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ZMA200700012 Application and Narrative Revised 2007-09-11
Applicant Blue Ridge Cohousing, LLC 100 West Franklin Street, Suite 300 Richmond,VA 23220 Prepared by Community Housing Partners Community Design Studio, LLC 930 Cambria Street, N.E. Christiansburg,VA 24073 540.382.2002 • 540.382.1935 fax Consultant Gay and Neel, Inc. 1260 Radford Street Christiansburg,VA 24073 COMMUNITY 0 community DESIGN�.� ' housing GAY AND NEEL, INC. 51 -CAE RIDGE partnersENGINEERING 4 LANDSCAPE ARCHITECTURE * SURVEYING CUr1UtI.SIN6. LLQ v, Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Table of Contents Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Application for Zoning Map Amendment .......................................... 2 Option Purchase Consent Letter ..................................................... 5 Planned Development Rezoning Application Plan Checklist ...................... 6 Application to Amend the Service Authority Jurisdictional Area ................... 8 Introduction............................................................................ 10 Property Background and Existing Site Conditions ................................. 11 Figure 1 : Regional Context Map 12 Figure 2: Existing Conditions Map 13 Figure 3: Property Deed 14 Figure 4: Composite Sketch Showing Properties to be Rezoned 17 Figure 5: Proposed Parcel 18 Figure 6: Plat Showing Revision of Boundary Between Tax Map 56 19 Figure 7: Plat Showing A Division of Tax Map 56 20 Cohousing Definition and Project Description ...................................... 21 Project Goals 21 Neighborhood Model Principles 23 Planned Residential Development Zoning Guidelines ............................. 27 Proposed Utility Schematic, Street Upgrades and Trip Generations .............. 29 Figure 8: Utilities Schematic 31 Figure 9: Bio -retention Garden 32 Architectural Standards............................................................... 33 Site Plan 33 Architectural Drawings - FOR INFORMATIONAL PURPOSES ONLY 34 Site Plan Schematic 3D Drawings - FOR INFORMATIONAL PURPOSES ONLY 47 Prepared by.- Community y.Community Housing Partners • Community Design Studio, LLC Rezoning Application Blue Ridge Cohousing $LLJE RIDGE= CCHCLISING, LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Application for Zoning Map Amendment ❑✓ Under 50 acres =$1020 ❑ 50 acres or more = $1570 ❑ Minor amendment to previous request = $220 PROJECT NAME: (how should we refer to this application?): Blue Ridge Cohousing PROPOSAL: REZONE 6.157 ACRES FROM Rural Areas ZONING TO PDR ZONING EXISTING COMP PLAN LAND USE/DENSITY: Urban Edge (CT3) Primary; CT2-Secondary; 4.22 units/acre LOCATION: 1263 & 1317 Parkview Drive, Crozet, VA TAX MAP PARCEL(s): 56-67A & 56-67B (Portion) MAGISTERIAL DISTRICT: White Hall Is this an amendment to an existing Planned District? Is this an amendment to existing proffers? Are you submitting a preliminary site plan with this application? Are you submitting a preliminary subdivision plat with this application? Are you proffering a plan with this application? 8 ❑ YES ❑s NO ❑ YES 0 NO ❑✓ YES ❑ NO ❑ YES ❑✓ NO ❑✓ YES ❑ NO Contact Person (Who should we call/write concerning this project?): David Jones- Community Housing Partners Address 100 West Franklin Street Suite 300 Cid Richmond State VA Zip 23220 Daytime Phone ( 804) 343-7201 Owner of Record Martin or Barbara Schulman Address 1317 Parkview Drive Fax #8( 04) 343-7208 City Crozet E-mail djones@chpc2.org and zpeterlazar@yahoo.com State VA Zip 22932 Daytime Phone O Fax # O E-mail Applicant (Who is the Contact person representing?): Blue Ridge Cohousing, LLC Attn: Peter Lazar & David Jones Address 100 West Franklin Street Suite 300 Cit, Richmond State VA Zip 23220 Daytime Phone$( o^ ) 343-7201 Fax #$( 04) 343-7208 E-mail zpeterlazar@yahoo.com and djones@chpc2.org Does the owner of this property own (or have any ownership interest in) any abutting property? If yes, please list those tax map and parcel numbers Yes, 056000000067B0, 1263 Parkview Drive FOR OFFICE USE ONLY History: ❑ Special Use Permits: ❑ ZMA's & Proffers: ❑ Variances: ❑ Letter of Authorization Concurrent review of Site Development Plan? ❑ YES ❑ NO FOR OFFICE USE ONLY ZMA # Fee Amount $ Date Paid By who? Receipt # Ck# By: County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126 5/1/06 Page 1 of 3 Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC 0) Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Section 15.2-2284 of the Code of Virginia states that, "Zoning ordinances and districts shall be drawn and applied with reasonable consideration for the existing use and character of property, the comprehensive plan, the suitability of property for various uses, the trends of growth or change, the current and future requirements of the community as to land for various purposes as determined by population and economic studies and other studies, the transportation requirements of the community, the requirements for airports, housing, schools, parks, playgrounds, recreation areas and other public services, the conservation of natural resources, the preservation of flood plains, the preservation of agricultural and forestal land, the conservation of properties and their values and the encouragement of the most appropriate use of land throughout the locality." The items that follow will be reviewed by the staff in their analysis of your request. Please complete this form and provide additional information which will assist the County in its review of you request. If you need assistance filling out these items, staff is available. What is the Comprehensive Plan designation for this property? Urban Edge CT3 What public need or benefit does this rezoning serve? Our application is consistent with February 2005 objectives in the "Affordable Housing Policy" adopted by the county which promotes the development of affordable housing to serve households with incomes at or below 80% of the area median income. We will restrict the sale of 4 of the 26 homes (15%) to qualified homebuyers meeting income restrictions. The use of quality, sustainable materials will be a community asset and low impact on the environment. Are public water, sewer, and roads available to serve this site? Will there be any impact on these facilities? In conjunction with this application we have submitted an application to amend the Service Authority Jurisdictional Areas. Public water is approximately 560 feet from the subject property & public sewer is approximately 650 feet from the subject property. What impact will there be on the County's natural, scenic, and historic resources? As a compact/low impact development, new structures will be built on land that is already cleared and existing structures will be preserved, as well as native plants and mature trees outside the building's footprints and setbacks. Bio -retention ponds, rain gardens, pervious paving and appropriate grading will mitigate potential run-off to waterways. OPTIONAL: Do you have plans to develop the property if the rezoning is approved? If so please describe: Yes, the owners and developer possess the readiness and capacity to begin this project in the Spring of 2008. If you would like to proffer any restrictions on the development of the property, please list these proffers on the following optional attachment entitled, "PROFFER FORM". Proffers are voluntary offers to use property in a more restrictive way than the overall zoning district classification would allow. By State Code, proffers must have a reasonable relationship to the rezoning and are not mandatory. The rezoning must give rise to the need for the proffers; the proffers must be related to the physical development or physical operation of the property; and the proffers must be in conformity with the Comprehensive Plan. 5/1/06 Page 2 of 3 Prepared by: Community Housing Partners • Community Design Studio, LLC Rezoning Application Blue Ridge Cohousing $LUC RIDGE COHOLISING, LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Describe your request in detail including why you are requesting this particular zoning district. Blue Ridge Cohousing, LLC requests a zoning change from Rural Area to a PDR zoning district in order to allow for this 6.157 acre parcel to serve as the site for a 26 dwelling planned community. The clustered dwellings on this site will include 4 affordable units, a community center and preserved open space for recreation and leisure enjoyment. Existing structures on the property will be preserved for use as common facilities such as meeting rooms, garden sheds and work shop space. This site was chosen for its size and shape, accessibility and proximity to community amenities, schools, recreation and employment centers. The applicants believe that re -zoning this property will enhance the area while providing new units of aesthetically pleasing, environmentally efficient, affordable housing. ATTACHMENTS REQUIRED — provide two (2) copies of each Q 1. Recorded plat or boundary survey of the property requested for the rezoning. If there is no recorded plat or boundary survey, please provide legal description of the property and the Deed Book and page number or Plat Book and page number. Note: If you are requesting a rezoning for a portion of the property, it needs to be described or delineation on a copy of the plat or surveyed drawing. 