HomeMy WebLinkAboutZMA202000006 Staff Report 2020-07-21ALBEMARLE COUNTY
STAFF REPORT
Project Name: ZMA202000006 Spring Hill
Staff: Tori Kanellopoulos, Senior Planner
Village Proffer Amendment
Planning Commission Hearing: July 21,
Board of Supervisors Public Hearing: TBD
2020
Owner: Stanley Martin Companies LLC
Applicant: Scott Collins, Collins Engineering, on
behalf of Stanley Martin Companies LLC
Acreage: 12.63 acres
Rezone from: Amend proffers per
ZMA201300017; zoning district remains NMD
TMP: 09000-00-00-02800
Location: Parcel is approx. 12.63 acres and has
frontage on both State Route 742 (Avon Street
Extended) and State Route 20 (Scottsville Road).
Parcel is located approx. 1,600 feet to the north of
the intersection of SR 742 and SR 20. Parcel is
located approx. 330 feet south of the intersection
of SR 742 and Stoney Creek Drive.
School Districts: Mountain View
Current by -right use: Maximum of 100 dwelling
(Elementary); Walton (Middle School);
units and a maximum of 60,000 square feet of non -
Monticello (High School)
residential uses
Magisterial District: Scottsville
Proffers: Yes per ZMA201300017
Proposal: Amend previously approved
Requested # of Dwelling Units: A maximum of
proffers per ZMA201300017 to revise the
100 dwelling units were approved with
proposed improvements to Route 20
ZMA201300017. No additional dwelling units are
(Scottsville Road). Specifically, remove the
requested.
proposed left turn lane on Route 20, and
instead construct a right turn in, right turn
out, left turn out at the intersection of
Dauphin Drive (main road through Spring
Hill Village) and Route 20. The applicant is
also proposing to construct a pedestrian
path along Route 20 instead of the
previously approved 8-foot sidewalk. The
application plan has been updated to show
these changes.
DA (Development Area): Southern and
Comp. Plan Designation: Community Mixed Use
Western Urban Neighborhoods
— residential (up to 34 units/acre), community scale
ZMA202000006 Spring Hill Village Proffer Amendment
Planning Commission Public Hearing, July 21, 2020
retail, service and office uses, places of worship,
schools, public and institutional uses in the
Southern and Western Urban Neighborhoods.
Affordable Housing Provided:
Affordable Housing AMI (%):
N Yes ❑ No
15% affordable units approved with
ZMA201300017.
Character of Property: The property is in
Use of Surrounding Properties: Adjacent
the process of being graded and developed.
properties directly to the south of this property are
A final site plan (SDP201900068) for 100
zoned R-1 residential and each have one single -
dwelling units is currently under review.
family dwelling unit. The Avon Park development
(zoned R-6) is directly across Avon Street
Extended to the west. Properties across Route 20
to the east are zoned RA Rural Area and are within
the Rural Area. Adjacent properties directly to the
north are zoned LI Light Industrial and are
developed with industrial and commercial uses.
Factors Favorable:
Factors Unfavorable:
1. The rezoning request is consistent
1. The application plan needs technical
with the majority of the
changes.
recommendations within the
Southern and Western Master Plan
and Comprehensive Plan.
2. The request is consistent with the
majority of the applicable
Neighborhood Model Principles.
3. VDOT does not anticipate a
significant traffic impact on the
nearby street network.
RECOMMENDATION:
Zoning Map Amendment: Based on the factors identified as favorable with this rezoning, staff
recommends approval of ZMA202000006 provided that changes are made as recommended in
the staff report.
ZMA202000006 Spring Hill Village Proffer Amendment
Planning Commission Public Hearing, July 21, 2020
STAFF PERSON: Tori Kanellopoulos, Senior Planner
PLANNING COMMISSION: July 21,2020
BOARD OF SUPERVISORS: TBD
PETITION:
PROJECT: ZMA202000006 — Spring Hill Village Proffer Amendment
MAGISTERIAL DISTRICT: Scottsville
TAX MAP/PARCEL: 09000000002800
LOCATION: Parcel is approx. 12.63 acres and has frontage on both State Route 742 (Avon
Street Extended) and State Route 20 (Scottsville Road). Parcel is located approx. 1,600 feet
to the north of the intersection of State Route 742 and State Route 20. Parcel is located
approx. 330 feet south of the intersection of State Route 742 and Stoney Creek Drive.
PROPOSAL: Amend previously approved proffers per ZMA201300017 to revise the
proposed improvements to Route 20 (Scottsville Road). Specifically, remove the proposed
left turn lane on Route 20, and instead construct a right turn in, right turn out, left turn out at
the intersection of Dauphin Drive (main road through Spring Hill Village) and Route 20. The
applicant is also proposing to construct a pedestrian trail or path along Route 20 instead of
the previously approved 8-foot sidewalk. The application plan has been updated to show
these changes.
PETITION: Proffer amendment of ZMA201300017.
ZONING: NMD Neighborhood Model District - residential (3 — 34 units/acre) mixed with
commercial, service and industrial uses.
ENTRANCE CORRIDOR: Yes
PROFFERS: Yes (ZMA2013-17)
OVERLAY DISTRICT: Steep Slopes (managed)
COMPREHENSIVE PLAN: Community Mixed Use — residential (up to 34 units/acre),
community scale retail, service and office uses, places of worship, schools, public and
institutional uses in the Southern and Western Urban Neighborhoods.
CHARACTER OF THE AREA
The subject property has frontage on both Avon Street Extended (State Route 742) and
Scottsville Road (State Route 20) (Attachment 1). Route 20 is an Entrance Corridor and a
Scenic Byway. The property is currently 12.63 acres and will be subdivided and developed
for a maximum of 100 dwelling units and a maximum of 60,000 square feet of non-
residential uses, per the Code of Development approved with ZMA201300017. A final site
plan (SDP201900068) is under review for 100 dwelling units. The property is in the process
of being graded and developed.
Adjacent properties to the south and west are zoned residential and developed with single-
family attached and detached units. Properties across Route 20 to the east are in the Rural
Area and include residential and agricultural uses. Adjacent properties to the north are
zoned Light Industrial and are developed with industrial and commercial uses.
SPECIFICS OF THE PROPOSAL
The applicant is requesting approval of a Zoning Map Amendment (ZMA) to revise proffers
and an application plan approved with ZMA201300017. Specifically, the applicant is
requesting to revise Proffer #4 to modify the required improvements on Route 20 and to
ZMA202000006 Spring Hill Village Proffer Amendment
Planning Commission Public Hearing, July 21, 2020
3
modify the timing of those improvements. The applicant is also proposing an 8-foot
pedestrian path along Route 20 instead of an 8-foot sidewalk. The applicant is requesting
modification of the application plan to reflect these proposed changes.
The application plan approved with ZMA201300017 showed both right and left turn lanes
into Spring Hill Village on Route 20. The revised proffers and application plan would modify
the intersection of Dauphin Drive (proposed main road through Spring Hill Village) and
Route 20 to allow for right turn in and right and left turn out. Drivers would not be able to turn
left from Route 20 into Spring Hill Village. Instead drivers traveling northbound on Route 20
would turn left onto Avon Street Extended, and then turn right into Spring Hill Village at the
intersection of Dauphin Drive and Avon Street Extended. The application plan approved with
ZMA201300017 also showed an 8-foot sidewalk along the frontage with Route 20. The
revised application plan provides an 8-foot asphalt pedestrian path instead of a sidewalk
and sets the path further back from Route 20.
