HomeMy WebLinkAboutZMA201300017 Special Exception 2020-05-20 (2)COLLINS ENGINEERING ROO E JEFFERSOH CHARLOTTFSVIELE vn 22902
434 293 3719 PH 434 293 3719 FX
�` www.ccllins-engineering cam
March 9, 2020
Revised March 26, 2020
Revised April 9, 2020
Tori Kanellopoulos
Senior Planner
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, VA 22902
RE: Spring Hill Village— REQUEST FOR VARIATION FROM ZMA-2013-00017
Variation #2
Dear Tori Kanellopoulos:
Pursuant to Albemarle County Zoning Ordinance Section 8.5.5.3 VARIATIONS FROM
APPROVED PLANS, CODES, AND STANDARDS OF DEVELOPMENTS, and on behalf of
our client, Stanley Martin Companies (the "Applicant"), the developers of the Spring Hill
Village, (the "Property"), we hereby request a variation of the Spring Hill Village Neighborhood
Model Code of Development and application plan, which were most recently revised on
November 8, 2016 for Variation #1 and approved by the Board of Supervisors.
Summary of Request for Variation
The applicant is requesting a variation to the Code of Development (COD) and application plan
for Spring Hill Village to revert back to the original design of the project, which was modified
with Variation #1. Variation #1 modified the road network and development blocks to
accommodate VDOT's concern on sight distance with the original layout of the neighborhood.
With the new layout from variation #1, many of the public spaces and unique characteristics of
the neighborhood were removed, creating a more linear (and disconnected) development plan.
In addition, the variation #1 design loses a lot of the pedestrian connectivity through the
neighborhood. With variation #2, the applicant is requesting to move forward with the original
neighborhood layout for the project. The design issues and sight distance requirements have
been addressed with the updated site plan and road plans. Accommodations have been made
with the design of the building units to create open corridors, protecting the sight distance at each
intersection location and providing additional open space in the community. The proposed street
network with variation #2 is shown on the attached updated application plan. With the street
network as shown, we have also updated the road cross sections, as shown on the attached
Typical Road Sections plan sheet. These cross sections match the proposed street network.
With the changes to the application plan and Code of Development to revert back to the original
neighborhood design for this project, there are some additional housekeeping changes to the
application and Code of Development that the applicant is proposing to with this variation.
Below is a list of the modification proposed to the COD and application plan with this Variation.
The block sizes were modified with Variation #1 to accommodate the changes to the road
network. Using the original road network, the block acreages are being modified again to align
with the current layout and proposed lot design. In addition, the phasing is being modified for
the proposed build -out of the neighborhood. Below is a summary of the Density chart for the
development, with the updates to the block acreages and phasing for the project:
Density Table:
Block
ZMA
Block Size
Var. #1
Block Size
Var. #2
Block Size
ZMA
Phasing
Var. #1
Phasing
Var. #2
Phasing
RESIDENTIAL
NON-RESIDENTIAL
MIN.
MAX.
MIN.
MAX.
A
0.6 AC
0.6 AC
0.6 AC
2
2
2
0
12
0
60K SF
B
1.4 AC
1.4 AC
1.4 AC
2
2
1
0
48
0
60K SF
C
3.2 AC
3.3 AC
3.2 AC
2
1
1
0
30
0
60K SF
D
4.5 AC
4.6 AC
4.5 AC
1
1
1
1 14
40
0
0
E
1.1 AC
1.2 AC
1.1 AC
1
1
1
8
16
0
0
F
0.7 AC
0.6 AC
0.7 AC
1
1
1
6
16
0
0
G
1 1.4 AC
1 1.3 AC
1.4 AC
1
1
1
4
12
0
0
Notes:
1. The zero minimum residential units in Blocks A, B and C presumes development as non-
residential use in the block.
2. A minimum of 10,000 SF of non-residential is being proffered for Spring Hill Village.
A second change that has been made with the project is the removal of the cul-de-sac where the
public road terminates with the private roadway. The cul-de-sac is proposed to be removed with
the new development plan, allowing for a T-intersection with the Private Road and the extension
of the right of way along the private road to the southern property line. This modification will
allow the road network to be extended to the southern property and a connection to be made if
the property is developed in the future. This design works better with the proposed layout, and
allows the units along the linear park adjacent to Route 29 to front on the park and address Route
20. In addition, this change allows for an inner -parcel connection, which is also the request from
VDOT. See the attached application plan for the proposed connectivity to the properties north
and south of the Spring Hill Development.
A third update to the application plan and Code of Development is a modification to the open
space within the Spring Hill Village neighborhood, which was reduced with Variation #1. The
proposed variation will modify the overall open spaces, exceeding the original required open
space with the rezoning application plan by 0.34 acres, and re-establish the four pocket parks
with the central park in the development. The updates to the open spaces and pocket parks create
a more attractive and inviting community with functional open spaces for the community.
Below is the proposed summary of the open space and pocket parks for the development:
Green Space
Area
ZMA
Acres
Var. #1
Acres
Var. #2
Acres
Central Park
1.13
1.10
1.00
Pocket Park #2
0.62
0.63
0.68
Pocket Park #3
0.72
0.49
0.85
Pocket Park #4
0.24
0.05
0.17
Pocket Park #5
0.12
0.41
0.14
Add. Open space
0.45
0.41
0.78
Total Open Space I 3.28 3.09 3.62 I
Note, Pocket park #1 has been increased by 0.06 acres to accommodate the dry grass stormwater
management retention area in the park. This area will be landscaped as an attractive feature that
will only collect water during a rain event and will drain out into the underground detention
facility.
