HomeMy WebLinkAboutZMA201800003 Code of Development 2019-08-21 SOUTHWOOD PHASE I — A NEIGHBORHOOD MODEL DISTRICT — CODE OF DEVELOPMENT JULY 8, 2019 REVISED JULY 29, 2019
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SOUTHWOOD PHASE
A NEIGHBORHOOD MODEL DISTRICT
CODE OF DEVELOPMENT
Community Development Department
File# Z 2B —00
Approved b the oard of Supervisors
Date Q
February 20, 2018 ignat - anner
Revised July 2, 2018
Revised January 7, 2019
Revised March 18, 2019
Revised July 8, 2019
Revised July 29, 2019
SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
TABLE OF CONTENTS
1.0 INTRODUCTION...........................................................................................................................................................................
3
FIGURE1: Vicinity Map.................................................................................................................................................................
3
FIGURE2: Regional Context Map.............................................................................................................................................
3
FIGURE3: Concept Plan...............................................................................................................................................................
4
2.0 APPLICATION PLAN b CODE OF DEVELOPMENT........................................................................................................
5
ContextWithin Southwood........................................................................................................................................................
5
FIGURE4: Context Within Southwood..................................................................................................................................
5
FIGURE 5: Connections to Existing Infrastructure............................................................................................................
5
3.0 BLOCK PLAN — GENERAL DESCRIPTION..........................................................................................................................
6
Blocks....................................................................................................................................................................................................
6
GreenSpace - Blocks 1 and 2....................................................................................................................................................
6
Residential and Mixed Use — Blocks 3 through 12............................................................................................................
6
NeighborhoodCenter Special Area........................................................................................................................................
6
ResidentialVillage...........................................................................................................................................................................
6
NeighborhoodPlaces....................................................................................................................................................................
6
FIGURE 6: Conceptual Render Interior View of Neighborhood Center Special Area along Hickory........
6
FIGURE7: Application Plan.........................................................................................................................................................
7
4.0 LAND USES BY BLOCK...............................................................................................................................................................
8
Definitions..........................................................................................................................................................................................
8
General and Supplemental Regulations................................................................................................................................
8
Parking.................................................................................................................................................................................................
9
TABLE 1: PARKING SPACE LOCATIONS................................................................................................................................
9
LandUses............................................................................................................................................................................................
9
TABLE 2: RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK......................................................................10
Residential and Non -Residential Uses Permitted/Prohibited by Block.................................................................10
TABLE 3: NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK..........................................................11
5.0 DENSITY b SQUARE FOOTAGE BY BLOCK.....................................................................................................................12
TABLE 4: DENSITY REGULATIONS BY BLOCK SUMMARY..........................................................................................12
6.0 BUILT FORM REQUIREMENTS BY BLOCK........................................................................................................................13
TABLE 5: SETBACK + BUILDING REGULATIONS BY BLOCK......................................................................................13
TABLE 6: SETBACK + BUILDING REGULATIONS BY BLOCK ILLLUSTRATIONS.................................................14
General Notes Applicable To All Blocks: .............................................................................................................................
14
IntemalARB......................................................................................................................................................................................15
7.0 GREEN SPACE AND AMENITY REQUIREMENTS BY BLOCK.....................................................................................15
TABLE 7: MINIMUM GREEN SPACE AND AMENITY AREA BY BLOCK SUMMARY.............................................15
FIGURE 8: Conceptual Location of Amenity Areas........................................................................................................15
Definitions.........................................................................................................................................................................................15
TrailBuffer Area.........................................................................................................................................................................15
FIGURE 9: Conceptual Landscape Plan: Trail Buffer / Block 2...................................................................................16
TrailAmenities...........................................................................................................................................................................16
FIGURE 10: Primative Trail (left) and Pedestrian Trail (right) Section Diagrams................................................16
PedestrianConnection Area................................................................................................................................................16
ActiveUse Recreational Area...............................................................................................................................................16
8.0 FRAMEWORK STREETS.............................................................................................................................................................17
FIGURE 11: Framework Streets Technical Plan.................................................................................................................17
FrameworkStreets........................................................................................................................................................................17
PossibleWaiver Streets...............................................................................................................................................................17
FIGURE12: Waiver Diagram.................................................................................................................................................17
FIGURE13: Waiver Diagram.................................................................................................................................................17
FIGURE14: Waiver Diagram.................................................................................................................................................17
TrafficImpact..................................................................................................................................................................................17
FrameworkStreets Sections.....................................................................................................................................................18
9.0 EVALUATION CRITERIA...........................................................................................................................................................19
Proposed Impact on Public Facilities and Infrastructure............................................................................................20
Impacton Environmental Features......................................................................................................................................20
Strategiesfor Shared Stormwater.........................................................................................................................................20
Grading..............................................................................................................................................................................................
20
10.0 AFFORDABLE HOUSING........................................................................................................................................................21
11.0 ATTACHMENTS.........................................................................................................................................................................21
TechnicalDocuments.................................................................................................................................................................21
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SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
1.0 INTRODUCTION
Redevelopment of Southwood is unique in a number of ways. The most obvious of which is the existing
trailer park community. Most development in the Charlottesville/ Albemarle area is greenfield in nature.
Traditionally, lands sold by resident landowners are developed for new communities. Southwood is a
100-acre residential trailer park serving the housing needs of roughly 1,500 residents of Albemarle
County; residents who are the foundation of the vibrant community and culture that exists today.
The overall development philosophy envisions a multi -phase approach, allowing groups of residents to
form multiple cohorts and to design their replacement housing and neighborhoods to their specific
needs and desires. The replacement housing site for the first of these cohorts, the early adopters, is
geographically located near the center of the first phase.
Southwood is located along Old Lynchburg Road, just south of the City of Charlottesville where the four
lane divided street transitions to a two lane rural road (see FIGURE 1: Vicinity Map). The property is within
. the County's designated development
> area. It is surrounded by a mixture of
residential and institutional/public uses
b �mav ,,m,, and shares its southern property line with
`. t. the Biscuit Run State Park (see FIGURE 2:
y ,
A" Regional Context Map).
Phase I is planned within the project's
undeveloped, thirty-four acres that
includes the land swap tract, part of the
�� r >�/ry' y ;' ¢ original Biscuit Run NMD and perimeter
An
ref
FIGURE I: Vicinity Map
areas that have hidden the trailer park for
years. Within this undeveloped acreage,
resident planners have provided for a
portion of the replacement housing and
increased the County's overall stock of
affordable housing. The Code of
Development establishes dwelling units
for a mixture of incomes, non-residential
uses, and provides the opportunity to
continue the informal services offered
within the community into occupations or
even small business ventures.
r
6%F6W
AINING PARCELS ZMA
���2W5-017\\\\\\\\
amended in this ZMA
90-5, 90-6D (portion),
-17D, 90A-3, 90A 1-1, N
90A- I A, 90A- 16,\\��
FIGURE 2: Regional Context Map
09OAl -00-00-001 EO:
AMEND AND REMOVE
EXISTING NMD ZMA
2005-017INCLUDING
ASSOCIATED PROFFERS,
APPLICATION PLAN, AND
CODE OF DEVELOPMENT
PPLICATION AREA
REZO
SOUTHWOOD
NITY, NO
G AT THIS TIME
"61V
The resident planners chose to start on greenfield lands to provide a way for the community to redevelop
without requiring off site rehousing. Phase I provides for the rehousing needs of a minimum of seventy-
five families. As these families relocate into their new homes, redevelopment opportunities open up
within the existing trailer park, allowing development to "leapfrog" from one area to the next.
Keeping residents on site throughout the development, this plan allows the existing community to
continue to be the foundation of the redevelopment. Key components of community, often lost through
temporary offsite housing, are preserved. Finally, mixed use, mixed income projects are more sustainable,
and the sale of out parcels and lots to builders is critical to fund the project's financial needs.
This document was prepared with the comprehensive participation and approval of the resident planners
and represents their approach towards the re -development of their own neighborhood.
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SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
TRAIL BUFFER AREA- NEIGHBORHOOD
` BLL%K 2 OLD LYNCHBURG ROAD FARMER SPECIAL
FRAMEWORK STREET / —LJ•- _ �'� ��•
NETWORK - APPLICABLE �'•' 1' i• �.-•-•-• `���•�
BUILDING SETBACKS AND _ - -
��'� REGULATIONS ARE MEASURED �•
FROM FRAMEWORK STREETS i• I
AND OLD LYNCHBURG ROAD '
BLOC�K9 BLOCK II ;C BLOCK 12 1
8.0 ACRE AMENITY
AREA AND GREEN SPACE W/ IE 000 TRAIL
BLOCK _ _ _.._. ro
OF PRIMITIVE TRAIL Il BLOCK 10-_I i' liBe`. J
TO BE FIELD �•�' % /• /• \,�-i—.—.�-.—.�.�� `'�sFry wow
LOCATED _
�L GENERAL /' o6\ / i t ..� _
� LOCATION OF 1 .�° •% 11 1 I♦ I I r I `� 16.