0 2. Ownership information — If ownership of the property is in the name of any type of legal entity or organization including, but not limited to, the name of a corporation, partnership or association, or in the name of a trust, or in a fictitious name, a document acceptable to the County must be submitted certifying that the person signing below has the authority to do so. If the applicant is a contract purchaser, a document acceptable to the County must be submitted containing the owner's written consent to the application. If the applicant is the agent of the owner, a document acceptable to the County must be submitted that is evidence of the existence and scope of the agency. OPTIONAL ATTACHMENTS: 0 3. Provide 16 copies of any drawings or conceptual plans. 0 4. Proffer Form signed by owner(s). 0 5. Additional Information, if any. (16 copies) Owner/Applicant Must Read and Sign I hereby certify that I own the subject property, or have the legal power to act on behalf of the owner in filing this application. I also certify that the information provided on this application and accompanying information is accurate, true, and correct to the best of my knowledge. qgSae of Owner, ontract Purchaser Z. Peter Lazar and David Jones Print Name October 19, 2007 Date (804) 343-7201 extension 30 Daytime phone number of Signatory 5/1/06 Page 3 of 3 Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC 4 Rezoning Application Blue Ridge Cohousing BLUE RIDGE COHOLISING, LLC Option Purchase Consent Letter March 2.3, 2007 County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, Virginia 22902 RE: Rezoning Application -Blue Ridge Cohousing Schulman Property (Tax Map 56 Par -eel 67A) To Whom It May Concern, Albemarle County,Virginia June 25, 2007 Resubmitted September 1 1, 2007 Revised October 19, 2007 Blue Ridge Cohousing, LLC has executed a contract to purchase 1317 Parkview Drive (Tax Map 56 Parcel 67A) contingent on a Zoning Map Amendment and any other related permitting or regulatory requirements needed to satisfy the rezoning process and achieve desired development approval Until completion of the sale of nay property or cancellation of purchase contract, I give full consent to David ,Tones, Community Housing Partners Corporation (CHPC) Project Manager, to execute any regulatory documents required to comply with the Albemarle County Zoning Map Amendment process.. WITNESS the following signatures and Date-._._....._�.,....__._.�..... in Schulman, Schulman, (Seat) (deal) I.A. 11� 0 (Seal) Date =—� David ,Tones, Project Manager- Community anagerCommunity Housing Partners Prepared by. Community Housing Partners • Community Design Studio, LLC Rezoning Application Blue Ridge Cohousing $LLJE RIDGE COHOLISING, LLC Planned Development Rezoning Application Plan Checklist Project Name: Blue Ridge Cohousing Firm: Community Housing Partners & Blue Ridge Cohousing LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 This checklist must be completed, signed and submitted with the application. The applicant is responsible for insuring that no revisions to the Ordinance have occurred since preparation of this document. The documents required by subsections (a) through (d) below shall be submitted with the application. After the application is submitted, the Director of Planning may request additional plans, maps, studies and reports such as, but not limited to, traffic impact analyses, identification of specimen trees, and reports identifying potential non -tidal wetlands which are deemed reasonably necessary to analyze the application: A. General requirements for Application Plans: 1. Seventeen (17) clearly legible and folded blue or black line copies; Initial Submittal 2. All waiver, variation and substitution requests... clearly state the specific items being requested for waiver, variation or substitution; [18.8.2] Provide justification for all waiver, variation and substitution requests. 3. Pre -application conference held before the preparation of a plan, an applicant shall confer with the Board of Supervisors' Agent, relative to the regulations... the Comprehensive Plan, the Zoning Ordinance, and other applicable ordinances. [18.8.5.2] This conference was held with the following planner: on this date: Rebecca Ragsdale: Jan. a, 2007 B. Application Plans for planned development districts shall contain the following: [18.8.5.1] A a. A regional context map ✓ at a scale of not less than one (1) inch equal to one thousand (1000) feet showing topography at a maximum of ten (10) foot intervals, v showing surrounding properties, ✓ showing improvements to those properties, v showing surrounding public streets, private roads, and other thoroughfares; 0 b. An accurate boundary survey of the tract or plan limit showing the location and type of boundary evidence; 0 c. A map showing: ❑ 1. The following existing physical conditions: ✓ streams, ✓ wooded areas, na potential non -tidal wetlands, slopes in excess of twenty-five (25) percent, ✓ historic structures and sites included in the records of the Virginia Department of Historic Resources, ✓ floodplain, and n/a any identified features in the open space element of the comprehensive plan ❑ 2. Existing topography ✓ accurately shown with a maximum of five (5) foot contour intervals ✓ at a scale of not less than one (1) inch equal to one hundred (100) feet; other interval and/or scale maybe required or permitted by the director of planning where topographic consideration warrant County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126 5/1/06 Page 1 of 2 Prepared by: Community Housing Partners • Community Design Studio, LLC Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 A 3. Existing roads, easements, and utilities ZI 4. The existing owners and zoning district; El 5. The present use of adjoining tracts and the location of structures on adjoining parcels, if any; and U 6. The existing location, type and size of ingress and egress to the site; U d. An application plan based on a minimum of two (2) data references for elevations to be used on plans and profiles showing; U 1. The areas to be designated as preservation areas, if appropriate, areas to be designated as conservation areas, such as streams, wooded areas, specimen trees, nontidal wetlands, and other significant environmental features; 2. The proposed grading/topography with a maximum of five (5) foot contour intervals; U 3. The general location of proposed streets, alleys, sidewalks, and pedestrian paths; U 4. Typical street cross-sections to show proportions, scale and streetscape; U 5. Connections to existing and proposed streets, as well as proposed thoroughfares shown on the comprehensive plan; U 6. Trip generation figures; U 7. The general lay -out for the water and sewer systems, It conceptual storrnwater management, and ✓ a conceptual mitigation plan; U 8. The location of central features or major elements within the development essential to the design of the development, such as major employment areas, parking areas and structures, civic areas, parks, open space, green spaces, amenities and recreation areas; U 9. A summary of land uses including ✓ dwelling types and densities, and nIa the gross floor areas for