The final housekeeping change to the Code of Development with this variation is the updates to
the setbacks for the individual lots. The original code of development created variations of
setbacks based on certain conditions and different building types. With the updates to the layout
and the overall design of the development, we are proposing to institute more standard setbacks
across the blocks. These setbacks would be consistent with the zoning ordinance and would be
easier to enforce during the building permit process. Below is a summary of the current setbacks
in the code of development and the proposed setbacks with this variation request:
TABLE 3.3 -
LOT REGULATIONS (ORIGINAL CODE OF DEVELOPMENT)
Area and Bulk
Setback Regulations
Regulations
(no "Build To" lines proposed)
Min./Max. Lot Size
Min. Front
Min. Side
Min. Rear
(sf. ft.)
Setback (ft.)
Setback (ft.)*
Setback (ft.)
Single -Family Detached
3,500 / 7,000
15
51
15
Single -Family Semi -
Detached (two units
3,000 / 7,000
15
5 1,2
15
sharing a common wall)
Single -Family Attached
(townhouses)
1,000 / 5,000
5
5 1,2
15 3
Multi -Family, Non-
residential and Mixed-
N/A
5
5 1,4
154
Use Buildings
'Corner lots abutting two public roads shall have a 10' setback adjacent to both streets.
2There shall be no minimum setback (i.e. zero ft.) along the side property line at the point of
of attached of two or more single-family semi-detached or attached dwelling units of any type.
3In the case of townhouses served by a rear alley, the setback shall be a minimum of 32'
4 Except where uses are adjacent to Route 20, where the setback shall be 25'.
5Accessory structures shall be setback from rear lot lines by a minimum of 5'. There shall be
no minimum setback requirement for the side yard.
TABLE 3.3 - LOT REGULATIONS (PROPOSED WITH VARIATION #2)
Area and Bulk Setback Regulations
Regulations (no "Build To" lines proposed)
Min./Max. Lot Size Min. Front Min. Side Min. Rear
(sf. ft.) Setback (ft.) Setback (ft.)* Setback (ft.)
Single -Family Detached
3,500 / 7,000
15
51
15
Single -Family Semi -
Detached (two units
3,000 / 7,000
15
5 1,2
15
sharing a common wall)
Single -Family Attached
(townhouses & villa
1,000 / 5,000
5 5
5 1,2,3
101
units)
Multi -Family, Non-
residential and Mixed-
N/A
5
5 1,4
15 4
Use Buildings
'Corner lots abutting two public roads shall have a 8' setback adjacent to the side street.
'There shall be no minimum setback (i.e. zero ft.) along the side property line at the point of
of attached of two or more single-family attached dwelling units of any type.
310' Building Separation, per County Code 18-4.11.3.
4 Except where uses are adjacent to Route 20, where the setback shall be 25'.
518 feet from the right-of-way or the exterior edge of the sidewalk if the sidewalk is outside of
the right-of-way.
Variations from ADnroved Plans. Codes. and Standards of Development
Variations to Application plans and Code of Developments may be approved by the Board of
Supervisors. The approval of the variations shall be based on five (5) requirements for the
analysis of the variation. These five (5) requirements include if the variation: (1) is consistent
with the goals and objectives of the comprehensive plan; (2) does not increase the approved
development density or intensity of development; (3) does not adversely affect the timing and
phasing of development of any other development in the zoning district; (4) does not require a
special use permit; and (5) is in general accord with the purpose and intent of the approved
application. Below is a summary of how the proposed Variation #2 meets these requirements:
1. The variation is consistent with the goals and objectives of the comprehensive plan.
The proposed variation reverts back to the original application plan, which includes
more pedestrian connectivity and also provides additional connectivity to the properties
located to the north and south of the Spring Hill Development.
2. The variation does not increase the approved development density or intensity of the
development. All the minimum and maximum residential and non-residential densities
in the development shall remain the same as the approved rezoning.
3. The variation modifies the overall phasing of two of the blocks in the development but
does not adversely affect the timing and phasing of development or any other
development in the zoning district. The project is now proposed to construct all the
residential development within the first phase of the development. All 100 units will be
part of Phase I. Phase II will include the construction of the non-residential uses. The
non-residential uses will be in Phase II, allowing the residential to be constructed in
Phase I to create a demand for the non-residential uses.
4. The proposed variation does not require a special use permit.
5. The variation is in general accord with the purposed and intent of the approved
rezoning application. Variation #2 reverts back to the neighborhood design of the
original application plan.
Thank you again for the consideration of this variation for the Spring Hill Village project.
Attached is the proposed updated application plan, typical road sections, and Code of
Development, reflecting the proposed changes with Variation #2. Please contact me if you have
any questions or require any further information.
Sincerely,
Scott Collins
SPRING HILL VILLAGE
Code of Development
ZMA # 2013-00017
Dated October 16, 2013
Revised January 21, 2014
Revised March 4, 2014
Revised March 31, 2014
Revised May 16, 2014
Revised July 7, 2014
Revised August 28, 2014
Revised November 8, 2016 - Variation #1
Revised April 9, 2020 - Variation #2
1
1. INTRODUCTION
1.1 Purpose and Intent
Pursuant to the requirements of the Neighborhood Model District ("fdMD"), Section
20.A.S., of the Zoning Odinance of Albemarle County (the "Zoning Ordinance") this
"Code of Development", together with the "Application Plan" referenced herein, sets
the parameters within which Spring Hill Village is to be developed.
