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Home My WebLink AboutZMA201800003 Staff Report 2019-07-23 (2)County of Albemarle Planning Staff Report Project Name: ZMA 2018-003 Southwood Phase I Staff: Megan Nedostup, Principal Planner; Tori Kanellopoulos, Planner Planning Commission Hearing: July 23, 2019 Board of Supervisors Public Hearing: August 21, 2019 Owner: Habitat for Humanity Applicant: Habitat for Humanity; BRW Architects Acreage: approx. 33.96 acres Rezone from: R-2 Residential and Neighborhood Model District to Neighborhood Model District (NMD) TMP: 09000-00-00-001A0; 090A1-00-00-001E0; Location: Southwood Mobile Home Park located along Old 07600-00-00-051AO Lynchburg Road (State Route 631) off of Hickory Street approximately 350 feet from Ambrose Commons Drive. School Districts: Cale (Elementary); Burley (Middle By -right use: R2 residential uses at a density of 2 units per School); Monticello (High School) acre; NMD (ZMA2005-017) residential uses at a density of 3- 34 units per acres, mixed with commercial, service, and industrial uses Magisterial District: Scottsville Proffers: Yes Proposal: Rezone 33.96 acres from R2 Residential Requested # of Dwelling Units: 150 units (minimum) — 450 zoning district, which allows residential uses at a units (maximum) density of 2 units per acre, and Neighborhood Model District (NMD), which allows residential uses at a density of 3-34 units per acres, mixed with commercial, service, and industrial uses, to Neighborhood Model District (NMD). This request includes amending a portion of ZMA200500017 Biscuit Run included on TMP 90A1-1E which is zoned NMD to remove the proffers from the parcel. A maximum of 450 units are proposed for a gross density of approximately 13 units per acre and a net density of approximately 19 units per acre. A maximum of 50,000 non-residential square footage is also requested. DA (Development Area): Neighborhood 5 of the Comp. Plan Designation: Urban Density Residential — Southern and Western Neighborhoods Master Plan residential (6.01-34 units/acre); supporting uses such as places of worship, schools, public and institutional uses, neighborhood scale commercial, office, and service uses with a Center in the Southern Neighborhood within the Southern and Western Urban Area Master Plan ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 Parks and Green Systems — parks, playgrounds, play fields, greenways, trails, paths, recreational facilities and equipment, plazas, outdoor sitting areas, natural areas, preservation of stream buffers, floodplains and steep slopes adjacent to rivers and streams Affordable Housing Provided: Affordable Housing AMI (%): Performance Agreement: ❑x Yes ❑ No Mixture (Attachment 6); Code of Development: 80% AMI Character of Property: The area proposed for Use of Surrounding Properties: Southwood Mobile Home rezoning was formerly part of the Biscuit Run State Park is adjacent to Old Lynchburg Rd, Biscuit Run Park to the Park land and consists of three parcels located to South, Covenant school to the north as well as residential the east of Old Lynchburg Road and southwest of areas. Phase 1 is located in the southwest portion adjacent the existing Southwood community. The parcels are to Biscuit Run Park and a portion is located along Old heavily wooded. Lynchburg Road. Factors Favorable: Factors Unfavorable: 1. The rezoning request is consistent with the 1. The rezoning request will add additional students recommendations within the Southern and to Cale Elementary, which is over capacity with no Western Neighborhoods Master Plan and plans for expansion for additional students. Comprehensive Plan. 2. The rezoning will add additional traffic to Old 2. The rezoning is within the Priority Area of Lynchburg Rd/5`h Street Extended and impact the Southern and Western Neighborhoods existing intersections along the corridor. Master Plan. Improvements have been identified as high 3. The rezoning is consistent with the majority priority, however, funding has not been identified of the applicable Neighborhood Model for those projects to date. Principles. 4. The rezoning provides affordable housing that meets the housing policy within the Comprehensive Plan. 5. The rezoning request allows for future connections to Biscuit Run Park. 6. The rezoning supports the County Board of Supervisors Strategic Plan goal for Revitalizing Aging Urban Neighborhoods and is within an Opportunity Zone. RECOMMENDATION: ZMA2018-003 Southwood Phase 1: Based upon the favorable factors, staff recommends approval of the rezoning. ZMA2005-017 Biscuit Run: Staff recommends approval of the removal of proffers for TMP 90A1-1E. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 STAFF PERSON: Megan Nedostup and Tori Kanellopoulos PLANNING COMMISION: July 23, 2019 BOARD OF SUPERVISORS: August 21, 2019 PETITION: PROJECT: ZMA201800003 Southwood Phase 1 MAGISTERIAL DISTRICT: Scottsville TAX MAP/PARCEL(S): 090000000001A0; 090A10000001E0; 076000000051AO LOCATION: Southwood Mobile Home Park located along Old Lynchburg Road (State Route 631) off of Hickory Street approximately 350 feet from Ambrose Commons Drive. PROPOSAL: Rezone property from residential to a mixed use- mixed income development. PETITION: Rezone 33.96 acres from R2 Residential zoning district, which allows residential uses at a density of 2 units per acre, and Neighborhood Model District (NMD), which allows residential uses at a density of 3-34 units per acres, mixed with commercial, service, and industrial uses, to Neighborhood Model District (NMD). This request includes amending a portion of ZMA200500017 Biscuit Run included on TMP 90A1-1E which is zoned NMD to remove the proffers from the parcel. A maximum of 450 units are proposed for a gross density of approximately 13 units per acre and a net density of approximately 19 units per acre. A maximum of 50,000 non-residential square footage is also requested. OVERLAY DISTRICT(S): Flood Hazard Overlay District; Steep Slopes- Managed and Preserved PROFFERS: Yes COMPREHENSIVE PLAN: Parks and Green Systems— parks, playgrounds, play fields, greenways, trails, paths, recreational facilities and equipment, plazas, outdoor sitting areas, natural areas, preservation of stream buffers, floodplains and steep slopes adjacent to rivers and streams; Urban Density Residential — residential (6.01-34 units/acre); supporting uses such as places of worship, schools, public and institutional uses, neighborhood scale commercial, office, and service uses with a Center in the Southern Neighborhood within the Southern and Western Urban Area Master Plan. MONTICELLO VIEWSHED: Yes CHARACTER OF THE AREA Southwood Mobile Home Park is located approximately Y2 of a mile west of the Covenant School, and approximately 2 miles southwest of 5" Street Station. The existing adjacent mobile home park consists of 341 mostly substandard mobile homes that house more than 1,500 residents. The area proposed for rezoning was formerly part of the Biscuit Run State Park land and consists of three parcels located to the east of Old Lynchburg Road and southwest of the existing Southwood community. The parcels are heavily wooded. The edges of Parcel 090A1-00-00-001EO contain preserved and managed slopes, and partially lie within the 100 Year Floodplain and Stream Buffer. Attachment 1 shows the location of the mobile home park and area proposed for rezoning. BACKGROUND A full list of milestones is provided in Attachment 4. Habitat for Humanity's process for the development and design of Phase 1 for Southwood consisted of a resident -led, resident -driven design. Habitat held a number of workshops with the Southwood Planning Committee which consists of existing residents of Southwood. The proposed Code of Development and Application Plan are a result of those workshops and input from the community and its residents. August 7, 2018 Joint PC/BOS Worksession The Planning Commission (PC) and Board of Supervisors (BOS) had the following recommendations: provide more information on Block B and ensure that the Code of Development regulations create spaces of human scale that also relate to the context of adjacent existing neighborhoods; affordable housing should be provided on site o, if not on site, preferably within the County; the percentage of affordable housing will continue to be addressed with this application ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 and possible supplementary documents; and a high-level concept plan should be provided to show how the rezoning and existing Southwood neighborhood relate to each other. June 4, 2019 PC Worksession The Planning Commission (PC) discussed and provided feedback for the questions below. A summary of the questions, discussion, and feedback is provided in Attachment 5. 1. What should be the maximum building height allowed per the Code of Development? 2. Should Old Lynchburg Road be a Framework Street? 3. Is the proposed recreation substitution request for Block B acceptable? Are sufficient recreational facilities being provided? 4. Within the Code of Development and Application Plan that have been submitted, are there aspects that require additional detail, revisions, or clarification? June 19, 2019 Board of Supervisors meeting The Board of Supervisors approved a performance agreement with Habitat for Humanity for Phase 1 of Southwood to support up to 155 affordable dwelling units (Attachment 6). SPECIFICS OF THE PROPOSAL Since the Planning Commission (PC) work session on June 4`h(work session), the applicant has revised the application plan and code of development (COD). The COD has been re -formatted and re -organized, and Block A and B have been removed. Character Areas from the previous COD are now Blocks within the new COD. Applicant response to the feedback received at the work session is provided in Attachment 3. Below are the questions with staff comments on the applicant's resubmittal to address the questions in italics. 1. What should be the maximum building height allowed per the Code of Development? See detailed analysis provided in the Comprehensive Plan section of this report. 2. Should Old Lynchburg Road be a Framework Street? The applicant has revised the COD on Page 13 to include Old Lynchburg Rd. for the Setback and Building Regulations. 3. Is the proposed recreation substitution request for Block B acceptable? Are sufficient recreational facilities being provided? The applicant has revised the COD on Pages 15-16 to include recreational amenities and space by block. The total of these spaces meets the standards within the Zoning Ordinance for size. Exact recreational amenities to be decided at site plan stage by Southwood residents. Additional analysis and information is provided in the Neighborhood Model section of this report. 4. Within the Code of Development and Application Plan that have been submitted, are there aspects that require additional detail, revisions, or clarification? See applicant's response letter in Attachment 3. The applicant is proposing to rezone three parcels (approximately 33.96 acres) as part of Phase 1: two parcels are currently zoned R-2 Residential (2-3 units/acre) and one parcel is zoned Neighborhood Model District (NMD up to 34 units/acre) (Attachments 2 and 10). The proposed district is a unified NMD for all three parcels (up to 34 units/acre). A maximum of 450 residential units and up to 50,000 square feet of non-residential is proposed. The majority of the non- residential will be located along Old Lynchburg Road and Hickory Street. Habitat has committed to its residents with this proposal to provide a non -displacement strategy, and this first phase will allow current residents of Southwood to move into safe, permanent, affordable housing. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 4 Access to Phase 1 will be from Hickory Street. A new road will be located off of Hickory Street to provide access to Blocks 1-11. A future road connection to the existing Southwood community is provided along Blocks 5 and 7. This full connection will be made with a future rezoning and development of future phases. Green space and amenities totaling 42,300 square feet has been provided throughout Phase 1. The amenities consist of trails, recreational amenities, pedestrian connections, and a neighborhood soccer facility. Pages 15 and 16 of the Code of Development (Attachment 2) contains detailed information, including definitions, per block regarding the proposed amenities for the development. Page 7 of the Code of Development (COD) and the Application Plan show the proposed layout and blocks of the development. Page 4 of the Code of Development shows the Concept Plan. The Application Plan identifies the different blocks in the development which are described on page 6 of the COD, descriptions and a Table on Pages 8-12 that state the proposed uses for each block. The specific blocks, per the Code of Development, are described as follows: Blocks 1 and 2: These blocks will designate the greenspace along the perimeter of the development. They contain the environmental features such as floodplain, stream buffer, and preserved slopes. Blocks 3 through 12: These blocks will contain primarily residential uses. Non-residential uses are permitted in all blocks. The intensity of density and use transitions from Block 12 (most intense) to Blocks 3-4 (least intense). Non-residential uses in blocks 3-5 are restricted to a maximum building footprint of 3,000 square feet. Blocks 6-9 non-residential use is restricted to a maximum building footprint of 5,000 square feet. Blocks 10-12 non-residential is restricted to a maximum building footprint of 20,000 square feet. Overall maximum total square feet of non-residential is 50,000 square feet. Residential Village- Block 5: Block 5 is intended to provide the majority of rehousing for existing Southwood residents. It will provide a mixture of housing types and allow for smaller residential groupings on public or private amenities or streets. Neighborhood Center Special Area- Block 12: Within Block 12 there is an area designated to provide the most intense and highest density uses. This area is located along Hickory Street, and is 115 feet from both sides of the Hickory Street right of way. This request includes amending a portion of ZMA200500017 Biscuit Run included on TMP 90A1-1E, which is zoned NMD, to remove the proffers from the parcel. In March 2017, Habitat acquired the 20 acre 'exchange parcel' (TMP 90A1-1E) from the Virginia Department of Conservation and Recreation. The zoning and proffers on this parcel are still and place, and the applicant is requesting this parcel be removed from the proffers associated with ZMA2005-017. COMMUNITY MEETING The required community meeting was held on March 151h, 2018, at Southwood during the regularly scheduled 5"/Avon CAC meeting. The applicant has also met with residents of Montgomery Ridge subdivision. The concerns that were raised at the meeting included: density, types of units, definition of affordable/percentage of affordable housing, recreation facilities, trees along Old Lynchburg Road, traffic, private developers vs Habitat built, rehousing strategy, and connections to Biscuit Run. The analysis that addresses the concerns raised is included in the 'Comprehensive Plan', 'Neighborhood Model' and 'Anticipated impact on nearby and surrounding properties' sections in this Staff Report. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 Southern and Western Neighborhoods Master Plan (MP) The MP lists Southwood as a Priority Area, and the Land Use Plan designates these parcels as Urban Density Residential with a Center, and Parks and Green Systems. The descriptions of these land use designations and insets of the Land Use Map, Parks and Green Systems, and the Center designation are below. Urban Density Residential This designation represents residential areas with supporting uses and non-residential uses. Density ranges from at a density of 6.01-34 dwellings per acre. Building height is recommended at 1-3 stories, additional stories where appropriate. Primary uses include residential uses of all housing types. Places of worship, public and private schools, early childhood education centers (day care centers and pre-schools), public uses, and public institutional uses. Secondary uses include neighborhood serving retail/commercial areas. Land Use Map Parks and Green System This designation represents areas for parks, recreation, environmental preservation, and areas otherwise not intended for development. Land with this designation cannot be used to calculate available density for a parcel of land. Primary uses include parks, playgrounds, play fields, greenways, equipment, trails, paths, recreation equipment and facilities, plazas, outdoor sitting areas, and natural areas. Also, preservation of stream buffers, floodplains, known wetlands, and slopes of greater than 25% adjacent to rivers and streams. Property may be owned publicly or privately. Secondary uses include public and private outdoor art, monuments, and non -advertising signage. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 Parks and Green Systems Map Center Designation 9. The Southwood (Figure 19) Center contains the existing Southwood lAobile Home Park which contains approximately 1500 residents, 342 mobile homes of various ages and states of repair, a Boys and Girls Club facility, and many children. It is recommended for Urban Density Residential development. Redevelopment of the Southwood Mobile Home Park should be as a mixed -income, mixed use community. A mixture of housing types for different income levels is expected. A retail and/or services area should be provided for the neighborhood. The proposed Southern Connector road project is also a part of the planned future development. At this time, Habitat for Humanity is planning for the redevelopment of the mobile home park as a mixed -income, mixed -use community. During the planning stage, opportunities may exist for the County to partner with Habitat for Humanity to help request grant money, significantly improve and expand the regional inventory of affordable housing, tie into the transportation network throughout the area, and if Habitat for Humanity is able to exchange land owned by the State for Biscuit Run State Park, obtain land to add to the County inventory of playing fields. Figure 19: Southwood Mobile Home Park Staff Analysis: Staff has reviewed the COD and Application Plan against the recommendations within the MP and Comprehensive Plan and found it be consistent with those recommendations. The only aspect that needs further analysis is regarding building height. As stated previously, the MP designates this area as a Center. The building height proposed for the most intense blocks 10-12, which contain the Neighborhood Center Special Area, are above the 1-3 story recommendation in the MP. However, the MP also states that additional stories could be considered where appropriate. The area of most concern regarding building height is at the corner of Hickory Street and Old Lynchburg Road, and was an issue raised at the June 4th work session. Since the work session, the applicant has revised the COD to propose the following: a maximum of 4 stories or 45 feet in Blocks 10-12, or 50 feet in the Neighborhood Center Special Area. At the work session, feedback was given that since Southwood is at the edge of the development area, the intensity of development should be lower in this location. Related, feedback was also given that consideration should be given to retain the vegetation/trees in this area. Strategy 2f, within the Development Areas Chapter of the Comprehensive Plan, provides guidance for Neighborhood Centers and the intensity of development for the County's Master Plan areas (see below). It states that when centers are areas of mixed use, such as what is proposed and recommended by the MP for Southwood, that they help provide a form that allows for a continuum of uses, from least intensive to most intensive. This continuum starts at the center (most intensive) and radiates outward from there. This strategy also states that centers should be visually discernible to help create and facilitate a sense of arrival, and that new centers should be created with the MP recommendations. As stated previously, the MP recommends that Southwood be developed as a mixed income, mixed use community to include a mixture of housing types, and a retail and/or services area should be provided for the neighborhood. Neighborhood Centers Strategy 2f: Continue to promote centers as focal points for neighborhoods and places for civic engagement. Neighborhood centers are focal points or places in a neighborhood or area where people congregate. A center may be a school or park, location of a major employer or a shopping area. Like the Charlottesville downtown mall, centers are destinations. They are very important in creating the identity of an area and can be the heart of a neighborhood. Identifying existing centers and places for new centers is a major component of developing a Master Plan. As seen in Figure 7, they are intended to be located within a comfortable walkable distance (approximately i/a mile) from homes. This distance can be increased up to 'h mile if a center contains a transit stop. when centers are employment hubs or areas of mixed use, they help provide a form that allows for a continuum of uses, from least intensive to most intensive. In Figure 7, the most intensive center would be found in Area 5. Legend for Figure 7. Park or outdoor amenity • Commercial or mixed use area ❑ Medium to high density residential area ❑ to, to medium density residential area Figure 7: Illustration''/a Mile Distance from Neighborhood Center source: Comrardty Design and A Afedure 201 1 ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 Figure 8: Illustration of Continuum in Intensity of Use Area 1 2 3 4 Area 5 pop p�5EM p a q dloB O p p p pl p p Source.- Adapted by Albemarle County Community Development from Duany Plater-Zyberk and Company image 2012 Development is least intensive in Area I and most intensive in Area 5- The height of buildings gradu- ally increases from Area 3 to Area 5, .vhich has the tallest buildings. New centers should be created in accordance with Master Plan recommendations. Existing centers should be recognized and, in some cases, enhanced. Public investment may be needed to create a center, such as a new public park in or near an existing neighborhood. New centers should be created in accordance with Master Plans. As destinations, centers should be visually discernible to help create and facilitate a sense of arrival. A balloon test was conducted on June 18, 2019 based upon the request from the work session with the Planning Commission. Two balloons were flown at 50 feet to make the tallest possible building height at the location. County staff and officials, as well as the surrounding community were notified of the date and time of the balloon test. Regarding the existing vegetation in this location, recommendations regarding Cultural and Scenic Resource Protection, including buffers, is given in the MP on pages 53-54. A buffer is not shown on the Parks and Green Systems map in the MP. Page 54 of the MP provides guidance regarding buffers near Southwood, it states: "Provide a vegetative buffer along 5" Street/Old Lynchburg Road south from the southern most edge of the Southwood Mobile Home Park property to the southern Development Area boundary on both sides of the street." Staff has reviewed the revised COD and building height in relation to the surrounding area, and based upon the fact that the blocks that are above the recommended height within the MP are within the Center designation or are providing a transition based upon the guidance from the Comprehensive Plan regarding intensity of uses from Centers, and the guidance within the MP forthis area regarding buffers, staff supports the additional height within Blocks 10-12 and the Neighborhood Center Special Area. The Neighborhood Model Staff has reviewed the proposal against the Neighborhood Model Principles and found that it is consistent with the majority of the principles. Concern has been raised by staff, PC, and BOS during work sessions regarding the adequacy of the type and amount of recreational amenities, which relates to the "Parks, Recreation Amenities, and Open Space" principle. Comment on how the concern was addressed by the applicant is below. The detailed Neighborhood Model Analysis for all of the principles can be found in Attachment 7. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 On pages 15-16 of the COD, Green Space and Amenities and definitions of the amenities are provided. Blocks 1 and 2 are dedicated to green space. These blocks include protected and preserved environmental features, including preserved slopes, stream buffer, and floodplain. There will be a trail network provided through this Blocks, creating connectivity through the development and with a possible future connection to Biscuit Run Park. This trail will be located within X mile of all residential units in this Phase. Blocks 5-11 require six (6) pedestrian connections from the Framework Streets to the trail network. A total of 8,200 square feet of recreational amenities distributed within the Blocks, with 4,900 square feet in Blocks 5-8 and 3,300 square feet in Blocks 9-11. The type and location of recreational amenities will be provided during site plan stage and will be determined by Southwood residents. Block 12 includes a 6,500 square foot active use recreational amenity. This amenity must include a soccer facility. Existing residents identified the existing soccer field in Southwood as an important feature. Staff has found that the revised proposed amenities meets the requirements for area per the ordinance. Substitution of the types active recreation required by the zoning ordinance will be reviewed during the site plan stage, based upon input from the Southwood residents. This can be reviewed and approved administratively by the Planning Director per the zoning ordinance. Affordable Housing The COD provides for a minimum of 15% affordable housing units. As stated in the Housing Mixture Plan (Attachment 8), in combination with market rate dwelling units, affordable units provided in Phase 1 of Southwood redevelopment will be a mixture of owned and rented dwellings with tiers of affordability, ensuring families across the economic spectrum will have sustainable housing opportunity. Affordable opportunities will be available to families with incomes between 0%and 80%of the area median income established by HUD, adjusted by family size. This proposal is consistent with the Comprehensive Plan recommendation that a minimum of 15% of all units developed under rezoning and special use permits be affordable units and the methods of calculating affordability are consistent with the County's current affordable housing policy. In addition, the Board of Supervisors approved a performance agreement for requirements above the 15% for the rezoning. Stacy Pethia, the Housing Principal Planner, as reviewed the housing mixture plan, AMI data, and COD language for the 15% affordable housing and found it to be acceptable. She is also working with Habitat to develop a resident relocation plan, consistent with the Community Development Block Grant requirements, to assist any Southwood residents who may be impacted by infrastructure work in Phase 1 of the project. ZONING ORDINANCE REQUIREMENTS Relationship between the application and the intent and purposes of the requested zoning district: The purpose and intent of the Neighborhood Model District (NMD) zoning district is to: • Provide for compact, mixed -use developments • Integrate diversified uses within close proximity to each other within the development areas identified in the Comprehensive Plan • Incorporate principles of traditional neighborhood development, such as pedestrian orientation and a mixture of uses The NMD is intended to be a flexible zoning district to allow development consistent with the goals of the Future Land Use Plans in the Master Plans and the Neighborhood Model Principles. The form and content of this proposal is ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 10 consistent with the intent of the NMD. A variety of housing types and non-residential uses provide an appropriately - scaled mixture of uses and residential units. Anticipated impact on public facilities and services: Streets: A traffic impact analysis was provided by the applicant (Attachment 9). Kevin McDermott, Principal Planner for Transportation for the County has reviewed the proposal and associated traffic impact statement and has the following comments: • The TIA identifies existing failing movements at the intersections of Old Lynchburg Rd/5`h St Extended/County Office Building, 5th St Extended/Stagecoach Rd/Apartment Complex, 5" St Extended/EB 1-64 ramp, and 5" St Extended/WB 1-64 ramp. Delay at these intersections continues to worsen in the future no -build scenario including worsening conditions at Old Lynchburg Rd/Sunset Ave. • Future build conditions differ from no -build in the following manner: o Old Lynchburg Rd/Sunset Ave fails for some movements in both AM and PM Peak hours o Old Lynchburg Rd/5th St Extended/County Office Building have additional failing movements and/or movements that become wholly inoperable during the peak hours. However, some of these were essentially inoperable in the no -build scenario. o Sth St Extended/EB 1-64 ramp have additional failing movements and/or movements that become wholly inoperable during the peak hours. However, some of these were essentially inoperable in the no - build scenario • As stated in the TIA, many of these intersections would fail, some seriously, with or without the proposed Phase 1 development of Southwood. However, Phase 1 is expected to add 3,763 vehicle trips/day and 223 and 336 in the AM and PM peak hours respectively. This is a significant increase in vehicles on these roads that are already displaying serious problems. The conclusion in the TIA states that the development of Southwood is anticipated to have minimal to no impact on the study intersections when compared to background traffic conditions. While true that many of the intersections are failing in the future no -build, the cue lengths and delays do increase, at times significantly, under the build conditions. It should be noted that many of the movements will have already become inoperable in the future no -build so from this perspective the additional traffic will not have any impact. Transportation projects that address many of these issues have already been identified as high priorities in the 2019 Albemarle County Transportation Priorities. The worst intersection in both the build and no -build scenarios is the Old Lynchburg Rd/5th St Extended/County Office Building intersection. This intersection is already ranked at #7 on the Priority List and is recommended for improvements in the near future. However, funding for this project has not yet been identified. The Virginia Department of Transportation has begun a corridor study under the STARS program to evaluate the corridor in its entirety in order to develop potential long- and short-term improvements that will address the identified safety and operational issues. The results of this study will be specific projects to seek funding for and applicable funding programs but once again, no funding will be made available through the study. In conclusion, Phase 1 of Southwood as proposed would increase daily vehicle trips significantly on a corridor that is already experiencing a high level of peak hour congestion. This increase results in worsening operations at intersections with existing poor levels of service. However, these issues will need to be addressed with or without the Southwood development and ongoing planning to address the most serious operational issues in the corridor is occurring. Funding will be necessary in the near term to construct recommended improvements. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 11 Schools: Students living in the Southwood community attend/will attend Cale Elementary, Burley Middle School, and Monticello High School. Rosalyn Schmidt, along with the recent draft report (June 26`h) from the Long Range Planning Advisory Committee, from Albemarle County Public Schools have provided the following information for the application: Based on average yield rates, anticipate 450 residential units to yield between 50 -70 elementary students, however depending on those residents that will possibly relocate from the existing mobile homes, it may be less. The Southwood community currently has about 200 elementary students. Cale Elementary does not have any additional capacity, next year it will likely operate with four trailers on site. The Long Range Planning Advisory Committee report for schools requested in the FYI 21/22 CIP funds for expansion for an additional 8,800 sq ft at Cale that would remove the need for the trailers for the current school population and provide an expansion for the cafeteria and construct a music, art, and classroom addition. However, it also states that due to its already large size, as well as limited space to expand on the lot, it is not recommended that the school be enlarged to meet the long range needs. It recommends further study to develop a long-term solution for anticipated growth in the area. There is adequate capacity at Burley Middle School and Monticello High School and increased enrollment would benefit both schools. Fire and Rescue: Currently the Southwood community utilizes a larger percentage of County services than any other single development in Albemarle County. The redevelopment, and eventual removal of the mobile homes, is anticipated to reduce the amount of County calls for service including Fire/Rescue, Police, and Social Services. Fire and Rescue has not identified any issues with adequate access and water availability at this time, which will also be reviewed at the site planning stage and will have to meet Fire and Rescue requirements. Fire and Rescue has reviewed this rezoning application and has no objection to the proposal. Utilities: This project is in the Albemarle County Service Authority (ACSA) water and sewer service jurisdictional area. ACSA and RWSA did not identify any capacity issues with this proposal and public water and sewer are available to the property. ACSA has expressed no concerns about this rezoning application. Anticipated impact on environmental, cultural and historic resources: Blocks 1 and 2 include protected and preserved environmental features, including preserved slopes, stream buffer, and floodplain. These blocks allow protection of these environmental resources. Stormwater facilities will be designed in accordance with the Virginia Stormwater Management Program (VSMP) regulations administered by the Virginia Department of Environmental Quality (DEQ). There are no known cultural or historic resources on this site. Anticipated impact on nearby and surrounding properties: The existing Southwood community, immediately adjacent to the property, will be the most impacted by this proposal. Currently, the property has 341 mostly substandard mobile homes and more than 1,500 residents representing the County's largest concentration of substandard housing and utilizing a larger percentage of County services than any other single development in Albemarle County. The proposal allows for safe, affordable, permanent housing options to be provided for those residents. This proposal will have a positive impact for those residents. Many of the residents have been involved in the design of this community, and this will allow their vision to be realized. It will also impact those residents of Southwood who have not been as active in the process for Phase 1, who have been waiting for action to occur, to see house being built and how Habitat plans to keep their promise of non -displacement to those residents. The ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 12 redevelopment, and eventual removal of the mobile homes, is also anticipated to reduce the amount of County calls for service including Fire/Rescue, Police, and Social Services. Other nearby community concerns include the height of the buildings proposed at the intersection of Hickory and Old Lynchburg Road, loss of tree/vegetation, school capacity, and traffic impacts. These concerns have been analyzed and commented on in other portions of this report. Public need and justification for the change: The County's Comprehensive Plan supports development in the designated development areas that is consistent with the use, density, and form recommended in the Plan. Based upon the analysis provided in this report, staff believes this proposal is in conformity with use, density, and form recommended in the MP and Comprehensive Plan. In addition to Southwood being listed as a priority within the MP, it is also one of the Board of Supervisor's strategic plan goals for the County under Revitalize Aging Urban Neighborhoods. This first phase will allow existing residents of Southwood to move out of substandard housing that the majority does not meet building code and have safe, affordable housing options. Southwood is also within an Opportunity Zone, which allows for private investment to assist with the redevelopment, and the promotion of Opportunities Zones is a strategy within the County's Economic Development program, Project ENABLE. PROFFERS Proffer 1 provides for the removal of the proffers associated with ZMA2015-017 Biscuit Run that is part of TMP76-51A. This is the area referred as the exchange parcel. Proffer 2 provides future connections to Biscuit Run Park from Southwood's trail system, and provides the requirements for the trail system within Southwood. SUMMARY Staff has identified the following factors which are favorable to this rezoning request: 1. The rezoning request is consistent with the recommendations within the Southern and Western Neighborhoods Master Plan and Comprehensive Plan. 2. The rezoning is within the Priority Area of the Southern and Western Neighborhoods Master Plan. 3. The rezoning is consistent with the majority of the applicable Neighborhood Model Principles. 