It should be noted that the revised application plan with this proposal (dated June 25, 2020)
would replace the previous application plan (dated August 29, 2014). Therefore, staff is
recommending that all other required improvements, as shown on the August 29, 2014
application plan, be included on the revised application plan. These are considered technical
changes which can be addressed prior to the Board's review of this proposal.
APPLICANT'S JUSTIFICATION FOR THE REQUEST
The applicant has provided a proffer statement (Attachment 2), an application plan
(Attachment 3), and narrative (Attachment 4).
COMMUNITY MEETING
The community meeting requirement per 18-33.24 was met in the form of mailed letters with
information about the proposal, with response options including contacting staff via email or
phone call or using an online input form. The applicant mailed letters to property owners
within a 500-foot radius of the proposal. The letters were mailed on June 5, and recipients
were given until June 19 to provide feedback. Staff received a total of four (4) individual
responses via email and Microsoft Forms.
The following are the main concerns staff has heard:
• Access to the site: There are concerns that drivers traveling northbound on Route 20 will
choose to use the adjacent property to the north to make a U-turn to access Spring Hill
Village, instead of using Avon Street Extended instead.
• Traffic: There are concerns that Avon Street Extended is already a busy street, and that
some amount of traffic will be diverted from Route 20 to Avon Street Extended. There
are concerns that the 55 MPH speed limit on Route 20 is high and creates potential for
conflict.
These concerns are further discussed in the following sections of this staff report. Written
responses from members of the public are included as Attachment 6.
PLANNING AND ZONING HISTORY
ZMA202000006 Spring Hill Village Proffer Amendment
Planning Commission Public Hearing, July 21, 2020
ZMA201300017 TMP 90-28 was rezoned from R-1 Residential to NMD Neighborhood
Model District. The rezoning was approved with proffers (dated 09-24-14), an application
plan (latest revision date 08-29-14), and Code of Development (latest revision date 08-28-
14). These documents are included as Attachments 7-9.
ZMA201500018 A proffer amendment was submitted to reduce cash proffers per
ZMA201300017. The proffer amendment was denied.
Special Exception #1 The first special exception for this ZMA was approved on December 6,
2017. The special exception approval allowed for minor changes to internal street design
and location, block acreages, and open space.
Special Exception #2 The second special exception for this ZMA was approved on May 20,
2020. This special exception approval allowed for minor changes to the road alignment,
block sizes, setbacks, phasing, open space, and minor wording updates to the Code of
Development.
SUB202000064 A final plat for this property is under review. The preliminary plat was
approved per SUB202000013.
SDP201900068 A final site plan for this property is under review. The initial site plan was
approved per SDP201800073.
SUB201900158 A road plan for this property is under review.
COMPREHENSIVE PLAN
The proposal is consistent with the relevant chapters and objectives and strategies in the
Comprehensive Plan. The Transportation Chapter (10) recommends that transportation
improvements in the Development Areas be consistent with the recommendations in the
relevant Master Plan. It also recommends multimodal and accessible transportation options.
Staff finds that the proposal is consistent with the recommendations in the Southern and
Western Master Plan and provides at least the same level of multimodal connectivity as the
development approved per ZMA201300017. The Historic, Cultural, and Scenic Resources
Chapter (8) Objective 8 states: "Maintain the visual integrity ofAlbemarle's Entrance
Corridors". The proposal shows landscaping and an amenity park with landscaping along
Route 20. A Certificate of Appropriateness from the Architectural Review Board will be
required prior to final site plan approval.
The property is designated Community Mixed Use in the Southern and Western Master
Plan. This designation calls for a mixture of residential and retail uses and services that
serve the community, with a residential density of up to 34 dwelling units per acre and non-
residential uses including community scale retail, service and office uses, places of worship,
schools, and public and institutional uses.
The Master Plan has the following guidance on Route 20:
• Route 20 and Route 53 are rural section roads which are narrow.
• Provide a vegetative buffer along Rt. 20 South of 1-64.
ZMA202000006 Spring Hill Village Proffer Amendment
Planning Commission Public Hearing, July 21, 2020
• Route 20 South Improvements: Improve Rt. 20 South with curb, gutter, sidewalks or
pedestrian paths and bikeways on the western side within the Development Area
boundary.
• Construct bicycle and pedestrian facilities along Route 20 to provide access to
schools and accommodate increased development in that area.
The proposal is consistent with the Master Plan and provides the equivalent amount of
connectivity and landscaping as was approved with ZMA201300017. Additionally, a
pedestrian path instead of a sidewalk is more consistent with the character of Route 20,
which divides the Development Area and Rural Area. A pedestrian path, instead of a
sidewalk, was recently approved with the Galaxie Farm rezoning (ZMA201800012).
The Neighborhood Model: Staff has reviewed the proposal against the Neighborhood
Model Principles and found that it is consistent with the applicable principles. See
Attachment 5 for staff's full analysis.
Relationship between the application and the intent and purposes of the requested
zoning district:
The purpose and intent of the Neighborhood Model District (NMD) zoning district is:
• To "establish a planned development district in which traditional neighborhood
development, as established in the county's Neighborhood Model, will occur. "
• To `provide for compact, mixed -use developments with an urban scale, massing,
density, and an infrastructure configuration that integrates diversified uses within
close proximity to each other within the development areas identified in the
comprehensive plan."
• To use the following standards for development: "The particular uses permitted
within a particular district, as well as the character, form and density of the
development, shall be derived from the comprehensive plan, including the land
use plan for the applicable development area, the master plan for the applicable
development area, and the Neighborhood Model."
The NMD is intended to be a flexible zoning district to allow development consistent with the
goals of the Future Land Use Plans in the Master Plans and the Neighborhood Model
Principles. The property is already zoned NMD and was previously reviewed for consistency
with this zoning district and the applicable Neighborhood Model Principles. Staff finds that
the form and content of the revised application plan and improvements are consistent with
the intent of the NMD.
Anticipated impact on public facilities and services:
Streets:
The applicant provided estimated trip counts in the narrative for drivers traveling northbound
on Route 20 that would be traveling to Spring Hill Village. VDOT and County Transportation
staff reviewed the application and traffic information and do not anticipate a significant traffic
impact on the nearby street network. The applicant estimates that five (5) cars per day
would be traveling northbound on Route 20 to Spring Hill Village, and that they would turn
left onto Avon Street Extended and then turn right into Spring Hill Village. The applicant is
providing pedestrian connectivity along Route 20 as recommended in the Master Plan. The
ZMA202000006 Spring Hill Village Proffer Amendment
Planning Commission Public Hearing, July 21, 2020
6
final road and site plans will need to meet all VDOT standards, including the required length
for turn lanes and taper. VDOT requires the right turn lane and taper transition area to be
400 feet in total length. The application plan appears to show a shorter turn lane and taper
area and should be updated to reflect VDOT standards.
Schools:
The proposed proffer amendment would not result in any additional dwelling units, and
therefore would not result in any additional students.
Fire and Rescue:
The proposal is not expected to create new demands on Fire and Rescue services, as no
additional dwelling units are proposed with this request. The applicant has revised the timing
of Proffer #4, to state that all improvements for Avon Street Extended must be completed
prior to the first Certificate of Occupancy (CO), while all improvements for Route 20 must be
completed prior to the 30th CO. Fire/Rescue requires two points of access after the 30th CO
for residential developments. Therefore, all Route 20 improvements must be completed prior
to the 31st unit.