PRIMITIVE TRAIL- �► ` T EXACT LOCATION BLOCK 8 rftftft
�JO BE DETERMINED f r / 1 ` ' ` I vo
ftqm
CFO
a 1 �`ExMing Southwood Community •'r
no rezoning at this time
1. BLOCK 1 BLOCKS / ° 1' ,t �'`` ` 1
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i t O '
a 1 0000
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000
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FIGURE 3.• Concept Plan
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SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
2.0 APPLICATION PLAN & CODE OF DEVELOPMENT
The following sections of this document include the Application Plan and the Code of Development and
are designed to work together to detail the design approach and provide specific metrics for the various
design elements. The Code of Development also includes concept drawings, that while not proffered,
provide a visual representation of one of the possible outcomes provided through this Code. FIGURE 3:
Phase I Concept Plan is one such representation. The drawing shows conceptual locations for the larger
manmade elements such as the street network, pedestrian and bicycle facilities, buildings and parking,
and public areas.
Context Within Southwood
The Southwood Trailer Park is served by private water and sewer systems. Public water is provided
through the park's private water distribution system. Wastewater north of Hickory Street is collected
through a private sewer network and eventually conveyed westward to the public sewer system.
Wastewater south of Hickory is collected via smaller networks and ultimately treated in septic fields. Both
utility systems are aged and failing.
Similarly, the private road network is aged and in need of significant repairs and upgrades to meet current
VDOT standards. Probably the most impactful of these upgrades is increasing the width of the roads.
FIGURE 4: Context Within Southwood
OW IYNI and
mowZ Ms + 410
i
• f
CONCEPTUAL LOCATION
'do� i OF PHASE
yq •
f ' S
+ I' •FUTURE PHASESOEVE i • • •
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40
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FIGURE 4: Context with Southwood shows how the Phase 1 Concept Plan relates to the existing portions
of Southwood. Planning to date suggests that the future development will first continue south of Hickory,
in an effort to address the failing septic systems, before continuing into the northern part of the project,
which are currently served by sewer.
The exhibit is included to provide a general sense as to how the resident planners see the remainder of
the project developing. Their plan identifies conceptual densities, neighborhood centers, special areas
and specimen trees.
FIGURE 5: Connections to Existing Infrastructure shows how the proposed infrastructure connects into
the existing network of utilities and roadways.
FIGURE S. Connections to Existing Infrastructure
� TRM BUFffR AREA
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Page 5 of 21
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SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
3.0 BLOCK PLAN — GENERAL DESCRIPTION
The project consists of general areas that are characterized by land use as primarily green space,
residential, or mixed use. These areas may also include special designations, such as neighborhood
center and placemaking locations, that are specifically identified by the County's Comprehensive Plan or
through resident engagement.
Blocks
Land use, density regulations, and built form characteristics in Southwood Phase 1 are governed by
blocks. The layout of the blocks is established by the framework street network shown in FIGURE 7:
Application Plan. Applicable setbacks and building regulations with the blocks are measured from
framework streets and Old Lynchburg Road. Approximate acreages of each block are provided in the
supporting tables. The actual acreage of each block may deviate by 15%.
Green Space - Blocks 1 and 2
Blocks 1 and 2 designate green space along the perimeter of the development. While other blocks
contain additional green spaces, these two blocks are used to protect environmental features such as
floodplain, stream buffer, and preserved slopes, provide visual softening and screening and offer a natural
amenity to the larger community.
Residential and Mixed Use — Blocks 3 through 12
These blocks are primarily designated for residential use, although non-residential uses are allowed in
blocks 3-12. Density and intensity of non-residential uses vary by block with a bias towards single family
attached and detatched units with occassional home occupation type uses on the southern and eastern
edge of the project and multi -family with commercial businesses in Block 12. Block 12, designated for
mixed use LIHTC funding, is being pursued to help further increase the County's stock of affordable
housing.
Neighborhood Center Special Area
The County's Comprehensive Plan identifies a neighborhood center along the initial section of Hickory
Street. As such, the Code of Development focuses the most intense and highest density uses in this area.
The area is defined as the area between Old Lynchburg Road and Bittemut Lane. Through the use of
building heights, existing and new buffers, building setbacks, and top floor stepbacks, the built form
standards accommodate higher density and frame Hickory Street while ensuring pedestrian orientation
and guiding the focus away from Old Lynchburg Road and towards the first internal intersection.
Residential Villaae
Block 5 is the heart of the residential neighborhood and it is intended to host the majority of Southwood
rehousing and allow for the most flexibility in design and use per site conditions and the Code of
Development. This area will provide a mixture of housing types and allow for smaller residential
groupings on public or private amenities or streets. Alleys, greenways, and/or internal sidewalk
connections between residences and public amenities are permitted.
Neighborhood Places
Blocks 6, 7, 8, and 9 mediate intensity and provide connection. For example, the Block 8 area provides a
transition from higher density of Blocks 10 through 12 to the less intense residential uses in Blocks 3
through 5. These blocks provide a pedestrian connection from the street network to the perimeter trail
network. These blocks also provide an opportunity for a distinct identity, achieved either through use,
form, intensity, or as a place to gather and connect to the natural area and trail amenity. Within these
blocks are "place -making" reference points that suggest transition and connection between the
developed communty and the natural amenity and trail system while creating a varied pedestrian
experience and destination 'nodes' along the streets.
FIGURE 6. Conceptual Render Interior View of Neighborhood Center Special Area along Hickory
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SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
FRAMEWORK STREETS -
ADDITIONAL ROADS AND
ALLEYS AT APPROPRIATE SCALE
AND DIMENSION MAY BE
DEVELOPED IN SITE PLANS TO
CREATE MORE CONNECTION
'•T AND ACCESS
B.OACREAMENITY
AREA AND GREEN
•\ SPACE W/ 10,000 SF
OF PRIMITIVE TRAIL
% I TO BE FIELD
,T LOCATED
GENERAL
� ! LOCATION OF
-� PRIMITIVETRAIL-
EXACT LOCATION
TO BE DETERMINED �
BLOCK 1 %' BLOCK
m Acrza� i v ncPfs
1 .
P, BLOCK 6
Lft
/ `
MEPREE21brL .Ma
Y/ GREEE N SPAGF • •��
SPACIF AREA
T GRf[N SPACE
PRESERVEDSLOPES ••�
:-. TRAIL awn ••hIROPOSED
ROADS
STREAM BUFFER EXISII1
16 0_1
AO MAIN 00 FXIST1146 RlRI
11-11, r.0
R m m ro m
i
/i
i I
BLOCK 1
';t C.m
1
TRAIL BUFFER
BLOCK 2—
R.
OLD LYNCHBURG ROAD
CENTER SPECIAL AREA
i i 1 1 1
i
BLOCCK 9 BLOCK 11 i BLOCK 12
axAcm
rocla, ?a
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BLOCK 10-__�' i I•
oil wow
BLOCK 8]�j
C•g yRR�xN 4N.
BLOCKS
1.1 t
i
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" � no rezoning at this time
_ SECONDARY FIRE ACCESS 000
(APPROX. LOCATION GIVEN, • • ' ' mom EXACT
/, 1
• EXACT LOCATION AND , I • • '
STANDARDS TO BE DETERMINED ,
.9010 WITH THE FI E M*RSAAL) 41
1 00 wow 0
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' • `CONCEPTUAL CONNECTION TO f� 7I
FUTURE ROAD NETWORK
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IL
FIGURE7.-A�lication Plan
Page 7 of 21
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SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
4.0 LAND USES BY BLOCK
Definitions
The following definitions supplant those found within Chapter 18 of the Albemarle County Code and in
some cases define new uses and supplemental design standards.
Accessory Apartments., A separate, independent dwelling unit clearly subordinate to the principal
single-family dwelling unit, as distinguished from a duplex, or other two-family dwelling.
Flexible Use Structure: A separate, independent, accessory structure detached from or attached to, and
located on the same parcel as the principal single-family dwelling unit, as distinguished from a duplex,
or other two-family dwelling.
Event Hall:A community space to be maintained by the neighborhood association or some other third -
party organization or business, that can accommodate a variety of special events, public assemblies, and
celebrations open to rent to the neighborhood and outside community. The event hall shall comply with
minimum parking requirements for public assemblies in compliance with the Albemarle County Zoning
Ordinance.
Urban Agriculture. -An agricultural use as defined in Chapter 18 Section 3 of the Albemarle County Zoning
Ordinance notwithstanding any accessory processing facilities other than allowable accessory units,
structures, and/or sheds and including the keeping of allowable animals as described below.
General and Supplemental Regulations
Accessory Apartments: Each accessory apartment shall be subject to the following:
a. Not more than one (1) accessory apartment, attached or detached, shall be permitted with any single-
family dwelling.
b. The gross floor area devoted to an accessory apartment shall have a minimum gross floor area of 200
square feet and not exceed 1,000 square feet or 50% of total gross floor area of the main dwelling unit,
whichever is greater.
c. The gross floor area of an accessory apartment shall not be included in calculating the gross floor area
of the main dwelling unit for uses such as home occupations as provided in sections 5.2 and 5.2A and
other similar uses in this chapter whose area within a dwelling unit is regulated.
d. An accessory apartment shall enjoy all accessory uses availed to the main dwelling, except that no
accessory apartment shall be permitted as accessory to another accessory apartment.
e. An accessory apartment shall be provided with a minimum of one (1) off-street parking space,
arranged so that each parking space shall have reasonably uninhibited access to the street, subject to
approval of the zoning administrator.
f. A single-family dwelling which adds an accessory apartment shall be deemed to remain a single-family
dwelling and shall be considered one (1) dwelling unit for purposes of area and bulk regulations of the
district in which such dwelling is located. Accessory Apartments will not count against the overall
dwelling unit allowances.
g. The owner must reside in the main dwelling to which the apartment unit is accessory or the apartment
unit itself.
