HomeMy WebLinkAboutZMA201700005 Code of Development 2020-05-15REVISED APPLICATION BOOKLET FOR
CODE OF DEVELOPMENT
ZMA201700005: A REVISION TO
REYISEB ZMA 201300004
ORIGINALLY REVISED FROM:
ZMA 01-20-2001 (AREA C)
"AT HOLLYMEAD TOWN CENTER"
Initially Submitted: June 19, 2017
Last Revised: December 18, 2019
Note:
Any changes shown in black font were approved in a
previous approval or amendment (ZMA201300004).
Any changes approved under this request
(ZMA201700005) are shown in red.
SHIMP ENGINEERING, P.C.
ZMA 20170000511
REVISED APPLICATION BOOKLET FOR
CODE OF DEVELOPMENT
ZMA201700005: A REVISION TO
REYISEB ZMA201300004
ORIGINALLY REVISED FROM:
ZMA 01-20-2001 (AREA Q
"AT HOLLYMEAD TOWN CENTER"
I. INTRODUCTION
Tax Map 32, Parcel 41D (now 41L) to be designated a Town Center will have a combination of Urban
Density Residential, Mixed Use/Community Service and Mixed Use/Regional Service land use classification.
Timberwood West is intended primarily to provide an integrated mixed -use component to the Hollymead
Town Center and should be viewed as one part of a much larger mixed -use development. Timberwood
West will meet the twelve principles of the Neighborhood Model both by design and by its relationship to
the larger neighborhood.
For Area C of the Hollymead Town Center, the following documents comprised the Code of Development
(Code):
Application Plan
The Application Plan is a graphic depiction of the information set forth in the Code and it is the Code's
tables, appendices and narrative, which regulate whether a site plan is in conformity with the intent of
the rezoning. Therefore, roads, buildings, sidewalks, landscaping, grading, and utilities shown on the
Application Plan may shift as long as they remain in general accord with the Application Plan and meet
requirements set forth in the Code. In this regard, the Application Plan should be used as an interpretation
tool.
Code of Development - Block Exhibit
The Block Exhibit delineates nine areas or blocks. These blocks are referenced in this Code's narratives,
tables, and appendices. It is expected that a block's size and shape may be altered slightly as Area C is
developed. However, it is the developer's intention to develop this area in general accord with the Block
Exhibit.
Code of Development - Narrative
The narrative sets forth the rules within which Area C shall be developed. The narrative provides a general
description of important building and streetscape design features that are integral to the success of the
development. It also provides design schematics that further illustrate these general descriptions. The
Application Plan shall also be used to interpret the information contained in the tables and appendices of
the Code of Development.
Code of Development - Tables & Appendices
Tables A, B, C and the associated appendices that are attached to this document comprise the parameters
within which Area C shall be developed. These tables and appendices set forth specific uses, amount of
uses and description of amenities, typical street cross -sections, expected streetscape, proposed building's
relationship to the street, and generally describe the architecture for the project.
SHIMP ENGINEERING, P.C.
ZMA 20170000512
II. APPLICATION PLAN
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Blocks II and VII (shown in red outline) are affected by this zoning request (ZMA201700005)
SHIMP ENGINEERING, P.C.
ZMA 20170000513
III. BLOCK EXHIBIT
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Blocks II and VII (shown in red outline) are affected by this zoning request (ZMA201700005)
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ZMA 201700005 14
IV. CODE OF DEVELOPMENT - NARRATIVE
Uses, Ratio of Uses, and Amenities -Table A
The Application Plan illustrates the likely distribution of uses and the probable amount of those uses within the
Area C portion of the Hollymead Town Center. Table A and Appendices A and B regulate the allowable uses by
block and set the minimum and maximum amounts of any particular use category within a given block. Table A
is divided into two major use categories, residential and non-residential, with minimum and maximum square
footages for non-residential uses and minimum and maximum numbers for residential dwelling units.
As an example, Table A defines the types of residential uses that are permitted by block - Attached Single Family
or Multifamily. Then, Table A defines the minimum and maximum number of residential dwelling uses within
a Block III to 5 to 10. Furthermore, Table A sets forth a minimum and maximum range of 50 80 to +20 370
residential dwelling units for the entire development. Therefore, if 5 townhouses are proposed within Block III,
then townhouses are permitted and they are within the acceptable range for Block III. Furthermore, these been
five dwelling units shall count toward the minimum threshold for the entire development of 50 80 dwelling units.
However, if upon site plan application for the final block, the developer has not met the minimum residential
range of 36 80, then the site plan for the final block will have to provide a sufficient number of residential units to
meet the minimum number of residential units, or the minimum number of residential units will need to be built
elsewhere within the development.
With respect to non-residential uses, Table A sets forth the minimum and maximum amount of non-residential
uses by block and for the entire development. This caps the amount of retail uses within a given block and within
the entire development. Appendix A, which is referenced by Table A, delineates if a particular non-residential use
is allowed within a specific block. Furthermore, the shaded uses within Appendix A define the uses considered to
be "retail uses' Thus, the square footage of a shaded use in Appendix A would count toward the maximum non-
residential square footage and the maximum retail square footage. Finally, Appendix B defines the blocks within
which specific Special Use Permits can be applied for at some point in the future. The square footages for these
uses, if applicable, shall be counted towards the minimum and maximums set forth in Table A.
For example in Table A, Block III lists a minimum of 18,000 square feet of non-residential uses. If in a site plan
for this block, the developer has proposed 25,000 square feet of non-residential space, then the site plan would
sufficiently meet the minimum amount of non-residential square footage required for Block III. Furthermore, at
the time of Zoning Clearance, the square footage for a proposed retail user, for example a proposed hardware store,
would be compared against the total square footage of the other non-residential users within the block and within
the entire development. If the hardware store's square footage would put the total retail square footage over the
20,000 maximum retail square footage in Block III, then it would not be allowed and a non -retail user would only
be allowed. If the addition of a new non -retail user would exceed Block III's 50,000 non-residential maximum or
the entire development's 300,000 353,000 square foot maximum, then this new user would not be allowed.