As envisioned by the NMD ordinance, this Code of Development for Spring Hill 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 regulatory framework and
guidelines for each block within Spring Hill Village, as well as the uses, location, building
types, and street systems contained therein.
Spring Hill Village is comprised of 12.991 acres, which is owned by Vito Cetta, who, for
the purposes of this Code of Development, shall herein be referred to as the
"Applicant." The term "Owner" shall refer to XYZ Company, its heirs, successors and
assigns.
1.2 Existing Conditions
Spring Hill Village is formally known as Tax Map 90 Parcel 28 (1776 Scottsville Road) and
has frontage on two of Albemarle County's Entrance Corridors, Route 20 South
(Scottsville Road) and Avon Street Extended (Route 742). The current zoning of the
parcel is R-1 and the comprehensive plan designation for this site is Cuban Density
Residential (6.01- 34 DU/AC). It resides within the Neighborhood 4 Growth Area.
It is bounded on the north by Parham Constructions headquarters and commercial
development fronting Avon Street. To the south are older single-family detached
homes. The majority of the property is comprised of rolling, open areas of moderate
topography with some wooded areas and an old home site. No creeks, ponds, wetlands
or historic structures occupy the parcel. There are a small amount of critical slopes on
the property, all of which appear to be manmade.
Public water mains extend to the property along Avon Street Extended. Public sanitary
sewer service currently terminates near the new Kappa Sigma property on Route 20. A
preliminary engineering study indicates that extending this line to the site would be a
rather simple process. Stormwater management will have to be provided on site and
enough land exists to permit the creation of an above -grade facility.
On this and the following pages are contextual images to help you visualize the
surrounding area and the site's location.
2
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Avon Street ��'� ll Creek
�+ , r• Drive
r•• i ■
e,:j,:F, Monticello
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n . y i, •Y it lages
Lake
1Lcyn0
Pa a �
Scott4fte Rd.
(Rt. 10)
Snow' '
' Somerset
Farm
3 �
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2. LAND USE
The Application Plan is the governing plan that serves as the roadmap for the
development and depicts the general location of key features of the development,
which are referenced in this Code of Development.
2.2 Development Concept Plan
The Development Concept plan is a conceptual rendition of how the property might
develop pursuant to the standards set forth in this Code of Development. It shows
roads, sidewalks, lots, structures, landscaping, recreation and amenity features and
other aspects of the development. it is provided to demonstrate how the application of
the Code of Development could result in a built environment and how key aspects of
any development, such as grading, parking, landscaping and building type and density
could look. The Development Concept Plan is not a formal part of this submission and is
not considered binding in any way.
2.3 Establishment of Blocks
In order to regulate land uses within Spring Mill Village, the project has been divided into
seven (7) blocks referred to as Blocks A through G. The blocks are defined graphically by
the Application/Block Plan. The acreages and specifics regarding the development
restrictions being adopted for each block are presented in several tables that follow.
To promote flexibility as recited in the NMD ordinance, it is recognized that a certain
degree of modification is permissible with regard to the final, platted dimensions and
land area of individual blocks. Should modifications be subsequently proposed, such
changes will be limited such that the size of any Block shall not change more than fifteen
percent (15%). For example, a Block that is approved as 1.00 acre may be subsequently
altered to be as small as 0,85 acre or as large as 1.15 acre.
Site plans and subdivision plats may be submitted and approved for any portion of an
individual block, provided that all requirements of this Code of Development and the
County Zoning Drdinance are otherwise met.
Blocks A, B and C. are the only blocks where non-residential development may occur.
These blocks are adjacent to Route 20 or border the non-residential development
immediately north of the site. Like all other blocks within the community, they may also
develop residentially. Parking lots, alleys and roadways may serve development of these
blocks. Block D is adjacent to the residential neighbors to the south. This block is limited
to residential use. Block D aiso encompasses the area proposed to be set aside for a
park. Block E, and to a lesser degree Block G, represent the frontage development along
Avon Street Extended. Here again, no non-residential uses are envisioned. Block F is
internal to the project and is scheduled for residential development. All blocks have
frontage on proposed public roads.
4
2.4 Permitted/Prohibited Uses By Block
TABLE 2.4 — Permitted/Prohibited Uses By Block
P = Permitted Use By Block; SP = Uses that may be applied for via Special Use Permit; Blank = Uses prohibited within
Block.
Uses
Block
A
B
C
d
E
F
G
Detached single-family dwellings
P
P
P
P
P
P
P
Semi-detached and attached single-family dwellings (e-g. dupiexes,
triplexes, quadraplexes, townhouses, atrium houses and patio houses)
P
P
P
P
P
P
P
Multiple -family dwellings
P
Rental of permitted residential uses and guest cottages
P
P
P
P
P
P
P
Group homes and homes for deveiopmentaRy-disabled persons
P
P
P
Tourist lodging
P
P
CE
Home Occupation (Class A)
P
P
P
P
P
P
P
Home Occupation (Glass B)11)
P
P
P
P
P
P
P
Accessory uses and buildings, including storage buildings
P
P
P
P
P
P
P
Assisted living residential facilities
P
P
Administrative professional offices
P
P
P
Animal Shelter
Antique, gift, jewelry, notion and craft shops (4)
P I
P
Auction houses
P
P
Automobile laundries
Automobile, truck repair shop excluding body shop
Atomobile service nations (reference 5.1.20)
Barber, beauty shops
P
P
Body Shop
Building materials sales
Cemeteries
Churches (4)
P
P
Clothing, apparel and shoe shops (4)
P
P
Clubs, lodges, civic, fraternal, patriotic (reference 5.1,02) (4)
P
P
Commercial kennels- indoor only (ref. 5.1.11)
Commercial recreation establishments including but not limited to amusement
centers, howling aueys, pool halls and dance halls
Community center
C
P
P
LConcessions forthe serving of food refreshments or entertainment of dijb members
and guests h conjunction with swim, golf, or tennis club.
