Crafts. These styles are compatible because they share similar proportions, details, massing, materials and roof form. They also respect, reinforce, and are compatible with the historic architecture of the regzon. · With larger mixed use, commercial and apartment! condominium buildings the building facades shall incorporate the more formal architectural styles, such as Federal, Charleston, Colonial, Greek Revival, Palladian, Georgian or Adam in order to establish a more cohesive theme in this area. A wider variety of building styles shall be permitted for townhouses and single family dwellings surround the central commercial core (Block E). In these - 40- ~vanna o/i(fage residential areas, Bungalow as well as Arts and Crafts styles shall be allowed in addition to the other architectural styles listed above. · The form and massing of the Rivanna Village's buildings will relate to their proximity to the central commercial core. This relationship means that the tallest, most dense and intensely utilized areas shall be in and around the commercial core. As the development radiates away from this core, the form shall change and the density and intensity of the massing shall decrease. Along the perimeter of the district, single family detached houses will be required as regulated by the standards established in the Code. The larger buildings proposed in Block C and the institutional building(s) in Block A are recognized as an exception to this pattern. · In Block C, the buildings shall be sited down the hill from the entrance to Glenmore in an effort to reduce the visual impacts of these buildings as see from this intersection. · With larger buildings, the building's architecture shall employ architectural techniques that break up the larger fa~ade into smaller, multiple facades. Materials, Colors, and Texture · Buildings within Rivanna Village, which are subject to ARB review per the existing regulations, shall be reviewed by the ARB under the typical Certificate of Appropriateness process. · The Thomas Jefferson Foundation, which owns and operates Monticello, has agreed that the building colors in Block C and roof colors/ materials for the entire project have the greatest potential to impact Monticello's viewshed and represent their principal concerns. To mitigate these concerns, the Owner shall use medium to darker shaded earthUme colors for major fa~ade treatment of the building (i.e., trim colors are not restricted) for all buildings within Block C. The emphasis shall be to reduce the reflective nature of certain colors and materials. Secondly, the Owner shall use dark, non-reflective roof materials throughout the development. Roof Form and Pitch · Dormer design shall be consistent with the selected architectural style. · Structures taller than three floors may have flat roofs in order to reduce the mass of these larger structures. Architectural Ornamentation and Facade Treatments · Architectural emphasis may be established through the use of rooftop elements such as dormers, cupolas, steeples, towers, and penthouses that contribute to the overall harmonious theme of the development. · Garage doors shall face towards, where possible, the alley, side yard, or to the side street. When a single family dwelling's garage is facing a street, it shall be recessed a minimum of three (3) feet from the face of the building wall. · Exposed concrete block foundation walls are not allowed. - 41 - ~vanna o/i(fage Landscape Standards (Per Zoning Ordinance 9 20.A.S.g.7) The following standards shall be applied to landscape areas in Rivanna Village. General Standards Required landscape materials planted within public areas, such as the community park, common areas, buffer areas, amenity areas, and right of ways, shall be chosen from the Albemarle County Recommended Plants List or shall be locally adapted fruit trees. If it is desired to use plants not included above, then information demonstrating the suitability of the plant materials shall be submitted to the Director of Planning, who at his discretion, may authorize alternative plant materials. Plantina Stri" and Street Tree Standards A minimum of a 6-foot wide landscaped planting strip shall be provided behind the curb on both sides of all streets, except in the following streets2,3: 1. On Main Street, identified in the street classification system as a Street Section 1, the Owner may elect to plant the street trees in wells/ grates. If tree wells/ grates are used in place of a planting strip, they shall be in a minimum sixty (60) square feet; 2. On the Block C private street, identified in the street classification system as a Street Section 6, the six (6) foot planting strip (zone) is required only on one side of the street; 3. On Private Travelways (Commercial) and Residential Alleys, identified in the street classification system as a Street Section 4, planting strips are not required. Instead, the required street trees and any landscaping required by the Interior Screening Standards shall be provided in the planting strip behind the sidewalk. 4. On Residential Alleys, identified in the street classification system as a Street Section 7, planting strips are not required. Street trees shall be provided along all streets. They shall be a minimum of two (2) inch caliper (measured six (6) inches above ground level) at the time of installation and planted within the 6-foot wide continuous planting strip located between the curb and sidewalk. Trees shall be installed at an average of fifty (50) foot on center or less. Street tree spacing may vary due to site distance requirements or utility easements or because there is a need 2 The Zoning Ordinance Section 32.7.9.6.c is modified to allow the street trees to be planted within the right of way (i.e., within the planting strip) as opposed to adjacent to the right of way (Zoning Ordinance 9 32.7.9.6.c) or within the parking setback (Zoning Ordinance 9 32.7.9.7). 