Flexible Use Structure: Each Flexible Use Structure shall be subject to the following:
a. Not more than one (1) Flexible Use Structure, attached or detached, shall be permitted with any single-
family dwelling.
b. The gross floor area devoted to a Flexible Use Structure shall have a minimum gross floor area of 200
square feet and not exceed 1,000 square feet or 50% of total gross floor area of the main dwelling unit,
whichever is greater.
c. The gross floor area of the Flexible Use Structure shall not be included in calculating the gross floor
area of the main dwelling unit for uses such as home occupations as provided in sections 5.2 and 5.2A
and other similar uses in this chapter whose area within a dwelling unit is regulated.
d. Maximum footprint area of Flexible Use Structures shall be limited to 1,000 square feet or 50% of total
gross floor area of the main dwelling unit, whichever is greater.
e. Minimum height of Flexible Use Structures shall be to 10 feet. Maximum height shall be limited to equal
or less than that of the main building.
f. All Flexible Use Structures shall be located in the rear or side of the lot. Notwithstanding any other
requirements of this Code of Development, Flexible Use Structure setbacks shall be the same as for the
principal building with which it shares a lot, except for the rear or side yard setback, which shall be a
minimum of (3) three feet.
g. A single-family dwelling which adds a Flexible Use Structure shall be deemed to remain a single-family
dwelling and shall be considered one (1) dwelling unit for purposes of area and bulk regulations of the
district in which such dwelling is located. Flexible Use Structure will not count against the overall dwelling
unit allowances.
h. A Flexible Use Structure may contain a dwelling unit and/or any Home Occupation Class B subject to
special use permit and home occupation processes and regulations. A Flexible Use Structure may be a
combination of allowed uses, subject to permitting processes and regulations.
i. A Flexible Use Structure requires one (1) dedicated parking space unless the Flexible Use Structure is a
dwelling with three or more bedrooms, in which case the Flexible Use Structure will require two (2)
parking spaces.
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SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
Agricultural Use: An agricultural use shall be permitted on lots comprised of detached single-family
dwellings and attached or semi-detached single-family dwellings (duplexes and townhomes) subject to
the following:
a. The agricultural use may take place on a parcel subject to the following size requirements:
• The side and rear yard ("yard") shall be at least 30% of the associated dwelling's footprint.
• This yard space shall incorporate a chicken coop or other adequate covered structure and shall
be fenced (ref. adequate shelter Chapter 4 section 100 (5) of the Albemarle County Code).
b. Coops or structures must meet accessory structure setbacks (4.11.2)..
c. The parcel shall have a fly -proof container for animal waste.
d. Hens, goats, or bees may be permitted on the parcel subject to the following:
• No more than 7 hens.
• No more than 2 goats.
• Beekeeping is permitted per County Ordinance.
• On -site slaughter of one of each animal type is permitted per calendar year.
e. Agricultural uses shall not require additional parking requirements beyond compliance with the
parking regulations for dwellings as described in this Code of Development.
Alley Parking:Perpendicular or parallel parking off of the alley.
Community Garden: A parcel on which gardening is the primary use.
Stand-alone Parking.- Stand-alone parking must be accessory to a use in Phase I. This use may be
residential, in which case the parking shall serve residential uses within the Southwood neighborhood.
See parking section for regulations about the location of stand-alone parking - it is not required that
parking requirements be met on a parcel.
Amenity -Oriented Lots., Notwithstanding Chapter 18 sections 4.6.1 and 4.6.2 of the County Zoning
Ordinance, attached and detached residential units with the front of the lot facing a grass or hardscaped
mall, park, green space, open space, garden, or any other similar amenity area ("amenity") are permitted
throughout the development, provided that the amenity must be at least thirty feet (30') in width, and an
open area, from face of building to face of building must remain at forty feet (401 in width. The lot
frontage may be obtained by the amenity rather than a public or private street.
Mixed Use: Mixed Use in a single building (residential and non-residential) are permitted.
Parkin
Parking areas with 5 or more spaces must be relegated from Framework Streets and provided at rear of
lots whenever possible. At a minimum, parking areas with 5 or more spaces must be behind the front
face of the building. Parking areas with 5 or more spaces must be screened in accordance with Chapter
18 section 32.7.9.7. Safe pedestrian access from the parking spot to the associated building, parcel, or
amenity or to a sidewalk must be provided for parking areas with 5 or more spaces. Requirements of
Chapter 18 section 4.12 apply except for the following:
Modification of Location Requirements for Parking Spaces: The parking requirements for all residential
and non-residential uses may be met on -street, off-street, off an alley, in a parking lot, in a stand alone
parking lot, or in some similar parking situation as described in TABLE 1 so long as the total number of
required parking spaces for the total number of residential and non-residential units are provided across
the project. It is not required that parking requirements be met on a parcel. Calculations shall be balanced
at each subdivision plat submission and parking is to be within a 300' radius of the furthest entrance on
the associated building.
Opportunities for stand alone parking accessory to a use shall be permitted for work or supplementary
vehicles to decrease the demand on on -street and off-street parking within a 1/4 mile of any lot it serves
or be located on a public transportation route.
Opportunities for shared parking and shared driveways shall be permitted.
Modification of Parking Requirements for Blocks 9-12 As an aggregate total, the ratio of parking spaces
to residential dwelling units (as determined by density count) will be a minimum of 1.5 spaces per
dwelling unit.
TABLE 1: PARKING SPACE LOCATIONS
(PARKING REQUIREMENTS MAY BE MET IN ANY OF THE FOLLOWING LOCATIONS)
(OFF -SITE)
ON -SITE
ALLEY
ON -STREET
GARAGE
ON OR OFF -
STAND
STAND
(OFF-
(OFF-
PARKING
PARKING
PARKING
SITE
ALONE
STREET)
SHARED
PARKING
PARKING
LOT OR
BAY
SINGLE-FAMILY DETACHED,
CARRIAGE HOUSES,
DUPLEXES, TOWNHOMES,
AND OTHER DETACHED
X
X
X
X
X
AND ATTACHED UNITS
APARTMENTS AND
MULTIFAMILY
X
X
X
X
X
X
TOURIST LODGING,
BOARDING HOUSE
X
X
X
X
X
X
NON-RESIDENTIAL USES
X
X
X
X
X
X
Land Uses
All uses that reference a section of the Albemarle County Ordinance are to include all uses, definitions,
and interpretations as specified in the aforementioned ordinance reference unless a use, otherwise listed
in the ordinance reference, is separately and explicitly listed in the use lists within this Code of
Development. In this case, the zoning administrator shall refer to the separate listing for this specific use.
The zoning administrator, after consultation with the director of planning and other appropriate officials,
may permit as a use by -right, a use not specifically permitted; provided that such use shall be similar to
uses permitted by -right in general character and more specifically, similar in terms of location
requirements, operational characteristics, visual impact, and traffic generation.
Page 9 of 21
7/29/2019 4:11 PM
SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
Residential and Non -Residential Uses Pennitted/Prohibited by Block
TABLE 2: RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK
Greens ace/a enity area
Trail buffer
Residential Uses
Block 1
Block 2
Block 3
Block 4
Block 5
Block 6
Block 7
Block 8
Block 9
Block 10
Block 11
Block 12
Accessory Uses and Buildings,
including storage buildings
-
-
P
P
P
P
P
P
P
P
P
P
Home Occupation, Class A (5.2)
-
-
P
P
P
P
P
P
P
P
P
P
Detached Single Family
-
-
P
P
P
P
P
P
P
P
P
P
Boarding House
-
-
P
P
P
P
P
P
P
P
P
P
Family Day Home (5.1.56)
-
-
P
P
P
P
P
P
P
P
P
P
Group Home (5.1.07)
-
-
P
P
P
P
P
P
P
P
P
P
Multifamily
-
-
P
P
P
P
P
P
P
P
P
P
Semi-detached and attached single
family including duplexes and
townhomes
-
-
P
P
P
P
P
P
P
P
P
P
Tourist lodging (5.1.17)
-
-
P
P
P
P
P
P
P
P
P
P
Accessory Apartment
-
-
P
P
P
P
P
P
P
P
P
P
Flexible Use Structure
-
-
P
P
P
P
P
P
P
P
P
P
Home Occupation, Class B (5.2)
-
-
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
Note: All Residential Lots shall be outside of stream buffers, preserved slopes, and floodplains.