ZI
Contractors' o fice and equipment storage yard
P
Convenience stores
pay rare, child care, or nursery facility (ref.5.1.06)
P
P
P
Department stare
Drive-in theaters
Drive -through windows serving or associated with permitted uses
SP
SP
Drugstore. pharmacy
P
P
Eating establishment Inot including fast food restaurant)
P
P
P
Educational, technical and trade schools
P
P
Electri4 gas, oil and communication facilities, excluding tower structures and including
poles, lines, transformers, pipes, meters and related fadlrties for distribution of local
service and owned and operated by a public utility. Water distribution and seweragr
coilemon lines, pumping stationsand appurtenances owned and operated by the
Albemarle County Service Authority. Except as otherwise expressly provided, central
water supplies and central sewerage systems in mntorrnance with Chapter 16 of the
Code of Albemarle and all other applicable law.
P
P
P
fP
P
P
Factory outlet sales - clothing and fabric
P
P
Farmers' market (reference 5.1.36) (4)
P
P
P
Fast food restaurant
Feed and seed stores (reference 5.1.22)
P
p
Financial institutions
p
P
Fire and rescue squad stations;reference 5.1.09)
Fire extinguisher and security products, sales and service
P
P
Florist.
P
P
Food and grocery stores including sucli specialty strops as bakery, candy,
milk dispensary and wine and cheese shops
P
P
P
Funeral homes
P
P
Furniture and home appliances (sales and service)
P
P
Hardware store
P
P
Health club or spa
P
P
Heating oil sales and distribution (reference 5.1.20)
Horne and business services such as grounds care, cleaning, exterminators, miter
repair and maintenance services
P
P
Hospitals
Hotels, motels and inns (2)
P
P
Indoor athletic facilities
P
P
Indoor theaters
Laboratories, medical or pharmaceutical
P
P
P
Laundries, dry cleaners
P
P
Laundromat (provided that an attendant shall be on duty at aIt hours
during operation)
Libraries, museums
P
P
Light warehousing
SP
SP
SP
West= sales
Machinery and equipment sales, service and rental
Manufacturing/Processing/Assembly/Fabrication/Recycling
Medical center (3)
P
P
P
P
P
P
Mobile home and trailer sales and service
Modular building sales
Motor vehicle sales, service and rental
Musical instrument sales
New automotive parts sales
Newspaper publishing
Newsstands, magazines, pipe and tobacco shops
Office and business machines sales and service
Optical goods sales
Outdoor Amphitheatre 14]
Outdoor eating establishment or cafe
P
P
P
Outdoor storage, display and/or sales serving or associated with a by -right
permitted use, if any portion of the use would be visible from a Countydesignated
Entrance Corridor
SP
SP
SP
Outdoor storage, display and/ or sales serving or associated with a by -right
permitted use not visible from a County -designated Entrance Corridor
SP
SP
5P
Parks, playgrounds and civic spaces
P
P
P
P
P
P
P
Photographic goods sales
P
P
Privateschoois
P
P
Professional offices, including medical, dental and optical
P
P
P
Public and prrvate utilities and infrastructure
P
p
P
P
P
P
P
Public uses and buildings, including temporary or mobile facilities such as
schools, offices, parks, playgrounds and roads funded, owned or operated
by local, state, or federal agencies, public water and sewer transmission,
main or trunk lines, treatment facilities, pumping stations and the like,
owned and/or operated by the Rivanna Water and Sewer Authority
P
P
P
P
P
P
P
Research and devekrpment activities including experimental testing
P
P
Rest home, nursing home, convalescent home, orphanage or similar
institution
P
P
Retail sales and servxe esrabltshmentsallowed underC 1, permitted as temporary
events (4)(51
P
P
P
P
P
P
P
Sale of major recreational equipment and vehicles
School of special instruction
P
P
Septic tank sales and related services
Sporting goods sales
P
P
Stand-alone parlang and parking structures (reference 4.12, 5.1.4.1) (6)
SP I
SP
SP
Stc rnwater management facilities shown on an approved f+naI site plan or
subdinsian plat
P
P
P
P
P
P
P
swim, golf, tennis or athletic facility
P
P
Tailor, seamstress
P
P
Temporary construction uses (referPrrP 5.118}
P
P
P
Temporary nonresidential mobile homes (reference 5.8)
Tier I & Tier II personal wireless service facilities {reference 5.1.401
P
P
P
P
P
P
P
Vewnnary Office and Hospital (7)
P
P
Visual and audio appliances sales
P
P
Warehouse facilities net permitted under section 24.2.1 (reference 9.01
SP
SP
Farm Sales or Farm Stand (4)
P
P
Wholesale Distribution
SP
SP
1. Where permitted, home occupation uses shall be regulated per Section S.2 of the
Zoning Ordinance.