The intent of these minimums and maximums is to ensure that the development will establish a mixture of uses.
Appendix A provides a list permitted uses by block and Appendix B provides a list the potential uses by Special
Permit.
SHIMP ENGINEERING, P.C.
ZMA 20170000515
Description of Amenities and other Important Features by Block
Block I
Block I will be divided into three parcels of approximately 1.5 acres each. Visual impacts to the Entrance Corridor
will be mitigated through a variety of measures including, the structures themselves, planted earthen mounds,
and/or a variety of selected trees and shrubs. The structure on the front site (lot one) will accommodate a casual
dining restaurant with a deck overlooking the pond. Mid -sized retailers will utilize lots two and three. This business
mixture allows for better traffic flow into, and by their use, there will be staggered peak business hours reducing
parking and traffic congestion. The buildings have been situated to offer a pleasing view from Rt. 29 as the site
ascends in a tiered fashion up the hill, and many walkways to encourage shoppers to limit vehicular traffic and
enjoy the pond. By utilizing a two-story structure on lot three, the design creatively addresses the grade differential
of the topography eliminating the need for unsightly barrier walls as well as providing a "downtown style" street
entrance on the second floor.
The stormwater retention pond in Block I has been designed to enhance and compliment the project as an amenity.
Design Schematic A provides a plan view of the potential landscaping and fountains that will be provided with the
retention pond. Design Schematic B shows a stepped, stone retaining wall, a waterfall and recirculating fountains
that will allow the stormwater facility to become a focal point that serves as a visually pleasing addition to both the
development and to passersby. This approach to design greatly enhances the attractiveness of the project, creates an
enjoyment feature for restaurant patrons and makes a statement about the commitment to creating quality projects
in the county's entrance corridor. The retaining wall embodies artful stonework and a traversing sidewalk for
travelers, patrons, neighbors and employees use, with convenient benches for relaxing conversation or enjoyment
of the views. The vegetation surrounding the pond will be complimentary to the site, offering "glimpses" into the
overall project. Photos are also included to illustrate how these concepts might appear.
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ZMA 20170000516
Design Schematic A - Plan View of Block I Pond
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Design Schematic B - Perspective View of Block I Pond
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ZMA 20170000518
Photos Illustrating Conceptual Improvements Around Block I Pond
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ZMA 20170000519
Photos Illustrating Conceptual Improvements Around Block I Pond
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ZMA 201700005 110
Block II
The buildings -96thin Block 11 are designed to front on Timberwood Boulevard and turn the corner to front
Access Road G. The building along Timberwood Bottlevard starts with two stories and steps to a three-story
building along Access Road G. This allmrs for the building to work with the grade -vv-hile providing the appropria
mass to these tvvo important streets. Block II proposes multi -story buildings and/or single family attached dwellings
that are designed to front along Timberwood Boulevard and Access Road C. The height of buildings and the
location of the buildings, fronting on Timberwood Boulevard and Access Road C, provide the appropriate mass
to these two important streets. There is additional frontage available for future development of the block at the
corner of Timberwood Boulevard and Access Road B as well as along Access Road B. The parking lot is designed
to be located internally within the block and to allow the possibility of a parking deck that would accommodate
this future infill development additional parking need. Finally, there will be space for public art, benches, kiosks,
and/ or other features on all four of the corners of Timberwood and Access Road C for the purpose of framing
this important intersection and providing an improved pedestrian orientation. If residential units are built on the
property, amenities, as outlined in Table A, must be provided. Amenity area must be no less than 7% of the total
area of Block II dedicated to residential use.
Affordable Housing: 15% of the total residential dwelling units built within Block II shall be Affordable Dwelling
Units (the "15% Affordable Housing Requirement"). The 15% Affordable Housing Requirement may be met
through a variety of housing types, including any housing type listed in Table A that are for -sale or for -rent.
The Owner reserves the right to construct and sell all or a portion of the Affordable Dwelling Units within the
project. The Owner shall convey the responsibility of initially constructing and selling the Affordable Dwelling
Units to any subsequent owner or developer of property within the project and such subsequent owner(s) and/or
developer(s) shall succeed in the duties of the Owner. The term "Owner" shall refer to such subsequent owner(s)
and/or developer(s) as applicable.
1.) For -Sale Affordable Dwelling Units: All purchasers of the For -Sale Affordable Dwelling Units shall be approved
by the Albemarle County Community Development Department or its designee ("Community Development").
Each "For -Sale Affordable Dwelling Unit" shall have a sales price that does not exceed 65% of Virginia Housing
Development Authority's (VHDNs) maximum sales price for first-time homebuyers for the Charlottesville Area.
Each For -Sale Affordable Dwelling Unit shall be made available for sale to households with incomes no greater
than eighty percent (80%) of the area median income (as determined from time to time by the Albemarle County
Community Development Department). The Owner or its successor shall provide the County or its designee a
period of ninety (90) days to identify and prequalify an eligible purchaser for the For -Sale Affordable Dwelling Unit.
The ninety (90) day period shall commence upon written notice from the Owner to Community Development
that the unit(s) will be available for sale. This notice shall not be given more than sixty (60) days prior to receipt
of the Certificate of Occupancy for the applicable for -sale Affordable Dwelling Unit. If the County or its designee
does not provide a qualified purchaser during the ninety (90) day period, the Owner or its successor shall have the
right to sell the unit(s) without any restriction on sales price or income of the purchaser(s). This shall apply only
to the first sale of each of the For -Sale Affordable Dwelling Units.
2.) For -Rent Affordable Dwelling Units:
A.) RENTAL RATES: Each rental housing unit which shall qualify as an Affordable Dwelling Unit ("For -Rent
Affordable Dwelling Unit") shall be affordable for rent by households with incomes less than eighty percent (80%)
of the area median income (as determined from time to time by the Ablemarle County Community Development
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ZMA 201700005 111
Department) such that rent payments, less the cost of tenant provided utilities, do not exceed thirty percent (30%)
of the gross household income. The maximum rental rate for the For -Rent Affordable Dwelling Units shall be
set by HUD Metro Fair Market Rents for the Charlottesville, VA HUD Metro Area. In each subsequent calendar
year, the monthly rent for each For -Rent Affordable Dwelling Unit may be increased up to three percent (3%).