Utilities:
This project is in the Albemarle County Service Authority (ACSA) water and sewer service
jurisdictional area. ACSA and RWSA review was completed with the approval of
ZMA201300017, and continues with review of the final plat, final site plan, and road plans.
Anticipated impact on environmental, cultural and historic resources:
There are no known environmental, cultural or historic resources on this site.
Anticipated impact on nearby and surrounding properties:
Staff received feedback from members of the community regarding potential impacts from
this proposal, specifically the potential for increased traffic on Avon Street Extended and the
potential for drivers to use the adjacent property to the north to make U-Turns.
Staff finds that the proposal is not anticipated to have significant impacts on adjacent and
surrounding properties. VDOT and Transportation Planning staff find the applicant's
estimate of five (5) northbound trips per day to be a reasonable estimate, which would add
five (5) trips per day to Avon Street Extended. VDOT and Transportation Planning staff
acknowledge that it is not possible to definitively determine whether drivers would use the
adjacent property to the north to make U-Turns. However, staff finds that it is more likely
drivers would use Avon Street Extended to access Spring Hill Village. Drivers must either 1)
make a left onto Avon Street Extended and then a right into Spring Hill Village, or 2) would
have to make a left into the adjacent property, and then turn around, turn right back onto
Route 20, and then turn right into Spring Hill Village.
The previously approved Route 20 improvements per ZMA201300017 would have required
grading along the frontage of the adjacent property to the south (TMP 90-27), which is no
longer required with this proposal. The proposed proffer amendment requires significantly
less grading and is a less intensive proposal.
ZMA202000006 Spring Hill Village Proffer Amendment
Planning Commission Public Hearing, July 21, 2020
7
Public need and justification for the change:
The County's growth management policy states that new residential development should
occur in the designated Development Areas where infrastructure and services are provided,
rather than in the Rural Area. The development of Spring Hill Village was previously
approved with ZMA201300017. The proposed changes with this proffer amendment are
consistent with the recommendations in the Comprehensive Plan and Master Plan and
provide for public pedestrian connectivity along Route 20.
PROFFERS
Proposed proffers are included as Attachment 2. The approved proffers per ZMA201300017
are included as Attachment 7. Only Proffer #4 has been revised.
SUMMARY
Staff has identified the following factors which are favorable to this request:
1. The rezoning request is consistent with the majority of the recommendations within
the Southern and Western Master Plan and Comprehensive Plan.
2. The request is consistent with the majority of the applicable Neighborhood Model
Principles.
3. VDOT does not anticipate a significant traffic impact on the nearby street network.
Staff has identified the following factors which are unfavorable to this request:
1. The application plan needs technical changes.
RECOMMENDATION
Based on the factors identified as favorable with this rezoning, staff recommends approval
of ZMA202000006 with the changes outlined below:
Revise the application plan to include the following requirements, previously approved
with ZMA201300017 and application plan dated August 29, 2014:
a. Convert overhead utilities to underground on both Avon Street Extended and
Route 20;
b. Show and label the 6-foot tall screen fence along southern edge of property;
c. Label the additional Entrance Corridor landscaping along Route 20; and
d. Label proposed Route 20 right turn lane.
2. Revise the right turn lane and taper area to meet VDOT length requirements.
ATTACHMENTS:
Attachment 1:
Vicinity Maps
Attachment 2:
Applicant Proposed Proffers, dated June 25, 2020
Attachment 3:
Application Plan, dated June 25, 2020
Attachment 4:
Applicant Narrative, dated April 20, 2020
Attachment 5:
Staff Analysis of Neighborhood Model Principles
Attachment 6:
Public Comment
Attachment 7:
Proffers per ZMA201300017, dated September 29, 2014
Attachment 8:
Application Plan per ZMA201300017, dated August 29, 2014
Attachment 9:
Code of Development per ZMA201300017, last revised April 9, 2020
ZMA202000006 Spring Hill Village Proffer Amendment
Planning Commission Public Hearing, July 21, 2020
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Original Proffers ZMA2013-00017
Amendment YES
Spring Hill Village
PROFFER STATEMENT
Date: June 25, 2020
ZMA No. 2020-000, Spring Hill Village
Tax Map and Parcel Number(s): TMP 09000-00-00-02800
Owner(s) of Record: Stanley Martin Companies, LLC
Project Address: 1776 Scottsville Road
Magisterial District: Scottsville
12.63 Acres to be rezoned from Neighborhood Model District (NMD)to Neighborhood
Model District (NMD)
The term "Owner" as referenced herein shall include within its meaning the owner of record and
successors in interest. The "Application Plan," refers to the Application plan last revised June 25,
2020, prepared by Collins Engineering.
Pursuant to Section 33.7 of the Albemarle County Zoning Ordinance, the Owner hereby voluntarily
proffers the conditions listed below which shall be applied to the Property if it is rezoned to the
zoning district identified above. These proffers are part of the requested rezoning and the Owner
acknowledges that the conditions are reasonable.
1. Affordable Housing.
(The Affordable Housing Units will be provided in the form of for sale or rental units.) The
community could have as few as 80 units and as many as 100 dwelling units. The Owner
shall provide 15 % of the dwelling units constructed as "Affordable Housing Units" within
the Project in the form of 2 or 3 story townhomes.
The Albemarle County affordable housing policy defines affordable housing as the following:
Affordable Housing, in general terms means safe, decent housing where housing costs do
not exceed 30% of the gross household income. Housing costs for homeowners shall include
principal, interest, real estate taxes, and homeowner's insurance (PITI). Housing costs for
tenants shall be tenant -paid rent and tenant -paid utilities with maximum allowances for
utilities to be those adopted by the Housing Office for the Housing Choice Voucher Program.
Affordable Housing is defined, for the purpose of this policy, as those houses affordable to
the forty percent of the County population that have household income at or below 80% of
the area median income. For 2003, the maximum affordable home purchase (80% median
income) would be $172,000 and maximum housing costs (rent and utilities) for tenants
would be $787 (50% median income.)
Each Affordable Housing Unit shall be located on a single lot. The Owner shall have offered
for rent or sale as provided herein each Affordable Housing Unit within the project. The
Owner shall convey the responsibility of constructing the Affordable Housing unites to the
subsequent owners of lots designated affordable on the site plans or plats.
A. Rental Rates. The initial net rent for each for -rent Affordable Housing Unit shall
not exceed the then -current and applicable maximum net rent rate approved by
the County Housing Office. In each subsequent calendar year, the monthly net
rent for each for -rent Affordable Housing Unit may be increased up to three
percent (3%). For purpose of this proffer statement, the term "net -rent" means
that the rent does no include tenant -paid utilities. The requirement that the rents
for such for -rent Affordable Housing Units may not exceed the maximum rents
established in this paragraph shall apply for a period of ten (10) years following
the date he certificate of occupancy is issued by the County for each for -rent
Affordable Housing Unit, or until the units are sold as low or moderate cost units
qualifying as such under either the Virginia Housing Development Authority,
Farmers Home Administration, or Housing and Urban Development, Section 8,
whichever comes first (the "Affordable Term".) The Owner of each Affordable
Housing Unit shall, at the request of the Albemarle County Office of Housing,
provide written reports documenting rental rates and occupancies of the
affordable units.