2. Where permitted, "Inn" shall not exceed 45 guest rooms,
3. Where permitted, this use category shall allow an emergency care (i.e., First Med)
facility and/or health clinics and small medical offices.
4. Where permitted, outdoor retail sales within this category shall be limited to
temporary, seasonal and periodic events Supporting the community (no more than ten
a year), including, without limitation, holiday festivals, community fairs, artisan and
public open markets, weddings, and other pedestrian -related events. During specially
permitted events streets may be blocked to vehicular traffic.
Where permitted, 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. An example of a temporary retail sales event would be a craft fair, jewelry
show or any similar event that may be sponsored by a resident, group of residents or
an organization like the girl scouts where some retail exchange may take place.
6. Stand-alone parking shall be subject to administrative review and approval by the
Director of Planning and the ARR to ensure compatibility with adjacent residential
uses appropriateness given the Entrance Corridor Overlay Districts.
7. Where permitted, 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.
2.5 Historic Structures and Sites
There are no historic structures or sites located on the Spring Hill Village property.
13. BUILDING FORM STANDARDS _
3.1 Purpose
The regulations contained in this section are promulgated (i) with the intent that the
form of buildings in Spring Hill Village will foster a vibrant pedestrian -scale
neighborhood community, with architectural and landscape elements that complement
and enhance building design and (ii) to create a flexible range of density over the
designated blocks described herein.
3.2 Density Regulations
Table 3.2 establishes the parameters within which residential and non-residential shall
be developed.
For the purposes of interpreting Table 3.2, no site plan or subdivision plat shall be
approved unless it conforms to the following standards:
A. For residential uses, there shall be a minimum and maximum of residential
dwelling units for Spring Hill Village at full build -out. Within this range, the Owner may
adjust the residential unit type and density by block to meet market and design
considerations.
B. For non-residentiai uses, there shall be a minimum and a maximum amount of
gross floor area required/permitted. Within this range, the Owner may adjust the non-
residential use and density by block to meet market and design considerations.
Density by Block
Residential Non -Residential
Block
size
Phase
Min.
Max.
Min.
Max.
A
0.6 AC.
2
01
122
02
60,000
B
1.4 AC.
1
0r
483
02
60,000
C
3.3 AC.
1
01
302
02
60,000
D
4.6 AC.
1
14
402
0
0
E
1.2 AC.
1
8
162
0
0
F
0.6 AC.
1
6
162
0
0
G
1.3 AC.
1
4
122
0
0
1 Presumes development as non-residential use.
Z A minimum of 10,000 5F of non-residential use is being proffered for spring Hill Village.
TABLE 3.2.2 — Density Regulations
Min. Residential Dwelling Units
80 Units
Max. Residential Dwelling Units
100 Units
Min. Non -Residential Gross Floor Area
10,000 SF
Max. Non -Residential Gross Floor Area
60,000 SF
3.3 Lot Regulations
TABLE 3.3 — Lot Regulations
Area and Bulk
Setback Regulations
Regulations
(no "Build To" lines proposed)
Min./Max. Lot Size
Min. Front
Min. Side
Min. Rear
(sq. ft.)
Setback (ft.)
Setback (ft.)*
Setback
Single -Family
3,500 / 7,000
15
51
15
Detached
Single -Family Semi-
3,000 / 7,000
15
51,2
15
Detached
(two units sharing a
common wall)
Single -Family Attached
1,000 / 5,000
5
51,2,3
-t!5'3
(townhouses)
105
Multi -Family, Non-
NA
5
51 a
154
Residential and
Mixed -Else Buildings
,
to the Side street
1Corner lots abutting two public roads shall have a setback adjacent to both str-ee ~.
7ihere shall be no minimum setback (i.e. zero ft.) along the side property line at the point of
att chmnt of two or more singgle-family semi-detached or attached dwelling units of any type.
3110' Buildin Spartion, er Go nt Code 1 -4.1 .3. hiar.14 rikall be a WiRmwmq;�-,.
'Except where uses are adjacent to Route 20, where the setback shalt be 25'.
s
minim .rri ret h^rL ronn4 Sr.r tha r�rin rr!
18 feet from the right-of-way or exterior edge of the sidewalk if the sidewalk is outside of the right-of-way.
3.4 Building Height Regulations
The maximum building heights for Spring Hill Village shall be as shown in Tabie 3.4,
TABLE 3.4 —Building Height Regulations
Residential
Non -Residential &
Mixed -Use Buildings
Block
Min./Max. #
Stories
Maximum
Height (ft.)
Min./Max. #
Stories
Maximum
Height (ft.)
Block A
1/ 4
50
1/ 4
65
Block B
1/ 4
50
1/ 4
65
Block
1/3
40
1/4
65
Block D
1/3
40
Block E
1/4
50
Block F
1/3
40
Block G
1/3
40
-
-
10
4. ARCHITECTURAL STANDARDS & ARCHITECTURAL REVIEW COMMITTEE
4.1 Architectural Standards
The following regulations and development guidelines shall be applied to the buildings
and lots in Spring Hill Village. This will be accomplished vis-a-vis the establishment of a
detailed set of covenants and restrictions that will apply to the property, All
development proposals within Spring Hill Village will be processed by an architectural
review committee; their goal being to guide development in such a manner that an
overall degree of consistency and quality is achieved.