commercial and industrial uses; El 10. The general lot lay -out; and U 11. Standards for development including n/a proposed yards, ✓ building heights, ✓ open space characteristics, and ✓ any landscape or architectural characteristics related to scale, proportions, and massing at the edge of the district. Read and Sign In representing the above referenced firm submitting this application, I hereby sate that, to the best of my knowledge, the attached plan contains all information required by this checklist. Signakre of person completing checklist Date R Name Z. Peter Lazar and David Jones 19, 2007 Daytime phone number of Signatory (804) 343-7201 extension 30 5/1/06 Page 2 of 2 Prepared by: Community Housing Partners • Community Design Studio, LLC 7 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHCLISING. LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Application toit Amend the Service Authority Jurisdictional Area JJ Amend the Service Authority Jurisdictional Area = $130.00 Project Name: Blue Ridge Cohousing Tax map and parcel: 56-67A & 56-67B (Portion) Magisterial District: White Hall Zoning: RA Physical Street Address (if assigned): 1263 & 1317 Parkview Drive, Crozet, VA Location of property (landmarks, intersections, or other): approximately 560 feet from the intersection of Three Notch'd Road & Parkview Drive. Contact Person (Who should we call/write concerning this project?): David Jones- Community Housing Partners Address 100 West Franklin Street Suite 300 City Richmond State VA zip 23220 Daytime Phone( 04 ) 343-7201 Fax # C804) 343-7208 E-mail djones@chpc2.org and zpeterlazar@yahoo.com Owner of Record Martin or Barbara Schulman Address 1317 Parkview Drive City Crozet State VA zip 22932 Daytime Phone (___) Fax # (___) E-mail Applicant (Who is the Contact person representing?): Blue Ridge Cohousing, LLC Attn: Peter Lazar & David Jones Address 100 West Franklin Street Suite 300 City Richmond State VA Daytime Phone8( 04) 343-7201 zip 23220 Fax # C804) 343-7208 E-mail zpeterlazar@yahoo.com and djones@chpc2.org FOR OFFICE USE ONLY TMP # Fee Amount $ Date Paid By who? Receipt # Ck# By: County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126 5/1/06 Page 1 oft Prepared by: Community Housing Partners • Community Design Studio, LLC 8 Rezoning Application Blue Ridge Cohousing $LLJE RIDGE COHCLISING. LLC Jurisdiction area designation requested Water and Sewer ❑ Water Only to existing structure(s) ❑ Water Only ❑ Limited Service (Describe in justification below) Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Current Service Area Designation No designation Water and Sewer Water Only to existing structure(s) Water Only Limited Service (Please describe ) Justification for request: To allow public utilities in conjunction with a PDR rezoning request; (Blue Ridge Cohousing). Owner/Applicant Must Read and Sign I hereby certify that the information provided on this application and accompanying information is accurate, true and correct to the best of my knowledge and belief. • ��• b E October 19, 2007 gnature of Owner, Contract Purchaser, Agent Date Z. Peter Lazar and David Jones Print Name (804) 343-7201 extension 30 Daytime phone number of Signatory 5/1/06 Page 2 of 2 Prepared by.- Community y.Community Housing Partners • Community Design Studio, LLC 9 Rezoning Application Blue Ridge Cohousing ISLUE KJDL 'G �0t'L)LI.SJNU LLQ Introduction Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Blue Ridge Cohousing, LLC (the applicant), herein referred to as 'BRC,' was formed for the purpose of creating a planned residential cohousing community in Albemarle County, Va. The identified site for this project is a 6.157 acre parcel situated in Crozet, and the proposed neighborhood concept includes the preservation of existing structures and trees. The design of our development is consistent with the goals expressed in the Crozet Master Plan and also incorporates features expressed in Albemarle County's Neighborhood Model. The BRC project will contain 26 private dwelling units with full amenities, a club house, playground and a plaza area. Homes will consist of single-family, duplex and quadplex units and four of the homes (15%) will be set aside for purchase by homebuyers with incomes at or below 80% of the area median income. Four of the homes are of universal design to provide workforce housing for disabled people and address aging in place issues. Additionally, all but four homes will have ground floors that are wheelchair accessible. All dwellings will be constructed to combine attractive, sustainable materials and design features that will create a sense of harmony and welcome. The existing structures on the site, which include the main dwelling house, barn, swimming pool and storage shed will be preserved. The footprints of all new buildings will be situated on land that is already cleared, and parking will be relegated to improve the visual character of the community. From Parkview Drive, the aesthetic appeal of the land will be maintained and improved, with newly planted trees and landscaping designed to create a pleasant driving experience. The compact and low impact design of this project will preserve and enhance open space and the natural environment. The overall design of the neighborhood will result in a pedestrian and bike -friendly community that provides safe and appealing areas for children, recreation, gardening and community gathering. The concept of cohousing originated in Denmark in the latel 960's, and there are currently more than eighty completed communities in the U.S. and Canada, as well as hundreds more in various stages of planning or development. This type of housing has been around long enough that there is data showing that because cohousing communities have excellent resale value, they make an enduring positive contribution to the socio- economic fabric of the locality. The application narrative and documents provided here contain further explanation of cohousing as a "neighborhood model" and provides the overview of BBC's proposed development. Prepared by. Community Housing Partners • Community Design Studio, LLC 10 Rezoning Application Blue Ridge Cohousing $LLJE RIDGE COHCLISING, LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Property Background and Existing Site Conditions The properties involved in this rezoning application consist of 6.157 acres of land located in the Crozet area of Albemarle County. The Regional Context Map, Figure 1, shows the site in relation to the surrounding areas. The Tax Parcel numbers are 56-67A and a portion of 56-67B according to the Albemarle County Tax Records. The existing property is a mini -farm consisting of a dwelling house, pool area, storage shed, agricultural barn, horse riding ring and horse pasture areas. The property is bordered on the North and South by two waterways—Parrott Branch and an unnamed tributary of Parrott Branch. The western boundary is a private 50 - foot access easement which provides the access to the subject property from Three Notch'd Road. The Existing Conditions Map, Figure 2, shows the adjacent property owners, adjacent land uses and adjacent zoning. The existing zoning of the property is Rural Areas (RA) and is designated on the Future Land Use Plan for Albemarle County as Urban Edge, CT -3. NEIGPBORHOOD {2)o -"\W 1 DISTRICT _ E11$7RIOT = URBAN GENERAL [CT 4] �1 J MAO URBAN EDGE [CT 31 QrniENT D13TR1CT07EO= URBAN CORE [CT fi] DEVELOPMENT AREA RESERVE (GT 2] I DEVE LOPMENT AREA PR E SERVE [CT 11 _ URBAN CENTER [C'I`5] Prepared by: Community Housing Partners • Community Design Studio, LLC I I Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Figure 1: Regional Context Map Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC IN Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Figure 2: Existing Conditions Map Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 O O V1 wQa.o F Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC 13 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Figure 3: Property Deed W1 16 9 o 4 5.5 THIS DEED, made this 15th day of July. 1991, by and between MARTIN SCHULMAN and BARBARA L. SCHULMAN, his wift berein called Grantors, and MAR= SCHULMAN and BARBARA L. SCHULMAN, husband and wife, berein called Grantees, whose madllns address is Rou-w 1 &iq en