B. For Sale. All purchasers of for -sale Affordable Housing Units shall be approved by
the Albemarle County Office of Housing or its designee. The Owner shall provide
the County or its designee 180 days to identify and pre -qualify an eligible
purchaser for the Affordable Housing Units. The 180- day period shall commence
upon written notice from the Owner that the units will be available for sale. This
notice shall not be given more than 120 days prior to the anticipated receipt of the
certification of occupancy. If the County or its designee does not provide a
qualified purchaser during this period, the Owner shall have the right to sell the
units without any restriction on sales price or income of purchaser. If these units
are sold, this proffer shall apply to the first sale of each unit. The maximum sales
price for Affordable Housing Units (65% of VHDXs Maximum Sales Price for
First-time Homebuyers.) The calculation currently put the maximum sale price
for Affordable Housing units at $211,250.
C. Conveyance of Interest. All deeds conveying any interest in the for -rent Affordable
Housing Units during the Affordable Term shall contain language
reciting that such unit is subject to the terms of this paragraph 1. In addition, all
contracts pertaining to a conveyance of any for -rent Affordable Housing Unit, or
any part thereof, during the Affordable Term shall contain a complete and full
disclosure of the restrictions and controls established by paragraph IA. At least
thirty (30) days prior to the conveyance of any interest in any for -rent affordable
unit during the Affordable Term, the then current owner shall notify the County in
writing of the conveyance and provide the name, address, and telephone number
of the potential grantee, and state that the requirements of this paragraph 1C have
been satisfied.
2. Cash Proffers for Residential Units. Beginning with the thirteenth residential unit for
which a building permit is obtained, the Owner shall contribute cash for each new
residential unit that is not classified as an Affordable Housing Unit. The cash contribution
shall be for the purposes of addressing the fiscal impacts of development on the County's
public facilities and infrastructure, i.e. schools, public safety, libraries, parks, and
transportation. The cash contribution shall be Twenty Thousand Four Hundred Sixty and
57/100 dollars ($20,460.57) cash for each new single-family detached dwelling unit. The
cash contribution shall be Thirteen Thousand Nine Hundred Thirteen and 18/100 dollars
($13,913.18) cash for each single family attached or townhouse dwelling unit. The cash
contribution shall be paid at the time of the issuance of the certificate of occupancy for each
new unit in order to be consistent with current state law.
Beginning January 1, 2015, the amount of the cash contribution required by this proffer
shall be adjusted annually until paid, to reflect any increase or decrease for the proceeding
calendar year in the Marshall and Swift Building Cost Index ("MSI".) In no event shall any
cash contribution amount be adjusted to a sum less than the amount initially established by
this proffer. The annual adjustment shall be made by multiplying the proffered cash
contribution amount for the preceding year by a fraction, the numerator of which shall be
the MSI as of December 1 in the preceding calendar year, and the denominator of which
shall be the MSI as of December 1 in the year preceding the calendar year most recently
ended.
3. Over Lot Grading. The owner shall submit an over -lot grading plan (hereinafter the
"Plan") meeting the requirements of this paragraph 3 with the application for each
subdivision phase of this paragraph 3 with the application for each subdivision phase of the
Property. The plan shall show existing and proposed topographic features. The Plan shall
be approved by the County Engineer prior to approval of an Erosion and Sediment Control
plan. No building permit shall be issued for any dwelling on a lot where the County Engineer
has determined the lot grading in not consistent with the approved Plan. The plan shall
satisfy the following:
a. The Plan shall show all proposed streets, building sites, setbacks, surface drainage,
driveways, trails, and other features the County Engineer determines are needed to verify
that the Plan satisfies the requirements of this proffer.
b. The Plan shall be drawn to a scale not smaller than (1) inch equals fifty (50) feet.
c. All proposed grading shall be shown with contour intervals not greater than two (2) feet.
All concentrated surface drainage over lots shall be clearly shown with the proposed
grading. All proposed grading shall be designed to assure that surface drainage can
provide adequate relief from the flooding of dwellings in the event a storm sewer fails.
d. Graded slopes on lots proposed to be planted with turf grasses (lawns) shall not exceed a
gradient of three (3) feet of horizontal distance for each one (1) foot of vertical rise or fall
(3: 1.) Steeper slopes shall be vegetated with low maintenance vegetation as determined
to be appropriate by the County's program authority in its approval of an erosion and
sediment control plan for the land disturbing activity. These steeper slopes shall not
exceed a gradient of two (2) feet of horizontal distance for each one (1) foot of vertical
rise or fall unless the County Engineer finds that the grading recommendations for
steeper slopes have adequately addressed the impacts.
e. Surface drainage may flow across up to three (3) lots before being collected in a storm
sewer or directed to a drainage way outside of the lots.
f. No surface drainage across a residential lot shall have more than one-half (1/2) acre of
land drainage to it.
g. All drainage from streets shall be carried across lots in a storm sewer to a point beyond
the rear of the building site.
h. The plan shall demonstrate that an area at least ten (10) feet in width, or to the lot line if
it is less than ten (10) feet, from the portion of the structure facing the street, has grades
no steeper that ten (10) percent adjacent to possible entrances to dwellings that will not
be served by a stairway. This area also shall extend from the entrances to the driveways
or walkways connecting the dwelling to the street.
i. Any requirement of this proffer may be waived by submitting a request for special
exception with the over -lot grading plan. If such a request is made, it shall include a
justification for the request containing a valid professional seal from a Professional
Engineer, Landscape Architect or Land Surveyor. In reviewing a waiver request, the
County Engineer shall consider whether the alternative proposed by the Owner satisfies
the purpose of the requirement to be waived to a at least an equivalent degree.
j. In the event that the County adopts over -lot grading regulations after the date this
proffer is approved, any requirement of those regulation that is less restrictive than any
requirement of this proffer shall supersede the corresponding requirement of this
proffer, subject to the approval of the Director of Community Development.
4. Improvements to Scottsville Rd and Avon Extended
At its sole expense, the Owner shall plan, design, bond and construct the improvements
shown on the County approved engineering drawings titled Spring Hill Village — Application
Plan, sheet 1 dated 6.25.20 as prepared by Collins Engineering, for both Scottsville Road
and Avon Extended. The improvements shall be designed and constructed to the County
and VDOT standards, including the design and construction of the related drainage, slope
and utility easements as appliable. The improvements along Avon Extended shall be
completed and approved by VDOT and the County prior to the first certificate of occupancy
for any structure on the Property, and the improvements along Route 20 shall be approved
and bonded prior to the first certificate of occupancy, and shall be completed and approved
by VDOT and the County prior to the 30th certificate of occupancy. As part of this process,
the dedication to public use shall be completed at the same time. The improvements shall
be deemed to be complete when they are accepted into the secondary system of highways or
the County Engineer determines that the roadway is safe and convenient for travel.
This document shall supersede all other agreements, proffers, or conditions that may be found
to be in conflict. These proffers shall be binding to the property, which means the proffers shall
be transferred to al future property successors of the land.
WITNESS the following signature:
OWNER(S) of Tax Map Parcel 09000-00-00-02800
La
Stanley Martin Companies, LLC, a Virginia limited liability company (Contract Purchaser)
Manager
Date:
I I I I I I I f06/25/2
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SPRING HILL VILLAGE
REZONING AMENDMENT
ZMA 2020-000
ZONING MAP AMENDMENT
NARRATIVE
COLLINS
April 20, 2020
1. Proiect Narrative
Spring Hill Village in a mixed -use development with a total of 12.63 acres located between Route
20 and Avon Street Extended. The project was rezoned in 2013 to a Neighborhood Model District,
with proffers. The applicant is submitting a zoning map amendment to amend the proffers, as outlined
below.