Aside from the review board set up to oversee Spring Hill Village, the development of
this property shall also fall under the purview of the Albemarle County Architectural
Review Board. Should conflicts arise between architectural standards established by the
Spring Hill Village review board and recommendations made by the Albemarle County
ARB within its defined purview, the County ARB recommendations shall prevail,
Buildings within Spring Hill Village that are subject to ARB review per the existing
regulations shall be reviewed by the ARB under the typical Certificate of
Appropriateness process.
Prior to the approval of any site plan or subdivision concerning any portion of Spring Hill
Village, the Owner shall cause to be recorded in the Clerk's Office of the Circuit Court of
the County a Declaration of Covenants, Conditions and Restrictions for Spring Hill Village
(the "Declaration") that includes provisions for the following;
• Procedure for creation of an "Architectural Review Committee", which shall include
the minimum and maximum number of members and manner of appointment.
■ Procedure for review of proposed buildings by the Architectural Review Committee
for consistency with requirements of this Code of Development.
• Procedure for amending or supplementing the Architectural Design Standards,
which shall include the number of property owners required to approve any such
change; provided, however, that any such amendment may not eliminate or lessen
the minimum standards of Section 4.1 of this Code of Development absent the
written consent of the Director of Community Development.
■ Rights of Declarant to enforce the Architectural Design Standards.
4.2 Variance
The Architectural Review Committee may authorize variances from compliance with any
of the provisions of the Architectural Design Guidelines when circumstances such as
topography, natural obstructions, hardship, aesthetic, or environmental considerations
11
require, but only in accordance with duly adopted rules and regulations and only when
the variance is not in conflict with any Certificate of Appropriateness issued by the
Albemarle County ARB.
S. LANDSCAPE STANDARDS
The following standards shall be applied to the buildings and structures in Spring Hill
Village. For the purposes of this Code of Development, this Section shall be defined as
the "Landscape Standards."
5.1 General Standards
The landscape standards contained in Section 32.7.9.7 of the County Zoning Ordinance
shall apply to the Development, except as where the provisions of this Code of
Development are more stringent.
Required landscape materials planted within public areas, such as the park system,
other common areas, where buffers are required and along public right of ways, shall be
chosen from the Albemarle County Recommended Plants List. 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 Community Development or designee,
who may authorize alternative plant materials.
5.2 Planting Strip and Street Tree Standards
5treetscape plantings are shown on the plans of this submittal. The general regulations
pertaining to these plantings are found on the street sections found of this submittal,
which small be supplemented with the following:
■ Notwithstanding anything shown on the Application Plan to the contrary, Owner
may elect to plant the street trees in wells or grates within Blocks A and S. If tree
wells or grates are used in place of a planting strip, they shall be a minimum of
thirty -Six (36) square feet.
■ Planting strips are not required on private travel ways and residential alleys.
• street trees shall be provided along all streets in accordance with ARB guidelines and
planted within the 6-foot wide planting strip located between the curb and sidewalk,
Trees shall be installed at an average of forty (40) feet on center. Street tree spacing
may vary due to site distance requirements, utility easements, driveway {oration,
important landscape architectural or architectural features, or to permit an
important vista, 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
12
❑irector of Community Development or designee may allow street trees t❑ 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 travel ways, 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.
5.3 Exterior Screening Standards
Within Spring Hill Village, Mixed -use and non-residential uses shall not be required to be
screened from internal residential uses.
5.4 Landscaping/Screening Areas
The perimeter areas of Spring Hill Village require landscape treatments to ensure a
reasonable transition between the proposed community and the surrounding land uses
and adjacent roadways. For example, the ARB requires extra landscape or fencing
measures be taken along entrance corridors to ensure views from the roadways are
pleasing. Route 20 and Avon Street Extended are Entrance Corridors and plantings
beyond the normal street tree requirement will apply. In addition, screening in the form
of both fencing and landscaping will be installed along the southern property boundary
to partially mitigate the visual impact of new homes being placed adjacent to the
existing residences there. County staff and the ARB approval of a landscape plan will be
required.
G. 5TIREETSCAPE STANDARDS
6.1 Streetscape Standards
All streets shall be constructed to VDOT standards as well as any additional,
complementary standards included in Section 20A.10 of the NMD section of the
Albemarle County Zoning ❑rdinance. Beyond construction of roadways, sidewalks and
utilities, the Owner reserves the right to install within or adjacent to the right of way
such items that may be deemed acceptable to VDOT such as MUTCD signing, lighting,
landscape treatments, mailboxes, low walls or other features. Streetscapes will be more
formal in nature near the central core of the community and less so in other areas. All
exterior lighting associated with streets, parking lots and common areas shall be
classified as full cut-off, and qualify as Dark Sky. They shall also comply with Albemarle
County ordinances and, where applicable, VDOT regulations. Grading of areas between
the curb and sidewalk have been proposed as flat to permit unrestricted pedestrian
access between on -street parking accommodations and the sidewalk system.
13
6.2 Street Signage
Non-standard signage may be installed throughout Spring Hill Village at no cost to the
County upon approval of a signage plan by the director of Community Development, or
designee.
6.3 Street Materials
Street improvements may be constructed using alternative type roadway paving
materials upon approval by the Director of Community Development, or designee, or
the Virginia Department of Transportation, as applicable.
7. ANWMG-11"UI AT -IONS
7.1 Regulations
The minimum parking requirements of the Zoning Ordinance shall govern the provision
of parking and related improvements within Spring Hill Village.
Parking in General — Required parking may be provided either on -lot, an adjacent lots as
stand-alone or shared parking, as on -street parking or a combination thereof. Structured
parking up to three stories is also permitted if granted a Special Use Permit, All Single -
Family Detached lots shall provide two garage -based parking accommodations as well as
two driveway -based parking spots.