The requirement that the rents for such For -Rent Affordable Dwelling Units may not exceed the maximum rents
established in this Section shall apply for a period of ten (10) years following the date the certificate of occupancy is
issued by the County for each For -Rent Affordable Dwelling Unit, or until the units are sold as For -Sale Affordable
Dwelling Units, a defined in Section 1 "For -Sale Affordable Dwelling Units" (the "Affordable Term").
B.) CONVEYANCE OF INTEREST: All deeds conveying any interest in the For -Rent Affordable Dwelling Units
during the Affordable Term shall contain language reciting that such unit is subject to the terms of this Section. In
addition, all contracts pertaining to a conveyance of any For -Rent Affordable Dwelling Unit, or any part thereof,
during the Affordable Term shall contain a complete and full disclosure of the restrictions and controls established
by this Section. At least thirty (30) days prior to the conveyance of any interest in any For -Rent Affordable Dwelling
Unit during the Affordable Term, the then -current Owner shall notify Community Development in writing of
the conveyance and provide the name, address and telephone number of the potential grantee, and state that the
requirements of this Section have been satisfied.
C.) REPORTING RENTAL RATES: During the Affordable Term, within thirty (30) days of each rental or lease
term for each For -Rent Affordable Dwelling Unit, the Owner shall provide to Community Development 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 Owner or its successor shall provide to the
Community Development, if requested, any reports, copies of rental or lease agreements, or other data pertaining
to rental rates as Community Development may reasonably require.
3. Tracking: Each subdivision plat and site plan containing residential units for land within the proj ect shall designate
lots or units, as applicable, that will satisfy the 15% Affordable Housing Requirement. Such subdivision plat(s) or
site plan(s) shall not be required to identify the method by which the 15% Affordable Housing Requirement will
be satisfied. The aggregate number of such lots or units designated for affordable units within each subdivision
plat or site plan shall constitute a minimum of fifteen percent (15%) of the lots or units in such subdivision plat or
site plan, unless such subdivision plat or site plan does not contain any residential uses. The Owner, at the Owner's
option, may accelerate the provision of affordable units ahead of the 15% Affordable Housing Requirement and
shall be entitled to receive credit on future subdivision plat(s) or site plan(s) for any such units provided beyond
the 15% Affordable Housing Requirement.
Block III
Block III proposes a multi -story building that frames the corner of Timberwood Boulevard and Access Road C.
Contained in the building at the corner of Timberwood Boulevard and Access Road D, there may be an apartment
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ZMA 201700005 112
Design Schematic C - Conceptual Plan View #1 of the Central Plaza (Block IV)
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ZMA 201700005 113
Design Schematic D - Conceptual Plan View #2 of the Central Plaza (Block IV)
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ZMA 201700005 114
building. Townhouses are proposed to front onto Access Road D. Finally, there will be a space for public art,
benches, kiosks, and/or other features on all four the corner of Timberwood and Access Road C for the purpose of
framing this important intersection and providing an improved pedestrian orientation.
Block IV
This block is the centerpiece of the north end of the Town Center. Buildings front all of the streets and
surround a central plaza. The central plaza will be a pedestrian friendly area with benches, pavers, gardens,
trees, and grassed areas with a fountain or covered gazebo type structure. The form and function of the
central plaza is generally depicted in Design Schematics C and D. Final1r, there -V611 be space for pu
art, benches, Idosks, and/or other features on all four the eorner of Timber-vrood and Access Road G
the purpose of framing this important intersection and providi-0 --- ---- Jr-oved pedestrian orientation.
Block V
This block is designed to accommodate two rows of townhouses, which will front onto Timberwood Boulevard
and the street behind. The parking will be internalized between the townhouses in garages and with additional
parking to be provided on the street that form the boundary to this block. The townhouse block will provide at
least one semi -private green space internal to the block for the residents of this block.
Block VI
This block is designed to accommodate four rows of townhouses, which will front on and have entrances on Grand
Forks Blvd, Meeting Street and Laurel Park Lane or internal green space. The parking will be internalized between
the townhouses in garages and in driveways behind the townhouses. The townhouse block will provide at least one
semi -private green space internal to the block for the residents of this block including a small recreation area (Tot
Lot). The greenspace shall also act as a the frontage for the townhouse lot parcels when not located on a public or
private street.
Block VII
This block proposes a multi -story building that fronts Access Road C. This block proposes multi -story buildings
with at least one building and/or mutliple single family attached dwellings fronting Access Road C, the possiblity
for buildings and/or single family attached dwellings fronting Access Road B, and surface parking lots relegated
to the interior of the block. The buildings may contain residential, non-residential, and retail uses so long as the
unit count for residential uses does not exceed the maximum allowable outlined in Table A and the square footage
dedicated to non-residential and retail uses does not exceed the maximum allowable square footage outlined in
Table A. If residential units are built on the property, amenities, as outlined in Table A, must be provided. Amenity
area must be no less than 7% of the total area of Block VII dedicated to residential use.
Affordable Housing: 15% of the total residential dwelling units built within Block VII shall be Affordable Dwelling
Units (the "15% Affordable Housing Requirement"). The 15% Affordable Housing Requirement may be met
through a variety of housing types, including any housing type listed in Table A that are for -sale or for -rent.
The Owner reserves the right to construct and sell all or a portion of the Affordable Dwelling Units within the
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ZMA 201700005 115
project. The Owner shall convey the responsibility of initially constructing and selling the Affordable Dwelling
Units to any subsequent owner or developer of property within the project and such subsequent owner(s) and/or
developer(s) shall succeed in the duties of the Owner. The term "Owner" shall refer to such subsequent owner(s)
and/or developer(s) as applicable.