The original Spring Hill Village Application Plan contemplated a full access intersection at both
Avon Street Extended (State Route 742) and Scottsville Road (State Route 20). The full access
intersection at Avon Street Extended functions well with the overall traffic on this section of the
roadway with the existing conditions of the road and the current speed limit. However, the full access
intersection proposed at Route 20 requires significant road improvements for the intersection. Due to
the volume of traffic and posted speed limit on the Route 20 roadway, a left turn lane is warranted for
any volume of cars turning left into the development. The proposed turn lane improvements extend
approximately 1,100 linear feet south along Route 20 from the full access intersection and
approximately 800 linear feet north. While the turn lane improvements can be accommodated within
the existing right-of-way, the improvements will have a substantial impact on the adjacent properties.
especially the properties located to the south of the project.
During the design phase and build -out of the property, the applicant has reassessed the need for a
full access intersection at Route 20. The expected left turns into the development along Route 20 from
vehicles heading north is minimal, less than 5 cars a day. In addition, these vehicles have the option
to turn left at Avon Street Extended and then turn right into the Spring Hill Village neighborhood.
Eliminating the left turn on Route 20 would not prohibit these vehicles from safely entering the site
from Avon Street Extended. However, removing the ability to turn left into the Spring Hill Village
would eliminate a significant amount of roadwork along Route 20. and would drastically reduce the
impacts of this development on the adjacent properties.
The attached updated application plan illustrates a proposed right turn in, right turn out, and left
turn out at the intersection of Route 20, but eliminates the left turn into the development. Concrete and
landscaped islands are proposed at the intersection to channelize the traffic movements and prevent a
left turn in movement from Route 20.
Due to the complexity and impacts of a full intersection along Route 20, the original rezoning
application and proffers had specific language in regards to the improvements. The applicant is
processing a rezoning amendment to remove these improvements from the requirements of the
rezoning and proffers, and proceed with the modified intersection design.
In addition to the turn lane improvements along Route 20. an eight feet wide concrete sidewalk
was required along the frontage of the property. With the modifications to the intersection and
reduction of the turn lane improvements along Route 20, the applicant is proposing an alternative
design to the pedestrian connection, similar to other projects recently approved along the Route 20
corridor. In lieu of the concrete sidewalk along the roadway, the applicant it proposing to construct a
pedestrian pathway through the linear park along the frontage of the property. This pathway would
move pedestrians further away from Route 20, creating a benefit to the safety of the pedestrian and
creating an overall better walking experience.
U. Consistency with the Comprehensive Plan
The property is located within the community mixed -use designation on the Comprehensive Plan
and the existing zoning is Neighborhood Model District, which is consistent with the Comprehensive
Plan. The proposed changes will not have any effect on the consistency of the project with the
Comprehensive plan. The Comprehensive land use map is shown in Figure # 1 and the Rezoning Map
is shown in Figure 2 of the narrative.
III. Conformance with the Neiehborhood Model District Principles
Section 10 of the approved Spring Hill Village Code of Development summarizes the conformance
of the project with the Neighborhood Model District Principles. The proposed changes with this
rezoning amendment will not affect the consistency of the project with the Neighborhood Model
Principles as listed within the approved Code of Development. These principles are also attached to
this narrative.
IV. Impacts to Public Infrastructure and Environmental Features.
The proposed amendment to the Spring Hill Village Rezoning plan and proffers will reduce the
impacts to the public infrastructure and public facilities. The modification to the full access
intersection at Route 20 will reduce the impacts and requirements along Route 20. In addition, the
amendment will reduce the environmental impacts by eliminating some significant disturbances to the
existing buffers along the Route 20 corridor for many of the adjacent properties.
Figure 1: Comprehensive Plan
MI
1 71'
MONO&
Figure 3: Resource Map
Figure 4: Context Map
�r
Route 20 It can be used for a variety of sports and ar area to walk pets. Pocket Park 112
is designFd to host a communal vegetable gardening and even a dwarf fruit tree
orchard. A garden shed to house tools and a small covered shelter to provide shade are
also proposed, Pocket Park 03 is an area adjacent to the main connector road and is a
small eddy off of the road where one can sit and relax on a bench amongst trees, shrubs
and flowers Pocket Park #4 is across the street from 43 and is proposed to be set up as
a shady retreat within a bosque of trees. Pocket Park 45 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 :he bus and parents can congregate as they wait for kids to be
drooped 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, but that the residents ui Spring Hiii 'viiidge iidve d say iu iww LIW puI-kei ydiis
are used or further improved,
9.1 Water & Sewer
Waver 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
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 prujects 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.
10.2 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
2.83 acres have been set aside for internal community use It will include improvements
directed toward active as well air passive recreational use, social gatherings and communal
gardening.
10.S Neighborhood Centers
The "neighborhood center" for Spring Hill Village will be the park. Businesses that may choose
to locale in Blocks A or 8 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 serve, 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
nrn ir. in the K.Aiil rrppb nmmnnity nn the wpct ci rlp of Aunn Strppt Fxtnnrfarl Thp rP idpnt,, of
Spring Hill Village will find the existing neighborhood center convenient and a place where they
will regularly patronize.
10.6 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.
Buildings fronting on Avon Street Extended will have three or more stories to provide an
architectural fapade to the community and to ensure that those traveling on the roadway do
not consistently look down onto rooftops. The middle of the community may have structures of
one or two -stories. Along the Route 20 frontage buildings may again increase in height in
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 Carters 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 Q. 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
Spring Hill Village will 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 which 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
ZMA202000006—Spring Hill Village Proffer Amendment
Staff Analysis of Neighborhood Model Principles
Planning Commission July 21, 2020
Pedestrian Orientation
This principle is met. This area of the Southern and
Western Development Area is gradually becoming more
walkable and connected. The proposed pedestrian path
provides at least the same level of connectivity and
access. Sidewalks are provided throughout Spring Hill
Village which connect to the proposed multi -use path
along Avon Street Extended.
Mixture of Uses
This principle is not applicable. A mixture of uses is
provided with the NMD development. This principle was
addressed with the approval of ZMA2013-17.
Neighborhood Centers
This principle is not applicable. The development is not
located in a Center.
Mixture of Housing
This principle is not applicable. This principle was
Types and Affordability
addressed with the approval of ZMA2013-17.
Relegated Parking
This principle is not applicable. This principle was
addressed with the approval of ZMA2013-17.
Interconnected Streets
This principle is met. The proposed 8' pedestrian
and Transportation
pathway provides at least the same level of connectivity
Network
as the previously approved sidewalk.
Multimodal
This principle is met. There is pedestrian and vehicular
Transportation
connectivity between Avon Street Extended and Route
Opportunities
20 through Spring Hill Village. There may be a future
bus stop at the entrance to Spring Hill Village at Avon
Street Extended.
Parks, Recreational
This principle is not applicable. This principle was
Amenities, and Open
addressed with the approval of ZMA2013-17. The
Space
proposed multi -use path (instead of sidewalk) is more
consistent with the nearby character and with other
recently approved developments along Route 20.
Buildings and Spaces of
This principle is not applicable. This principle was
Human Scale
addressed with the approval of ZMA2013-17.
Redevelopment
This principle is not applicable.
Respecting Terrain and
This principle is met. Grading of this area does not
Careful Grading and
involve any steep slopes. The proposed changes to the
Regrading of Terrain
Route 20 improvements require less grading and no
longer require offsite grading. The amount of grading
and disturbance is reduced with this request.
Clear Boundaries
This principle is met. A pedestrian pathway is more in
between the
character with the area and recently approved
Development Areas and
developments along Route 20, as opposed to a
the Rural Area
sidewalk.