4. The rezoning provides affordable housing that meets the housing policy within the Comprehensive Plan. S. The rezoning request allows for future connections to Biscuit Run Park. 6. The rezoning supports the County Board of Supervisors Strategic Plan goal for Revitalizing Aging Urban Neighborhoods and is within an Opportunity Zone. Staff has identified the following factors which are unfavorable to this rezoning request: 1. The rezoning request will add additional students to Cale Elementary, which is overcapacity with no plans for expansion. 2. The rezoning will add additional traffic to Old Lynchburg Rd/5`h Street Extended and impact existing intersections along the corridor. Improvements have been identified as high priority, however, funding has not been identified for those projects to date. Based upon the favorable factors, staff recommends approval of ZMA2018-003 Southwood Phase 1. Staff also recommends approval of the removal of proffers for ZMA2005-017 Biscuit Run for TMP 90A1-1E. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 13 PLANNING COMMISSION POTENTIAL MOTIONS FOR ZMA2018-003- Southwood Phase 1: A. Should a Planning Commissioner choose to recommend approval of this zoning map amendment: Move to recommend approval of ZMA201800003, Southwood Phase 1, for the reasons stated in the staff report. B. Should a Planning Commissioner choose to recommend denial of this zoning map amendment: Move to recommend denial of ZMA201800003, Southwood Phase 1 (state reasons for denial). PLANNING COMMISSION POTENTIAL MOTIONS FOR ZMA2005-017- Biscuit Run: A. Should a Planning Commissioner choose to recommend approval of this zoning map amendment: Move to recommend approval of the removal of the proffers for TMP 90A1-1E for ZMA20050017, Biscuit Run, for the reasons stated in the staff report. B. Should a Planning Commissioner choose to recommend denial of this zoning map amendment: Move to recommend denial of the removal of proffers for TMP for ZMA200500017 Biscuit Run (state reasons for denial). Attachments: Attachment 1: Vicinity Map Attachment 2: Code of Development and Application Plan dated July 8, 2019 Attachment 3: Applicant response dated June 25, 2019 Attachment 4: Southwood Milestones Attachment 5: June 4, 2019 PC Worksession Summary Attachment 6: Performance Agreement Attachment 7: Neighborhood Model Principles Analysis Attachment 8: Housing Mixture Plan dated July 1, 2019 Attachment 9: Traffic Impact Analysis dated January 7, 2019 Attachment 10: Proffers dated July 5, 2019 ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 14 -+ - 76S-01_ 17 ��, -+ p -I 76-52L ry y - M M may. y' per 7,,6SS-03`---83 76-53J 76•52B 1� ^o76-53K S•O > rti ��4 Legend (Nobs. Some More on map may not appear In legend) Parcel Info .��f7 N 3 765-03-- 1 ry w 59P 76S-02-OS-IN 1, 76-51B 76" Gsg.01,-7 NP 76 s< h 76-53F 53Q " 76-53 ElParcels %vn 76-53F2 0�r5Q- >,^ro5 W 7- 76-51 76-53F1 Ngt V� 90A-2 rQO�\ \ •�3�� 90� 'gi''90 79 t� j°F e�i0 B 90E-A 9019y3n �. 9 m r vy�\ \9 90FiD�''90F�?p 76-51A ( 1 90A-4 go'Fh8Y9% /J 9pE-70A Iso0F22 ?�� ` 90E•10li' @�r1�rlNl�,�.n tl m s AJ�/)7 9oc<`9o&9 ti`b�:15 90-1A � 6 so a .Vn� d( 90E-26 �s�0n 7 G Mickory Si / `J V 99��F 9 n,:°E 90A1- D 9 °F 90E-31 - °F 30 9\ w 9pE 40 W �29 `lo 90E m N� �$acksOn-U� Ijlj 3 90 E-43 y,pa 90-1 o 9 04' Q � � rn 90A1-1 90A-3 Q?,� oyo F F, mut 90I E'S6 A 99E"57 90A1-IE ° O?(7J Mi K m m o906s1 OG-01--H 90-5 � /9 90C 90 10 90 G 0 7, 91 9? 19? c•OJ�`C 90 O o •G: m S°C 9 752 ft 90-6D 90-37 Q �e aF gild rn @ 90-5A � r, G F ceograplii. D lc Datota senlcae yeasv.albemade.orygls o, rn s (43)2WM32 My determination Mtop grapby or condoms, or any deplNon M physical ImproyemeMs, property lines or NUMarles Is for general Information only and shall not be used for the design, mMlflcallon, or mmtruNon M Improvements to real property odor floM plain delemilnallon. May 7, 2019 My determination of topography or coming, or arm depiction of physical Improvementsproperty lines or boundaries is for general information only and shall not be used for the design, modification, or con stmctiion of Improvements to real pmpetty or for flood plain determination. MY 15, 2019 SOUTHWOOD PHASE I — A NEIGHBORHOOD MODEL DISTRICT — CODE OF DEVELOPMENT JULY 8, 2019 60•11j1:►VJL•Is] •]a101aI A NEIGHBORHOOD MODEL DISTRICT CODE OF DEVELOPMENT February 20, 2018 Revised July 2, 2018 Revised January 7, 2019 Revised March 18, 2019 Revised July 8, 2019 SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 TABLE OF CONTENTS NeighborhoodCenter Special Area............................................................................................................................................6 ResidentialVillage................................................................................................................................................................................6 NeighborhoodPlaces.........................................................................................................................................................................6 FIGURE 6: Conceptual Render Interior View of Neighborhood Center Special Area along Hickory ......... 6 FIGURE 7: Application 4.0 LAND USES BY BLOC TABLE 6: SETBACK + BUILDING REGULATIONS BY BLOCK ILLLUSTRATIONS..................................................14 General Notes Applicable To All Blocks: ................................................................................................................................ 14 InternalARB...........................................................................................................................................................................................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 8 FIGURE 12: Waiver Diagram.. 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 S SQUARE FOOTAGE BY BLOCK ............................ TABLE 4: DENSITY REGULATIONS BY BLOCK SUMMARY 6.0 BUILT FORM REQUIREMENTS BY BLOCK .............................. TABLE 5: SETBACK + BUILDING REGULATIONS BY BLOC 12 12 13 13 FIGURE 13: Waiver FIGURE 14: Waiver Diagram.. ......17 ......17 ......17 TrafficImpact.......................................................................................................................................................................................17 FrameworkStreets Sections.........................................................................................................................................................18 9.0 EVALUATION CRITERIA...............................................................................................................................................................19 Proposed Impact on Public Facilities and Infrastructure..............................................................................................20 Impacton Environmental Features.........................................................................................................................................20 Strategies for Shared Stormwater Grading..................................................... 10.0 AFFORDABLE HOUSING .............. 11.0 ATTACHMENTS ............................... Technical Documents ....................... .....20 20 ......21 SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 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 Al,the County's designated development area. It is surrounded by a mixture of residential and institutional/public uses and shares its southern propertyline with . the Bicuit Run State Park (see FIGURE 2: Regional Context Map). 1 ,y zi x �Z 4 •.�/ FIGURE I: VicinityMag Phase I is planned within the project's undeveloped, thirty-four acres that includes the land swap tract, part of the original Biscuit Run NMD, and perimeter 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 tEMA1NING PARCELS ZMA \\\\��2005-017\\\\\'� not amended in this ZMA, FMP 90-5, 90-6D (portion), �90-17D, 90A-3, 90A I-1, � 9OA- I A, 90A- I B\\\\\ 20 FIGURE 2: Req onat Context Mag 090AI -00-00-001 EO: AMEND AND REMOVE EXISTING NMD ZMA 2005-017 INCLUDING ASSOCIATED PROFFERS, APPLICATION PLAN, AND CODE OF DEVELOPMENT PPLICATION AREA REZO SOUTHWOOD NITY, NO G AT THIS TIME \A1 WE i 0� 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. Page 3 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I - A NEIGHBORHOOD MODEL DISTRICT - CODE OF DEVELOPMENT JULY 8, 2019 TRAIL BUFFER AREA NEIGHBORHOOD BLOCaK2 OLD LYNCHBURG ROAD AREAER SPECIAL -. FRAMEWORK STREET _ . NETWORK - APPLICABLE �'• �.—. BUILDING SETBACKS AND ,� �' ------'--- „j ,• �•�, REGULATIONS ARE MEASURED �\ FROM OLD MEWORK LYNCHBURG SETS i AND OLD LYNCHBURG ROAD / BLOCK 9 BLOCK 11 10 BLOCK 12 I •\ 8.0 ACRE AMENITY a• `.v AREA AND GREEN SPACE W/ 10,000 SF v� \, OF PRIMITIVE TRAIL /' BLOCK 10 \ TO BE FIELD / / .: �._ atl 10 LOCATED . �F ` - GENERAL i, a\'./. aft% I 1 ■ I ` vowa_ LOCATION OF f ' .Go ` ' � r PRIMITIVE TRAIL- I ' �EXACT LOCATION .� y/ BLOCKS fteft \,TO BE DETERMINED ` r� .01 • � ON `Existing Southwood Community�'' ' BLOCKI ByOC�K3 �/ o 9 10 no rezoning a istimi - w I I , -A./ v�� BLOCK6 A_ a dA II' ,,i' (. BLOCK 7wow GREEN SPACE AMENDY AND GREEN _ SPACE AREA �\ • . _ _ /•• PRESERVED SLOPES \ \ • • / • J/ R7 TRAIL BUR ROPOSED ' �• I\ .` 7 WAWN R ADS I / J r STREAM BUFFER E%15PN6$OAD$ �`\ r ' •' ` fLOODPLAIN�E EXISTING BUILDING}'-'"� \ \ `\ I/• ` 1 _mEho woI FIGURE 3. Concept Plan Page 4 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I — A NEIGHBORHOOD MODEL DISTRICT — CODE OF DEVELOPMENT JULY 8, 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 ad IVnmEUS mad oe LIP • s CONCEPTUALLOCAIION ' OF PHASE 2 1 •\0 LOPMEM 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 project develop. 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 TRAIL BUFFED IIRE2 pLD LYNCHBURG ROAD CONCEPTUAL / .., LOCATION SAM CONCEPTUAL LOCATION BARI SEWER CONCEPTUAL LOCATION WATER MAIN ... DOWING MOBILE HOMESON KK I— MISTING SEPTIC SYSTEM f�� v V r I — „_� ✓ '+ sit �. 1A— NON� i _ I CONCEPTUAL FUTURE WATER ANDSANITARY i SEWER CONNECTIONS �� \ A 114 / TRAIL BUFFERAREA "R', —I OLD LYNCHBURG ROAD _. RI `A FRAMEWORK STREETS AOOTIONN-ROAM AND ' I ALLEYSN DIMENSION A / t BE DUNDDIMENSITE MAY G cio u BE OSTOTFEOMSRE �.. �. �\ _ ♦_ = \ — _._.J.. CORNFIELDTO CREATEMORE ,: P'./�\ I Ill♦I� r�\,. �� J-..III n ANpnccEss ` Y �GONNECTION/TOE! Y.ISIINGT — � .ROAp NETWORK e; e II�_,,ftS1 1 LOCONOPAYFlRE PANCT L CATIO.0 1 � L � LOCTTION GIVEN, ENACT LOGIiIpN ' Yns�l `X .•�I� / ANDSTANDARDSTO BE ✓DETERMINED WITH THE FIRE MARSHALI,t'N'- _ � t CONCEGROADNEVIORK rvTo y VI FUIDRE ROAJD NETYVORN Page 5 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I — A NEIGHBORHOOD MODEL DISTRICT — CODE OF DEVELOPMENT JULY 8, 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 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 all blocks. Density and intensity of non-residential uses vary by block with a bias towards single family units with occassional home occupation type uses on the southern and eastern edge of the project and multi -family with commercial businesses in to 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 to 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. i FIGURE 6: Conceptual Render Interior View of Neighborhood Center Special Area along Hickory Page 6 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY8,2019 TRAIL BUFFER AREA NEIGHBORHOOD CENTER SPECIAL AREA FRAMEWORK STREETS - BLOCK 2L.ACII. OLD LYNCHBURG ROAD ADDITIONAL ROADS AND ALLEYS AT APPROPRIATE SCALE AND DIMENSION MAY BE DEVELOPED IN SITE PLANS TO CREATE MORE CONNECTION AND ACCESS BLOCK 9 BLOCK 11 r r T 13LOCK 12 �ACRES �PACI. 8.0 ACRE AMENITY AREA AND GREEN SPACE W/ 10,000 SF OF PRIMITIVE TRAIL BL01 OCK 10 ro L TO BE FIELD 'a LOCATEDA. .1 . ............ sip GENERAL LOCATION OF *oft 11\000 Mir PRIMITIVE TRAIL - 06, EXACT LOCATION BLOCK 8 ZASAC�. JO BE DETERMINED soft *4, 100 Eidsting Southwood Community no rezoning at this time BLOCK I BLOCK 3 M ZIA .A.. ��11, 000 woo SECONDARY FIRE ACCESS �0 BLOCK 5 I(APPROX. LOCATION GIVEN, Va. ItPA�IS EXACT LOCATION AND 0 ii"'M .00 STANDARDS TO BE DETERMINED WITH THE FIRkMftSIlAQ 000 BLOCK 6 sK�mIs 1.14.. 