Page 10 of 21
7/29/2019 4:11 PM
SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
TABLE 3: NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK
Non-residential uses
Block 1
Block 2
Block 3
Block 4
Block 5
Block 6
Block 7
Block 8
Block 9
Block 10
Block 11
Block 12
Farmers Market (5.1.47)
P
P
-
-
P
P
P
P
P
P
P
P
Public Uses: electric, gas, oil and communication facilities, excluding
tower structures, owned and operated by a public utility
P
P
P
P
P
P
P
P
P
P
P
P
Uses permitted by -right within floodway fringe in accordance with
30.3.05.1.2 of the Zoning Ordinance
P
P
P
P
-
-
-
-
-
-
-
-
Uses permitted by special use permit within floodway fringe in
accordance with 30.3.05.2.2 of the Zoning Ordinance
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
SP
Stormwater management facilities
P
P
P
P
P
P
P
P
P
P
P
P
Public recreational facilities
P
P
P
P
P
P
P
P
P
P
P
P
Tier I and Tier II wireless service facilities (5.1.40)
P
P
-
-
-
-
-
-
P
P
P
P
Public playgrounds and parks
P
P
P
P
P
P
P
P
P
P
P
P
Urban Agriculture
P
P
P
P
P
P
P
P
P
P
P
P
Community Garden
P
P
-
-
-
P
P
P
P
P
P
P
Retail store or seance (22.2.1a/b)
-
-
P
P
P
P
P
P
P
P
P
P
Eating establishment
-
-
P
P
P
P
P
P
P
P
P
P
Storage yard
-
-
P
P
P
P
P
P
P
P
P
P
Religious assembly
-
-
P
P
P
P
P
P
P
P
P
P
Public uses
-
-
P
P
P
P
P
P
P
P
P
P
Community center (5.1.040/5.1.27) or neighborhood center
-
-
P
P
P
P
P
P
P
P
P
P
Temporary construction uses (5.1.18)
-
-
P
P
P
P
P
P
P
P
P
P
Stand-alone parking structures
-
-
P
P
P
P
P
P
P
P
P
P
Mixed Use
-
-
P
P
P
P
P
P
P
P
P
P
Day care, child care or nursery facility (5.1.06)
-
-
-
-
-
SP
SP
SP
P
P
P
P
Assisted living
-
-
-
-
-
P
P
P
P
P
P
P
Private school
-
-
-
-
-
-
-
-
P
P
P
P
Laundromat
-
-
-
-
-
-
-
-
P
P
P
P
Finacial Institution
-
-
-
-
-
-
-
-
P
P
P
P
Medical Office
-
-
-
-
-
-
-
-
P
P
P
P
Professional Offices
-
-
-
-
-
-
-
-
P
P
P
P
Clubs and Lodges (5.1.02)
-
-
-
-
-
-
-
-
P
P
P
P
Laboratories/Research/Development/Testing
-
-
-
-
-
-
-
-
P
P
P
P
Manufacturing/Processing/Assembly/Fabrication
-
-
-
-
-
-
-
-
P
P
P
P
Event Hall (5.1.27)
-
-
-
-
-
-
-
-
P
P
P
P
Indoor Athletic Facilities
-
-
-
-
-
-
-
-
P
P
P
P
Commercial Recreational Establishment
-
-
-
-
-
-
-
-
P
P
P
P
Funeral Home
-
-
-
-
-
-
-
-
P
P
P
P
Page 11 of 21
7/29/2019 4:11 PM
SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
5.0 DENSITY & SQUARE FOOTAGE BY BLOCK
Table 4 Provides the metrics for development of each block. These metrics are subject to the
following conditions:
(1) The final acreage and number of dwelling units per block may vary by 15% so long as the number of
dwelling units does not exceed the total minimums and maximums allowed across the entire
development.
(2) The total minimum number of dwelling units shall be achieved.
(3) The total maximum number of dwellings shall not be exceeded.
(4) At least two (2) different residential building typologies shall be provided in Blocks 3-5 and 10-11.
(5) The total gross maximum square footage of non-residential uses shall not exceed 50,000 square feet.
(6) Retail stores and services in blocks 3 - 8 shall not exceed a ground footprint of 1,600 net square feet.
(7) Eating establishments in blocks 3 - 8 shall not exceed a ground footprint of 1,600 net square feet.
TABLE 4: DENSITY REGULATIONS BY BLOCK SUMMARY
LAND USE
BLOCK
DENSITY
AREA
RESIDENTIAL USES
NON-RESIDENTIAL
DESIGNATION
RANGE
(ad
USES
(units / acre)
MINIMUM
MAXIMUM
MAXIMUM NON -
DWELLING
DWELLING
RESIDENTIAL
UNITS
UNITS
BUILDING (SF)
GREEN SPACE &
1
0
8.0
0
0
0
BUFFER
2
0
1.3
0
0
0
NEIGHBORHOOD
3
3 - 6
1.4
4
12
5,000
DENSITY
4
3 - 6
1.5
5
14
URBAN DENSITY
5
6 - 18
7.1
60
127
RESIDENTIAL
VILLAGE
NEIGHBORHOOD
6
j 0 - 28
1.1
0
31
10,000
MIXED USE /
NEIGHBORHOOD
7
0 - 18
0.6
0
12
PLACES
8
0 - 18
1.0
0
17
9
0-34
1.8
0
61
URBAN DENSITY
10
6 - 34
1.8
11
62
20,000
MIXED USE
11
6 - 34
5.4
20
182
12
6 - 34
3.0
13
102
30,000
TOTAL MIN. AND MAX. ALLOWED DWELLING
UNITS AND NON-RESIDENTIAL SQUARE
34.0
150
450
50,000
FOOTAGE
Page 12 of 21
7/29/2019 4:11 PM
SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
6.0 BUILT FORM REQUIREMENTS BY BLOCK
TABLE 5: SETBACK + BUILDING REGULATIONS BY BLOCK
REQUIREMENT
BLOCKS 3 - 4
BLOCKS
BLOCKS 6 - 9
BLOCKS 10 -12
NEIGHBORHOOD CENTER SPECIAL
AREA
115' measured on both sides from
Hickory Street right-of-way
BUILDING HEIGHT
MIN
NO MIN
NO MIN
NO MIN
2 STORIES
2 STORIES
MAX
3 STORIES OR 35'
3 STORIES OR 40'
3 STORIES OR 45'
4 STORIES OR 45'
4 STORIES OR 50'
FRONT SETBACK
FRONTS SHALL ORIENT TOWARDS HICKORY
MIN
5'
5'
S'
5'
10'
MAX
25'
25'
25'
18•A
28' A
STEPBACK D
MIN
NA
NA
15' E
15' E
1S• E
AT BUILDING HEIGHT OF
40'
40'
3 STORIES OR 45'
SIDE SETBACK
MIN
3'
T
5'
S'
NO MIN
MAX
NO MAX
NO MAX
NO MAX
NO MAX
NO MAX
REAR SETBACK
MIN
NO MIN
5'
5'
S'
NO MIN
MAX
NO MAX
NO MAX
NO MAX
NO MAX
NO MAX
TRAIL BUFFER SETBACK B
MIN
NA
NA
BLOCKS 6 - 8: NA
20' MIN
0' MIN
MAX
BLOCKS 9: 20' MIN/NO MAX
NO MAX
NO MAX
GARAGE SETBACKS
FRONT ACCESS MIN/MAX
TO COMPLY WITH 4.19C/ NO MAX
FRAMEWORK STREET FACING GARAGE OPENINGS AND/OR GARAGE DOORS ARE NOT ALLOWED IN THESE BLOCKS. ALL GARAGE ACCESS MUST BE SIDE LOADED OR RELEGATED TO THE REAR
OF THE BUILDING.
MAX PORCH AND DECK
4'
4'
4'
4'
9'
ENCROACHMENT
MAX SAVE AND OVERHANG
2'
2'
3'
T
3'
ENCROACHMENT
SINGLE BUILDING FOOTPRINT
3,000 SF
3,000 SF
10,000 SF
20,000 SF
20,000 SF
MAX NON-RESIDENTIAL
STREET FACING BUILDING LENGTH
NO MIN
NO MIN
NO MIN
NO MIN
50'
MIN
200'
200'
200'
200'
275'
MAX
10'
10'
10'
10'
10'
MIN AIR PASSAGE WIDTH
A Up to an additional 22' of front setback may be provided for non-residential and mixed -use buildings for use as a front patio or courtyard and shall not exceed 25% of the length of the front facade.
B In Block 11, for buildings over two (2) stories adjacent to the trail buffer, parking and or drive aisles shall be between the building and the trail buffer.
C The wall plane of all street facing garages must be set back a minimum distance of three feet (T) from the primary street facing building facade
D A stepback is not required for buildings with a front setback of at least 15'.
E Stepbacks apply to non-residential and multifamily residential buildings only.
F Coops, other agricultural use structures, and other accessory buildings except for Flexible Use Structures and Accessory Apartments must meet accessory structure setbacks (4.11.2).
G Flexible Use Structures as defined in the Code of Development have the same minimum setbacks as the principal buildings with which they share a lot except for rear and side setbacks, which shall be a minimum of 3'.
Page 13 of 21
7/29/2019 4:11 PM
SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
TABLE 6: SETBACK + BUILDING REGULATIONS BY BLOCK ILLLUSTRATIONS
BLOCKS 3
- 4
BLOCK 5
BLOCKS 6 - 9
BLOCKS 10 -12
NEIGHBORHOOD CENTER SPECIAL AREA
115' measured on both sides from hickory street
right-of-way
SUMMARY
ILLUSTRATIVE
�y9
DIAGRAM
2' EAVE/OVERHANG
ENCROACHMENT
2' EAVE/OVERHANG
ENCROACHMENT
Oa�P 3' EAVE/OVERHANG
ENCROACHMENT
BG/(�A'G
?�S•
'bo
B`7•
/
�`�� -
--bb,
BG Mq
gSTORIES OR
45' MAX HGT • Gk
45TORIES OR
/�Gxi
Gx<Fti0
SVETBACK ��
50' MAX HOT
w/
<F,VG
�FNGr
~
OR
Is'
ty
i N
"
--
- �1a tF
STEPBACK (e
SETBACK OR
---- _TH
�.