WITNESSETH: Z''t93Z THAT FOR AND IN CONSIDERATION of the Grantors' desire to own and hold title to the as vine 'ter described proparty as tenants by the entirety with sesrvivorship, the Creators do hereby GIVE, GRANT and CONVEY with GENERAL WARRANTY sad ENGListl COVENANTS OF TITLE unto Martin Schul- san end Barbers L. Schulman. husband tad wft els tenants by the entirety with fuR rights of suroivintahip es at common lav, and not as tenants i- cosmos, the farrowing red property. towtL- All that oartmin tract or parcel of Mind. aftma ed an Fn*view Drive oil of State Routs 240 neer Cromet in Albasarle Owaty. Y*Zinia, dos ed an Albesaris County Tax Map 56 as Per 67A. containing` 6A" acres ea; shown and described on the "Plat Sbowftg Revision ct Foundiary Between Tac Map 56-Paroals 67A and 67B" pr+ewsd by Ws. Mattis FooOsr. C.L.S., . dead October 16, 1999, revised Nolwsber 1S, 1999, and ruootded in the Clerk -'s Office of the Circuit Court of Albemarle County, Vkjoa a In Deed Book 1096 at page 59% BEING the prow - ty conveyed to Martin Schulman as 7.249 acres by deed from Elizabeth P. Heslns, and George H. He`'ae. bar husband, dated April 4, 1984 and recorded ,79N In said Clerk's Office in Deed Book 9ft, 377, which property was reduced from 7.249 acres to 6.169 aces by the off-conveyenoe of Parcel Y, containing 1.09 act an subtracted from T.M. 56, Par. 67A and added to T.M. T p• o5� co oo o(o 1A6 26 1141 P& L155, Prepared by: Community Housing Partners • Community Design Studio, LLC 14 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING. LLC 1169 x456 Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 56, Per. 678, by deed. t'ten Nertin Schulman, at al, to Martie Schulsen And Berbera L. Scbulsan. husband and Wife. dated February 1. 1990@ and reocr�i ad in said Clerk's Offkxh alas With the boundary revioln plot, in Deed Boole 1086. plop 583. This oaaveyanm is rade expready sub u t to the eseeam s, condi- tions, .rss&**Jonm. and rmservadma cant pined in duly reowded deeds. Vh is add other instruments W 1 is the challn of tide to the.property bernby coaveyed, which have not aKpked by llritatim of tim coatdned doraiu .or ,have aoc vtll rwim become irredibctivle and any UM. Incham a or cdorwlee for haat esteOe teoree and aeeewmeats not yet due and payabUe. In " M DATSN TAX EXEMPT VA CODE SLCTWN 58.1-810(3) MUM the faftwims aigneeta v s and seeds: crotrr_��w 2 Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC 15 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING. LLC go 116 9 rME0 4.5 7 STATE of VMMA C+ UWff (► AI MAUX, W -wit: Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 The LoraMoia� 10111" weM ".r acktreswbdaed baEcrwe tlbfe Z aa► of July, 19, by Menta Schulow ami So bwx L ftbulw o. Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC 16 Rezoning Application Blue Ridge Cohousing $LLJE RIDGE COHOLISING, LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Figure 4: Composite Sketch Showing Properties to be Rezoned N TAX MAP PARCEL D5600 00 00 06800 p� BEAVER CREEK HILL CORPORATION D.B. 2609 PG. 387 �g 32pa +^h. e BARN & SHED TAX PARCEL 05600 00 00 067AO 4a, AREA=6.2+/— AC. N & (WITHIN HEAVY LINES) SHED SWIMMING EXIST. POOL DWELLING #1317 EXISTING SITE BOUNDARY PREPARED FROM RECORDS FOR BLUE RIDGE COHOUSING, LLC SHOWING PARCELS REQUESTED TO BE REZONED SITUATED IN ALBEMARLE COUNTY, VIRGINIA �'N w PORTION OF TAX PARCEL 05600 00 00 067BO AREA=1.1 +/— AC. (WITHIN HEAVY LINES) REMAINING PORTION OF TAX MAP PARCEL 05600 00 00 067BO MARTIN SCHULMAN OR BARBARA L SCHULMAN D.B. 1086 PG, 583 E Prepared by: Community Housing Partners • Community Design Studio, LLC 17 Rezoning Application Blue Ridge Cohousing $LLJE RIDGE COHOLISING. LLC Figure 5: Proposed Parcel 0 z Cl 0 o� as d� IOLDF1 o�G, O O V � a - Ln p = 61 O Li y n U w c �w Qom U (L CD dw ¢< �a xm TAX MAP PARCEL D56DO 00 00 06800 A� BEAVER CREEK HILL R�aT CORPORATION D.B. 2609 PG. 387 8� y BARN & SHED REVISED TAX PARCEL 05600 00 00 067A0 AREA=6.15+/— AC. i 41N & (WITHIN HEAVY LINES) Fd SHED SWIMMING EXIST. POOL DWELLING µs0o" ase oa #1317 Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 SQA O C) O d.." REMAINDER TAX PARCEL 05600 00 00 067BO (WITHIN HEAVY LINES) Obi PORTION OF TAX MAP PARCEL 05600 06 00 067BO MARTIN SCHULMAN OR BARBARA L. SCHULMAN D.B. 1085 PG. 583 GRAPHIC SCALE 100 0 100 200 1 Inch = 1 00 ft. PROPOSED SITE BOUNDARY FOR BLUE RIDGE COHOUSING, LLC SHOWING PARCELS TO BE MODIFIED ALBEMARLE COUNTY, VIRGINIA Prepared by: Community Housing Partners • Community Design Studio, LLC 18 Rezoning Application Blue Ridge Cohousing f5LLJE RIDGE COHOLISING. LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Figure 6: Plat Showing Revision of Boundary Between Tax Map 56 The divhlon of land described herein Is with the free consent and In accordance with the desire of the undersigned owner, proprietor, and trustees. A my reference to fulu►y potential Is to be deemed as theoretical only ./ All statements affixed to this plat ar r true and correct to the est of m77 y knowI d e �G �I.l�/,e✓ The land use regulations listed herein are Imposed NOTE : pursuant to the Albemarle County Zoning Ordinance In effect on this date and are shown for Information Each revised parcel hos a �' purposes only . They are not resfrtctive covenants building 3110 of 30,000 sf I running with the land and their appearance on this of contlgious area with slopes (�.\ I plot Is not Infendad to Impose Iham as such . S less than 25% �i 1 ` Olt. oy I 90'9 I I Revised Parc*1 Aree= 6.169 Acs. aq1 S� 6 79Sdi I Marlin Schulman DB 794/377 r, m. 36- 61 j it,0 362 �,e°; P,� 013 5q N5U°J1•/S"E r Ef6s 9 7 537 43 010 LBS c 9*1°54'0-W r�'. PAC r i S•/Je ry •. � Q I SJ 4r 6'r , •Y• 1 r bar •�, T 56 - 74A Th as 8 Belly Slorke T"M, 56- Porce / 678 P Rev/sed Parcel Area = APPROVED FOR �RECORDATION BY Marlin or Barbara or Acs Sp •�- Schulman COUNTY OF Di, x028 p9 -q. 347- 3,130 ALBEMARLE NOr£! NO OEvELOP.wEVr RIGHTS AAE BE/NG rRINSffRREO VY TN/.; EXCHANGE OF ~CEL -Y" I I r.l'r/Ire PLAT S NOW I NG �} 1'LAIJ C OF NEGATE !LOS CREATE TREVISION +FQS�I TAX MAP t" MFrATE No. b�lr3(a19S8 {, 59.17.3@)171 1 ' t'' OSJRVti*40P PARCEL Y �a OF BOUNDARY BETWEEN 56- PARCELS 67 A and 67B TO BE ADDED TO PARCEL 67B WM. MORR1 `�'0'STER Situated near Town of Crozet in LAND SURVEYOR ALBEMARLE COUNTY, VIRGINIA SCALE : 1 ° = 200' . OCT 16, 1989 REVISED NOV. IS, 1913'1 Prepared by.- Community y.Community Housing Partners • Community Design Studio, LLC IZZ Q Rezoning Application Blue Ridge Cohousing f5LLJE RIDGE CCHCUSING, LLC Figure 7: Plat Showing A Division of Tax Map 56 Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 o Pdtu �o afli("d$veloprYeef IS to be deemed as theoretical only . Ali statements oifiked'`t6 Ihls p l are aoylt la"(hs Uri("of -my ititbwisa go y- r o"velwds duly executed before me on Won explres Notary Public COUNTY OF ALBEMARLE NOTE: The land use regulations listed herein are imposed pursuant to the Albemarle County Zoning Ordinance In effect on this date and are vhown for Information purposes only . They are not restrictive .ovenonts running with the land and their appearance on this plot is not intended to Impose them as such NOTE: Parcel 2 - 2.000 Acres to be added to and become part of Tax Map 56 - Parcel 74A , Thomas B Betty Sic rke Properly . Parcel I and Residue Must Enter Onto Parkvlew Drive Unless olher.Access is Approved by Albemarle County S 87341301r, 35.00' S 52.1170" E, 66.49' N 7B 5300'£ �S 75'3650" E. 103.53' V 67.22'30" E 324,65 7,7 �,.�,'I1-2., COUNTY OF ALBEMARLE - BOARD OF SIIPERVtSORS Designated Agent - Date OW Development Rights: Ko Development Rights are Being Conveyed with parcel 2, Parcel I May be Divided into Two Parcels. Residue of Tax Map 56 Parcel 67 May be Divided into Three Parcels. Zoning - R - A Special Use # 8860 \�\R-e5.00 64649.00'00" W183,81' -M. 56 - 67A o, Martin Schulmon N R = 825.00' a; �F,C re £ V 33.40 y,5" £ \ 123:00 1 %Tort ` S N 47%3'45" £t ( ,I 150.46' iron! 8•C0' :: Ellrabelh R Haslam \ u 2..7.37' Iron j Do G90 - 602 N 17.24130" E RESIDUE OF _ 3 CSArc. 227:67 d�OfoM Broac -To T.ht 56- 67 \3. 