1.) For -Sale Affordable Dwelling Units: All purchasers of the For -Sale Affordable Dwelling Units shall be approved
by the Albemarle County Community Development Department or its designee ("Community Development").
Each "For -Sale Affordable Dwelling Unit" shall have a sales price that does not exceed 65% of Virginia Housing
Development Authority's (VHDA's) maximum sales price for first-time homebuyers for the Charlottesville Area.
Each For -Sale Affordable Dwelling Unit shall be made available for sale to households with incomes no greater
than eighty percent (80%) of the area median income (as determined from time to time by the Albemarle County
Community Development Department). The Owner or its successor shall provide the County or its designee a
period of ninety (90) days to identify and prequalify an eligible purchaser for the For -Sale Affordable Dwelling Unit.
The ninety (90) day period shall commence upon written notice from the Owner to Community Development
that the unit(s) will be available for sale. This notice shall not be given more than sixty (60) days prior to receipt
of the Certificate of Occupancy for the applicable for -sale Affordable Dwelling Unit. If the County or its designee
does not provide a qualified purchaser during the ninety (90) day period, the Owner or its successor shall have the
right to sell the unit(s) without any restriction on sales price or income of the purchaser(s). This shall apply only
to the first sale of each of the For -Sale Affordable Dwelling Units.
2.) For -Rent Affordable Dwelling Units:
A.) RENTAL RATES: Each rental housing unit which shall qualify as an Affordable Dwelling Unit ("For -Rent
Affordable Dwelling Unit") shall be affordable for rent by households with incomes less than eighty percent (80%)
of the area median income (as determined from time to time by the Ablemarle County Community Development
Department) such that rent payments, less the cost of tenant provided utilities, do not exceed thirty percent (30%)
of the gross household income. The maximum rental rate for the For -Rent Affordable Dwelling Units shall be
set by HUD Metro Fair Market Rents for the Charlottesville, VA HUD Metro Area. In each subsequent calendar
year, the monthly rent for each For -Rent Affordable Dwelling Unit may be increased up to three percent (3%).
The requirement that the rents for such For -Rent Affordable Dwelling Units may not exceed the maximum rents
established in this Section shall apply for a period of ten (10) years following the date the certificate of occupancy is
issued by the County for each For -Rent Affordable Dwelling Unit, or until the units are sold as For -Sale Affordable
Dwelling Units, a defined in Section 1 "For -Sale Affordable Dwelling Units" (the "Affordable Term").
B.) CONVEYANCE OF INTEREST: All deeds conveying any interest in the For -Rent Affordable Dwelling Units
during the Affordable Term shall contain language reciting that such unit is subject to the terms of this Section. In
addition, all contracts pertaining to a conveyance of any For -Rent Affordable Dwelling Unit, or any part thereof,
during the Affordable Term shall contain a complete and full disclosure of the restrictions and controls established
by this Section. At least thirty (30) days prior to the conveyance of any interest in any For -Rent Affordable Dwelling
Unit during the Affordable Term, the then -current Owner shall notify Community Development in writing of
the conveyance and provide the name, address and telephone number of the potential grantee, and state that the
requirements of this Section have been satisfied.
C.) REPORTING RENTAL RATES: During the Affordable Term, within thirty (30) days of each rental or lease
term for each For -Rent Affordable Dwelling Unit, the Owner shall provide to Community Development 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 Owner or its successor shall provide to the
Community Development, if requested, any reports, copies of rental or lease agreements, or other data pertaining
to rental rates as Community Development may reasonably require.
3. Tracking: Each subdivision plat and site plan containing residential units for land within the proj ect shall designate
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ZMA 201700005 116
lots or units, as applicable, that will satisfy the 15% Affordable Housing Requirement. Such subdivision plat(s) or
site plan(s) shall not be required to identify the method by which the 15% Affordable Housing Requirement will
be satisfied. The aggregate number of such lots or units designated for affordable units within each subdivision
plat or site plan shall constitute a minimum of fifteen percent (15%) of the lots or units in such subdivision plat or
site plan, unless such subdivision plat or site plan does not contain any residential uses. The Owner, at the Owner's
option, may accelerate the provision of affordable units ahead of the 15% Affordable Housing Requirement and
shall be entitled to receive credit on future subdivision plat(s) or site plan(s) for any such units provided beyond
the 15% Affordable Housing Requirement.
Block VIII
In Block VIII, a 3 to 4-story building will define this corner of Timberwood Boulevard and Access Road C. This
corner will also have space for public art, benches, kiosks, and/or other features mentioned above on the other three
corners. This block will also have a pocket park of approximately 6,500 square feet at the corner of Timberwood
Boulevard and Access Road B. The principle intent of the pocket park is to add more greenery to the development.
The pocket park will also provide, at a minimum, benches and a small flat area.
Block IX
This is the first block on the right upon entering Timberwood Boulevard from Route 29. The proposed buildings
step up the grade with the ground floor facing towards Timberwood Boulevard and a second floor facing towards
the parking lot in the rear.
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Architectural Guidelines -Table B
Table B sets forth Area Cs design guidelines for its building's relationship to the street by providing the building
height ranges, build -to line ranges, and limits on a single user's footprint. Appendix C generally defines features
that should be included as part of the facades of the building within Area C. The photos and descriptions are
included in Appendix C generally illustrate these features, but it is not the developer's intent to replicate the
buildings in the photos. Building footprints will not be greater than fifty-five thousand (55,000) square feet and
were generally will be much smaller. Buildings generally are between two and four floors. Variations and offsets
to the building footprint line, variations for building heights, uses of materials and rooflines and materials should
provide the quality, design and scale necessary to create an aesthetically pleasing environment and provide human
scale development. Primary entries to those buildings along public or private streets should front the street to the
extent possible.
Buildings will offer attractive and inviting pedestrian scale features, spaces and amenities. Entrances and parking
lots will be configured to be functional and inviting with walkways conveniently tied to logical destinations. Special
design features such as towers, arcades, porticos, colonnades, pedestrian light fixtures, bollards, planter walls, and
other architectural elements that define circulations ways and outdoor spaces will anchor pedestrian -ways.