90'
STEPBACK
4' PORCH/DEC
3' MIN SIDE
5' MIN SIDE
ENCROACHMENT
SETBACK
SETBACK
ADDITIONAL 22'
9'PORCH/DECK
3' MIN. SIDE SETBACK
3 STORIES OR 3 STORIES OR
40' MAX HGT 4' PORCH/DECK q0' MAX HGT
4' PORCH/DECK
3 STORIES OR
45' MAX HGT
SETBACK (25%MAX.)
ENCROACHMENT
ENCROACHMENT
ENCROACHMENT
W/ 15
4' PORCH/DECK
ADDITIONAL 22'
FROM LOAD GARAGE TO
5' MIN. 25' MAX FRONT
5' MIN. 25' MAX FRONT
STEPBACK 9
ENCROACHMENT
SETBACK 125%MAX.)
CONFORM W/ 4.19 W/ MIN. 3' SETBACK
SETBACK
SETBACK
40'
5' MIN. 18' MAX FRONT
10' MIN. 18' MAX FRONT
5' MIN. 25' MAX FRONT
SETBACK
SETBACK
SETBACK
SUMMARY
ILLUSTRATIVE
HICKORY ST.
R.O.W.
SECTION THROUGH
115'
T15'
BLOCKS 3 - 12
"X. BUILDING HEIGHT PER
BLOCK. TYP.
,
y.
General Notes Applicable To All Blocks:
1. All buildings adjacent to a Framework Street must have a minimum of one primary entrance
facing the Framework Street. Comer buildings (facing two Framework Streets) may choose which
Framework Street will receive the primary entrance.
2. Floor to Floor height for the ground floor as measured from the Finish Floor Elevation facing
Hickory Street, will be a minimum of 12'-0" regardless of use for buildings in the Neighborhood
Service Special Area.
3. Building height is defined per Albemarle County Zoning Ordinance.
4. Side and rear minimum setbacks for any primary structure shall be constructed and separated in
accordance with the current edition of the building code, side setbacks for buildings that share a
common wall may be 0'.
5. Street Facing Building Length is defined as the single or aggregate combined length of any
building(s) facing a framework street without an open air passage to the rear of the parcel or a
courtyard.
6. All max building heights shall allow for exceptions and projections per 4.10.3.2 and 4.10.3.3 of the
zoning ordinance. When the maximum height regulation in the TABLE 5 is given in feet and
stories, it shall be limited to whichever value is less.
7. Setbacks are measured from any Framework Street right-of-way, or back of sidewalk if sidewalk
is outside of right-of-way, lot line, or trail buffer, if one is present, or Old Lynchburg Road.
Page 14 of 21
7/29/2019 4:11 PM
SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
Intemal ARB
An internal Southwood Architectural Review Board will review individual submissions for a new
building or village's compliance with the Southwood Phase 1 Neighborhood Model Code of
Development's architecture, landscaping, buffer, screening and other standards as set forth herein. The
ARB's specific guidelines governing the quality and characteristics of the Character Areas will be
determined, maintained, and periodically updated by the Southwood Architectural Review Board. The
ARB will be established prior to issuance of first building permit, and will be comprised of at least 51%
Southwood residents, and will remain in place at least until the issuance of the final certificate of
occupancy for Phase I.
7.0 GREEN SPACE AND AMENITY REQUIREMENTS BY BLOCK
TABLE 7: MINIMUM GREEN SPACE AND AMENITY AREA BY BLOCK SUMMARY
BLOCK
STEEP
SLOPES
OPEN
SPACE
TRAIL &
PATH
AMENITY
RECREATIONAL
AMENITY &
CIVIC SPACES
MINIMUM RECREATIONAL AMENITIES
& CIVIC SPACE
TOTAL
GREEN
SPACE (AC)
TOTAL
AMENITY
(SF)
1
1.80
5.97
023
2,000 LF Class B type 1 primitive trail
8.00
10,000
2
0.10
1.10
0.20
1,740 LF Class B type 2 pedestrian trail
1.4
8,700
3
4
5-8
0.12
0.11
500 SF neighborhood park
0.23
10,500
600 LF Class B type 2 trails A
4,000 SF neighborhood park or
recreational amenity C
9-11
0.5
0.13
500 SF neighborhood park
0.63
22,700
2,170 LF Class B type 2 trails B
5,000 sf recreational amenity C
12
0.15
6,500 sf active use recreational area
0.15
6,500
TOTAL
1.90
7.07
1.05
0.39
10.41
58,400
A Three pedestrian connections distributed across blocks 6. 7, and 8.
B Four pedestrian connections distributed across blocks 9, SO and/or 11.
C Space requirement is cumulative and may be provided using not more than 6 spaces, none of which can be smaller than
500 SF distributed across blocks.
TRAIL BULLER
BLOCK 2
1.32 ACRES OLD LYNCMBURG ROAD
� y9 BLOCK
LO 9 BLOCK 11 BLOCK 12
5.36ACRES 2.99 qCM
BLOCKIO
LOCK 1 S
BLOCK B
r
BLOCK 5
l0/ ACRLS
GREEN SPACE AREA (BLOCK 1)
BLOCK ]� L] TRAIL BUFFER AREA (BLOCK 2)
0.64 ACR
> / / CONCEPTUAL LOCATION OF ACTIVE
/ USE REC AREA
® CONCEPTUAL LOCATION OF
LL PEDESTRIAN CONNECTION AREA
FIGURE8: Conceptual Location ofAmenVAreas
Definitions
Trail Buffer Area
The Trail Buffer Area, also known as Block 2, is an undisturbed or replanted landscaped buffer area with
a trail and a minimum buffer width of 30', measured from the property line along Old Lynchburg Road.
This Trail Buffer Area may be disturbed for trail construction, maintenance, and support, and any
necessary grading, so long as the trail and plantings are replaced. The characteristics of the trail in this
area will be equal to or better than 'Class B-type 2 high maintenance pedestrian path' as described by
the Albemarle County Standard and Design Manual -Engineering (page 20, year 2019). The Trail Buffer
Area shall be planted with a mixture of deciduous and evergreen trees and shrubs to be approved by the
director of planning. See FIGURE 9: Conceptual Landscape Plan for illustrative concept of plantings in the
Block 2 Trail Buffer Area and for the relationship between the Block 2 Trail Buffer Area, proposed trail
setbacks, and buildings in the blocks along Old Lynchburg Road, Blocks 9 - 12.
Page 15 of 21
7/29/2019 4:11 PM
SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
20' BUILDING SET—
BACK BLOCKS 9 - I I*
30' TRAIL BUFFER
BLOCKS 9 - 11
BLOCK 2�
locations/groupings of the following materials in addition to the trail surface: 4 flowering trees, 4 medium
shrubs. See TABLE 7: GREEN SPACE AND AMENITY AREAS BY BLOCK for required locations and quantity
NEIGHBORHOOD and FIGURE 8: Conceptual Location of Amenity Areas for conceptual locations of the Pedestrian
CENTER SPECIAL AREA
Connection Areas.
END TRAIL BUFFER —
OLD LYNCHBURG ROAD
i
j V*BLOCK 9 BLOCK 11
BLOCK 10
BLOCK 8
* BUILDING SETBACK DOES NOT APPLY TO NEIGHBORHOOD CENTER SPECIAL AREA
BLOCK 12
11 •
FIGURE 9: Conceptual Landscape Plan: Trail Buffer / Block 2
Trail Amenities
An important amenity of this project is a pedestrian trail originating within the 8.0 acre green space area
of Block 1 and continuing within a 1.3 acre Trail Buffer Area of Block 2, which is to be used for passive
use recreational activity. The field -located trail amenity is to be within a quarter -mile of any residential
unit in the Phase 1 Southwood Development. The trail may connect to any existing or future network of
trails and sidewalks internal to the Southwood neighborhood and is intended to help complete and
connect to any potential future regional trails built by others in this southwestern area of the County.
The trail network is to be consistent with the County's design standards for a 'Class B type 1 primitive
trail' in Block 1 and 'Class B type 2' in Block 2. The general location of the trail is shown in FIGURE 8:
Conceptual Location of Amenity Areas and FIGURE 9: Conceptual Landscape Plan: Trail Buffer; however,
exact trail locations shall be determined by the Owner based on site conditions.
Pedestrian Connection Area
The Pedestrian Connection Area is a landscaped area with a minimum total width of 10' which must
include a pedestrian and cyclist path with a minimum travel width of 5'. The characteristics of this path
will be equal to or better than 'Class B-type 2 high maintenance pedestrian path' as described by the
Albemarle County Standard and Design Manual -Engineering (page 20, year 2019) These areas will
connect the Framework Street sidewalk network to either the Block 2 Trail Buffer Area or the primitive
trail within Block 1. Pedestrian Connection Areas may be interrupted by future roads, alleys, or parking
travelways and are not required to be continuous. The characteristics of the landscape plantings in the
Pedestrian Connection Area contain a mix of trees, shrubs, and ground cover. Within each 100 foot length
of Pedestrian Connection Area, the planting mix will contain a minimum quantity and variable
C COMPACTED
STONE DUST, GRAVEL,
7 EARTH, :' "-
OR EOUIVALENT
BARK �\
FILTER FABRIC
J STONE
COMPACTED
SUBGRADE
6
5"
FIGURE 10: Primative Trail !left) and Pedestrian Traii (right) Section Diagrams
Neighborhood Park
A Neighborhood Park is defined as a minimum of 500 sf of contiguous land that is suitable for providing
passive gathering and/or unprogrammed open space for the neighborhood. The area must be accessible
from a public way by pedestrians. The primary function of this space is to provide community -accessible
green and open space for the neighborhood and the features and amenities within the Neighborhood
Park will be determined by resident planners at site plan.