3 The Subdivision Ordinance Section 14-422.0 is modified to allow for the planting strip standards established in this Code. - 42- ~vanna reJiffage to highlight a special feature, such as a plaza, important architectural feature, or to permit an important vista. (Note: In Entrance Corridors, the ARB may require greater caliper street trees, designate specific tree locations, and specify tree spacings which are different from the standards established within this Code.) In residential areas, if conflicts arise between street trees and utilities, utility easements or site distance requirements and if it can be demonstrated that no other economically or physically viable alternative exists, the Director of Planning may allow street trees to be placed on the residential lots as close to the street as possible as a replacement for the street tree within the planting strip. Along Private Travelways (Commercial), street trees shall either be provided behind the sidewalk in the parking setback where a parking lot fronts the street or shall not be required where a building is attached to the sidewalk (as shown in Street Section #4). LandscalJe Standards in Commercial Parkina Areas Parking lots shall meet the landscaping standards in the Zoning Ordinance Section 32.7.9.7. However, the screening standards of the Zoning Ordinance Section 32.7.9.8 are modified such that internal residential uses shall be visually protected by the standards established in the Internal Screening Standards listed below. Exterior Screenina Standards Where service areas and objectionable features are deemed to be visible, these features shall be screened in conformance with the Zoning Ordinance Section 32.7.9.8. Interior Screenina Standards The following screening standards are established for Rivanna Village's service areas and objectionable features which are not visible from the exterior of Rivanna Village. These standards are established below in lieu of the standards set forth in Section 32.7.9.8 of the Zoning Ordinance. 1. Within the Rivanna Village NMD, commercial and other non-residential uses shall not be required to be screened from adjacent residential areas. 2. Parking lots consisting of four (4) or more spaces shall provide screening along the exterior of the parking lots using one or more of the following techniques: (a) a single row of shrubs planted on a minimum of five (5) foot centers, which are suited to grow into a three (3) foot tall hedge; (b) an opaque wall/fence a minimum of three (3) feet tall; or (c) other feature, deemed appropriate by the Director of Planning, that reduces the visibility (but does not necessarily "screen") of the parking and car headlights from the adjacent street or adjacent residential use. 3. The following uses shall be considered objectionable features: (1) loading areas; (2) refuse areas; (3) storage yards; (4) detention ponds; (5) any pool facility associated with a private club; or (6) other recreational area. These objectionable features shall be screened from residential areas that are within the Rivanna Village NMD with one or both of the following techniques: (a) a single row of shrubs planted on five (5) foot centers; (b) an opaque wall/fence a minimum one (1) foot taller than the highest part of the objectionable - 43- ~vanna reJi(fage feature, but no taller than six (6) feet; or, (c) other feature, deemed appropriate by the Director of Planning. The use of shrubs alone to screen loading and refuse areas shall not be deemed sufficient and may only be used in conjunction with a wall/ fence or some other feature that the Agent deems appropriate. LandscalJina/ Screenina Areas and the Route 250 Reservation Zone Within Rivanna Village, there are five areas around the exterior of the project which require special landscape treatments to ensure a reasonable transition between Rivanna Village and the surrounding existing land uses. These areas and standards are defined as follows: Glenmore Way Landscaped Strip Within Blocks A, B, and C, a Landscaped Strip that is a minimum of fifty (50) feet deep shall be established along Glenmore Way. The minimum depth of this area shall be measured from the eastern edge of the Glenmore Way right of way as it exists on the date of approval of Rivanna Village. This Landscaped Strip shall serve two purposes. First, it shall be designed to complement the rural character of along Glenmore Way and the area adjacent to the Glenmore Way / Route 250 intersection through the creation of a maintained area consisting of turf, shrubs and/ or trees. Second, it shall preserve or enhance the existing mature vegetation within the Strip so as to soften, but not necessarily "screen," Rivanna Village from the Glenmore Manor house. No buildings or roads (except for Steamer Drive) shall be allowed within the Glenmore Way Landscaped Strip. The only uses and construction activity allowed in the buffer shall be: 1. The installation and maintenance of required drainage channels and public utilities. 