125.0' fro Iron 11,191 Acminclusiveof% 1 N 37•/8'10" £ ., o Parkview Drive 66 73' A only One Dwelling per Lot. Easement r`o3 `-J— rc = 'PARCEL 1 I without County Appr,val . Note 1 Reservation of 50' R.O.W. - For future. dedication of Parkvl-W Drive upon demand of County of Albemarle . !ornor 2.89' g SE of Mon. Building Lines Front = 75' Side Yard 25' - 60 d! Parkview Drive N 71.3530" E 198.00' fe Stone of 15' t ' S 09.47'30" 1V 180.73' 1i2" Pire 41.54.40" W Iron 161.65' S 13137'05'E .-2/6.81• ?9 3 72 - ?1 T.9omos and Belly u'. Starke 5 38.26'00" F 297. 72' 675.001 Lk 7, �Yj 8. 327 A. rp PAR. 2 v 2000. .V 20"3200"IV tD . Sight Easement t `223. 65' 2 c95.40':W J I1 38.62' S 74.26105"W T. M. 56 - 74A iron New Combined Area 14.25 Ace, by records. S 13.57'20" E 308. 41' 99.89 138.11 181.95' 70.88 157.80' Comer 205. NW of Pipe S71410'00'W C S 77.03751V S 78.0330" W S 68.45'20" W/ /BL95' 228.68' 17273' 99.89' Gema Visible Records PLAT SHOWING A DIVISION OF TAX MAF' 56 —PARCEL 67 etenrtOeTSNe. ON :STATE, ROUTE 240 AT CROZET IN THE 541yi(QS^S taysmint WHITEHALL MAGISTERIAL DISTRICT OF ALBEMARLE COUNTY VIRGINIA W. MORRIS FOSTER DATE: 11-12'•88 REV : 12 -N -80 - LAND SURVEYOR 0 so 100 200 400 Nellysford , Virginia SCALE IN FEET Prepared by.- Community y.Community Housing Partners - Community Design Studio, LLC • p 20 Rezoning Application Blue Ridge Cohousing ISLUE KJDL 'G �0t'L)LI.SJNU LLQ Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Cohousing Definition and Project Description A group of citizens in Virginia joined to create a limited liability corporation, Blue Ridge Cohousing, LLC, in order to achieve the purchasing power to design and build a planned "cohousing" community in Albemarle County. BRC will further the Neighborhood Model Principles that the Crozet Master Plan desires. The property is designated as Edge (CT -3) on the Master Plan. Residential density allows up to 6.5 units per acre if up to 15% of affordable units are provided. This project is 4.22 units/acre and is designed as a mixed -income, compact/ low impact community with a total of 26 for sale homes. Four, or 15%, of the 26 proposed dwelling units will be restricted for sale to low- to moderate -income homebuyers. The proposed project will be situated in the County in close proximity to the Crozet areas of employment. The BRC steering committee is made up of current homeowners who wish to attract other like-minded individuals to their planned development. BRC is partnered with Community Housing Partners Corporation (CHP), a non-profit community development corporation and Community Design Studio, LLC (CDS) a not for profit architectural firm. CHP and CDS have participated in the design and construction of two other cohousing communities in Virgin ia—ElderSpirit in Abingdon (builder) and Shadowlake in Blacksburg, VA (developer and builder). We have designed Blue Ridge Cohousing to combine the autonomy of private dwellings with the advantages of shared resources and community living. The BRC neighborhood addresses the basic needs of today's households—safety, child care, transportation, social contact, aging in place, economic and environmental efficiency—by combining the privacy of single family housing with the desirability of community living. BRC involves an inclusive planning process, agreed upon neighborhood design, shared facilities and resident management. We believe that our project provides a sustainable, diverse, cross -generational neighborhood that will support families, foster a sense of belonging and build community. Project Goals Economic • Buy the land as a group to reduce individual lot cost and share the cost of infrastructure installation. • Make group purchases when feasible to achieve economies of scale. • Locate property close to town to promote carpooling and use of bikeways for transportation. • Contribute "sweat equity" to keep housing costs down. • Identify and secure affordable mortgage funding sources to encourage a mixed income community. Environmental • Cluster housing to minimize site disturbance and protect natural habitats and waterways. • Legally preserve and protect green space. • Research and use green/sustainable building products and systems to lessen the impact on the environment. • Reduce the impact of automobiles on the community to reduce carbon emissions and protect quality of life. • Share resources, such as washing machines and lawn care equipment (for example, using two lawn mowers for the entire community instead of one for each home), thereby reducing the resultant pollution. Prepared by. Community Housing Partners • Community Design Studio, LLC r� Rezoning Application Blue Ridge Cohousing Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 • Reduce runoff by using eco -friendly gardening materials and prohibiting toxic fertilizers and pesticides. • Reduce runoff and preserve Albemarle County water by the use of rainbarrels for catching runoff from roofs and using the water for gardening purposes. Utilize raingardens as a natural sustainable method of capturing runoff before it enters the streams. • Choose outdoor lighting that reduces light pollution and conserves energy by directing light downward instead of upward. This follows the "Dark Skies" design goal recommended by the Illuminating Engineering Society of North America's Recommended Practice Manual: Lighting for Exterior Environments. • Design and build these homes according to the U.S. Department of Energy's ENERGY STARO rating system and Southface's EarthCraft standards to include the following strategies: - Utilize modified advanced wood framing techniques to use less framing lumber without compromising the structural integrity of the home, while making it easier to properly insulate building corners, interstitial floor spaces and attics. - R-19 insulation in floors and walls, and R-38 insulated attics to ensure even temperatures throughout the house, less energy consumption and increased comfort. - High performance, energy efficient windows to help keep heat in during winter and out during summer. - Air sealed construction and ductwork to create a tight envelope to improve comfort and indoor air quality while reducing utility bills. - Properly sized efficient heating and cooling equipment to use less energy, reduce indoor humidity, improve overall comfort of the home and require less maintenance than standard models due to increased durability. - Design mechanical systems including fresh air recovery systems ensuring comfortability. - Select water conserving appliances and fixtures to reduce water use and sewer outflow. To promote a healthy living environment, use paints, primers, sealants, and composite wood products specified as low -volatile organic compounds (VOC). Carpets meet the certification requirements of the Carpet and Rug Institute's Green Label Program. Prepared by: Community Housing Partners • Community Design Studio, LLC A r� Rezoning Application Blue Ridge Cohousing Social Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 - Fluorescent and compact fluorescent light bulbs and ENERGY STAR® products such as fixtures and appliances. - Rigorously testing each building at several stages during construction to verify that each system is performing as designed and specified. • Design and position units to promote a sense of community and visitability. • Protect set-aside green space for leisure activities, gardening and children's play areas. • Maintain a club house for socializing and activities such as arts and crafts, music, community meals. Guest rooms will be incorporated in the club house to facilitate the construction of smaller residential u n its. • Plan community events to increase social connectivity and cohesion. • Invite diversity and encourage residents to participate in neighborhood decision-making to encourage a cooperative mentality in the community. Safety • Relegate cars away from houses to allow a pedestrian -oriented neighborhood where children can safely play. • Improve safety as in an old style town where everyone knows his/her neighbors and looks out for one another. Neighborhood Model Principles Although our application is being submitted as a Planned Residential Development, we are highlighting elements in the The Neighborhood Model: Building Block for the Development Areas that was adopted as part of the Comprehensive Plan on May 16, 2001. This community directly supports the Plan's twelve principles that promote a change from a suburban sprawl model to an urban, compact development model. The