On -Street Parking — Spring Hill Village is likely to be a mix of public and private roads.
The main road con ctin Avon Sttreet Extended with Route 20 (Road A) and Road B,
a tie p, to rod roads.
which terminates are Currently envisioned to be public VA--l- OR sop@ 4
Wig. On -street parking is intended to be permitted and provided for in areas of
Spring Hill Village along sections of public or private streets whenever the road width is
designed to accommodate it. These spaces will be arranged parallel to the travelway
when associated with a public road. When occurring adjacent to private roads they may
also be arranged as angled or perpendicular to a tra elway All retiu1red guest parking
vSeven 7
spaces for town homes are provides{ in this manner. spaces are proposed
adjacent to Road D next to Pocket Park #4. Additional guest parking for town Inomes is
provided in a congregate parking lot currently shown in Block B. Road B is currently
shown with a width that does not accommodate on -street parking. However, this road
may be widened to provide for additional ors -street parking.
7.2 Shared Parking
A shared parking plan may be submitted by the Owner at the time of submission of a
Site Plan and reviewed by the Zoning Administrator in accordance with Section 4.12 of
the Zoning Ordinance (a "Shared Parking Nan").
14
7.3 Stand -Alone Parking
Non-residential uses are permitted in Blocks A, B and C. It is unlikely that this type of
development will take place in all three Blocks. Depending upon the nature of the non-
residential uses that develop in Spring Hill Village, additional area currently set aside for
residential development may have to be allocated to parking accommodations. An
example of how this might occur is reflected on the Parking Exhibit, which can be found
on the last page of the Code. Should the development of non-residential uses approach
the maximum 60,000 5F, structured parking may be required. It should be anticipated
that the parking requirement for any non-residential use will require a combination of
on -lot, stand -along and shared parking arrangements.
7.4 Alternative parking surfaces may be approved, subject to prior review and approval by
Alternative parking surfaces may be approved, subject to prior review and approval by
the Director of Community Development, or designee.
8. OPEN SPACE & AMENITIES
8.1 Parks
2.84
The Owner has set aside 243 acres of the property as Amenity Space, which is 22% of
the total site area after a small area (4.04 acre) of the current site is dedicated to road
right-of-way. As the plan for the proposed community evolves certain elements may
change size or location in a minor way. Shifts of this nature and magnitude may result in
very minor changes in the acreages associated with Green Space and Amenity Space. in
all cases, the minimum requirements for Green and Amenity Space shall be met.
four
Comprising the Amenity Area is a central park of just eyeF 1 acre and f+v4 pocket parks
located throughout the proposed community. A conceptual design for the park is
reflected within the plan submission. The main park will provide opportunities for both
active and passive recreational activities. A tot lot complex with separate areas for
dynamic and static play equipment are proposed. The play equipment to be installed
shall meet or exceeding the County requirements and will provide safe and age -
appropriate activity areas for children. A pavilion surrounded by paved surface will be a
place for gatherings, events and shaded observation of the tot lot areas. Along the
southern axis of the pavilion a large lawn panel is being set aside for organized sports.
This area will also serve as a spectator area should the pavilion host movie nights or live
performances. It is large enough to accommodate one or more tents that may be used
for special events.
The system of pocket parks is intended to offer a variety of recreational opportunities.
Pocket Park 41 is a large, rectangular area taking up most of the property frontage along
15
Route 20. It can be used for a variety of sports and an area to walk pets. Pocket Park 42
is designed to host a communal vegetable gardening and even a dwarf fruit tree
orchard. A gard� shed to h usel tools and a small covered shelter to provide shade are
ocket ark #, Wi I extend to a main con ector.road and shall include a walking
Isp pproppopsed.
atrail.trorrt,themain. ponnec#or road along the greenway,poeket_park fQ th�gar�ten.area.
aPock t Park 4 is across the street from #- and is proposed to be �
o par for the comunit #
a-L..J•. - ��* `� � � � �� - . Y rr^ Pocket Park #5 is located at the intersection of
the connector road and Avon Street Extended. It is envisioned as a possible location for
a school bus stop. As such it will provide an alcove with landscaping and seating where
children can await the bus and parents can congregate as they wait for kids to be
dropped off.
As the community develops and its demographics evolve the uses within these amenity
areas may also evolve. It is the Applicant's intent that the central park be developed as
described, out that the residents of Spring Hi11 Village 1idve a say ir1 1iuw tine pucket parka
are used or further improved.
19. PUBLIC FACILITIES
9.1 Water & Sewer
Water shall be provided through a connection to the public water system located in or
along Avon Street Extended. Sanitary sewer service will be extended to the subject site
along Route 20 from its current terminus near the Kappa Sigma property. A conceptual
layout of the water and sewer systems is shown on the drawings submitted.
9.2 Stormwater
A preliminary layout of the storm sewerage system and stormwater management
concept is shown on the drawings submitted.
9.3 Dedications
Areas dedicated to the County for public use, other than streets dedicated by recorded
subdivision plat, shall be conveyed to the County only in such manner and form
approved by the County Attorney.