2. The installation and maintenance of freestanding signage (as permitted in the Zoning Ordinance Section 4.5.11), sidewalks and other pedestrian facilities, and sight distance or other improvement related to the construction of Steamer Drive or the pedestrian paths shown on the illustrative Plan. 3. The installation and maintenance of pedestrian paths and trails. 4. Clearing and grading into the Landscaped Strip shall be allowed as part of the construction of in Block C; however, any disturbed areas resulting from this activity shall be revegetated with turf, shrubs, or trees as part of the construction and site plan process. Route 250 Reservation Zone Within Blocks B and L, the Owner shall reserve an area for the possible future expansion of Route 250 as shown in the "Route 250 East Corridor Study," prepared by VDOT and dated March 2004, which has not yet been adopted by the Albemarle County Board of Supervisors. The depth of this reservation area shall be the first seventy (70) feet as - 44- ~vanna reJiffage measured from the Route 250 right of way as it exists on the date of approval of Rivanna Village and shall run along the length of the Route 250 frontage. If VOOT requires less than the total seventy (70) feet, the depth of the Reservation Zone shall be reduced accordingly. Within the Route 250 Reservation Zone, no buildings, roads, or parking lots shall be constructed, except for the following improvements: the entry road shown on the General Development Plan, sidewalks, utilities, landscaping and other improvements approved by the Director of Planning. Utilities shall not be located so as to preclude the landscaping required by the ARB along the Entrance Corridor. Additionally, freestanding directory signage (as permitted in the Zoning Ordinance Section 4.5.11 and as reviewed by the ARB for a Certificate of Appropriateness) shall also be allowed. Standards for clearing and landscaping within this reservation zone shall be subject to modification by the ARB during the Certificate of Appropriateness process where development is subject to ARB review. The applicant will maintain the existing vegetation in its natural state, but retains the right to remove trees and undergrowth where necessary in order to maintain a groomed edge in the Reservation Zone. Route 250 Landscaping Strip Within Blocks B and L, immediately adjacent to the Route 250 Reservation Zone, a Landscaped Strip that is a minimum of twenty (20) feet deep shall be established behind the Route 250 Reservation Zone. The minimum depth of this area shall be measured from the southern edge of the Route 250 Reservation Zone as defined above. The intent of this strip is to reserve an area exclusively for landscaping and to ensure that an appropriate relationship with the Entrance Corridor can be established if Route 250 is ever widened. As a result, no buildings, roads, parking lots, utilities, or other similar feature shall be constructed within this zone. The only exceptions shall be the entry road shown on the General Development Plan, sidewalks, utilities, and other improvements approved by the Director of Planning. Utilities shall not be located so as to preclude the landscaping required by the ARB along the Entrance Corridor Landscaping Strip Standards for Blocks B, G, Hand K Adjacent to the existing single family detached houses in the Magruder Subdivision and the parcels along the eastern and southeastern edge of Rivanna Village, future development in Blocks B, G, Hand K is limited to single-family detached houses (and/ or an assisted living use in Block G) to ensure a compatible lower density transition is created with the existing homes. To further enhance this compatibility, the Owner shall establish a twenty (20) foot deep Landscaping Strip. The Landscape Strip shall run the entire length of the Rivanna Village NMD exterior boundary line within Blocks B, G, H, and K. Within the Landscape Strip, the Owner shall enhance the visual screening by planting a double row of evergreen trees on fifteen (15) foot centers along the length of the Landscape Strip, except where the Owner demonstrates that existing trees have been preserved. Where an existing tree has been preserved, the Owner shall not be required to replant the double row of evergreen trees under the drip line of a preserved tree. - 45- ~vanna reJi(fage Secondly, trees within the Landscape Strip shall be preserved to the maximum extent possible; however, the Owner may elect to remove any tree within the Landscape Strip so long as it is replaced with a the double row of evergreen trees. Parking and Loading Parking Standards Required parking in Rivanna Village shall be provided in accordance with all the regulations of Section 4.12 of the Zoning Ordinance, except as modified below: 1. The parking schedule in the Zoning Ordinance Section 4.12.6 is modified such that minimum number of parking spaces for all non-residential uses within Block E shall be based on the "Shopping Center Chart." Secondly, the calculations for non-residential parking shall be based on the total square footage within the Block and not upon a per lot basis. However, if the Owner elects to subdivide any portion of the Block and/ or off-site parking is required to support the subdivided portions of the block, then the Owner shall also satisfy the requirements of the Zoning Ordinance Section 4.12.8. Finally, nothing in the Code of Development shall restrict the Owner from seeking a modification or waiver as allowed under the Zoning Ordinance Section 4.12.2.c or a further reduction in required parking as allowed under Section 4.12.8 through 4.12.12 of the Zoning Ordinance. 