0*0 BLOCK 4 woo 00 BLOCK 7 —';Mae 000 4141 mono P;ESFR *VFDISC,1 A., GREEN SPACE CONCEPTUAL CONNECTION TO AME'AITYANDIGREEN /FUTURE ROAD NETWORK *00 SPACE AREA•• ftkft **** woo PRESERVED SLOPES war WARM now )IRO TRAIL BUFFER 1114M RqAW P�ED STREAM BUFFER EXISTINGPOADS•------ FL00DPLNN 00 EXISTINGBIJILDMG• 000 GPAPNCSCALE lk man woo FIGURE 7 Application Plan Page 7 of 21 7/12/2019 7 37 AM SOUTHWOOD PHASE I — A NEIGHBORHOOD MODEL DISTRICT — CODE OF DEVELOPMENT JULY 8, 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. Notwithstanding Chapter 18 section 5.1.34, Flexible Use Structures shall be permitted on lots comprised of detached single-family dwellings and attached or semi-detached single-family dwellings subject to the following: 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 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. Flexible Use Structure may contain a dwelling unit and/or any Home Occupation Class A and/or 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. 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. Page 8 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I — A NEIGHBORHOOD MODEL DISTRICT — CODE OF DEVELOPMENT JULY 8, 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 or 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 (301 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. Parking 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-SZ,• 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 REOUIREMENTS 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 7/12/2019 7:37 AM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 Residential and Non -Residential Uses Permitted/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 Boarding House, Detached Single Family - - 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 Page 10 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 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 Manufacturin /Processin /Assembl /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 - -I - - - - - - P P P P Page 11 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 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 miniums 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 (ac) 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 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 UNITSANDNON-R£SIDENTIALSQUARE 34.0 ISO 450 50,000 FOOTAGE Page 12 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 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 MIN B 5' S' S' S' 10' MAX 25' 25' 25' 18'A 28• A STEPBACK MIN NA NA 1S, E IS, E 15' E AT BUILDING HEIGHT OF 40' 40' 3 STORIES OR 45' SIDE SETBACK MIN 3' 3' S' S' NO MIN MAX NO MAX NO MAX NO MAX NO MAX NO MAX REAR SETBACK MIN NO MIN S' S' 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 GARAGESETBACKC 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' 3' 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 Blocks 9 - 11 shall have a 20' building setback at the trail buffer (outdoor amenity and recreational structures are exempt). 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 7/12/2019 7:37 AM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 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 �Q DIAGRAM 2' EAVE/OVERHANG 2' EAVE/OVERHANG ��PV 3' SAVE/OVERHANG �p0 SO, Bpi/O�iC[FN ENCROACHMENT ENCROACHMENT ENCROACHMENT �Op. B�i2p� �O• ,FF.. Tom , e��02NK;X ?� BGi� M,y �� 4 STORIES OR • 'q,T� 45' MAX HGT C, -I' 4 STORIES OR �k HGT , (FNCTh F"' c FNC \ Th" SETBACKOR W/ I5' TH 7 �'A'R A STEPBACK @ SETBACK OR ,1' 0' STEPBACK v 3' MIN SIDE 5' MIN SIDE 1, 4' PORCH/DEC SETBACK SETBACK ENCROACHMENT 3 STORIES OR 3 STORIES OR 3 STORIES OR ADDITIONAL 22' 9' PORCH /DECK 3' MIN. SIDE SETBACK 40' MAX HGT 4' PORCH/DECK 40' MAX HGT 4' PORCH/DECK 45' MAX HGT SETBACK (25% MAX.) ENCROACHMENT ENCROACHMENT ENCROACHMENT W/15' 4'PORCH/DECK ADDITIONAL22' FRONT LOAD GARAGE To 5' MIN. 25' MAX FRONT 5' MIN. 25' MAX FRONT STEPBACK ENCROACHMENT SETBACK (25% 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 crraer`r SUMMARY ILLUSTRATIVE HICKORY ST. R.O.W. SECTION THROUGH 115 115' BLOCKS 3 - 12 MAX. BUILDING HEIGHT PER BLOCK, TYP. ❑ ❑ -- -- 0_ oD R = 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. Corner 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. No lot shall have two fronts. 7. 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. 8. 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 7/12/2019 7:37 AM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 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 PRESERVE CONSERVE TRAIL & PATH AMENITY RECREATIONAL AMENITY & CIVIC SPACES MINIMUM RECREATIONAL AMENITIES & CIVIC SPACE TOTAL GREEN SPACE TOTAL AMENITY 1 180 5.97 0.23 2,000 LF Class B type 1 primitive trail 3 4 8.00 10,000 5 0.01 500 SF neighborhood park 6 0.05 2,000 SF neighborhood park or recreational amenity D 7 0.12 600 LF Class B type 1 primitive trails A 8 0.05 2,000 SF recreational amenity D 0.23 4,500 2 0.10 1.10 0.20 L740 LF Class B type 2 pedestrian trail 9 0.01 500 SF neighborhood park 0.10 870 LF Class B type 1 primitive trail B 10 0.06 2,500 sf recreational amenity 0.15 L300 LF Class B type 1 primitive trail C 11 0.06 2,500 sf recreational amenity D 1.78 25,050 12 0.15 6,500 sf active use recreational area 0.15 6,500 TOTAL 1.90 7.07 0.80 0.38 10.16 46,050 A Across three pedestrian connections distributed across blocks 6 - 8 B Across two pedestrian connections distributed across block 9 C Across two pedestrian connections distributed across blocks 10 and/or 11 D Space requirement is cumulative and may be provided using not more than 3 spaces, none of which can be smaller than 500 SF distributed across blocks It GENERAL LOCATION OF PRIMATIVE TRAIL- EXACT DtO,yNCye`�GETTRORMENED BE Io BLOCK b 1 .14 ACRES Definitions j . 3 BLOCK 5 7.07 ACRES BLOCK 4 • TRAIL BUFFER I BLOCK2 1.32 ACRES OLD LYNCHBURG ROAD BLOCK 9 1 )9 ACRES BLOCK 11 5.36 ACRES BLOCK 12 I 2.99 ACRES BLOCK IM AC RES- . 1� GREEN SPACE AREA (BLOCK 1( s -- TRAIL BUFFER AREA (BLOCK 2) ® CONCEPTUAL LOCATION OF ACTIVE USE REC AREA ® CONCEPTUAL LOCATION OF PEDESTRIAN CONNECTION AREA FIGURE 8: Conceptual LocationFIGURE 8: Conceptual Location ofAmenV AAreas 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 7/12/2019 7:37 AM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 20' BUILDING SET -- BACK BLOCKS 9 - 11* 30' TRAIL BUFFER BLOCKS 9 - 11 BLOCK 2� BLC 8 BLOCK 9 It�BLO NEIGHBORHOOD CENTER SPECIAL AREA END TRAIL BUFFE OLD LYNCHBURG ROA i IT, BIOCK 12 * BUILDING SETBACK DOES NOT APPLY TO NEIGHBORHOOD CENTER SPECIAL AREA 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 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 and FIGURE 8: Conceptual Location of Amenity Areas for conceptual locations of the Pedestrian Connection Areas. IC — J EARTH, C COMPACTED I BARK, / �" \ STONE DUST" GRAVEL OR EQUIVALENT J STONE �� FILTER FABRIC COMPACTED SUBGRADE FIGURE 10: Primative Trail !left) and Pedestrian Trail (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 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 7/12/2019 7:37 AM SOUTHWOOD PHASE I — A NEIGHBORHOOD MODEL DISTRICT — CODE OF DEVELOPMENT JULY 8, 2019 8.0 FRAMEWORK STREETS 11 ,,° e,a � E B., I\, Framework Streets L IF- L-110N TB BE "°"""sBE— wBT,a Re D6EUou ° .,T ETINE, i FIGURE 11: Framework Streets Technical Plan treets 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 conform 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 i 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. 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 cut 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 varies in relationship to the density of development. If additional roads are designated at Site Planning, these additional roads will not be considered framework FLIP PLANTING STRIP 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 7/12/2019 7:37 AM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 Framework Streets Sections e @'(LEBB THAN 250 VP0) (LEBB THAN 250 VP0) e' (TRAVE LANE) fPARpNG}'� 24 M1�00VPD) Se.(35140DVP0) 21 ]7(<01-20.^O VPD- INTERNAL) +I 25'r VPD-INTERNAL) + 25' (— 4.1 T —2VIIg.055(PLANTING STRIP) (PLANTING STRIP) 5 5 (PU(P TANTING STRIP) 5' 6' B. (PLrWTING $TRIP) ,(ANCRETECONCRETE CONCRETE ONCRETE CONCRETE ONCRETE (P(ANTIL STRI P) SIDEWALK DEWAURIGHTOFWAV SIDEWALK U.EWALKRIGHT OF WqY SIDEWALK SIDEWALK RIGHTOF WAV VARIES VARIES VANW NOTE. 'IF STREET PARKING IS NOT PRONDED, MOTH SHALL BE REDUCED BY B'. • SPEAKS IN PARKING HILL BE COORDINATED NITTI FIREIRESCUE ACCOMMODATING FIRE ACCESS NEEDS, SECTION 1 TWO LANE TWO-WAV VDOT SUBDIVISION STREET NO PARKING SECTION 2 TWO LANE (TWO-WAY)VDOT SUBDIVISION STREET WITH PARKING SECTION 3 ONE LANE ONE -WA SUBDIVISION STREET WITH OPTIONAL PARKING No Ccak ;S7E Ib S®le 8 PARKING IZf1' 12-1X' WPARKING UP (MIN W10TX FOR ONEYWY) (CGTIGNAL)• ITRAVELLANEj ,p-IiRAVEL LANE) (OPRONAL)'�` -�2f/IMIN WIDTH FCR TNO WAY)— T5' W —25— ,IF 0.5' 1 BASE 1 R18E Y (PLANTING STRIP) (PLANTING STRIP) STONE STONE ONGRETE (PLANTING SRXP) CONBRETE SIDEWALK RIGHTOF ViAY SIDEWALK MIES NOTE: 'IF STREET PARKING I NOT LBEREDUCED UBECONDED.WIDWH Fl • BREAKS IN PARpXGN1LL RE COCRGINATEO`MTX FIRFMESCUE ACCOMMODATING ARE ACCESS NEEDS. CUEACCOM SECTION 4 ALLEY SECTION 5 BOULEVARD NO Sofa No3wb SECTION 1 2 3 4 5 HICKORY STREET** X X X ROAD 1A* X X ROAD 1B X X ROAD IC X X X ROAD 2 X X ROAD 3 X X ROAD 4 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 ADDED TO 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. Page 18 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I — A NEIGHBORHOOD MODEL DISTRICT — CODE OF DEVELOPMENT JULY 8, 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. Melghborhood 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. Meighborhood centers The Neighborhood Center Special Area marks the intersection of Hikcoy 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 below 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 each block, with the exception of block 12, 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 7/12/2019 7:37 AM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 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 term 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 feature. When utilities are required to pass through steep slopes, all grades will be restored to their predevelopment state. Strategies for Shared Stormwater 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. Gradino 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 7/12/2019 7:37 AM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 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 for 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 7/12/2019 7:37 AM REZONING APPLICATION PLAN FOR VICINITY MAP 2 s s 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 PROPERTY INFORMATION OMME]DEVELOPER: HABRAT FOR HUMANITY OF GREATER CHARLOTTESVILLE $OUTUU OJD CHARLOTIESVILLE LLC 919 WEST MAIN STREET CHARLOTTESVILLE VA 2Zg3 LEGAL REFERENCE: DB 0375 Pol DB IZ73/32JL DB All MAGISTERIAL DI$LRICT: SCOTTSVILLE E..a W Pal SoUlbwWa P1g521 TRAPS: PgA1LONCOI EO ff/JAWNOJI AO DIµpCOlp(151 A0 Total Aba oge: 33T9, e>0 See A bOM.Roo Plan /p CCRa9e pe-Bbek BASE INFORMATION SOURCE OF EOUxouY SUN : WILLIAM S. ROUDABUSH, JR. 1974 ROUDABU$H, GALE, K ASSOCIATES. (NC. ROUDABU$H. GALE. 6 ASSOC:'ZNC MIS SOBECEOFMPOOMFRY: LOVIS4 AERIALSURVEYS, INC. P O. BOXW MINERAL. VA MI1Z DATE OF PHOTO GMPHY:0ZlaGS 1 DATE OF COMP(IATI ON: 02AlLUZ B.C."'C R (SPOT EIEYATIONI CENTERLINE OF THE INTERSECTION CE HICKORY STREET AND BINERNUT LANE ELEVATON=4510 W.VERSOURCE AIBFMARIE COUNTY$.ICE AUTHORITY SEWER SERWCE AIBEAARIE COUNTY SENICE AUTHORITY THIS PROPERTY IS ZONED: R2-RENDENTAL AND HARD (SUAILO UJCO EO APPLICATION PLAN NOTES 1. THIS ZONING MAP AMENDMENT PROPQSES A CHANGE IN LAND USE FRQU R2-RESIDENUAL TO END (NEIGHBORHOOD MODEL DISTRICT) FOR PARCELS WOAWL0,03I AU AND 076IDCOOJ6iIAD AND FROM END (NEIGHBORHOOD MODEL DISTRICT) PROFFERS TRICT( WITH ASSOCIATED PROFFETO NEW AND UNASSOCIATED FIND FOR PARCELGYJAILOCOCOI ED ALL PARCELS WILL BE CONTOURED FOR ONE REZONING UNDER ONE END. 2 THIS SITE LIES WITHIN THE UPPER RIVANNA RIVER WATERSHED. 