ZMA202000006 Spring Hill Village Proffer Amendment
Responses Received from Microsoft Forms Online Feedback
Note that staff responded separately to questions via email
1. Name: Thomas Ronayne
Comments: Has the County considered that since there is no left turn for Northbound traffic that
they will simply make a "U" turn in the next drive? this is already an issue for the neighbor and
will only get worse. Strongly opposed.
Since construction began, there are already major issues and close calls. Has there been
consideration to lower the speed limit to 45 mph given the increased volume projections?
2. Name: Roger Schickedantz
Comments: Is it the intent that the changes to the Proffer (eliminating the proposed northbound
left turn lane from Route 20 and changing the sidewalk to an 8' asphalt path) will replace the
other stipulations of the original Proffer #4? Will the other "improvements" - related to drainage,
slope and utilities therefore not be required by the County?
I am in favor of the proposed changes, and do not have concerns about the transportation
impacts of those changes. Because the topic of possible regrading along the frontage of my
property (TMP 90-27) is not specifically addressed in the Proffer amendment, the concerns
raised in my letter of February 23, 2020 remain relevant. I would like to see language stating
something to the effect of: "improvements along Route 20 in front of parcel TMP 90-27 are no
longer required."
3. Name: Will Retzer
Comments: Will there be a sidewalk installed on the Avon St. side of the project?
I object to the rezoning proposal as written. I believe that there should remain a left hand
turning lane on Route 20 for all northbound traffic into Spring Village. By eliminating the left-
hand turn lane you are forcing all north bound traffic onto Avon St. Ext. This will make it more
difficult for members of the Avon Park community to take a left-hand turn out of our
neighborhood onto Avon St Ext.
Unless you're willing to install a traffic light for Avon Park residents to take a left-hand turn onto
Avon St. Ext I do not believe that you should be directly additional traffic onto Avon Ext. by
eliminating the left-hand turn lane on Route 20 north.
PROFFER STATEMENT
ZMA No. 2013-00017, Spring Hill Village
Tax Map: TMP 09000-00-00-02800
Owner Of Record: Spring Hill Village Holdings, LLC
Date Of Proffer: September 29, 2014
12.99 Acres to be rezoned from Residential R 1 to NEIGHORHOOD
MODEL DISTRICT (NMD)
Project Address 1776 Scottsville Road
Contact Person Vito Cetta
1730 Owensfield Drive
Charlottesville, VA. 22901
434-531-2192
Magisterial District: Scottsville
Vito Cetta is the manager of Spring Hill Village Holdings, LLC and will serve
as the owner's representative of Spring Hill Village Holdings, LLC which is
the owner of Tax Map and Parcel number TMP 09000-00-00-02800. TMP
09000-00-00-02800 is the subject of rezoning application ZMA No. 2013-
00017, a project known as Spring Hill Village. The term "Owner" as
referenced herein shall include within its meaning the owner of record and
successors in interest. The "Application Plan", refers to Exhibit A to the
Code of Development last revised August 28, 2014.
Pursuant to Section 33.7 of the Albemarle County Zoning Ordinance, the
Owner hereby voluntarily proffers the conditions listed below which shall be
applied to the Property if it is rezoned to the zoning district identified above.
11
These proffers are part of the requested rezoning and the Owner
acknowledges that the conditions are reasonable.
1.Affordable Housing. (The Affordable Housing Units will be provided in
the form of for sale or rental units). The community could have as few as 80
units and as many as 100 dwelling units. The Owner shall provide 15% of
the dwelling units constructed as "Affordable Housing Units" within the
Project in the form of 2 or 3 story townhouses.
The Albemarle County affordable housing policy defines affordable housing
as the following: Affordable Housing, in general terms means safe, decent
housing where housing costs do not exceed 30% of the gross household
income. Housing costs for homeowners shall include principal, interest, real
estate taxes, and homeowner's insurance (PITI). Housing costs for tenants
shall be tenant -paid rent and tenant -paid utilities with maximum allowances
for utilities to be those adopted by the Housing Office for the Housing
Choice Voucher Program.
Affordable Housing is defined, for the purpose of this policy, as those
houses affordable to the forty percent of the County population that have
household incomes at or below 80% of the area median income. For 2003,
the maximum affordable home for purchase (80% median income) would
be $172,000 and maximum housing costs (rent and utilities) for tenants
would be $787 (50% median income).
Each Affordable Housing Unit shall be located on a single lot. The Owner
shall have offered for rent or sale as provided herein each Affordable
Housing Unit within the project. The Owner shall convey the responsibility
of constructing the Affordable Housing Units to the subsequent owners of
lots designated affordable on the site plans or plats.
(A). Rental Rates. The initial net rent for each for -rent
Affordable Housing Unit shall not exceed the then -current and
applicable maximum net rent rate approved by the County Housing
Office. In each subsequent calendar year, the monthly net rent for
each for -rent Affordable Housing Unit may be increased up to three
percent (3%). For purpose of this proffer statement, the term "net
rent" means that the rent does not include tenant -paid utilities. The
requirement that the rents for such for -rent Affordable Housing Units
12
may not exceed the maximum rents established in this paragraph
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 Housing Unit, or until the units are sold as low or moderate
cost units qualifying as such under either the Virginia Housing
Development Authority, Farmers Home Administration, or Housing
and Urban Development, Section 8, whichever comes first (the
"Affordable Term"). The Owner of each Affordable Housing Unit
shall, at the request of the Albemarle County Office of Housing,
provide written reports documenting rental rates and occupancies of
the affordable units.
(B.) For Sale. All purchasers of for -sale Affordable
Housing Units shall be approved by the Albemarle County Office of
Housing or its designee. The Owner shall provide the County or its
designee 180 days to identify and pre -qualify an eligible purchaser for
the Affordable Housing Units. The 180 — day period shall commence
upon written notice from the Owner that the units will be available for
sale. This notice shall not be given more than 120 days prior to the
anticipated receipt of the certification of occupancy. if the County or
its designee does not provide a qualified purchaser during this period,
the Owner shall have the right to sell the units without any restriction
on sales price or income of purchaser. If these units are sold, this
proffer shall apply to the first sale of each unit. The maximum sales
price for Affordable Housing Units (65% of VHDA's Maximum Sales
Price for First-time Homebuyers). The calculation currently put the
maximum sale price for Affordable Housing Units at $211,250.
(C). Conveyance of Interest. All deeds conveying any
interest in the for -rent Affordable Housing Units during the Affordable
Term shall contain language reciting that such unit is subject to the
terms of this paragraph 1. In addition, all contracts pertaining to a
conveyance of any for -rent Affordable Housing Unit, or any part
thereof, during the Affordable Term shall contain a complete and full
disclosure of the restrictions and controls established by paragraph
IA. At least thirty (30) days prior to the conveyance of any interest in
any for -rent affordable unit during the Affordable Term, the then-
13
current owner shall notify the County in writing of the conveyance and
provide the name, address and telephone number of the potential
grantee, and state that the requirements of this paragraph 1 C have
been satisfied.
Cash Proffers for Residential Units. Beginning with the thirteenth
residential unit for which a building permit is obtained, the Owner
shall contribute cash for each new residential unit that is not classified
as an Affordable Housing Unit. This cash contribution shall be for the
purposes of addressing the fiscal impacts of development on the
County's public facilities and infrastructure, i.e. schools, public safety,
libraries, parks and transportation. The cash contribution shall be
Twenty Thousand Four Hundred Sixty and 57/100 dollars
($20,460.57) cash for each new single-family detached dwelling unit.