2. Section 4.12.4.a of the Zoning Ordinance is modified to allow the maximum number of parking spaces to exceed the required number of spaces by twenty (20%) percent in Block E only. 3. Residential parking in garages shall count towards the residential minimum parking requirements. 4. Section 4.12.9.a of the Zoning Ordinance is modified to permit on-street parking spaces, which are located on a public or private right of way and are within five hundred (500) feet of a use, to count towards the parking requirements generated by that use. Loadina Standards Required loading in Rivanna Village shall be provided in accordance with all the regulations of Section 4.12 of Zoning Ordinance, except as modified below: 1. Section 4.12.13.a of the Zoning Ordinance is modified so that the determination of the required number of loading spaces shall be based on the total non-residential gross leasable square footage within Block E and not upon a gross leasable square footage per lot basis. Loading spaces shall be provided in addition to and exclusive of any parking requirement on the basis of one (1) space for the first eight thousand (8,000) square feet of non- residential gross leasable area, plus one (1) space for each additional twenty- thousand (20,000) square feet of non-residential gross leasable area. - 46- ~vanna reJi(fage 2. Section 4.12.13.e of the Zoning Ordinance is modified so that the determination of the required number of dumpsters shall be based on the total non-residential gross leasable square footage within a Block and not upon a per lot basis. Dumpsters shall provide on the basis of one (1) dumpster pad, which does not impede any required parking or loading spaces, nor any pedestrian or vehicular circulation aisles, for the first four thousand (4,000) gross square feet of non-residential building within the Block. Hardscape Standards Street Liahtina Street lights are permitted along Rivanna Village's public and private streets. VOOT regulations and standards for street lights shall regulate the usage and impacts for all street lights in Rivanna Village. The spillover requirements for the Zoning Ordinance Section 4.17.4.b of the Albemarle County Code are modified to allow spillover from non-residential, mixed use buildings, and street lamps onto internal road right-of-ways. The spillover in these areas shall not exceed a 1/2 foot-candle at the edge of the vehicle travelway (Le. the area between the parked cars and the travelway). Kiosks and Street Vendina Kiosks shown on an approved site plan may be allowed in Rivanna Village by-right within the sidewalk area if determined by the Director of Planning not to impede pedestrian or vehicular movement. Kiosks can be either: 1). a freestanding permanent structure upon which temporary information, posters, notices, or announcements are posted and for the purposes of this project is not considered a sign; 2). a temporary, semi- permanent, or permanent structure with one or more open air sides, generally no larger than 200 square feet, operated and manned by one or more persons for the purpose of selling food, drinks, or retail goods. All other outdoor display, storage, and sales, including temporary vendors or community events, shall adhere to Zoning regulations and policies. Sign age For signs in Rivanna Village, the signage regulations established in Section 4.15 of the Zoning Ordinance shall govern all signage within the Rivanna Village NMD except for the location of signs relative to setbacks, property lines, right-of-ways as modified or waived below: (Note: Nothing in this modification shall be deemed to affect the Architectural Review Board's ability to issue a Certificate of Appropriateness for signs visible from the Entrance Corridor.) 1. Section 4.15.5.a.1 of the Zoning Ordinance is modified to allow for off-site signs to be authorized without a special use permit as long as the signage permitted under this modification shall be located within the Rivanna Village NMD and used for the sole purpose of advertising or providing direction to uses wholly contained within the Rivanna Village NMD. Note: Off site - 47- ~vanna o/i(fage signage within the Route 250 right-of-way and Glenmore Way shall be governed by the Zoning Ordinance regulations in effect at the time of the approval of this rezoning and are not covered by this modification. 2. Section 4.15.5.a.3 of the Zoning Ordinance is modified to allow freestanding, portable, canopy, awning, and projecting signs to extend into the right-of-way of the Village's internal streets without a special use permit so long as: (a). all VDOT standards and regulations are met; (b). the County Engineer has determined that an adequate clear zone for pedestrian traffic can be maintained on the sidewalks. (An adequate pedestrian clear zone shall be defined as a reasonably straight path paralleling the roadway that is a minimum of five (5) feet wide and seven (7) feet high); (c) for the purpose of regulating the size and number of signs, all other applicable regulations of Section 4.15 shall apply to signs located in the sidewalk area (public right of way or private easement) as if these signs were on the parcel or parcels to which they were immediately adjacent to. 3. The minimum sign setbacks established for the Zoning Ordinance Section 4.15.11 are waived as long as the sign locations are approved by VOOT and the County Engineer determines that the sign location would not