Recreational Amenity
A Recreational Amenity is defined as a minimum of 500 sf of contiguous land that is suitable for a variety
of recreational activities. The area must have adequate drainage and proper proportions for recreational
activities and gathering. This area must be open to the public and must be accessible from a public way
by pedestrians and cyclists. The area may be used for a variety of active -use recreational activities, such
as a basketball or sport court, sport field, playground, or some other use or uses to be determined by
resident planners at site plan. Amenities and facilities appropriate to the recreational use or uses must be
provided.
Active Use Recreational Area
The Active Use Recreational Area is defined as a minimum of 6,500 sf of contiguous land that is suitable
for a variety of recreational activities. The area must have adequate drainage and proper proportions for
recreational activities and for players and spectators to gather. This area must be open to the public and
must be accessible from Hickory Street by pedestrians and cyclists. This area may have a variety of
functions during any given day, week, season, or year and is intended to be flexible to serve multiple
purposes, however, use as a community -accessible neighborhood -scale active recreational soccer field
must be possible.
Page 16 of 21
7/29/2019 4:11 PM
SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
8.0 FRAMEWORK STREETS
i
I
FIGURE II: Framework Streets Technical Plan
Framework Streets
The street and pedestrian system for Phase 1 at Southwood is envisioned as the connective framework
between the main entrance from Old Lynchburg Road at Hickory and the residential development of
Southwood Phase 1. The main framework road system sets up the first phase of a neighborhood center
and 'main street' along road 1A from Blocks 9 through 11 as it travels north to south toward Blocks 3
through 8. The internal street system throughout Blocks 3 through 8 provides a safe neighborhood street
system with a variety of on street parking options, with block dimensions that reinforce the scale and
configuration of the community, maximizing connection and minimizing dead -ends and cul de sacs.
Associated with the street system is a system of sidewalks and pedestrian connection areas that separates
pedestrians from vehicles. This system provides safe and coherent connections between various areas
of the community and links the network of internal sidewalks to the trail system at specifically identified
pedestrian connection areas.
The scale and configuration of road types vary in relationship to the density of development. If additional
roads are designated at Site Planning, these additional roads will not be considered framework streets
and will serve more utilitarian purposes and these non -framework streets may be private and secondary.
All streets are intended to be public right-of-way where possible. The road sections on the following
page confoml to Albemarle County and VDOT standards. The location and the design of framework
street sections are intended to provide the Southwood neighborhood with safe, pedestrian and
neighborhood -friendly streets.
Possible Waiver Streets
In addition to the framework street sections provided within this Code of Development, the
neighborhood is considering waivers to allow for road elements that deviate from current County and
VDOT Standards. These modified road sections will continue to provide safe streets while integrating
specific resident values and site constraints. As shown in FIGURES 12 - 14, these possible road waiver
sections focus on two values: calming traffic to provide safe pedestrian experience and appropriately
reducing the width of the right-of-way to allow more space for housing and amenities.
FLIP PLANTING STRIP
F. _.....,.... �.
Traffic Impact
FIGURE 12: Waiver Diagram Reverse location of the
planting strip and the sidewalk provides the
perception of larger front yards and increased green
space.
FIGURE 13: Waiver Diagram A Yield Street allows for a
reduced travel lane and provides on -street parking to
calm traffic.
FIGURE 14: Waiver Diagram To allow for a reduced
sidewalk next to the curb adjacent to parking lane
will reduce the actual width of the right-of-way and
provide protection for the pedestrian.
The actual non-residential square footage and number of dwelling units will not exceed an additional
daily vehicle trip count of 5,000 for the entire Southwood development, TMPs 90A1-1E, 90-1A, 76-51A,
90A1-1D, 90A-4, and 90A-1C. Each subdivision plat or site plan within the Property shall designate the
daily vehicle trip count provided and must be approved by VDOT.
Page 17 of 21
7/29/2019 4:11 PM
SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
Framework Streets Sections
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CONSTRUCTED DURING THE CONSTRUCTION AND DEVELOPMENT OF FUTURE
PHASES.
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STREET ON THE CLIMBING SIDE, WITH THE OPTION TO ADD ONE TO THE DOWNHILL
SIDE OR PROVIDE $HARROW PAVEMENT MARKINGS. BIKE LANES ARE OPTIONAL ON
ALL OTHER STREETS AND MAY BE PROVIDED AT SITE PLANNING STAGE.
Page 18 of 21
7/29/2019 4:11 PM
SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
9.0 EVALUATION CRITERIA
As envisioned in the purpose and intent of the Neighborhood Model District set forth in Chapter 18,
section 20.A.1 of the Zoning Ordinance, the Plan of Development for Southwood has been designed to
further the following principles:
Pedestrian orientation This plan envisions sidewalks on all framework street as well as a 3,200 foot trail
running from the entrance along Old Lynchburg Road through Block 2 to the 8.0 acre amenity area of
Block 1, providing pedestrians with varied and secure options for mobility through all areas of Phase I.
Because of this redundant system, there may be locations where it would be appropriate to have sidewalk
present on only one side of any framework street.
Neighborhood friendly streets and paths Streets will be designed with traffic -calming techniques that
will result in slow -moving traffic and minimized road widths to the extent allowed. Building setbacks
appropriate to building scale will create a built form that addresses the street. The proposed path through
the natural areas will increase the community's ability to access existing natural resources.
Interconnected streets and transportation networks The main road network proposed for Phase I sets
a framework for developing a modified grid that both adapts to, and preserves the landscape to the extent
possible. It enables an interconnected street system that will make travel intuitive. This network has been
established with the opportunity for logical connections into the future phases of Southwood
redevelopment and to the future Biscuit Run Park. This plan prioritizes a continuation and augmentation
of the existing transportation partnership between the City of Charlottesville and Albemarle County
which brings bus service to Southwood.
Parks and open space as amenities This plan proposes the preservation of more than 9 acres of natural
green space and amenity areas made up of sensitive ecological zones such as floodplain, stream buffer
and steep slopes, as well as newly created recreational amenities and civic spaces, all to maintain the
area's natural setting and feeling of tranquility in the future redevelopment. Potential connections to
future county and regional trails and the existing amenities in the Southwood community such as trails,
parks and sport courts will be able to provide multiple varied recreational opportunities to this
development.
Neighborhood centers The Neighborhood Center Special Area marks the intersection of Hickory Street
and Old Lynchburg Road. This area serves as the entrance to the new Southwood, and as such is the
most appropriate area for more intensive uses. Building regulations at this area support an appropriate
scale to create non-residential opportunities and an activated street edge. The Neighborhood Places in
Blocks 6 - 9 also provide opportunities for neighborhood commercial entities that would support the
new neighborhood.
Buildings and spaces of human scale' Maximum building heights proposed in this rezoning enable an
urban form at a pedestrian -friendly scale. Pedestrian -centered street design and continuous sidewalks
invite the neighborhood to engage with their community and create a neighborhood with a strong sense
of place.
Relegated parking This plan envisions alleys in addition to main roads to allow for rear -loaded parking
whenever appropriate, feasible, and allowable, and to minimize curb cuts. The parking plan allows flexible
solutions like surface lots, on -street parking and shared driveways to allow for ample parking that can be
responsive to exact site and conditions the future development presents. The parking requirements will
allow Southwood residents to have flexibility in locating required residential parking spaces to allow the
neighborhood design flexibility to meet resident need. The project is within a half -mile of an existing bus
stop in the adjacent Southwood Neighborhood. The project intends to encourage additional bus stops
within the development when possible. The project also intends to encourage bike connectivity to a trail
network outside of the Southwood Community.
Mixture of uses and types Phase I allows for a wide range of commercial and residential uses, with the
most intensive uses focused in Blocks 9 -12 along Old Lynchburg Road, and less intensive uses in Blocks
3 - 8. There are opportunities for commercial uses that act primarily as support services to the residential
development in Blocks 3 - 8. The uses proposed in this Zoning Map Amendment have been designated
by community leaders and have been memorialized in the enclosed use tables.
Mixture of housing types and affordability. The Habitat homeownership model alongside innovative
outside partnerships will provide sustainable affordable products available to a wide range of area median
incomes. There will be ownership or rental structures to fit with the goals and aspirations of the
community and the market. The Code of Development allows for a wide range of housing types such as
single-family detached, single-family attached, townhomes, duplexes, apartments, and flexible use
structures. Within blocks 3-5 and 10-11, at least two of those such housing types will be provided to
ensure a varied built environment. Proactive financial coaching has already begun within the community
to best prepare residents for their future housing goals.
Site planning that respects terrain The team of landscape architects and environmental engineers that
have been advising the redevelopment of Southwood have taken into consideration the unique
conditions and topography present on this site. The road network's curvilinear design responds directly
to existing grades and promotes the preservation of the natural areas at the edges of the site. All
development shall comply with Chapter 18 section 30.7 of the Albemarle County Zoning Ordinance.
Clear boundaries with rural areas Southwood is located at the southern edge of the growth area and
is bordered to the south by County -leased parkland, serving as a natural and abundant barrier between
this residential urban development and the rural areas to the south. The nearest rural areas are 0.5 miles
to the west and 1.5 miles to the south. The Application Plan includes a 30' wide trail buffer from Hickory
Street south along Old Lynchburg Road.