The basic intent of these guidelines is to produce a consistent product reminiscent of mid -Atlantic historic areas
such as Alexandria, Georgetown and Charleston, as well as historic portions of the Charlottesville Downtown Mall
as related to non-residential uses. The Master Plan recognizes and promotes the twelve design principles identified
in the Neighborhood Model with the ultimate goal of providing an aesthetically pleasing Town Center focusing
on issues such as parking, building size, and design, and street layout and design. The planned development of the
Hollymead Town Center will ultimately protect and preserve the county's natural, scenic and historic resources
with harmony and integration.
Transportation and Mobility -Table C
Streets & Alleys
The location of streets, alleys, or access to parking areas, sidewalks and pedestrian paths are generally shown on the
Application Plan. Table C provides proposed street cross -sections, sidewalks, and streetscape design guidelines, and
indicates whether individual streets are proposed as public or private. The road layout as shown on the Application
Plan indicates the intent of the design. Timberwood West is a major thoroughfare in the Town Center providing
external connections to Airport Road and Route 29. The other major thoroughfare is Access Road C (a.k.a., Ridge
Rd.), which provides an eventual interconnection between the Town Center and the North Fork Research Park via
TMP 32-41. Access Road B provides access from Timberwood Boulevard and Area B.
Streetscape
In general, streetscape should be planted with a variety of trees, shrubs and perennials, with a drought -resistant
turf grass such as turf -type tall fescue. Streetscape planting will be irrigated. When planting strip is wider than
5 feet, larger street trees will be used, when it is 5 feet, mid -sized trees will be used. Boulevard islands will use
a combination of mid -size shrubs and trees on each end of the islands and large street trees in the center of the
islands. Streetscapes should be appealing, but they should not compete for attention with the retail function of
downtown businesses and should focus on a high degree of pedestrian comfort.
The minimum standards for street trees shall be the following:
• On major streets or boulevards, large tree species should be used with a minimum spacing of 40 to 50 feet.
• On minor streets and alleys, medium tree species should be used with a minimum spacing of 30 to 35 feet.
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Where visible from the Entrance Corridor, ARB Guidelines will be met or exceeded.
Medians will be planted with smaller street trees and shrubs and flowers where width permits.
Typical cross -sections, and photos, as approved by Albemarle County for streetscapes are shown on Design
Schematics E, F, and G. Planting materials will be selected from the approved planting list by Albemarle County.
Final design will be addressed in the Site Development Plan process.
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Design Schematic E - Conceptual Plan View of Streetscape & Parking Lot Plantings
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Design Schematic F - Conceptual Cross -Sections of Streetscape Plantings
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Conceptual Photos of Streetscape
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Sidewalks
All crosswalks will be distinguished in a brick pattern style and sidewalks in front of buildings and pedestrian walks
in the plaza will be constructed of various masonry materials, brick pavers, brick impressed concrete stained, stone
pavers or impressed concrete to simulate stone. Access ways or walks around water features (water quality ponds)
may be asphalt.
Sidewalks should be smooth poured -in -place concrete that will not distract pedestrians. Specific areas or crosswalks
should use enhanced paving utilizing various patterns.
Light poles with banner brackets should be used to announce special events and promotions; which help with
retail sales and the project will use full -cutoff fixtures.
The sidewalk design in the commercial areas shall include three distinct sidewalk zones;
The first zone closest to the curb, is the "utility zone" and contains most of the streetscape appurtenances:
streetlights, trees, tree grates, benches, and handicapped ramps. The area also may contain raised planter, drinking
fountains, parking meters, bicycle racks and parking signs.
The second zone is the "thru way zone." This portion of the sidewalk is typically devoted to steady walking and
many vary in width.
The third zone is the "browsing zone." This is the two -to -three foot area right next to the storefronts and is
generally outside of the right-of-way.
The sidewalk design for the residential area will be five feet wide.
Transit
Bus stops will be designated at various key intersections or at larger parking lots that may also serve as a park and
ride lot.
Definition of Others Application Plan Issues
Grading
Topography at five (5) foot contour intervals and proposed grading are indicated on the Application Plan. The
proposed grading as illustrated on the Application Plan ties into the proposed overall grading for the Town Center
as illustrated on the Town Center Master Plan as well as the non -Town Center properties to the north. While not
insignificant, site grading is minimized by accommodating grade changes through building design and placement.
Site Planning that Respects Terrain
Given the extensive rolling topography, a great deal of emphasis has been put on the grade and alignment of the
roads. The stair stepping of the building footprints is to provide a walk -able environment and good access to the
SHIMP ENGINEERING, P.C.
ZMA 201700005 124
front and rear of the buildings. Inter -building relationships combined with required grades for roads and parking
lots determine the requirements necessary for the site design. Both stormwater management basins were located
in natural drainage courses to again make use of the existing topography.
Stormwater Management
Stormwater management will be accomplished with the construction of stormwater basins and water quality
swales. The basins are generally located on the Application Plan and have been sited in accordance with the
County's Comprehensive Plan and the Hollymead Town Center Master Plan. The design provided to the County
demonstrates that the facility will be designed to meet the county's detention and water quality requirements for
this portion of the Hollymead Town Center.
The regional basin in Block I will serve the areas east of Access Road C (Blocks I, II, VII, VIII, and IX) and a
northern portion of Area B. The regional stormwater basin proposed on the Abingdon Place property, TMP 32-46,
will serve Blocks III, IV, V and VI. The Abingdon Place basin will accommodate stormwater requirements for the
Airport Road improvements by VDOT, Laurel Hill Baptist Church, the Regional Post Office Distribution Center,
the Wright Property (TMP 32-41E) and a portion of Abingdon Place.