3. REFER TO CODE OF DEVELOPMENT FOR PROJECT DESCRIPTION. DRAWING INDEX ADM COVERSHEEI AT 01 REGIONAL COLIDT MAP& PARCEL OVERVIEW ADS);APPLICATION PUN A24o TECHNICAL PAN AW SWM PUN A204 ROADSECTIONS ,l Southwood Phase 1 387 Hickory Street Chatlotfe$Ville, VA n902 la Habitat for Humanity Greater Charlottesville ,o,M,bbOyaZMA201S-003 arw.re: COVER SHEET ORIGNAL SNBMLSSIGN: 82/18/18 87/LIB REMSION OI a/]/19 RENSION 02 83/%8 19 REVISON N3 8 /24/19 REVISION N4 trawn by c,¢CRea by WM, VD,IM KK CO h:0 M19 ,ilibib eC1s P.C. Habitatfor , of Graft, CIR0.11 evlllE • � ARR TIMMONS GROUP waterstreet studio k I nee1 REGIONAL CONTEXT MAP Z R 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-ODDI Z of tax map parcel 090AI-0000001 M. GRAPHICSCAIE D BD 1fW 2MJ 3aV II 090A1-00-00-001 E0: AMEND AND REMOVE EXISTING NMD ZMA 2005-01 Z INCLUDING ASSOCIATED PROFFERS, APPLICATION PLAN, AND CODE OF DEVELOPMENT AREA THWOOD NO REZONING AT THIS M�t: Southwood Phase 1 387 HickM Street Charlottesville, VA 22902 11 Habitat for Humanity Greater Charlottesville ZMA201S-003 dP,n,: REGIONAL CONTEXT MAP & PARCEL OVERVIEW ORIGINAL SNBM65pN: 82/18/18 D)/=RENSION #1 81/]/19 RENSION 02 .NT19 REVISION N3 8 /24/19 REVISION N4 VD KK C rt:0 M19 r n,hdBC P.C. Habitatfor , of Greater dir. ,111e TIMMONS GROUP waterstreet studio l�Rcx I T Ea.s n pp1 Wte :h- 01/0Z/2019 Al 01 Zoning Map Amendment EXISTING CONDITIONS \ m °°m'°sq_� � - -- IIII II \ E ~ 1ZA GRAPHIC SGIE ■ ■ ■ ■ 0 IDJ 2m 3DJ pJ Southwood Phase 1 ■ 387 Hickory Street = Chodotte ville, VA n902 / Iq Habitat for Humanity Greater Charlottesville v ZMA 2018-003 EXISTING CONDITIONS L� ORIGINALSNWWION:82118/18 D)/=REASION #I 81/]/19 RENSION 02 T19 83 REV610N N3 W2419 REV610N N4 &—W: cn:ceeeM VD KK c ht: ® M19 pw9¢811e¢1s P.C. Habitatfor , Greats (haltotle ,lllR TIMMONS GROUP waterstreet studio ^IIH I T EL"5 ¢rymw� ppl��m• k z APPLICATION PLAN r I I I _ � I y` e„Eo.�vvov .1°n I II , I FRAMEWORK STREETS - ADDITIONAL ROADS AND ALLEYS AT APPROPRIATE SCALE L AND DIMENSION MAY BE DEVELOPED IN SITE PLANS TO CREATE MORE CONNECTION AND ACCESS � 8.0 ACRE AMENITY AREA AND GREEN SPACE W/ 10,000 SF OF PRIMITIVE TRAIL � t TO BE FIELD LOCATED GENERAL r LOCATION OF PRIMITIVEL - EXAC • EXACT LOCATION \ `O BE DETERMINED 1 TRAIL BUFFER BLOCK 2— tJ ACRE$ OLD LYNCHBURG ROAD NEIGHBORHOOD CENTER SPECIAL AREA I4/ I I • IW I I y I BLOCK 12 I / 299 ACRES / I 1 / ` � °'* � a �o I Y ° It'll Run BLOCK 8 • DnN. 035ACRE$ ' MIIERNUi W. \ •:' v// / 09 ^ BLOCK 5 . ACRES tIACItEl BLOCK 10 I.DI ACRES I A%1 I I / r BLOCK 9 BLOCK 11 1 NACR6 5%ACRES / / / / r°°tl 10 je � �`� Existing Southwood Community , !N`` FI``CE S no rezoning of this time 000 ♦ (APPROX. LOCATION GIVEN, • • III •— EXACT LOCATION AND STANDARDS TO BE DE gRMINED .11,10 WITH 3 yt 1 sngpm low lot '� Ill1lpilll I �� ♦ ' ` BLOCK 7 i1 , �i� 06d ACRE 0111110 i ` 1 • CONCEPTUAL CONNECTION TO IIIIIIII� ' ` ` I . FUTURE ROAD NETWORK war NUNN i• 1 ` 0000 !� �IL 0000 2 MORE mebt: Southwood Phase 1 387 Hickory Street Chadottesville, VA n902 W Habitat for Humanity Greater Charlottesville ,b,.,bb,,b ZMA 2018-003 aiw.yi,: APPLICATION PLAN ORIGINAL50WWION:8 18 D)/2/IB RENSION pl 81/7/19 RENSION 12 83/18/19 REVISION U W24/19 REVISION N4 trawn by VD KK bbry h:O M19 ,—bibad¢C P.C. in Habitat forlfummW f Graat,, a; 0.1tb,1 lR TIMMONS GROUP waterstreet studio rMI _ -" „ s — ---- — — — — — — \ \ 0 \may _ e3 �'/ \\\a5'Q ° 3,0' GREE WAV/TRAIL,/ BUFFER AREA 8,l12AIL /YJ \per\ BLOCK 2 I'° :: .// - / ."/. WATERLINEIle DISTANCE 3Ilk �'%Di BLpCK1� T'r- t/ t\ ' a \ OPOS€DP6St[Y—zi rIJA[RrsgwER END ROAD 7A \' �` 1 %`-° \'\>.'� AaPR�i:IMA7EZCATI_DN%R ' � \i� {�` x— '1,------ (FINAL _.'SWAN LOAATJ N IOCESS, -C__-O _-ow v9 i /�°9. '/. (FINAL LOC TI F1 TO BE O____¢__ -� ,."'/;:•'if _ , _°'d° ° ° ° ° ° ° ° / /<O° / ' _ _ _" _ i- DETERMINED WITH V 1 _ - g:,�%,% '1 ___ /°� �I, /•_ MARSHAL DURING'S T \� "J 1 ,-PROPOSEQ,(2EROU�EQF� ,`(� ��,1[C� O �/ PASTING ROAD, MATCH "R"�- � 1 1 O'/ - ------ PLANNING PR6CES ) Gl� �aZ. .� ' �1 / I, , -EXISTING ROAD SE(3TION�' / sP" \8� S3/J\$/;QROD'0'IB /n _ i' P• . C'%=1 /°�%o, B OPK_ OF -OPME ENT: _'"_-_:�_.i�; .��;S':�'i,'�,l1a.m``\\,\�, ��.5�``=I�_I='_,=_1` -i'`3-, ':�i.:'�?:,:�5:'.i :' �''S•$-�iF'/1�; .j�15'%'i��%%'/r ' \- �G/ l',✓__'Lr i, 7, W: /I /Ii lIi1'1��' �(/. yyr-S'i 'OFl,es'-Y Y•, i\ I� ��A I'\�BLOCK 6, / ..�\. \�\ `WQTFRLVNE -/l./t�y�.�,`' �A7%'"" �tOCK7; ° C l i�c[�\ /C/��\ C\ // __ �_��\�,.�D�\\\, / Iyc �`--ate-- _\�� / /� /i '� /,•,, '� /'-0' ° \� ° a I \—' IV �\�\�\��\.\\�\\ 1 / °�so °°� �.�, 40.� 6°°° ✓ 11 r1'✓',/ J .IF L ,�z \ \�N\ - ;,il1P,l�/i/� Southwood Phase 1 —7 Hickory Street Chodottewlle, VA 22902 W Habitat for Humanity Greater Charlottesville ro�°mtitY. 17010 bwhB: APPLICATION PLAN ...Ala.!Sl.N MM118 0]py19 Renspn xl Ol IV19 REVIspNEVN x] 19 RIsp03 WW WR</19 REVIspN pd dgrnbY: <b¢C4Ctl by CWE CK <OFn6M: a MudtilCCls. P.C. nablizat for WAMW N fiP,akr CNrbttnvllk TIMMONS°GROUP Waterstreet studio WATER QUALITY ANALYSIS SITE DATA vvwv \ \ ------------ BLOCKS 1, 3-8 -� --- -- BLOCKS 2, 9-12 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 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 / Cry` %\ PROPRIETARY TREATMENTS (SUCH AS BIORETENTION OR WATER QUALITY tom, SWALES) WILL BE DETERMINED DURING FINAL DESIGN. OFFSITE WATER POST DEVELOPMENT LOAD I (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% TOTAL LOAD LOAD REDUCTION REQUIRED (LB/YR) = 29.03 LB/YR ° r r to NOTE: J — \ STORMWATER MANAGEMENT LOCATION AND SIZING IS CONCEPTUAL AND DOES NOT REPRESENT A / BLOCK 2 %/i- SPECIFIC MEASURE. FINAL LOCATIONS WILL BE °°,-;%�___�'; �";\\`'/,- /' _-'_"--_� _� %,', � 1� ; ,' ,'"/ %',' , / � ,' ' DEVELOPED WITH FINAL SITE AND VSMP PLANS.—-�" sh ' SLOCK 9„ - 11 E3�Oluc 71 \ BLC)CK l2 \'�� \\ f ' / °// �,�/ i - `--'' /III\ I \ \ L� ,%: �• �.Jt'} � \ , I II I I II __c _,�- -_i i I \` I\. ____ � � II � __ _" - y If l' KI�\:\` '(�" , \` `: - s;%,'„/,'Q,�"r%�./ III\li '6�� .�L�Ck`$`� ,�� /� — - _- — ✓ � \ I 1''i' III l •�° °v�` A _ "°"�, /�%1"°,`'� 'i' _ _ _ IA VA �`I` C� e �b _L_'� � - v — �` °I __ '� Y./' it P \ o_- ---___ �_—� /,', �:' -'" t _ _— i I�I�..•7 h -�g9,`\ __ `8' \ .\ 4'A.. ` ,p �%_ , p' — -"- ` - �— v '''yJj+,-` �)^V � cRl st I ,/ r ,, r / -� r�'•if/v' .___�-_ — _"�,�-�-�.�C�"�'-::='�;-,::;:i �::','P111 .!._�� .:.� \�• / /` \ _ BLOCKS 1,3-8 WATER QUALITY STRATEGIESBLOCK 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 1 INFILTRATION WILL BE USED THROUGHOUT THE SITE TO MEET WATER QUALITY REQUIREMENTS. ADDITIONALLY, OTHER PROPRIETARY AND NON PROPRIETARY MEASURES MAY BE USED, ALONG WITH OFFSITE WATER \ x QUALITY CREDIT PURCHASE IN ACCORDANCE WITH DEQ. 11\1\9�\I\II�d\\� t✓-- �\gip\\\\\Q � °/'-1� -�\\ A\o\`\� ° — °° j �` r ' li l ✓'; li l%'i /,/'/.1'�r p'�/'. 'f '��'v s�,. / >- �-�\ ;e �/f ✓/. ,beq' �J i/ , ) i `\ \ /�_ ice_ \ I l \ ✓%, _ / i-�� r�1� \`� < ' \�IK, -. Southwood Phase 1 367 Hickory Street Charbtteefille, VA 22902 W Habitat for Humanity Greater Charlottesville ro�umlRr 17010 CONCEPT STORMWATER PLAN CRIGIN1LSu0m6spn: 0yPp/IO 1'•1C0' WNY16 Rensan xl Ol p)/19 REVISXJN p] W 19 Rs"N x3 WMR</19 RlEVISXJN pd C'M CWs CK <OGn6hl:0 Mud91CCIS P.C. HabRat for WAM b' N fieater l:Iwkttnvllk ,...� TIMMONS°GROUP 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 RE S' tl:.. OS OS .S 5 CONCRETE p1ANTINo$M 1 % 0 S IpIANTING STRIP) CONCRETE S ONCRETE 6 0 S �PIANTING STRIP) (pIpNTING $TRIP) CONCRETE 6' (PL ING STRIP) 5 6' CONCRETE CONCRETE SIDEWPLI( SIDEWALK SIDEWAU( SIDEWALK (PI ING STRIP) SIDEWAU( SIDEVYNH RIGHT OF WAY RIGXT OF WAY RIGXT OF WAY vMES VARIES VARIES NO E 'IF STREET PARKING ISNOT PROAADED,EDTXSXNL SEIR REDUCED BY0'. • BREAI($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 C PARKING 12-RP 12-14' SPARRING (OPTONPlp OIIAVELIANE) 05' 0�(TRAVELLANE) (OPTION - 9 — ,5F 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. n I Southwood Phase 1 367 Hickory Street Chorbttewle, VA 22902 W Habitat for Humanity Greater Charlottesville pn�.meer 17010 harvFg: ROAD SECTIONS CeD.Le,.m .0 02 MIS W=18 REVISION pl 010119 REVISION 11 W HVI9 11ISION.3 W24/19 REVISION 04 ew.�nr: <ns9ea IN W CK <OGn6M11: O bimwCltiICCIS P.C. Habitat =NW M ris.Na ClwkttnMlk TIMMONS GROUP waterstreet studio (�l R t N I T E C T 5 Oa+Ow sen axle s,en 01/07/2019 A2.04 oning Mop Am¢ntlm¢nt RESPONSE LETTER June 25, 2019 Albemarle County Planning Commission 401 McIntire Road Charlottesville, Va 22902 Dear Members of the Planning Commission: Thank you for your feedback during the June 4, 2019 Planning Commission work session and subsequent work session summary letter. In response, Habitat submits the following response letter to document changes to the Southwood Phase 1 Code of Development (ZMA2018-003) and to provide additional information and exhibits to address questions and/or concerns expressed by members of the Planning Commission. QUESTION 1: What should be the maximum building height allowed per the Code of Development? There was general consensus that the previously proposed maximum building height of 65' was too high and that the project should scale down in height from the Hickory and Old Lynchburg neighborhood center. Also, there was consensus that more information was necessary for the Planning Commission to be able to evaluate the proposal, particularly as it relates to the area of development at the entrance to Southwood at the intersection between Hickory Street and Old Lynchburg Road. I. HEIGHT, INTENSITY AND STREET ACTIVATION CHANGES: a. HEIGHT AND STREET ACTIVATION: In the updated version of the Code of Development, there is a Special Area at the entrance to Southwood along Hickory Street that will contain unique characteristics, such as 12' first floor heights, a publicly accessible active use recreational facility, structured below grade parking where topographically appropriate, regulations against structured parking abutting Hickory Street and built forms to ensure opportunities to provide first floor non-residential uses. Provisions for these design characteristics will create an active, vibrant and pedestrian - friendly street edge, and also require this area to have building heights set at a maximum of 50' or four stories, whichever is less. However, this building height is relegated to this narrow Special Area along the frontage of Hickory Street to provide for these programmatic elements. This area corresponds to the Neighborhood Center identified in the Comprehensive Plan accommodating a density up to 34 units per acre. From this area, building heights are then scaled down progressively through the remaining blocks in both directions. The table regulating these heights and special characteristics can be found on page 13 and 14 in the Code of Development.. b. HEIGHT CALCULATION: The method for calculating height in this rezoning application will reflect the County's current definition of building height: Building, height of The vertical distance measured from the level of the curb or the established curb grade opposite the middle of the front of the structure to the highest point of the roof if a flat roof, to the deck line of a mansard roof, or the mean height level between the eaves and ridge of a gable, hip or gambrel roof. For buildings set back from the street line, the height shall be measured from the average elevation of the ground surface along the front of the building. Reference to this method of determining height can be found under NOTE 3 on page 14 of The Code of Development. c. TRANSITION OFHEIGHTAND INTENSITY. Reductions in heights and use intensity across all sections of Phase 1 are proposed in the revised version of the Code of Development to better mirror the development intention of appropriately scaling down intensity from the Hickory Street entrance to the shared border with Biscuit Run State Park. The 30' landscaped trail buffer will further act to soften the built edge along Old Lynchburg Road, and the eight acre natural area proposed at the southern edge of Phase 1 will further work to transition the development to the rural characteristics of Old Lynchburg Road to the south. These reductions are reflected on page 14 of The Code of Development and the proposed buffer and natural area requirements are reflected on page 15 and 16 of The Code of Development. IT FURTHER INFORMATION TO SUPPORT PLANNING COMMISSION EVALUATION: A. BALLOON TEST.