Consistency with the Comprehensive Plan: Southwood is part of Albemarle County's Southern and
Western Development Area, which calls for an Urban Density Residential development with up to
34DU/acre and mixed -income, mixed -use development. The maximum density proposed in this rezoning
application is 34DU/acre and is contained to the most dense section of Blocks 10 - 12, diminishing to a
maximum of 6DU/acre in the more residential sections of Blocks 3 - 4. The building regulations identify
a Neighborhood Center as identified by the Comprehensive Plan, and the Trail Buffer Area of Block 2
along Old Lynchburg Road supports the designation of a "greenway" in that area.
Page 19 of 21
7/29/2019 4:11 PM
SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
Proposed Impact on Public Facilities and Infrastructure
The Phase I development of Southwood will connect to the existing internal road Hickory Street,
connecting approximately 330' south of Hickory Street's intersection with Old Lynchburg Road. This first
phase does not contemplate large improvements at the intersection with Old Lynchburg Road, but does
anticipate upgrading Hickory Street to the intersection for the entrance to Phase 1. Future phases and
rezonings will continue to analyze these areas for additional improvements. A traffic study has
contemplated total future build out to ensure long teen development requirements are not missed
during the early stages of the development.
Both water and sanitary utilities are located in the area. The existing sanitary line, which follows the
stream, along the south end of the parcel, is well positioned to accept the flow from the first phase of
development. Connection to the existing sanitary line will need to be designed and constructed with
care, as it is located in the Water Protection Ordinance buffer, however connections of this type are
allowed per the ordinance.
The existing waterline network that is located in Southwood runs to a master meter. With the completion
of the Southwood Phase 1 project, it is anticipated that the neighborhood will continue to utilize the
existing master meter. All new taps will connect into the water main in Old Lynchburg Road, allowing a
service to be brought in to feed the first phase of development. The extension of this service will allow
for individual meters to be set for each use, including both residential type units and commercial spaces.
Coordination with the Rivanna Water and Sewer Authority and Albemarle County Service Authority has
begun and will continue through the life of this project, including both during the rezoning application
and the site plan/subdivision plan submissions. Because Southwood has existing water and sewer users,
it is anticipated that redevelopment will be credited with an equal number of residential tap fees.
Conversations have already begun with RWSA to coordinate through the site planning phases to
calculate for these tap fee credits.
The development of Southwood also allows for the potential to extend access to a trail system and/or
what may be Biscuit Run Park. This trail system will allow residents and the community to enjoy the
natural areas and terrain, including the stream that runs along the western and southern borders of
Phase I.
Impact on Environmental Features
This site is surrounded by natural features, such as streams, small areas of wetlands, and steep slopes.
Each of these features defines this area and has become important to the resident community to be
preserved and honored in the development of this first phase. Members of the resident design team have
walked the site and acknowledged the environmental features that make it unique, focusing on ways to
preserve and integrate each of these areas into the first phase of development.
The infrastructure and potential layouts carefully consider preserving these areas, while also making
them accessible, allowing the environmental features of the area to be available for resident enjoyment.
This access will be through a trail network developed in coordination with the Parks and Recreation
department.
The streams and wetlands on the site will be preserved in a way to honor the natural habitats associated
with each in partnership with the County of Albemarle. Restoration of some of the streams is being
contemplated. In addition, critical slopes are being honored along the south end of the property and
stormwater and sanitary pipes will be located as to minimize disturbance of steep slopes and
environmental features. When utilities are required to pass through steep slopes, all grades will be
restored to their predevelopment state.
Strategies for Shared Stomrwater
Blocks 3 -8 will feature a mix of residential type units, but will primarily be of a lower density, resulting in
less impervious surface and therefore a lower amount of required water quality treatment. Conversely,
Blocks 9 -12 will feature a more dense development, having a higher ratio of impervious surface and a
greater need for water quality treatment. While all blocks will look to use non-proprietary measures such
as bioretention, infiltration, and preservation of wooded areas, Blocks 9 -12 will most likely require some
form of proprietary treatment such as cartridge filtration or permeable pavers. While all water quality
measures approved by DEQ will be a part of our toolbox during design, we will have a focus on the
different areas as noted. Additionally, off -site water quality credits, in accordance with DEQ may also be
used to meet requirements.
Additionally, Southwood redevelopment, in partnership with Albemarle County staff, is simultaneously
exploring a potential pilot project with the Department of Environmental Quality (DEQ) to pursue stream
restoration as an on -site stormwater quality best management practice. However, as that is not yet an
approved BMP, the other options, previously mentioned and shown on the concept plan can be
implemented if it is determined that stream restoration does not meet the state requirements for water
quality treatment.
Water quantity requirements will be met on -site by outfalling directly to the stream, within the 100 year
floodplain. Providing a stormwater outfall at this location will better move water through the drainage
shed, versus allowing the upstream volume and flow to catch up to the on -site runoff.
Grading
An overlot grading plan and final design of retaining walls shall be reviewed and approved in conjunction
with the site and subdivision development plans for Southwood Phase I. Retaining walls shall be a
maximum of six (6) feet in height, as measured from the top of wall to the finished grade at the bottom
of the wall. The overall retained height may exceed six (6) feet with multiple stepped walls or, at the
discretion of the Director of Community Development, in a single wall.
Page 20 of 21
7/29/2019 4:11 PM
SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019
10.0 AFFORDABLE HOUSING
The Owner shall provide affordable housing equal or greater to fifteen percent (15%) of the total number
of residential dwelling units constructed on the Southwood Property, subject to the following conditions:
a. These units may be created as for -sale or rental. The Owner reserves the right to meet the
affordable housing objective through a variety of housing types, including but not limited to single
family detached, single family attached, multifamily, accessory units, and Flexible Use Structures,
("Affordable Units").
b. "For -Sale Affordable Housing Units" shall be a residential unit offered for sale to Qualifying Families
with incomes less than eighty percent (80%) of the area median income. All purchasers of for -sale
affordable units shall be approved by Habitat for Humanity of Greater Charlottesville or Albemarle
County Office of Housing or its designee. The Owner shall provide Habitat or the County or its
designee a period of 120 days to identify and pre -qualify an eligible purchaser for the affordable
units. The 120-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 90 days prior to the anticipated
receipt of the certificate of occupancy. If Habitat or Albemarle County or its designee does not
provide a qualified purchaser within this 120-day period for such For -Sale Affordable Housing
Units, the Owner shall have the right to sell the unit(s) without any restriction on sales price or
income of the purchaser(s).
c. "For -Rent Affordable Housing Units" shall be a residential unit offered at an initial rent that does
not exceed the then -current and applicable maximum net rent rate approved by the Albemarle
County Housing Office. "Net Rent" is defined as the amount of rent not including any tenant -paid
utilities. Notwithstanding the foregoing, the monthly Net Rent may be increased by three percent
per year following the first year of tenancy and still be deemed affordable. The designated
affordable rental units shall remain affordable for a minimum of 10 years after initial occupancy.
d. Affordable Units shall also be defined as any residential unit rented or sold to a current resident of
the existing Southwood community with housing costs capped at 30% of the family's income.
e. Each subdivision plat or site plan shall designate the number of affordable units provided and the
minimum number of required affordable units per the Code of Development.
11.0 ATTACHMENTS
Technical Documents
Attached as a part of this Code of Development is a set of Technical Documents for the Project describing
Impact on the Planned Development District, Existing Conditions, the Application Plan, Technical Road
Grading Plan, Conceptual Utilities, Conceptual Stormwater Management Facility Locations, and
Framework Street Sections.
Page 21 of 21
7/29/2019 4:11 PM
REZONING APPLICATION PLAN FOR
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SOUTHWOOD REDEVELOPMENT PHASE 1
NEIGHBORHOOD MODEL
TAX MAP 90 & 76, PARCELS 09000-00-00-001 A0, 090A 1-00-00-001 E0, 07600-00-00-051 A0
SCOTTSVILLE DISTRICT, ALBEMARLE COUNTY, VIRGINIA ZMA 2018-003
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PROPERTY INFORMATION
OWNEP.]OEVELOPER: HABITAT FOR HUMANITY OF GREATER CHARLOTTESVILLE
$OUTHWOJD CHARLOTIESVILLE LLC
919 WEST MAIN STREET
CHARLOTTESVILLE VA 2Zgl
LEGAL REFERENCE: DB 33]5 PCIN; DN CVG2SSL DB 2911
MAGISTERIAL DISTRICT: SCOR$VILLE
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BASE INFORMATION
SOURCE OF eouxouY SUN :
WITIAM S. ROUDABUSIL M 1974
ROUDABU$H, GALE, K ASSOCIAI ES.I NC.
ROUDABU$H. GALE. 6 ASSOCIAI ES.INC 2015
SOURCEOFMPOOMFBY:
LOVIS4 AERIALSURVEYS, INC.