following summarizes how our project conforms to the Neighborhood Model's principles. Principle I — Pedestrian Orientation The Neighborhood Model proposes a walkable community, with sidewalks and paths provided in new development and a variety of destinations ... All elements — density, building placement, street and path connections, mixture of uses — must be designed with pedestrians in mind. The result should be a walkable community that reinforces all of the other goals for the neighborhood. • With its fully -relegated parking and pedestrian pathways, the BRC community is walkable by design. The site will be linked to the center of Crozet via a pedway/bikepath that will connect to the existing sidewalk along Three Notch'd Road. Prepared by: Community Housing Partners • Community Design Studio, LLC 23 r� Rezoning Application Blue Ridge Cohousing Principle 2 — Neighborhood Friendly Streets and Paths The Neighborhood Model proposes that road design address character and appearance as well as design speed and capacity. Specifically, streets should 1) be narrower, 2) include streetscape elements such as street trees, 3) provide paths for pedestrians and bicyclists. • The upgrade proposed to Parkview Drive will include a bike/ pedestrian path adjacent to the paved area. Trees between the street and the community, including an orchard in the northwest corner, will provide a natural buffer. All walking paths within the BRC project are designed to double as emergency access to the individual dwelling units. The planned relegation of the parking areas will enhance the aesthetics and safety of the community's children, pets and pedestrians. Principle 3 — Interconnected Streets and Transportation Networks Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 The Neighborhood Model calls for an interconnected network of streets within new developments, and connections with existing development. There are five types of transportation networks: 1) streets and roads, 2) pedestrian paths, 3) bikeways, 4) bus routes, 5) light rail lines. The BRC community will connect to the existing sidewalk along Three Notch'd Road which further links the center of Crozet with this neighborhood. A future Greenway Trail is planned adjacent to the subject property as part of the Crozet Master Plan. Because the roughly triangular property is bounded on two of three sides by creeks and because it is at the edge of the development area, the roads within the property itself cannot interconnect with others. Principle 4 — Parks and Open Space The Neighborhood Model proposes making open space integral to overall community design. It should serve as a connective element to join different development areas, in addition to preserving important aspects of the natural environment. kawSAO 0" O COMMON GREEN 0 .© o PLA7A D 9y W. PATH N1,i � BIKE ©PLAYGROUND SHEDn C J1 J ---j SH Because the houses are clustered in this project, open space will be maximized. The open, common space includes a common green, a playground, orchard, pool, barn, common bike sheds and club house to be enjoyed equally by all residents. The dwellings will be under condominium ownership, thus all of the land outside of the designated building footprints (with setbacks) will be secured in common ownership. The common green and included playground (as shown on the development plan) is situated to provide good sight supervision by caretakers inside the homes. The 100 -foot buffer area adjacent to the creeks will remain in its natural state and will provide a point of connection to the future Greenway Trail. Prepared by: Community Housing Partners • Community Design Studio, LLC 24 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Principle 5 — Neighborhood Centers The Neighborhood Model proposes an overall increase in density in the Development Areas and suggests that each neighborhood have a designated center. Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 According to Google Maps distance measurements, the 15 _a = I� closest neighbors are businesses within 0.2 miles. Including F Music Today and other businesses, there are hundreds of walkable jobs. Because of the numerous businesses within a quarter mile, the BRC location is rivaled in Crozet only by< - the Crozet Downtown in terms of job opportunities within walking distance. Additionally, the BRC neighborhood itself �- is centered around a club house, pool, playground and common green space - that will be maintained for the use and enjoyment of all of the neighborhood's residents and visitors. Principle 6 — Building and Spaces of Human Scale ... buildings and spaces should be attractive and inviting. When proportionate to the human body and considered in their context, buildings and spaces of human scale improve the quality of a place. • The buildings that are designed for this project include single family, duplex and quadplex units of two story construction that will be well proportioned and in context with the existing structures on the land. The buildings will incorporate design principles that enhance the livability of the built environment such as roof overhangs that create a "sheltered" environment and front porches O COMMON GREEN which are private, yet connected to the public way. Dwelling9wpq,w1 l pl units will have windows that provide parents/caretakers with SNE°Q E the ability to maintain sight supervision of their children 1 IX15T when they are in the play areas. P '�o�.-N°°S S o • Materials and finishes will be chosen to promote the 00.1GIN�pROR- UNE artful construction, sustainability and visual interest of all buildings. All but four of the 26 units will have wheelchair accessible ground floors. Four of the units will feature universal design to enable disabled homeowners and "aging in place." Principle 7 — Relegated Parking The Neighborhood Model proposes reassessing parking standards and finding ways to make parking areas less dominant from the street. Such steps should improve the visual character of the community and make possible a more functional and appealing pedestrian environment. • The parking areas have been designed to blend with the natural surroundings and existing landform. The segregation of the parking is a key aspect of this project and enhances the aesthetics and safety of the community. Relegated parking areas will blend into the existing landscape contours and walkways will connect to individual dwellings. This design will also promote the physical and social well-being of the residents because walking back and forth to their cars will provide exercise and will increase the likelihood that individuals will stop to chat with neighbors, get to know the kids and pets, thus enhancing the sense of community that we all seek. Prepared by: Community Housing Partners • Community Design Studio, LLC 25 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 The parking area will contain a mixture of asphalt, permeable surfaces and landscape materials in order to reduce storm water runoff, improve visual attractiveness and reduce overall impact on the environment. Principle 8 — Mixture of Uses The Neighborhood Model allows and encourages compatible uses side by side. This mixture is the key to the walkability of the neighborhood and to achieving the desired densities. • This project is not a mixed use development, but is a compact/low impact development. Principle 9 — Mixture of Housing Types and Affordability with Dignity The Neighborhood Model proposes mixed housing types and incorporating affordable units within the Development Areas. • The Applicant is proffering that four or 15% of the 26 planned houses will be restricted for sale as affordable dwelling units. The recommended amount from the Comprehensive Plan is 15%. The dwellings will be from 900 square feet to 1800 square feet, with some units being one level and others being two levels. These units will only be sold to homebuyers whose incomes are at or below 80% of the area's median income. Principle 10 —Redevelopment The Neighborhood Model emphasizes not expanding the Development Area boundaries into the Rural Areas to obtain more "raw" land. • The subject property is on the edge of the Development Area and does not encroach into the Rural Area designated lands. The existing historically significant home