- A balloon test was conducted on 18 June, 2019. Two balloons were flown by Network Building + Consulting at 50' to mark the tallest possible building height at this location per revisions to the Code of Development based on Albemarle County staff recommendation. Per Dominion requirements, the balloons were setback 50' from the power lines and were therefore flown approximately 50' back from the possible Old Lynchburg Road -facing building fagade. County staff and officials, as well as the surrounding community, were notified of the date and time of the balloon test. Photos taken on site are provided in ATTACHMENT A: BALLOON TEST. b. CONCEPTUAL RENDERINGS: BRW architects developed 3D renderings at several points along Old Lynchburg Road and Hickory Street, taking into account projected grading and landscaping plans to explore how buildings at the Neighborhood Center will relate to the existing Southwood neighborhood as well to Old Lynchburg Road. These renderings and a map are provided in ATTACHMENT B: RENDERINGS. c. SECTIONS: BRW architects has developed updated sections both through Old Lynchburg Road to explore the height relationships to existing neighborhoods and the Southwood community as well as a cross section through Phase 1 to explore maximum building heights and the transition in scale from most intense development at Hickory Street to least intense at the transition from Southwood to Biscuit Run Park. These sections are provided in ATTACHMENT C: SECTIONS. QUESTION 2: Should Old Lynchburg Road be a Framework Street? There was general consensus that Old Lynchburg should be a framework street. I. CHANGES: Revisions to the Code of Development include Old Lynchburg Road as a Framework Street and will be subject to all applicable building regulations. This revision can be found on page 14 of The Code of Development, Table 4. QUESTION 3: Is the proposed recreation substitution request for Block B acceptable? Are sufficient recreational facilities being provided? There was general consensus that significant amounts of active and passive use recreational facilities should be provided for a neighborhood of this scale. Also, Planning Commission members wanted to see active and accessible recreational facilities that united the new and the existing communities. I. MINIMUM GROSS REQUIREMENT CHANGES: This application amends the Green Space and Amenity Area regulations to address this concern and establishes minimum passive and active use square footages for all areas of Phase 1. This updated regulatory table can be found on page 15 of The Code of Development. II. ACTIVE USE AND PUBLIC ACCESS CHANGES: A publicly accessible active use recreational facility is regulated via the inclusion of a 6,500 sf active use space at Hickory Street (the specifics of which will be decided via a community charrette process but will likely include an urban scale soccer field) and will be made, per zoning, accessible to the entire community. The conceptual location of this area can be found in the map on page 15 of The Code of Development and the supporting regulations can be found in the Green Space and Amenity Area table on page 15 of The Code of Development. III. RESIDENT CHOICE AND TYPES OF USE: Habitat is in agreement with the recommendation from the Planning Commission that future substitutions in the type of recreation facilities provided be pursued in accordance with the demographics and interests of the community members who will live in the future neighborhood. Habitat is committed to a design process by which residents who will eventually purchase or rent homes in each individual neighborhood will participate in the site planning process to designate the appropriate amenities for their area. QUESTION 4: Within the Code of Development and Application Plan that have been submitted, are there aspects that require additional detail, revisions or clarification? The following materials have been produced in response to requests made by the Planning Commission: • CONCEPT PLAN. BRW architects has developed a revised version of an overall concept plan showing the current and future project area, including Phase 1 rezoning and the remainder of Southwood. This concept plan illustrates general development areas and critical connections between road and trail infrastructure and is provided in ATTACHMENT D: CONCEPT PLAN and can be found on page 4 of The Code of Development AREA MEDIAN INCOME DATA: In 2013, Habitat collected self -reported income from all households in the mobile home park through an intensive year -long survey and interview process. This data was recently updated in 2019 through a survey of 181 homes. Both data sets are included in the AMI data report. In addition, Habitat's Community Engagement staff has been working in one-on-one financial coaching relationships with the more than 70 families (Early Adopters) who have self -identified as interested in living in Phase 1. This AMI data set for the Early Adopter Families is also being provided. These tables can be found in ATTATCHMENT E: AMI DATA RESIDENTAL ANTIDISPLACEMENT AND RELOCATION ASSISTANCE PLAN: As requested by the Planning Commission and in accordance with federal standards set forth by the Uniform Relocation Act and HUD Section 104(d), the Residential Anti -displacement and Relocation Assistance Plan for Southwood Phase 1 can be found in ATTACHMENT F: RARAP. This plan establishes the methods that will be used to minimize resident displacement during development, as well as Habitat's commitment to support any family displaced and to replace on a one -for -one basis any lower -income dwelling unit demolished or removed for the purposes of redevelopment. SOUTHWOOD HOUSING MIXTURE PLAN: Habitat has developed a Housing Mixture Plan that outlines the housing typologies for both purchase and rent that will be available in Southwood Phase 1, as well as the affordability range of these products, from deeply affordable units to market rate. This plan also outlines the resident design process by which the exact mix of typologies will be established in each neighborhood to ensure that the products and lots designed through the site planning process will be accessible to the Southwood community. This Housing Mixture Plan is provided in ATTACHMENT G: HOUSING MIXTURE PLAN • AFFORDABILITY. As a continuation of the long-standing partnership between Habitat and Albemarle County, the parties have agreed upon a Performance Agreement (voted on by the Board of Supervisors on 6/19/19) that sets forth anticipated quantities, mechanisms and longevity of affordable products within Phase 1 of Southwood. Through this agreement, Habitat has committed to a minimum of 75 affordable housing units built or contracted to be built by Habitat, with the additional commitment to pursue award of a competitive financing application for 80 affordable rental units through Low Income Housing Tax Credits. Habitat built units are affordable to families between 25-80% of AMI and utilize deed restrictions with affordability provisions for a minimum of 40 years. No families will pay more than 30% of their income on housing expenses. LIHTC rentals are affordable to families below 80% of AMI and will retain that affordability for a minimum of 30 years. Additional innovative affordable housing products such as, but not limited to, Flexible Structures (accessory units) are being piloted in Southwood and will be affordable to renters at the lower end of the AMI scale. A copy of this Performance Agreement is provided in ATTACHMENT H: PERFORMANCE AGREEMENT HOUSING CHOICE AND VARIETY: Habitat has also created a new Housing Choice Pilot Program specifically for homebuyers who will purchase Habitat -built products within the Southwood neighborhood. This pilot program, unique to any Habitat affiliate nationally, will enable families to make more custom housing choices based on their needs, abilities and desires. Among the elements of this program is the ability for Southwood families to pay less than what they qualify for to purchase more modest units that meet their lifestyles while holding onto savings and/or a larger portion of their income for other purposes such as business incubation, educational goals, etc. Conversely, this program builds on the strength of the existing Southwood shared economy by allowing families to pool larger down payments to either buy down their monthly costs or purchase an upgraded or upsized home. Brochures describing the housing products and their associated costs through the Habitat program can be found in ATTACHMENT I: HABITAT HOUSING TYPES INTERNAL ARB: The Code of Development for Phase 1 provides for the creation of an internal ARB comprised of a minimum of 51 % existing Southwood community members that will be established before the submission of the first building permit. This Board will review all submissions for compliance with the Code of Development and will establish and periodically update ARB guidelines to evaluate the appropriateness of submissions. Regulatory language establishing this ARB can be found on page 15 of The Code of Development. These guidelines, like the Code of Development itself, will be co -created by the residents of Southwood. Attached to this letter is an example from a previous Habitat developed neighborhood for framework language that may serve as a template for how this ARB will function and what evaluation criterion it will use. This document can be found in ATTACHMENT J: ARB TEMPLATE IMPROVED INFRASTRUCTURE: Habitat agrees with the Planning Commission that immediate improvements to Quality of Life that could affect the Southwood community as a whole should be pursued, particularly improvements to the aging infrastructure on site. As such, Habitat has submitted to County staff a proposal for upgrades to all of Hickory Street, identifying the opportunity to leverage public and private funding through a Revenue Sharing application in the fall of 2019 to bring real-time improvements to community member's experience of living in the neighborhood and to develop healthy spine for the remaining phases of redevelopment. This upgrade, if approved by the County, could provide advanced road and underground utility improvements, including a modernization of the sewage system, to the current trailer park. The budget and exhibit produced by Timmons Engineering to explore this opportunity can be found in ATTACHMENT K: REVENUE SHARING USES, PROCESS and HOME OCCUPATIONS: The average trailer at Southwood comprises just 800 sf of living space, necessitating ad hoc space -creating solutions (such as sheds and additions) by community members whose lifestyles and families have outgrown this limited square footage. New, sustainable homes constructed in Phase 1 (generally between 1,060 and 1,200 sf) will better reflect the size demands of families, reducing the need for families to build on. At the same time, this code of development also includes provisions for sheds and home occupancies so that small-scale businesses can coexist within residential areas. Further, this code of development includes a Flexible Use Structure definition, which can be used cyclically as an accessory dwelling unit, storage facility or space to support small business enterprise. Finally, through the resident -driven design process, community members will co -create site plans on a block by block basis that allow for these accessory uses in ways that reflect and support their way of life. The definition for Flexible Use Structure can be found on page 8 of The Code of Development. The full permitted use list can be found on pages 10,11, and 12 of The Code of Development. CODE OF DEVELOPMENT REFORMATTING: Clear feedback from the Planning Commission on the legibility and usability of the previous version of the Code of Development has led to extensive revisions to the format of the current submission. While incorporating the substantive changes referenced above, the document has also been reorganized to minimize the need to cross-reference and provides more information in table format for better clarity. A simplified Block strategy has replaced the previous Block and Character Area strategy to make it easier to understand and regulate requirements across the site. NATURAL AREASAND TRAIL BUFFER: Two major elements of the Phase 1 design will help protect existing trees, the 30' Trail Buffer along Old Lynchburg Road, which will be graded as minimally as possible to protect older tree specimen or replanted where necessary, and the 8-acre Natural area, which will be largely undisturbed and will maintain an older section of forest adjacent to a perennial stream. For this reason, our landscape architecture consultants do not recommend a landscaped berm over the 30' Trail Buffer, as it would disrupt existing forested areas more than necessary. All proposed road sections include street tree plantings. A map and description of both the Trail Buffer and Natural Area can be found on pages 15 and 16 of The Code of Development. Proposed road sections can be found on page 18 of The Code of Development. • COVER LETTER: To better capture revisions made as a result of feedback from neighbors, staff and the Planning Commission, a cover letter is included with this submission that outlines the substantive changes — such as reductions in building heights, addition of Old Lynchburg Road as a Framework Street, recreational facility changes, more specific block by block regulations, etc. -- as well as providing a guide on how to read the newly organized Code of Development. Thank you for your attention to these submissions; Bruce R. Wardell, AIA Principal brwarchitects for Residents of Southwood Greater Charlottesville Habitat for Humanity. ATTACHMENTS: A: BALLOON TEST B: RENDERINGS C: SECTIONS D: CONCEPT PLAN E: AM] DATA F: RARAP G: HOUSING MIXTURE PLAN H: PERFORMANCE AGREEMENT I: HABITAT HOUSING TYPES J: ARB TEMPLATE K: REVENUE SHARING L: CONTEXT & HISTORY DOCUMENT SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 1 W94G[Y@@[0 pG Z293M E building height study Two balloons were placed to mark the locations of proposed buildings on both sides of Hickory Street. 