Water quality swales are proposed either within or along the lower edges of various parking lots in Blocks I, II,
III, VI, VII, VIII, and IX. These water quality swales will reduce the amount of uncontrolled and untreated runoff'
before it enters the water quality ponds. This will provide a higher degree of water quality treatment and increase
the infiltration of rainfall into the ground. Internal parking lot landscape treatments also help to cool surface water
during summer months creating a better environmental balance to the body of water in the pond.
Two locations of water quality swales are noted for their importance. These locations between townhouses and
large surface parking lots. Special importance should be given to locating water quality swales at the edges of these
parking lots to reduce the visual impacts of the parking lots on the residents of the townhouses.
Water & Sanitary Sewer
Schematic Layouts to the utilities are shown on the plan with the final location to be determined by ACSA during
their review process.
Service, Delivery & Storage Areas
For service, delivery, storage and disposal area, the following standards will be applied where feasible:
• Outdoor storage, trash collection and loading areas will be baffled with walls, screened, recessed or enclosed
so as not to be clearly visible from adjoining neighborhoods or pedestrian ways or customer entrances.
Screening materials will be complementary to primary structures.
• Locate loading docks and service areas a minimum of 20 feet from any public street and in areas of low
visibility.
Combine loading and service areas between multiple sites when feasible and screen from public view with
fencing, walls and/or landscaping as appropriate.
Clearly identify service entrances with signs to discourage the use of main entrances for deliveries.
Parking
In general, the required amount of parking will mostly be supplied within each block, however the overall parking
will be provided in line with the PD-SC parking standards of 4.5 spaces per 1,000 gross leaseable floor area.
Furthermore, the PD-SC standard shall be applied to all blocks within Area C of the Town Center, except for Block
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ZMA 201700005125
V where the residential standard of 2.25 spaces per unit shall apply. Portions of Block III and V! may incorporate
some shared parking between the business uses and residential uses.
Within the parking areas the following landscaping standards shall apply:
• Large Deciduous Trees at the center and end of parking islands.
• Larger internal islands will serve as supplemental bio-filters.
• Inter -spaced with mid -sized and ornamental trees.
• Perimeter evergreen shrubs and mid -sized trees surround parking lots.
• Interior tree counts for parking lots shall meet or exceed the 1 tree for every 10 spaces requirement.
Relegation of Parking
In the Application Plan, a majority of the parking lots are screened from the major streets by buildings. Where it
is impossible to relegate the parking with building, the plan will use a combination of landscaping, street walls,
and other mutually agreeable devices to reduce the visibility of the parking lots from the major streets. The major
streets are defined as Timberwood Boulevard, Access Road C, and Access Road D. Where feasible, these techniques
should be applied to Access Road B and the drive aisles within the parking lots themselves.
Redevelopment
Redevelopment has been considered for Area C. There are parking areas that are suitable for future parking
structures or additional areas for building infill. Specifically, Block II, Block V! and Block IX are designed in a
manner to accommodate parking structures and permit additional redevelopment of the site. Currently the site is
designed to provide a FAR of .35.
Clear Boundaries with Rural Areas
There are no rural areas as designated in the Comprehensive Plan adjoining the boundaries of this property.
Although some of the existing zoning of the adjoining properties is still shown as rural (RA) uses, they are intended
for future commercial uses.
We have requested a series of waivers to allow for the overall grading and clearing, road construction to adjoining
properties and adjust building and parking lot setbacks as shown on the Application Plan.
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ZMA 201700005126
V. Code of Development - Tables & Appendices
Table A - Uses Table
Non-residential Square
Dwelling Unit
Non-residential
Special Use
Footage Ranges
Residential
Ranges
Block
uses Permitted
Permit
Uses
Permitted
Amenities
Min.
Max Non-
Maximum
Min
Max
Non -Res.
Res. Total
Retail
Stormwater
I
See Appendix A
See Appendix B
35,000
55,000
55,000
Not
Management
67,000
permitted
Structure
Area
Nat-
11
See Appendix A
See Appendix B
0
70,000
58,000
50,000
Attached
-
-
Pocket Park
2
single-
0
130
Tot Lot
95,0001
family or
multifamily
Attached
III
See Appendix A
See Appendix B
18,000
50,000
20,000
single-
family or
5
10
multifamily
Attached
IV
See Appendix A
See Appendix B
32,0000
80,000
40,000
family
y
15
30
Central Plaza
multifamily
Attached
V
Non-residential
See Appendix B
0
0
0
single-
20
50
not permitted
family or
multifamily
Attached
Green Space
VI
Residential
See Appendix B
N/A
N/A
N/A
single-
40
50
Pocket Park
permitted
family
Tot Lot
multifamily
VII
See Appendix A
See Appendix B
i
25,000
25,000
Permitd
Attached
-
-
Pocket Park
0000
single-
0
100
Tot Lott
family or
multifamily
VIII
See Appendix A
See Appendix B
80 Hotel
76,000
5,000
-
Pocket Park
Rooms
permitted
IX
See Appendix A
See Appendix B
20,000
40,000
40,000
Not
permitted
Not to Exceed
275,000
200,000
80
+216
370
1.) 95,000 SF max in Block II applies to Hotel use only. All other commercial uses are limited to 58,000 SF
2.) Amenities to be provided for any site plan and/or subdivision plat containing residential use. Amenity substitutions may be proposed at site plan stage and must be
approved by the director of planning and community development, or its designee, provided they offer a recreational amenity equivalent to the facilities listed in Table A,
and are appropriate to the needs of the residents.