will be restored, becoming an integral feature for the entire neighborhood. More trees will be planted than removed. There is sufficient cleared land already to construct the planned dwellings. Principle I I — Site Planning that Respects Terrain The Neighborhood Model calls for sensitivity to existing terrain through site design and architecture that fits into grades. Minimizing destruction to natural terrain will help Albemarle County retain its beautiful landscapes. • The overall site design minimizes the amount of grading on the property. This project is designed as a compact/low impact development that will conserve natural areas beyond the building footprints and manage stormwater runoff by the installation of pervious paving and bio -retention ponds or rain gardens. • The buildings will be constructed of sustainable, attractive materials that are harmonious with the existing structures and the surrounding landscape. Principle 12 — Clear Boundaries with the Rural Areas The Neighborhood Model proposes maintaining the existing borders to the Development Areas and having distinctive boundaries between the Development Areas and the Rural Areas. • The subject site is adjacent to areas that are labeled as Rural Areas in the Future Land Use Plan. The existing tree lines in the buffer areas along Parrott Branch and an unnamed tributary of Parrot Branch will remain to act as an existing border between the Development Area and Rural Areas. The linear bio -retention garden will add additional space and add landscape diversity to the site boundary. The bio -retention area uses the chemical, biological and physical properties of plants, microbes, and soils for removal of pollutants from storm water runoff, which will further protect the streams and their associated buffer areas, mimicking predevelopment hydrology and providing for water quality and quantity control. Prepared by: Community Housing Partners • Community Design Studio, LLC Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Planned Residential Development Zoning Guidelines The following summarizes how the proposed Blue Ridge Cohousing project relates with each section of the PRD District. Section 19.1 Intent,Where Permitted The PRD District provides the level of flexibility Blue Ridge Cohousing desires. The design provides open space for recreational purposes while protecting the sensitive areas of the site. The open space will consist of walking trails, community gardens, community playground, a club house, pool and the existing natural environment. The density of the project is consistent with the comprehensive plan. Section 19.3.1 Permitted Uses By Right The following uses shall be permitted within the Blue Ridge Cohousing community: 1) Detached single-family dwellings. 2) Semi-detached and attached single-family dwellings such as duplexes, triplexes, quadraplexes and townhouses. 3) Multiple -family dwellings. 4) Parks, playgrounds, community centers and noncommercial recreational and cultural facilities. 5) Electric, gas, oil and communication facilities, excluding tower structures and including poles, lines, transformers, pipes, meters and related facilities for distribution of local service are owned and operated by a public utility. Water distribution and sewerage collection lines, pumping stations and appurtenances are owned and operated by the Albemarle County Service Authority. Except as otherwise expressly provided, central water supplies and central sewerage systems in conformance with Chapter 16 of the Code of Albemarle and all other applicable law. 6) Temporary construction uses. 7)Accessory uses and structures including home occupation, Class A and storage buildings. 8) Stormwater management facilities shown on an approved final site plan. Section 19.3.2 Permitted Uses By Special Use Permit No uses permitted by a S.U.P are a part of the rezoning request. Section 19.4 Residential Densities The proposed density for the Blue Ridge Cohousing Community is 4.22 units/acre. Section 19.5 Minimum Area Required for Establishment of District The minimum area required for the establishment of a PRD district shall be three acres. The subject site is 6.157 acres. Section 19.6 Minimum Area Requirements for Open Space and Recreational Uses Not less than 25% of the area devoted to residential use within any PRD shall be in common open space except as hereinafter expressly provided. The proposal has approximately 75% of common Open Space and Recreational Areas. Prepared by: Community Housing Partners • Community Design Studio, LLC Rezoning Application Blue Ridge Cohousing ISLUE KJDL 'G �0t'L)LI.SJNC.. LLQ Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Section 19.6.2 Recreational Area Requirements Recreational regulations shall be in accordance with Chapter 18, Section 4.16, General Regulations of the Albemarle County Zoning Ordinance. A minimum of 5,200 square feet (200 per unit) is required. The subject property includes 203,207.4 square feet (4.665 acres) of common area and open space on the site. Section 19.7 Height Regulations The maximum building height per current zoning regulations of the proposed dwelling units shall be 35 feet. Section 19.8 Building Separation Building separation shall be in accordance with General Regulations, Section 4.1 1 .3 and as shown on the Development Plan. The Crozet Volunteer Fire Department is approximately 0.8 miles from the subject property. All proposed dwelling units shall be constructed in accordance with the International Building Code 2003 and the Virginia Uniform Statewide Building Code 2003. Section 19.9 Setback and Yard Regulations Structures adjacent to the northern outer perimeter of the district shall have a minimum setback of 35 feet, which is consistent with the rear yard requirement of the Rural Area Districts. Structures adjacent to the southern outer perimeter of the district shall have a minimum setback of 35 feet. Proposed structures adjacent to the existing access easement shall be a minimum of 35 feet. No setback or yard regulations internal to the community are required for this project as no individual lots are proposed. Section 19.10 Minimum Off -Street Parking Regulations The parking requirements shall be in accordance with Section 4.12.6. The subject site requires 1 .5 spaces per unit for a 1 -bedroom unit and 2.0 spaces per unit for a two or more bedroom unit. Twenty-six two or more bedroom units are proposed. Therefore, 52 parking spaces are required and 52 are proposed. Section 19.1 1 Sign Regulations The project will include a modest sign with the community name at the entrance that complies with the PRD regulations. Prepared by. Community Housing Partners • Community Design Studio, LLC 28 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Proposed Utility Schematic, Street Upgrades and Trip Generations See Figure 8, Utilities Schematic and Figure 9, Bio -Retention Garden for proposed utilities. A proposed linear bio -retention cell is proposed around the perimeter of the site. See proposed Site Plan on page 31. In a 1996 study, Australian architect Dr. Graham Meltzer examined the social and environmental sustainability of 18 American cohousing communities. Meltzer found that, overall, cohousing residents owned fewer cars than they did before living in cohousing, and were more actively involved in recycling and composting. According to a U.S. EPA -funded study of the Nyland cohousing community in Colorado, residents made 25% fewer car trips per household than the residents of adjacent condominiums and single-family houses. In the East Bay, Temescal Creek and Pleasant Hill have car -sharing systems. http://www.ecologycenter.org/terrain/article.php?id=13058 In accordance with the Trip Generation Manual, 6th Edition, the use of the property will generate 156-260 trips per day (6-10 trips per unit) onto Parkview Drive. If accounting for 25% fewer car -trips as per the EPA study of cohousing, the impact would be 117 to 195 trips per day onto Parkview Drive. The recommended road width for this intensity according to the Virginia Department of Transportation's 2005 Subdivision Street Requirements is 18 feet of pavement. Eighteen feet of pavement can support up to 400 trips per day. EXISTING .54' EASEMENT (PARKMEW DR.) IND SCALE PROPOSED IOD CROSS—SECTION Prepared by: Community Housing Partners • Community Design Studio, LLC Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Proposed Intersection Upgrades Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 In accordance with Virginia Department of Transportation's Road and Bridge Standards, an upgrade to the connection with Three Notch'd Road will be required. The street connection shall be in accordance with VDOT Standard CG -1 1 and in accordance with the "Minimum Standards of Entraces to State Highways." Parkview Drive is currently a 12 -foot wide private road situated in a fifty -foot easement. Sight distance is adequate looking both to the east and west along Three Notch'd Road. Twenty-five foot radii are proposed for the connection to Three Notch'd Road. 