compromise public, health, safety, or welfare. Utilities (Per Zoning Ordinance S 8.5.1.d.7) The Conceptual Water/Sewer Plan (Exhibit I) illustrates the conceptual utility routing plan for the village. Grading (Per Zoning Ordinance S 8.5.1.d.2) The Conceptual Grading/Stormwater Management Plan (Exhibit J-) articulates the conceptual, comprehensive grading strategy for Rivanna Village. There are only a few isolated Critical Slopes within Rivanna Village. These slopes are primarily associated with the old quarries in Block I and staff has indicated that a critical slopes waiver is not required for the park improvements proposed. The use of retaining wall shall be restricted as follows: 1. Retaining wall located within one hundred (100) feet of the exterior of the Rivanna Village NMD District and the facing towards the exterior of the District are restricted to a maximum height of the wall shall be five (5) feet, as measured from top of wall to the top of the footer. 2. Retaining walls located within the build to line area or visible other public areas, such as within the community park in Block I, shall be constructed with brick, interlocking concrete block, stacked fieldstone, or other similar higher quality materials and shall be compatible with the adjacent building architecture materials and/or colors. Other retaining walls may be constructed of smooth plaster, finished concrete, pressure treated wood or other similar materials. - 48- ~vanna reJi(fage Stormwater Management (Per Zoning Ordinance 9 S.5.1.d.7 and 9 20A.3.c) Stormwater management shall be implemented consistent with the approach detailed in the "Rivanna Village: Preliminary Stormwater Management & Best Management Practices Analysis", prepared by the Cox Company and dated November 15, 2004. Based on this study, the project's downstream location within the watershed and its proximity to the 100 year floodplain, the County's stormwater detention requirements are been modified to allow limited stormwater detention while ensuring compliance with the local and state water quality criteria. In general, the plan consists of pretreatment BMPs to provide a first flush treatment of parking lot runoff, followed by a series of underground pipe detention systems and finishing through a series of BMPs (e.g., bioretention basins) to provide an end stage polishing treatment of the stormwater prior to the discharge into the unnamed downstream channel leading to Carroll Creek. The study's onsite Stormwater Management/ Best Management Practices (SWM/BMP) and improvements are summarized as the follows: · Post-development runoff levels shall be reduced to or below the I-year predevelopment flow. · All onsite BMPs and SWM structures shall be constructed and phased with the development of the individual site plans or subdivision plats. · In the case of single family detached units, BMP and SWM structures may be provided on a lot-by-lot basis. These individual systems shall be designed to reduce stormwater runoff from the dwellings and adjacent sidewalks and alleys. · A system of manufactured BMP devices, such as the precast Filterra system, shall provide initial water quality management for attached dwellings, commercial/mixed- use areas, parking lots, and other large impervious areas and underground detention pipes shall then provide the primary stormwater management. · BMP curb and median inlets providing water quality treatment shall be developed at appropriate locations in the grid street system of Rivanna Village. · A system of natural BMP infiltration/bioretention facilities shall be constructed within Block I and then shall be dedicated to Albemarle County Parks and Recreation for usage. These retention basins will be constructed in general accord with the Grading/Stormwater Management Plan. These facilities shall be designed and integrated into the park a manner that is aesthetically pleasing and safe. · All onsite BMPs and SWM structures, serving more than 1 parcel, shall be maintained by a property owners association. A conceptual Grading/Stormwater Management Plan, Exhibit J, demonstrates the relationship between site grading and this stormwater management strategy. It also illustrates how the SWM and BMP facilities will be located on the site. Note: Exhibit J shows a stormwater management pond in Block F. The purpose of this facility is to manage the stormwater runoff from Blocks B, C. and F. The owner of Block F, the ERVFC and the County of Albemarle, will not grant the necessary easements to - 49- ~vanna reJi(fage construct this facility until they have reviewed a more detailed and further engineered concept. This work will be done at the site plan/ subdivision stage. If the Block F owner will not grant the easements to construct this facility at the site plan/ subdivision stage, then the Owner shall have to accomplish the stormwater management requirements of Section 17, Water Protection of the Albemarle County Code, as amended herein, within Blocks B, C, or G. If this occurs, then any resulting land use or built form changes in the affected Blocks shall be reviewed and approved by the Director of Planning to ensure that the integrity of the General Development Plan is not compromised. - 50- ~vanna 1/iffage ConceDtual Water/Sewer Plan Exhibit I - 51 - Sc - i' .j ~j/ ,( - r rJ:1 0 ~ ~ > ~ ~ ~ ~~::-::-''':''-:::. '';\ -" .", \~- ~;-,"'._) " - ~~~ ~~ '.~), .t' .;0.. ~ ';'~j,~ "-.?!' - .-.. =11111~1 m! ~J ~ P: i fJ.) ..... 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