10. CONFORMANCE WITH NEIGHBORHOOD MODEL DISTRICT PRINCIPLES
10.1 Pedestrian Orientation
MTl
The subject site lies on the outskirts of the growth area designated as Neighborhood 4. This side
of town has seen a great deal of new development and a number of projects are underway. The
southernmost section of Neighborhood 4 has yet to mature to the point where it is a true
"neighborhood." For that reason, and partially due to the challenging terrain, the community at
large is not currently considered walkable. Noticeable gaps in infrastructure such as sidewalks
are now being filled in by new development, and soon the entire neighborhood will be linked in
such a way that the needs for pedestrian and bicycles will be fully met.
Spring Hill Village is proposing to do its part to fill in the gaps with regard to the pedestrian
issue. Area along the frontage of Avon Street Extended will be set aside for the installation of
such a connection already present in the corridor. The extension of this system will help
integrate Spring Hill Village into the fabric of the evolving neighborhood.
Within Spring Hill Village itself, a simple, intuitive system of sidewalks connects the residential
buildings to one another and directs residents toward the central community space, which
includes a number of recreational and social opportunities. Furthermore, connections between
the residential and possible commercial sections of Spring Hill Village are provided.
3.0.2 Neighborhood -Friendly Streets and Paths
Spring Hill Village is served by a formal system of public streets which connect all internal
portions of the community together as well as connect Route 20 with Avon Street Extended.
Roadside sidewalks flow throughout the community. On and off-street parking are provided.
An intensive street tree program will compliment the project by providing additional ambiance,
welcome shade and serve as a visual foil between the roadways, pedestrians on the sidewalks,
and the buildings.
10.3 Interconnected Streets and Transportation Networks
It was difficult due to the native topography of the site, but the plan calls for providing a
vehicular connection through the property between Avon Street Extended and Route 20.
Opportunities do exist to provide interconnectivity to adjacent parcels. Some of these
properties have been developed and others remain in single-family use. An opportunity to
connect to the property(s) north of Spring Hill Village has been accommodated. The residents
south of the proposed development have expressed a desire not to have such a connection.
10.4 Parks and Open Space as Amenities
17
2.84
2-H acres have been set aside for internal community use. It will include improvements
directed toward active, as well as passive recreational use, social gatherings and communal
gardening.
10.5 Neighborhood Centers
The "neighborhood center" for Spring Hill Village will be the park. Businesses that may choose
to locate in Blocks A or B could be of a nature that they too would serve as gathering places
within the community. In a broader context, this precinct is anchored by South Side Shopping
Center located at the intersection of Avon Street Extended and Mill Creek Drive. A large grocery
store and number of convenience -related businesses are located there. A bank, a convenience
store with fuel service, and other commercial ventures compliment the food store and retail
enterprises. A variety public services and facilities have been constructed. Included are a new
high school, a fire/rescue station and a planned branch library. Additional business activity
nrri iirs in the AAiII r'reak re) mmiinitu rnn tha wr?ct ,irlP of A►/nn StraPt Fxtanrlpri. ThP rPsiHPnts of
Spring Hill Village will find the existing neighborhood center convenient and a place where they
will regularly patronize.
10.5 Buildings and Spaces of Human Scale
Spring Hill Village is intended to be a quality, mixed -use community. Architecture, streetscape,
and amenity spaces have been coordinated to create a comfortable and safe environment for
residents and their guests. may be one to four stories in height and will be set back from the right of way
along with open space and landscaping between the lots and r/w, screening
Buildings4ramtirrg-oAvon Street Extended will have +hFeE 5+3'`8' `" PF8Vide aR the units from the road.
The middle of the community may have structures of
one o t ree sto des;
t�►en_ttnria[ Along the Route 20 frontage buildings may a@a" increase in height in
r,r
response to their intended use. From within the development buildings will appear to diminish
in size due to the fact that they are terracing down the hillside. Due to the terrain falling
steadily away views of Carter's Mountain will be afforded from almost every vantage point.
10.7 Relegated Parking
Most of the required parking for Spring Hill Village will occur on individual lots or in parking lots
adjacent thereto. The remaining required parking will be provided on the public roadways.
Blocks A, B and C are where most of the relegated parking is currently proposed.
10.8 Mixture of Uses and Use Types
Spring Hill Village is proposed as a NMD with an opportunity for complementary non-residential
uses to develop along the eastern and northern boundaries (Blocks A, B and C). The property
enjoys ready access to the neighborhood shopping center, schools, public services, and
Interstate 64. It is also an easy commute to downtown Charlottesville, Rather than compete
18
with this robust development, Spring Hill Village attempts to provide desirable housing in a
convenient location while also filling a need for a business location on the south side of the City.
10.9 Mixture of Housing Types and Affordability
allows
Spring Hill Village voill offer single-family detached and attached home sites. Apartments may be
included in Block B. Fifteen (15) percent of the residences will be designated as "affordable"
according to Albemarle County's definition of affordable rental housing.
10.10 Redevelopment
The property is not being redeveloped.
10.11 Site Planning that Respects Terrain
The terrain of the subject property is challenging. The layout of building blocks, travelways, and
improvements in Spring Hill Village responds to the topography of the site, which will result in a
pleasing and well -organized community. Although considerable grading will take place, the lay
of the land within the project will still reflect the original topography of the site.
10.12 Clear Boundaries with the Rural Areas
To the west and north Spring Hill Village is bordered by commercial and industrial
development. To the east lies Route 20 width represents a clear boundary between the eastern
limits of Neighborhood 4 and the farmland designated as Rural Areas. Immediately south lie
several other single-family homes beyond which the character of the corridor changes over to a
rural setting and this also represents the southern limits of Neighborhood 4.
19