Note: Changes proposed with ZMA201700005 are shown in red
Changes approved in 2009 variations are shown in blue
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ZMA 201700005 127
Table B - Development Standards
Architectural Standards Table
References to Typical
Block
Min/Max Number
Build -To Line*
Max Floor Plate
Building Elevations &
of Stories*
for a Single User
Important Features (See
Appendix Q
I
1-3
0-10 from edge of
No limit
Regional Service District Style
sidewalk
0-10 from edge of
sidewalk
Mixed Use/Community
II
2-4
in Mixed Use Areas, 0-20
No limit
Service District Style
from edge of sidewalk in
Residential Areas
0-10 from edge of
sidewalk in Mixed -Use
Mixed Use/Community
111
2-5
Areas, 0-20 from edge of
20,000
Service District Style
sidewalk in Residential
areas
0-10 from edge of
sidewalk in Mixed -Use
IV
2-4
Areas, 0-20 from edge of
Not applicable
Urban Residential Style
sidewalk in Residential
areas
0-10 from edge of
sidewalk in Mixed -Use
V
2-4
Areas, 0-20 from edge of
Not applicable
Urban Residential Style
sidewalk in Residential
areas
0-10 from edge of
VI
2-4
sidewalk/Green Space
Not applicable
Urban Residential Style*
shall serve as frontage for
the residential units
0-10 from edge of
sidewalk
Mixed Use/Community
VII
2-4
in Mixed Use Areas, 0-20
35,000
Service District Style
from edge of sidewalk in
Residential Areas
0-10 from edge of
Mixed Use/Community
VIII
2-5
sidewalk
35,000
Service District Style
IX
2-4
0-10 from edge of
40,000
Regional Service District Style
sidewalk
*Minimum stories and build -to lines do not apply to buildings on the Application Plan that are labeled/shown
below these standards
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ZMA 201700005128
Table C - Development Standards
Intended Road Cross -Section & Streetscape Table
Right-
Curb-
Total
Typical Street
Lane
On -Street
Sidewalk
of -Way
to -Curb
Number
Bike Lanes
Median
Section For
Widths
parking
Widths
Width
Width
of Lanes
Timberwood -
between Route 29
80'
56'
S
11-12'
No
No
7.5'
S'
& 1st intersection
Timberwood
- between 1st
80'
44'
2-4
11-12'
Yes
No
10'
10'
intersection &
Ridge Road
Timberwood -
between Ridge
,
,
70
43
2
11-12
Yes
Yes
No
5
Road & Airport
Road
Access Road B
60'
40'
2
11-12'
No
Some
No
5-10'
Access Road C
80'
50'
2-4
11-12'
Yes
Yes
No
10'
Access Road D
-
45'
2
11-12'
Yes
Yes
No
5-10'
Drive aisles in
24'
2
12'
No
-
No
5'
commercial areas
SHIMP ENGINEERING, P.C.
ZMA 201700005129
Appendix
A - Permitted Uses*
"The square footages for allCd
uses shaded in this table shall
Q)
V
y
count towards the retail non-
a
Cn
C3
residential maximum square
x
"
o
o
d
footage limits set forth in the
°_
0
o 0
_o
o
°'
> �c
>
�_ o
Code of Development's Table
A - "Uses Table."
o
o
X = Permitted uses by block
=
Administrative, professional
X
X
X
X
X
X
X
X
offices
Automobile laundries
X
X
Automobile, truck repair
shop, service station,
excluding body shop
Antique, gift, jewelry, notion
and craft shops
X
X
X
X
X
X
X
Barber, beauty shops
X
X
X
X
X
X
X
Building materials sales
Churches, cemeteries
X
X
X
X
Clothing, apparel and shoe
shops
X
X
X
X
X
X
X
Clubs, lodges, civic,
fraternal, patriotic (reference
X
X
X
5.1.2)
Convenience stores
X
X
X
X
X
X
Department store
X
X
X
X
Drug store, pharmacy
X
X
X
X
X
Eating establishment; fast
food restaurants
X
X
X
X
X
X
X
Educational, technical and
X
X
X
X
X
X
X
trade schools
Farmers' market (reference
X
5.1.36)
Factory outlet sales -
clothing & fabric
Feed & seed stores
Financial institutions
X
X
X
X
X
X
X
Fire extinguisher & security
products, sales and service
Fire & rescue squad stations
(reference 5.1.09)
X
Florist
X
X
X
X
X
X
X
SHIMP ENGINEERING, P.C.
ZMA 201700005 130
Appendix
A - Permitted Uses*
"The square footages for all
V
1
uses shaded in this table shall
o
v
count towards the retail non-
-d Cn
residential maximum square
q
v
x
4
_,
�"
U
footage limits set forth in the
°
o
0 0
0
o C.,>
>
c
Code of Development's Table
A - "Uses Table"
c
�
�
�
o
X = Permitted uses by block
G�1
Food & grocery stores
including such specialty
shops as bakery, candy,
X
X
X
X
X
X
X
milk dispensary and wine &
cheese shops
Funeral homes
Furniture & home
applicanes (sales and
X
X
X
X
X
X
service)
Hardware store
X
X
X
X
X
X
Health spas
X
X
X
X
X
X
X
Home & business services
such as grounds care,
cleaning, exterminators,
X
X
X
X
landscaping and other repair
and maintenance services
Hotels, motels, and inns
X
X
X
X
Indoor theaters
X
X
X
X
X
Indoor athletic facilities
X
X
Light warehousing
X
X
Laundries, dry cleaners
X
X
X
X
X
Laundromat (provided
that an attendant shall be
X
X
X
X
X
on duty at all hours during
operation)
Libraries, museums
X
Machinery and equipment
sales, service and rental
Medical center
X
X
X
X
X
X
Mobile home and trailer
sales and service
Modular building sales
Motor vehicle sales, service
and rental
Musical instrument sales
X
X
X
X
X
X
X
New automotive parts sales
Newsstands, magazines,
X
X
X
X
X
X
X
pipes and tobacco shops
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ZMA 201700005131
Appendix
A - Permitted Uses*
"The square footages for all
V
1
uses shaded in this table shall
o
v
count towards the retail non-
-d Cn
residential maximum square
q
v
x
4
_,
�"
U
footage limits set forth in the
°
o
0 0
0
o C.,>
>
c
Code of Development's Table
A - "Uses Table"
c
�
�
�
o
X = Permitted uses by block
G�1
Newspaper publishing
Nurseries, day care centers
X
X
X
(reference 5.1.06)
Public uses and buildings
X
Retail nurseries and
greenhouses
Office and business
X
X
X
X
X
X
machines sales and service
Optical goods sales
X
X
X
X
X
X
X
Professional offices,
including medical, dental
X
X
X
X
X
X
X
and optical
Photographic goods sales
X
X
X
X
X
X
X
Sporting goods sales
X
X
X
X
X
X
Sale of major recreational
equipment and vehicles
Tailor, seamstress
X
X
X
X
X
X
X
Temporary construction
X
X
X
X
X
X
X
X
X
uses (refrence 5.1.18)
Temporary nonresidential
mobile homes (reference
X
X
X
X
X
X
X
X
X
5.8)
Visual and audio applicanes
X
X
X
X
X
X