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TO TIE *IV LK [EXCEPT NAY RADE STAOLLZAT04 IWOU KO FOR MOLNE FOR COLTER PAVEMENT WN CH CMI K DIRTIED N ENTRANCE THE ENTRANCE.N SECTION A - A RADIAL CURB OR COMINHATION CURB GUIDELINES FOR GRADE CHANGE D AND THE R/W LLANE E:CL T SE CONSTRUCTED REPLACEMENT PURPOSES WHEN USED N CONANCTION WITH STAN DA" ENTRANCE VOLUME DESIRABLE WJRRRRH CC -3 OR CG -7 THE CURB FAON THOS SIANrDARD 6 �O KE BE ADAJSTIED TO MATCH THE MOUNTABLE CURB CONFADURATION. HIGH HNOK THAN 1500 VPOI 0 X 3 1 MEDUY 1500•Yi0i0 VPD) 931 6 1 To BET LAEO NTH TH6-12 piANDARD CUIRB RAW DESIGN LOW ILE$S THAN 500 VPOI [ 5 1 6 X * PLANS SWAW 1135 WAtEKOUIRE6 ED CONST*FOOVIDE POSITIVE CRNNJa ACROSS THE ENTRANCE. OPTIONAL FLOR NE MAN GMIIRE WARPING OF A PORTION Of W7TfR TO CLWE POENC OF WATER. sREFEENCE REFERENCE METHOD OF TREATMENT - CONNECTION FOR STREET INTERSECTIONS 502 AND COMMERCIAL ENTRANCES VRCRiA DEPARTMENT OF TRANSPORTATION P03 O• Prepared by: Community Housing Partners • Community Design Studio, LLC Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Figure 8: Utilities Schematic Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC 31 Rezoning Application Blue Ridge Cohousing $LLE RIDGE CONCUSING, LLC Figure 9: Bio -retention Garden Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 � OLiTLET fi' NON-PERFDAATED �41EcnbN PVC PIPE TO Im WERFLOW DA4L1GH7� PROTECTION STONE WEIR REBUILD AS NECESSARY BERM BERM 3!1 SILL ii i4 4" {{' PERFORATED VK PIPE SCHEDULE 40 OR APPROVED i' EQUIVALENT PLACED 20 ft. U.C. XRITLFF PROTKMNt ENERGY 1LI DISSIPATER STORM WATER CHARNEL �Li d ror, CLEAMmOU7 (TYP) f PLAN STONE TOP OF WEIR REBUILD SIDE SLOPE REGRADED BEAM AS NECESSARY TV 3:I (MA)Q 6 -to 1' T. — LUCK BIO -FILTER MD( OR TESTED AND APPROVED ( 4IN] _ EQUIVALENT (MIEN( UMDF:RDRAfN GRAVEL (AA511TO M43, ORDSINAL SILT 1?2"M WRAPPED TRAP 5IDESLOPE 1N FILTER FABRIC PRWIDE POPES RE61OVE5IL7AND ACR055 ENTTRE WIDTH SEDIMENT AFTER FINAL AT 20 PT Q.C. STABILIZATION. REPLACE WITH LOAM OR GRANULAR NOTE PROFILE EARTH FILL. THE DISTANCE BETWEEN CLEAN-0UT5 WILL NOT EXCEED TOP OF RFRM 50 FEET. CLEAN-OUT 6"ta 1' WIWATERITGHT $" MAX STONE CAF WEIR} 4W NONmPERFORATED PVC PIPE 0 3% MIN, SLOPE 20 ft. QC LaM OR GRANULAR EARTNFILL PVC PiPE0ER mTr;, LOPE CROSS SECTION PIPE � 19'o MIN, SLOPE SILT TRAP RETROFIT TO 610 -FILTER NO SCALE Four bioretention filters proposed in the site development plan are designed with broad crested weir outlets. The bioretention filters are designed with the required flat floor area and to reduce postdevelopment 2 -yr year storm peak flows to less than or equal to predevelopment peak levels. The bioretention areas range from 30 to 34 inches in depth. The bio -filters maintain a minimum 1.0 foot freeboard when passing the 100 -yr peak flow rate. Prepared by: Community Housing Partners • Community Design Studio, LLC W Rezoning Application Blue Ridge Cohousing SLUE KID F - UOtIOLI.SJNU LLQ Architectural Standards Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 The Blue Ridge Cohousing project is designed as a mixed -income, compact/low impact community with 26 proposed dwelling units. These units consist of five different floor plans and models designed by Community Design Studio. The overall site plan combines the autonomy of private dwellings with the advantages of shared resources and community living. The inclusive planning process has resulted in a project that provides a sustainable, diverse, cross -generational neighborhood that will support families, foster a sense of belonging and build community. This section includes all plans and architectural drawings as a result of this process. Prepared by. Community Housing Partners • Community Design Studio, LLC 33 Rezoning Application Blue Ridge Cohousing SLUE KID F -�UIILILI.SJNU LLQ Site Plan -�P �Ianis �Z O z� �y P W �- 00 � N O� W / 0J Fn I& Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 BIKE PATH -...J PARINIEV'I DRIVE pMPROVED) J Z /LU Q H W O O IL LL LL Z [n O W W WLLfn (n (nom R W W F a(jUUU� a C:, -It V rJ J (D (D W 0 O M l° N Q Q Z Z (ern — — —� H O }O O F- F- a F ~ ~ LDO OaocomvN LO wwa Z • DQmU0 Prepared by: Community Housing Partners • Community Design Studio, LLC 34 Rezoning Application Blue Ridge Cohousing SLUE KID F - UOtIOLI.SJNU LLQ Architectural Drawings Type A Schematic Floor Plans Type A- Main Floor 900 sf 0 1 2 a a is Prepared by: Community Housing Partners • Community Design Studio, LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Type A- Upper Floor o, 2 a a s 900 sf I - 35 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC F C Type A Schematic Elevation Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Type A - A Front Elevation 2.,; 8. lemma 1/4" = V-0" Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC 01 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Type Schematic 3D Drawings Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC 37 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Type B Schematic Floor Plans Type B - Main Floor 1360 sf 0 1 2 4 8 16 Type B - Upper Floor 1360 sf Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 0 1 2 4 8 16 ��loom Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Type B Schematic Elevations Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Type B I tio`0 1/4" = O 0"V*t 0 1 2 4 8 18 Type C- B Front Elevation 0 1 4 8 16 1/4" = V-0" ter— �F_-_ Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC 39 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Type B Schematic 3D Drawings Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 FOOS c Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC lus Rezoning Application Blue Ridge Cohousing 15LUE RIDGE COHOLISING, LLC J Z Z O_Q � m a O Type 1540 _- Type C Schematic Floor Plans Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Type C- Upper Floor 11 1 1 4 a 16 1540 sf w fw6==w_=w=www Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC Rezoning Application Blue Ridge Cohousing SLUE KID F - UOtIOLI.SJNU LLQ Type C Schematic Elevation Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Type C - C Front Elevation ° ' z ' 8�.16 1/4" = V-0" Prepared by: Community Housing Partners • Community Design Studio, LLC 42 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Type C Schematic 3D Drawings Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC 43 Rezoning Application Blue Ridge Cohousing SLUE KID F �U1+L1LI.�IM1C.. LLQ Type D Schematic Floor Plans n PATIO II&N ter C \j PORCH Type D- Main Floor 0 1 2 4 8 7e 1870 sf Prepared by: Community Housing Partners • Community Design Studio, LLC Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 r► Type D- Upper Floor o, z a 8 e 1870 sf Vi 44 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Type D Schematic Elevation Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Type D Front Elevation 1/4" - V-0" Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC 0 1 2 4 8 16 45 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Type D Schematic 3D Drawings Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 Prepared by.- Community y:Community Housing Partners • Community Design Studio, LLC 46 Rezoning Application Blue Ridge Cohousing $LUE RIDGE COHOLISING, LLC Site Plan Schematic 3D Drawings LF Albemarle County,Virginia June 25, 2007 Resubmitted September 11, 2007 Revised October 19, 2007 71\W 11040 Jk 4T fit/ Prepared by.- Community y:Community Housing Partners r Community Design Studio, LLC �_ r Via• _ r own .� Pow, „ � + �� � it F . ,�,+r � it'1+ �3 z�`y�, � ffJJJJjjffjh�►', �;-'—, M ! r- I ■num