The cash contribution shall be Thirteen Thousand Nine Hundred
Thirteen and 18/100 dollars ($13,913.18) cash for each single family
attached or townhouse dwelling unit. The cash contribution shall be
paid at the time of the issuance of the certificate of occupancy for
each new unit in order to be consistent with current state law.
Beginning January 1, 2015, the amount of the cash contribution
required by this proffer shall be adjusted annually until paid, to reflect
any increase or decrease for the proceeding calendar year in the
Marshall and Swift Building Cost Index ("MSI"). In no event shall any
cash contribution amount be adjusted to a sum less than the amount
initially established by this proffer. The annual adjustment shall be
made by multiplying the proffered cash contribution amount for the
preceding year by a fraction, the numerator of which shall be the MSI
as of December 1 in the preceding calendar year, and the
denominator of which shall be the MSI as of December 1 in the year
preceding the calendar year most recently ended.
3. Over Lot Grading: The owner shall submit an over -lot grading
plan (hereinafter the "Plan") meeting the requirements of this
paragraph 3 with the application for each subdivision phase of the
Property. The plan shall show existing and proposed topographic
features. The Plan shall be approved by the County Engineer prior
14
to approval of an Erosion and Sediment Control plan. No building
permit shall be issued for any dwelling on a lot where the County
Engineer has determined the lot grading in not consistent with the
approved Plan. The plan shall satisfy the following:
a) The Plan shall show all proposed streets, building sites,
setbacks, surface drainage, driveways, trails and other features
the County Engineer determines are needed to verify that the
Plan satisfies the requirements of this proffer.
b) The Plan shall be drawn to a scale not smaller than (1) inch
equals fifty (50) feet.
c) All proposed grading shall be shown with contour intervals not
greater than two (2) feet. All concentrated surface drainage
over lots shall be clearly shown with the proposed grading. All
proposed grading shall be designed to assure that surface
drainage can provide adequate relief from the flooding of
dwellings in the event a storm sewer fails.
d) Graded slopes on lots proposed to be planted with turf grasses
(lawns) shall not exceed a gradient of three (3) feet of horizontal
distance for each one (1) foot of vertical rise or fall (3:1).
Steeper slopes shall be vegetated with low maintenance
vegetation as determined to be appropriate by the County's
program authority in its approval of an erosion and sediment
control plan for the land disturbing activity. These steeper
slopes shall not exceed a gradient of two (2) feet of horizontal
distance for each one (1) foot of vertical rise or fall, unless the
County Engineer finds that the grading recommendations for
steeper slopes have adequately addressed the impacts.
e) Surface drainage may flow across up to three (3) lots before
being collected in a storm sewer or directed to a drainage way
outside of the lots.
f) No surface drainage across a residential lot shall have more
than one-half (1 /2) acre of land drainage to it.
g) All drainage from streets shall be carried across lots in a storm
sewer to a point beyond the rear of the building site.
h) The plan shall demonstrate that an area at least ten (10) feet in
width, or to the lot line if it is less than ten (10) feet, from the
portion of the structure facing the street, has grades no steeper
that ten (10) percent adjacent to possible entrances to dwellings
15
that will not be served by a stairway. This area also shall extend
from the entrances to the driveways or walkways connecting
the dwelling to the street.
i) Any requirement of this proffer may be waived by submitting a
request for special exception with the over -lot grading plan. If
such a request is made, it shall include a justification for the
request containing a valid professional seal from a Professional
Engineer, Landscape Architect or Land Surveyor. In reviewing a
waiver request, the County Engineer shall consider whether the
alternative proposed by the Owner satisfies the purpose of the
requirement to be waved to at least an equivalent degree.
j) In the event that the County adopts overlot grading regulations
after the date this proffer is approved, any requirement of those
regulations that is less restrictive than any requirement of this
proffer shall supersede the corresponding requirement of this
proffer, subject to the approval of the Director of Community
Development.
4. Improvements to Scottsville Rd and Avon Extended
At its sole expense, the Owner shall plan, design, bond and construct
the improvements shown on the County approved engineering
drawings titled Development Concept Plan, sheet 4 dated 10.21.13
and revised on 8.29.14 as prepared by Alan Franklin PE, for both
Scottsville Road and Avon Extended. The improvements shall be
designed and constructed to the County and VDOT standards,
including the design and construction of related drainage, slope and
utility easements as applicable. These improvements shall be
completed and approved by VDOT and the County prior to the first
certificate of occupancy for any structure on the Property. As part of
this process, the dedication to public use shall be completed at the
same time. The Owner shall obtain approval of all road plans and
bond prior to the issuance of the first building permit or first approved
subdivision plat, whichever comes first, to ensure that these
improvements can be completed in a timely manner. The
improvements shall be deemed to be complete when they are
16
accepted into the secondary system of highways or the County
Engineer determines that the roadway is safe and convenient for
travel, At its sole expense, the Owner shall make the needed
improvements, if any are required, to the portion of the lot
immediately adjacent to the site south on Route 20 that may be
needed as a result of widening Route 20. Should these improvements
require a retaining wall and / or a reworking of stairs, these
improvements shall be reviewed by the County Architectural Review
Board, since Route 20 in an Entrance Corridor road.
This document shall supersede all other agreements, proffers or conditions
that may be found to be in conflict. These proffers shall be binding to the
property, which means the proffers shall be transferred to all future property
successors of the land.
WITNESS the following signature:
SPRING HILL VILLAGE HOLDING, LLC
0
Vito Cetta, Manager
COMMONWEALTH OF VIRGINIA
CITY/Geld� OFC--h0,t10+k-Z� 11C to wit:
The foregoing instrument was acknowledged before me this2q day of
f?4D}e4-viiee 2014 by Vito Cetta, Manager of Barracks Heights, LLC, a
Virginia limited liability company.
My Commission expire : t0-31-15
ry-
1 t Notary Public
MNOTARY PUBLIC
S
REGISTRATION Y 100901
[COMMONWEALTH OF VIRGINIA
MYCOd4Q71 1� PIRES
17
SPJJLJ'DLXING
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1, THIONSIONNG MOMENT PROPOSES TOOMANGE ME WNW OPTUP11028 FROM M TO PLO
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Plavner and DeeeluPer
434.531-2192
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4.WN44-@fAFY f4NmS18:
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
i
1. INTRODUCTION
1.1 Purpose and Intent
Pursuant to the requirements of the Neighborhood Model District ("NMD"), Section
20.A.5., 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 Urban 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.
E
�cenci�
"Avon Street , ~ ll Creek
Ext. (Rt. 7 %" 4 Drive
e Monticelgg:,-A"Th ne
r • } Nvituty 'I x
V . ages
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I
LAND USE
C, 2007 E.I.I. 7.01.0.11.
Carter's Mt.