X
sales
Wayside stands - vegetables
and agricultural produce
X
X
X
X
(reference 5.1.19)
Wholesale distribution
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ZMA 201700005132
Appendix B - Potential Special Permit Use By Block
X = Specifies blocks where
'—'
>
>
y
>
a Special Use Permit may be
o
u
u
u
x
v
applied for
Gq
�q
o
0
0
Gq
0
0
0
0
Stand alone parking
& parking structures
X
X
X
X
X
X
X
X
(reference 4.12, 5.1.41)
Medical
X
Commercial recreation
establishments including but
not limited to amusement
X
X
X
X
X
X
X
centers, bowling alleys, pool
halls and dance halls
Drive-in windows serving
or associated with permitted
X
X
X
X
X
X
X
uses
Nursing homes and
X
X
X
X
X
convalescent homes
Auction houses
X
X
X
X
X
Warehouse facilities not
permitted under section
24.2.1 (reference 9.0)
Outdoor amphitheatre
X
X
Convention center
X
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ZMA 201700005133
Appendix C - General Architectural Guidelines
General Character of Development
The Hollymead Town Center's ultimate goal is to recognize and promote the twelve design principles identified
in the Neighborhood Model and apply them to the "Master Plan" With this in mind the basic intent is to create a
development with historic charm reminiscent of portions of Charlottesville's Downtown Mall, and/or Georgetown,
Charleston and Alexandria. Design characteristics, pedestrian safety and comfort, aesthetic architectural detail,
building size and proportion, relegated parking, landscaping, sidewalks, street layout, water features and walking
paths contribute to the overall comprehensive approach used to make this an ultimate urban development that
utilizes classic and traditional architecture. Finally, the plan aims to be appealing from the vantage point of the
pedestrians. In general, masonry (brick and stone) will be primary material for Blocks 1, 2, 8, and 9. Stucco is
generally not an acceptable primary material for Blocks 1, 2, 8, and 9, but may be used as an accent material in
those blocks. In the remaining Blocks, it is recommended that stucco be limited to use as an accent material and
to create diversity.
Regional Service District Style
Most buildings in this area will be one to two stories and will have mansard/parapet walls that provide screening
for mechanical systems on flat roofs. Buildings within this district will be similar to or comparable with other
lower story structures keeping contextual similarity within the Hollymead Town Center by using complimentary
materials and architectural design. Variations will be expressed from building to building and at times from floor
to floor by using different sized windows, setbacks, arcades and variations in the rooflines and facade treatments;
however, an overall coordination of building designs will be achieved. Note: more than two changes of facade
materials would seldom be appropriate.
Mixed Use/Community Service District Style
Buildings within this area will respect the style throughout the development but will be two to four stories. The
use of mansard/parapet walls on a different scale will again screen mechanical systems where necessary and will
focus on aesthetic appeal of the overall deveopment. The buildings will look more urban and vary between the
various store/office fronts. This may be done through differing uses of materials, colors, window styles, rooflines
and entrances. Note: more than two changes of facade materials would seldom be appropriate. The sidewalks in
these areas will be pedestrian friendly by width and finish.
Urban Residential District Style
This area will largely consist of single-family attached homes that will be two to three stories with attached garages.
Residential facades will be stepped two to four feet from unit of unit to create an individual identity of the unit thro
masked in a block. This will provide for distinctive architectural features from unit to unit to allow a Georgetown
style townhouse. Exteriors will again use hard materials that may vary from brick to stone, stucco to siding (not
vinyl). Front stoops for each unit as well as on street parking in these locations will provide for ease of access as
well as a rear travel way which accesses the private garage. Rooflines for these units will be more traditional and in
keeping with a more typical residential hip or gable style roof.
SHIMP ENGINEERING, P.C.
ZMA 201700005134
The perspective view and photos following are intended to illustrate the form and massing of the buildings in this
part of the Town Center.
MOO
j. Fr,, r r F !" jr?Mrs 'rt �i
J`;f iY
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ZMA 201700005 135
Contents
I. Introduction
2
II. Application Plan
3
III. Block Exhibit
4
IV. Code of Development - Narrative
5
Uses, Ratio of Uses, and Amenities - Table A
5
Description of Amenities and other Important Features by Block
6
Block I 6
Block II 11
Block III 11
Block IV 11
Block V 11
Block VI 14
Block VII 14
Block VIII 14
Block IX 14
Architectural Guidelines - Table B 15
Transportation and Guidelines - Table C 15
Streets & Alleys 15
Streetscape 15
Sidewalks 21
Transit 21
Park and Ride 21
Definition of Others Application Plan Issues 21
Grading 21
Site Planning that Respect Terrain 21
Stormwater Management 22
Water & Sanitary Sewer 22
Service, Delivery & Storage Areas 22
Parking 22
Relegation of Parking 23
Redevelopment 23
Clear Boundaries with Rural Areas 23
V. Code of Development - Tables & Appendices
24
Table A - Uses Table
24
Table B - Development Standards, Architectural Standards Table
25
Table C - Development Standards, Intended Street Criteria
26
Appendix A - Permitted Uses
27
Appendix B - Potential Special Permit Use By Block
30
Appendix C - General Architectural Guidelines
31
General Character of Development
31
Regional Service District Style
31
Mixed Use/Community Service District Style
31
Urban Residential District Style
31
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ZMA 201700005136