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MINERAL. VA 2J11]
DATE OF PI IATI PHOTOGMPIM IXV GANI
DATE OF COMON: U]NyU]
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(SPOT EIEVATIONI CENTERUNE OF THE INTERSECTION CE HICKORY STREET
AND BINERNUT LANE
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ALBEMARLE COUNTY $ERV ICE AUTHORITY
SEWER SUGFI
ALBEMARLE COUNTY SERVICE AUTHORITY
THIS PROPERTY IS ZONED: R2-RESIDENTIAL AND HARD (SOAILOOJCO Ep
APPLICATION PLAN NOTES
1. THIS ZONING MAP AMENDMENT PROPOSES A CHANGE IN LAND USE
FRO' RZ-RERDENUAL TO END (NEIGHBORHOOD MODEL DISTRICT) FOR
PARCELS WOAWLOME AS AND 076IOCOOH05IAD AND FROM END
(NEIGHBORHOOD MODEL DISTRICT( WITH ASSOCIATED PROFFERS TO
NEW AND UNASSOCIATED FIND FOR PARCELGYJAILOCOCOI AT ALL
PARCELS WILL BE CONSIDERED FOR ONE REZONING UNDER ONE END.
2 THIS SITE LIES WITHIN WE UPPER RIVANNA RIVER WATERSHED.
& REFER TO CODE OF DEVELOPMENT FOR PROJECT DESCRIPTION.
DRAWING INDEX
ADM COVERSHEEI
AT 01 REGIONAL COLIGIF MAP& PARCEL OVERVIEW
A201 APPLICATION PUN
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Southwood Phase 1
387 Hickory Street
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IMPACT ON PLANNED
DEVELOPMENT DISTRICT
GENERAL PROJECT INFORMATION
Name of Project: Southwood Phase I
TMP: 090A 1-00-00-001 EO
Existing ZMA to be Amended: ZMA-2005-00017
AMENDING EXISTING PLANNED DEVELOPMENT DISTRICT
Within the scope of this project is the intended removal of all proffers.
Code of Development, and Application Plan associated with
ZMA-2005-ODD1 Z of tax map parcel 090AI-0000001 M.
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Southwood Phase 1
387 Hickory Street
Chadottesville, VA n902
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Habitat for Humanity
Greater Charlottesville
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APPLICATION PLAN
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waterstreet studio
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END
END ROAD 7A
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ECQNDARYTIRE l�CESS„I '
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A V _'g/y}DETERMINED WITH\ �/ 1 -ED,ROU�EQF £" }I I`
MARSHAL DU MG' �' I ' \\ `/ . )
--/ EXISTINNG ROAD, MATCH _ '\l"'_ , 1
PLANNING PRJCES ) � _ ` `
_ ✓'' r ' / r ( _ _ _ ,i --,-EXISTING ROAD SEC3TION�' / 6°" Ir, pSp
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PROPOSED
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Southwood Phase 1
—7 Hickory Street
ChorbttesdlL, VA 22902
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Habitat for Humanity
Greater Charlottesville
iwoombtr. 17010
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APPLICATION PLAN
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waterstreet studio
WATER QUALITY ANALYSIS---- vvvv
SITE DATA v�wv
\ ------------
BLOCKS 1, 3-8 BLOCKS 219-12 WATER QUALITY STRATEGIES
TOTAL AREA = 20.98 ACRES ------ STRATEGIES IN BLOCKS 2, 9-12 WILL BE SUCH TO ALLOW FOR DENSE
APPROXIMATE IMPERVIOUS AREA = 7.17 ACRES s',: DEVELOPMENT. AS SUCH PRIMARY TREATMENT FOR WATER QUALITY WILL
BLOCK 2, 9-12 f `- INCLUDE THE USE OF CARTRIDGE FILTRATION, AS WELL AS HYDRODYNAMIC
TOTAL AREA = 12.98 ACRES SEPARATORS. OTHER FORMS OF WATER QUALITY TREATMENT, INCLUDING NON
APPROXIMATE IMPERVIOUS AREA = 11.07 ACRES / C�y5 , %\ PROPRIETARY TREATMENTS (SUCH AS BIORETENTION OR WATER QUALITY
SWALES) WILL BE DETERMINED DURING FINAL DESIGN. OFFSITE WATER
POST DEVELOPMENT LOAD (TP) (LB/YR) = 42.95 LB/YR 1 °°°° 1 / / QUALITY CREDIT PURCHASE WILL BE LIMITED TO BE IN ACCORDANCE WITH DEQ.
MAXIMUM PERCENT LOAD REDUCTION REQUIRED = 20% b,° /C
-
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TOTAL LOAD REDUCTION REQUIRED (LB/YR) = 29.03 LB/YR
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NOTE:
STORMWATER MANAGEMENT LOCATION AND SIZING
IS CONCEPTUAL AND DOES NOT REPRESENT A / BLOCK 2 ✓� ` �. < ' '' / / �/ _ h«�A,
SPECIFIC MEASURE. FINAL LOCATIONS WILL BE
DEVELOPED WITH FINAL SITE AND VSMP PLANS. 3 '_, :S\ ,':! '= r'Ir' ,, ,/,r\;
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q BLOCK c l ki8 WATER QUALITY STRATEGIES
BLOCKS 1, 3-8 WILL FEATURE A LESS DENSE DEVELOPMENT AND WILL
FOCUS ON INTEGRATING NON PROPRIETARY WATER QUALITY MEASURES
INTO THE LANDSCAPE. IT IS ANTICIPATED THAT BIORETENTION AND
'
INFILTRATION WILL BE USED THROUGHOUT THE SITE TO MEET WATER
\\ QUALITY REQUIREMENTS. ADDITIONALLY, OTHER PROPRIETARY AND NON - vv \ J U/ \Y '
e \ \\\- ; - %i , PROPRIETARY MEASURES MAY BE USED, ALONG WITH OFFSITE WATER
;, QUALITY CREDIT PURCHASE IN ACCORDANCE WITH DEQ.
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Southwood Phase 1
367 Hickory Street
Charbttesdlle, VA 22902
W
Habitat for Humanity
Greater Charlottesville
ro°umlRr 17010
CONCEPT
STORMWATER PLAN
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waterstreet studio
22'(LESS C51 WYA)
24'(L51<-VPDI
20'(LESS 6(2A1THAN 250 WVPo)
351251400 WD)
u e'
(TRAVEL IANEI�(PARKING)'I
215
30'1451-20'-1PD-INTERNAL) y25'r
25' 3H 14W2000 WD-INTERNAL) R5'r
25 2gr
05'
S'
tl:..
OS
OS .S
5
CONCRETE
p1ANTINO$M
1 %
0 S
IpIANTING STRIP) CONCRETE
S
ONCRETE
6 0 S
�PIANTING STRIP) IpIpNTING $TRIP) CONCRETE
6' (PL ING STRIP) 5
6' CONCRETE
CONCRETE
SIDEWPLI(
SIDEWALK
SIDEWAU(
SIDEWALK
(PI ING STRIP) SIDEWAU(
SIDEVYNH
RIGHT OF WAY
RIGXT OF WAY
RIGXT OF WAY
vMES
VARIES
VARIES
NO E
'IF STREET PARKING ISNOT PROAADED,EDTXSXNL SEIR REDUCED BY0'.
• BREAI($IN PARKING MALL SE COORDINATED NATI FIRF/RESCUE ACCOMMODATNG FIRE ACCESS NEEDS
SECTION 1
O LANE
O-WA VDOT SUBDIVISION STREET NO PARKING
SECTION 2
O LANE TWO-WAY VDOT SUBDIVISION STREET WITH PARKING
SECTION 3 ONE LANE ONE -WA SUBDIVISION STREET WITH OPTIONAL PARKING
NOS®k
No3mE
NO Sale
12 (MIN WIDTH FOR ONE WAY)
7MIN WIDTH FOR Np WAY)l
1'BASE 1-EASE
STONE STONE
B' PARKING 12-RP 12-14' S' PARKNG
(OPTONPlp OIIAVELIANE) 05' D�(MR LLANE) (OPTION -
9 — 25 t'
OS S
6' 6'
ONCRETE 6 (PLANTING STRIP) (PLANTING STRIP) CON 6IETE
(PLANTING STRIP)
SIDEWAII( RIGHT OF WAY SIDEWAK
VARIES
NOTE'
IF STREET PARKING IS NOT PROVIDED, WIDTH SHALL BE REDUCED BY C.
• BREAKS IN PARKING NALL BE COORDINATED W 11 FIREIRESCUE, ACCOMMODATING FIRE ACCESS NEEDS.
SECTION 5 BOULEVARD
NO s®
SECTION
1
2
3
4
5
HICKORY
STREET"
X
X
X
ROAD 1A'
X
X
ROAD IS
X
X
ROAD 1C
X
X
X
ROAD
X
X
ROAD
X
X
ROAD
X
X
X
SIDEWALK AND PLANTING ASSOCIATED WITH THE SOUTH SIDE OF ROAD 1A MAYBE
CONSTRUCTED DURING THE CONSTRUCTION AND DEVELOPMENT OF FUTURE
PHASES.
"A 5' BIKE LANE WILL BE ADDE DTO THE CHOSEN STREET SECTION FOR HICKORY
STREET ON THE CLIMBING SIDE, WITH THE OPTION TO ADD ONE TO THE DOWNHILL
SIDE OR PROVIDE SHARROW PAVEMENT MARKINGS. BIKE LANES ARE OPTIONAL ON
ALL OTHER STREETS AND MAY BE PROVIDED AT SITE PLANNING STAGE.
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Southwood Phase 1
367 Hickory Street
Charbttewle, VA 22902
W
Habitat for Humanity
Greater Charlottesville
pn�.meer 17010
harvFg:
ROAD SECTIONS
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TIMMONS GROUP
waterstreet studio
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01/07/2019 A2.04
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