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 developmem,
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 Hill 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 Ordinance 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 also 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 I
G
Detached single-family dwellings
P I
P
P
P
P
P
P
5emidetached and attached single-family dwellings (e.g. duplexes,
triplexes, quadraplexes, townhouses, atrium houses and patio houses)
p
p
p
P
P
P
P
dwellings
p
—Multiple-family
Rental of permitted residential uses and guest cottages
p
P
p
P
p
p
P
Group homes and homes for developmentally -disabled persons
P
P
p
fourist lodging
p
p
Home Occupation (Class A)
p
P
p
P
P
P
p
Home Occupation (Class B) (1)
P
p
p
p
p
p
p
Accessory uses and buildings, including storage buildings
P I
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 stops (41
P
P
Auction houses
p
P
Automobile laundries
Automobile, truce repair shop excluding body shop
Zw—.cxx service stations (reference 5.1.20)
Mow, beatsshops
P
P
gody5hop
Building materials sales
cemeteries
Churches (4)
p
p
Clotting, apparel and shoe Ow (4)
p
p
Clubs, lodges, civic.fraternal, patnotic(reference 5.1.02)W
P
P
Commercial kennels- now only Ire. 5.1.11)
Commercial recreation establishments including but not limited to amusement
centers, bowling alleys, pod halls and dance hags
' Communavicemer
P
P
Concessions for the serving of food refreshments or entertainment of dub members
and guests in mnjunchon with swim, golf, or tennis dub.
' Cunvanors' office and equipment storage yard
p
Convenience stores
Day care, child care, or nursery Ito* (ref. 5.1.06)
p
P
P
Department scare
DfNPIn theaters
onve-thragh windows serving or associated with permitted uses
sP
SP
Ong store. pharmacy
p
P
Eating establishment(not including fast food restaurant)
P
P
P
Educational, technical and trade schuuls
P
I P
Electric. gas, at and communication facilkes,excluding tower structures and includig
poles, lines, transformers, pipes, meters and related facilities for distribution of local
service and owned and operated by a pubic utility. Water distribution and sewerage
collection Imes, pumping stations and appurtenances wined and operated by the
Albemarle county servxe Authumy. Except as otherwise expressly provided, central
water supplies and central sewerage systems n conformance with Chapter 16 of the
Code of Albemarle and all other applicable law.
p
P
P
P
P
P
P
Factory outlet sales - clothing and fabric
P
P
Farmers' market (reference 5.1.36) (4)
P
p
Fast food restaurant
Feed and seed stores (reference 5.1.22)
Ipp
Financial institutionsp
lire and rescue squad stations Ireference 5.1.09)
Fire extinguisher and security products, sales and service
P
P
Florist.
P
P
Puod and grocery stores including such specialty slops ds 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 ireference 5.1.20)
Home and business services such as grounds are, cleaning, enermmatm%, 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 all hours
during operation)
Libraries, museums
P
P
Lightwarehousmg
SP
I SP
SP
iJVe5t4[a 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
OH¢e and business machines sales and service
Upl¢al goods sales
Outdoor Amphitheatre 4
Outdoor eating establishment or cafe
P
P
P
Outdoor storage, display and/ or sales serving or associated with a by -right
pennnted use, if any portion of the use world be visible from a Countv�destgnated
Entrance Corridor
SP
Sp
SP
Outdoor storage, display and/ or sales serving or associated with a byrlghl
permitted use not visible from a Countytlesignatad Entrani-P Corridor
SP
SP
SP
Parks, playgrounds and civic spaces
P
P
P
P
P
P
P
Photographic goods sales
P
P
Private schools
P
P
Prolessional offices, including medical, dental and optical
P
P
P
Public and private willtnes and infraslruclure
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,
cni and/or operated bythe Rlvanna Water and Sewer Authority
P
P
P
P
P
P
P
Research and development activities including experimental testing
P
P
Rest home, nursing home, convalescent home, orphanage or similar
institution
P
P
Retail sales and servke establWtmems allowed tnderC. 1, permitted as temporary
events (41151
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
Stall -alone parting antl parking structures (reference 4.12, 5.1.4.1)(6)
SP
SP
SP
5tonrtwater managrnrifacilities shown man apprtwedIml site plan or
wbdivrs—plat
P
P
P
P
P
P
P
5wm, golf, tennis orathledc facili
P
P
Tailor, seamstress
P
P
Temporary"strunm uses(refere e5.1.18)
P
P
P
Temporary nonresidential mobile homes )reference 5.8)
Tier I& I Ier II personal wreless service facilities )reference 5.1.40)
P
P
P
P
P
P
P
Vetennary office and Hospital (7)
P
P
venial and audio appliances sales
P
P
Warehouse facilities net permitted under section 24.2.1 )reference 9.0)
SP
SP
FamtSaksor Fann Stand(4)
P
P
Wholesale Dictribinion
SP
SP
1. Where permitted, home occupation uses shall be regulated per Section 5.2 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.
5. 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 ARB 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
7
3. 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.
S. For non-residential 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.
2
01
483
02
60,000
C
3.3 AC.
2
01
302
02
60,000
D
4.6 AC.
1
14
402
0
0
E
1.2 AC,
1
8
161
0
0
F
0.6 AC.
1
6
161
0
0
G
1.3 AC.
1
4
122
0
0
1 Presumes development as non-residential use.
2 A minimum of 10,000 SF of non-residential use is being proffered for Spring Hill Village.
TABLE 3.2.2 — Density Regulations
M
Min. Residential Dwelling Units
SO 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
5'
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
153
(townhouses)
Multi -Family, Non-
NA
5
5' a
151
Residential and
Mixed -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
attachment of two or more single-family semi-detached or attached dwelling units of any type.
31n the case of townhouses served by a rear alley, the setback shall be a minimum of 32'.
^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.
lage shall be as shown in Table 3.4.
tions
Non -Residential &
Aixed-Use Buildings
Max. a
Pries
Maximum
Height (ft.)
14
65
/ 4
65
/ 4
65
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.
5. 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
Streetscape 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 shall 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 B. 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 location,
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
Director of Community Development or designee may allow street trees to be
placed on the residential lots as close to the street as possible as a replacement for
the street tree within the planting strip. Along private 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.
6. STREETSCAPE 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 Ordinance. 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. PARKING REGULATIONS
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, on 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 connecting Avon Street Extended with Route 20 (Road A) and Road B,
which terminates in a cul-de-sac are currently envisioned to be public with no on -street
parking. 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 travelway. All required guest parking
spaces for townhomes are provided in this manner. Ten (10) spaces are proposed
adjacent to Road D next to Pocket Park #4. Additional guest parking for townhomes 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 on -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 Plan").
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 SF, 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
g.l Parks
The Owner has set aside 2.83 acres of the property as Amenity Space, which is 22% of
the total site area after a small area (0.04 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.
Comprising the Amenity Area is a central park of just over 1 acre and five 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 #1 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 #2
is designed to host a communal vegetable gardening and even a dwarf fruit tree
orchard. A garden shed to house tools and a small covered shelter to provide shade are
also proposed. Pocket Park #3 is an area adjacent to the main connector road and is a
small eddy off of the road where one can sit and relax on a bench amongst trees, shrubs
and flowers. Pocket Park #4 is across the street from #3 and is proposed to be set up as
a shady retreat within a bosque of trees. 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, buc that the residents of Spring Hill Village Trove d say in iww the pocket pains
are used or further improved.
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
16
The subject site lies on the outskirts of the growtn 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.
10.2 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
2.83 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
OCCi.src in tha Mill Creek ComrnUn itv nn the wpft Grip of Avon Street F%tpnrlpd Thp rPSIrlpnt, of
Spring Hill Village will find the existing neighborhood center convenient and a place where they
will regularly patronize.
10.6 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.
Buildings fronting on Avon Street Extended will have three or more stories to provide an
architectural facade to the community and to ensure that those traveling on the roadway do
not consistently look down onto rooftops. The middle of the community may have structures of
one or two -stories. Along the Route 20 frontage buildings may again increase in height in
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
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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
Spring Hill Village will 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 which 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.
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