272'_-1 The balloons were pulled back approximately 50' \ from the facade of the buildings on Old Lynchburg \ Balloons Will show \ both buildings Road due to proximity to power lines and the \ regulations set by Dominion. The balloons show heights of 50' for both of the buildings. .1.000 TIMMONS GROUP for ,�'� Habitat n of Greater Ch.&Itesvllle EXIST. 487.22' i i i / EXIST ATTACHMENT A: balloon test t _-- tMCI=_ _ EXIST. POWER POLE, / i 1 ELEV.489.95' N 'IST. 489.40 { EXIST. 495.63' I \ r � ---___``_----------- - - - - -- waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS v 771 I c: Mosby Mounts e kva h, ► e v -W Mosby M-o t IF I t k� a y Pr�"� •-�, K ,may - r SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 6 W94G[Y@@[0 pG Z293M E building height study View 5: Hatcher Court in Mosby Mountain Balloon not visible .1.000 a . • TIMMONS GROUP for ,�'� Habitat Humanity* of Greater Chul.ttm lle ATTACHMENT A: balloon test waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 7 W94G[Y@@[0 pG Z293M E building height study View 6: Hatcher Court in Mosby Mountain Balloon not visible .1.000 a . • TIMMONS GROUP for ,�'� Habitat Humanity* of Greater Chul.ttm lle ATTACHMENT A: balloon test waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 8 DDD4G[]C`DDDD DN/RL Q3C9 D building height study View 7: Intersection of Old Lynchburg Road and Hickory Street from across Old Lynchburg Road .1.000 •. TIMMONSeGROUP 1I� Habitat for Humanity" of Greater Chadnttmjlle ATTACHMENT A: balloon test waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS Mosby MbMni�c Isw I SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 10 W94G[Y@@[0 [PMzU3[9 E building height study View 9: Intersection of Old Lynchburg Road and Sunset Avenue Ext., looking south Balloon not visible .1.000 •. TIMMONS GROUP for ,�'� Habitat Humanity* .I Greater Chul.ttm lle ATTACHMENT A: balloon test waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 11 W94G[Y@@[0 pG Z293M E building height study View 10: Old Lynchburg Road, looking north . 1.000 • • ' • Habitat TIMMONSeGROUP , for Humanity .1 Greater Chul.tlesvllle ATTACHMENT A: balloon test waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS I IN ic 1 � . ' ` { �r .f r ,�"mil-/F-4yfor Rq• *r` s , ell 10 F SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 2 W94G[Y@@[0 pG[]293M E concept render interior view of Hickory Ir l r l r '�; T -x1.0 WHabitat ATTACHMENT B: concept render ® waterstreetstudio TIMMONSGROUP, for Humanity* LANDSCAPE ARCHITECTS eo.x e... U.. a.xa of Greater Charlottesville CIVIL ENGINEERS SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 3 W94G[Y@@[0 pG[]293M E concept render approaching Hickory on OLR •.... • • '• • ' • Habitat TIMMONS•GROUP , for Humanity of Greater Chulottmllle ATTACHMENT B: concept render waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 4 W94G[Y@@[0 pG[]293M E concept render approaching Hickory on OLR .1.000 •. TIMMONS GROUP for ,�'� Habitat n of Greater CAulottesvllle ATTACHMENT B: concept render waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 5 W94G[ Y@@[0 pG[] 293M E concept render OLR looking north -�'1.a -* '�Habitat ATTACHMENT B: concept render waterstreetstudio TIMMONSGROUP, for Humanity* LANDSCAPE ARCHITECTS von. vvmx -cxuvm �xxuuc. auu of Greater Charlottesville U CIVIL ENGINEERS SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 6 W94G[ Y@@[0 pG[] 293M E concept render OLR looking north f'� \ l .. .I ��'�-15 �. - JL �:(� h�t� v �`.3�. � :b.�.e ;`.fir +�j '��-, �I _� •t ovm i¢.!'��-7:�.'_. ... — .i / iY.} ...,� � ��_!�yJ"J'. '. -x1.0 WHabitat ATTACHMENT B: concept render ® waterstreetstudio TIMMONSGROUP, for Humanity* LANDSCAPE ARCHITECTS von. vvmx -cxuvm �xxuuc. auu of Greater Charlottesville CIVIL ENGINEERS SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 7 W94G[Y@@[0 pG[]293M E concept render intersection at Hickory and OLR -�'1.a -* �'�Habitat ATTACHMENT B: concept render E waterstreetstudio TIMMONSGROUP, for Humanity* LANDSCAPE ARCHITECTS von. vvmx -cxuvm �xxuuc. auu of Greater Chwlottmllle CIVIL ENGINEERS SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 8 W94G[Y@@[0 pG[]293M E concept render intersection at Hickory and OLR itY;l If TT ti 1 4 V -.'.a �'�Habitat ATTACHMENT B: concept render E waterstreetstudio TIMMONSGROUP, for Humanity* LANDSCAPE ARCHITECTS von. vvmx -ceuvm rx.uue. auu of Greater Charlottesville CIVIL ENGINEERS SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 1 W94G[Y@@[0 pG[]293M E conceptual illustrative section key plan -'1.0 -0 WHabitat ATTACHMENT C: sections ® waterstreetstudio TIMMONSGROUP, for Humanity* LANDSCAPE ARCHITECTS Ion. vvmx -cxuvm �xxuuc. auu of Greater Charlottesville CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 2 Q3(0UV Y@@P [PMZ 3C9 �, conceptual illustrative section 1 SECTION 1 HATCHER MOSBY MOUNTAIN z� J SOUTHWOOD NEW SOUTHWOOD NEIGHBORHOOD CENTER SPECIAL AREA Z MAX BUILDING ENVELOPE - 50' OR 4 STORIES - I WHICHEVER IS LESS - W/ A a 15BUILDING STEPBACK OR O SETBACK AT 3 STORIES OR 45' REG. 61500 SF GREEN SPACE - APPROX. LOCATION OLD LYNCHBURG ! LOCATION AND HEIGHT APPROX LINE OF CURB @ HICKORY STREET BEHIND EXISTING SOUTHWOOD - -'1.0 -'D �'�Habitat ATTACHMENT C: sections E waterstreetstudi0 TIMMONSGROUP 1 for Humanity* LANDSCAPE ARCHITECTS I... mx -cxuvm �x.uuc. auu of Greater Ch.,I.Msvllle CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 3 W94G[Y@@[0 pG[]293M E conceptual illustrative section 2 SECTION 2 Section through 265'Bar-Shaped' Building .1.000 TIMMONS GROUP HATCHER for ,�'� Habitat Humanity* of Greater Chul.ttm lle MOSBY MOUNTAIN SOUTHWOOD NEW SOUTHWOOD EXISTING SOUTHWOOD NEIGHBORHOOD CENTER SPECIAL AREA MAXIMUM BUILDING ENVELOPE - 50' OR 4 STORIES - ?, z WHICHEVER IS LESS - W/ A IS STEPBACK OR SETBACK J J AFTER 3 STORIES OR 45' wl 0 O tt, d r_f--------------------- --------------------- I I ' 25' I 25' OLD iROAD1A LYNCHBURG ROAD IJ IJ IJ L=UI L=I L=I D' TRAIL BUFFEF ATTACHMENT C: sections PROPOSED MIXED USE RESIDENTIAL BUILDING - 4 STORIES W/ TUCK UNDER PARKING ACCESSIBLE AND VISIBLE FROM SOUTH SIDE LINE OF CURB @ HICKORY STREET BEYOND waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 4 W94G[Y@@[0 [PMz Q3[9 Z conceptual illustrative section 3 SECTION 3 HATCHER MOSBY MOUNTAIN SOUTHW00 EW SOUTHWOOD BLOCKS EXISTING SOUTHWOOD 10-12 Z Z MAX BUILDING ENVELOPE - 45' OR 4 STORIES - WHICHEVER IS w w LESS OI i0 ai i i � I i CoFF I I O�� 1l OLD M N L 'h y LYNCHBURG i ROAD IA BUILDING SETBACK TRAIL BUFFER PROPOSED BUILDING HEIGHT AND LOCATION -'1.0 WHabitat ATTACHMENT C: sections ® waterstreetstudio TIMMONSGROUP, for Humanity* LANDSCAPE ARCHITECTS Ion. vvmx -cxuvm �xxuuc. auu of Greater Charlottesville CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 5 Q3@9V Y@@[0 FMNg 9 conceptual illustrative section 4 SECTION 4 N MOSBY MOUNTAIN SOUTHWOOD OLD LYNCHBURG R NEW SOUTHWOOD EXISTING SOUTHWOOD BLOCK 9 wl Iw MAX BUILDING ENVELOPE - 45' OR 3 w w STORIES- WHICHEVER 01 10 IS LESS ---- ;4- ROAD 13LI I+IIII BUILDING SETBACK \ PROPOSED BUILDING HEIGHT AND LOCATION TRAIL BUFFER -''1.a �'�Habitat ATTACHMENT C: sections E waterstreetstudio TIMMONS GROUP , for Humanity LANDSCAPE ARCHITECTS xxoucxauu of Great, Chulottmffle CIVIL ENGINEERS SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 6 W94G[Y@@[0 pG[]293M E conceptual illustrative section key plan -'1.0 -0 WHabitat ATTACHMENT C: sections ® waterstreetstudio TIMMONSGROUP, for Humanity* LANDSCAPE ARCHITECTS Ion. vvmx -cxuvm �xxuuc. auu of Greater Charlottesville CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 7 DDDQG[W@@D FM,/G�DC9 D conceptual illustrative section 5 SECTION 5a SECTION 5b SECTION 5c SECTION 5d SECTION 5e typ. blocks 3-4 typ. block 5 typ. blocks 6-9 typ. blocks 10-12 neighborhood center 35' OR 3 STORIES, 40' OR 3 STORIES, WHICHEVER IS LESS 45' OR 3 STOIRES, WHICHEVER IS LESS OR 4 STORIES, WHICHEVER IS LESS 45' OR 4 STORIES, WHICHEVER IS HICKORY ST. R.O.W. LESS S+` $' i MAX. BUILDING HEIGHT I PER BLOCK, TYR� Ell] ❑ ❑ ❑ ❑❑ ❑❑ ❑ ��------ ❑ ❑ ❑ o o I-111=1 '11.0 -0WHabitat ATTACHMENT C: sections m waterstreetstudio TIMMONSGROUP 1 for Humanity" LANDSCAPE ARCHITECTS ....... ov.. of Greater CAulottesvllle CIVIL ENGINEERS SOUTH WOOD PHASE 1 ZMA 2018-033 PAGE 1 W94G[Y@@[0 [PMz Q3[9 Z conceptual illustrative master plan _ CONCEPTUAL LOCATION FUTURE ROAD NETWORK C CONCEPTUAL LOCATION NEIGHBORHOOD DENSITY LOW CONCEPTUAL LOCATION URBAN RESIDENTIAL C CONCEPTUAL LOCATION NEIGHBORHOOD PLACE CONCEPTUAL LOCATION USE NEIGHBORHOOD DENSITY MIXED -CONCEPTUAL LOCATION NEIGHBORHOOD CENTER SPECIAL AREA CONCEPTUAL LOCATION GREEN SPACE • LOCATION OF EXISTING SPECIMEN TREE CONCEPTUAL LOCATION OF TRAIL NETWORK CONCEPTUAL MASTER PLAN .1.000 TIMMONSeGROUP 4'� Habitat for HumanRy' of Greater Charl.ttmlle ola Tyncnourg roaa it 410000000�� ----------- CONCEPTUAL LOCATION rOF PHASE 2 - �CIC01 11 FUTURE PHASES OF DEVELOPMENT • � y ATTACHMENT D: concept plan E 00 waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS ATTACHMENT E: AMI DATA Southwood Low to Moderate Income Beneficiary Survey and Homebuyer/Tenant Qualifications In 2013, Habitat conducted an extensive survey of all Southwood households, asking trailer owners and renters to register with the Property Management office and participate in a survey and interview with the on -site Community Engagement staff. Families were asked to self -identify into desired households regardless of their current living situations. This process resulted in 370 self -identified, ideal future households in the 341 trailers. A portion of the data gathered at that time pertained to households' self -reported income. Below is a table representing that data set: SOUTHWOOD AMI DATA-2013 homes <30% AMI 152 41% homes 30-50% AMI 105 28% homes 50-60% AMI 76 21% homes 60-80% AMI 27 7% homes 80-100% AMI 8 2% homes +100% AMI 2 1% Total Desired Groupings 370 100% More recently, from March to June of 2019, Habitat has conducted a baseline survey of a randomly sampled subsection of the neighborhood in partnership with Habitat for Humanity International to evaluate the community's Quality of Life. This survey will be revisited at the 3 and 5-year mark of this partnership with Habitat International. As part of this data collection effort, income data was self -reported. The data set from this survey is below: SOUTHWOOD AMI DATA-2019 homes <30% AMI 68 51% homes 30-50% AMI 39 29% homes 50-60% AMI 27 20% homes 60-80% AMI - 0% homes 80-100% AMI - 0% homes +100% AMI - 0% Total Homes 134 100% From both the initial community -wide survey in 2013 and from the updated random sampling in 2019, data consistently demonstrates that the majority — between 98-100%— of the Southwood community are families with low to moderate income. Early Adopter Income Data Since January of 2017, families have been invited to self-select into the Early Adopter cohort — individuals who are interested in living in the First Phase of Southwood redevelopment. As progress has been made toward approval of the rezoning application of Phase 1, the number of early adopters has increased from an initial group of 20 to more than 70 families today. All of these families have entered into a Financial Coaching relationship with Habitat's on -the -ground Community Engagement and professional housing counseling staff. Financial Coaching involves understanding a family's housing goals and working with them to become financially prepared for obtaining that goal. Work may include correction of tax documents and creation of profit and loss summaries for small business owners, increased relationships with banking institutions, debt reduction and household spending plan development. Through this coaching process, Habitat staff have been able to collect more accurate income data than provided by self -reported surveys. Below is the reported income data for 52 of the Early Adopter families. 100% of families participating are below 80% of area median income, though the distribution from extremely low to low to moderate is more weighted toward low and moderate income families than in the general Southwood census. This may be attributable to the possibility that families self -identifying as the "most ready" to stabilize their housing may be more financially secure than those in a typical cross section of Southwood. However, it is more likely that the personal relationships and individual attention afforded through the Financial Coaching relationships ensures a more accurate financial picture than self -reported data. SOUTHWOOD AMI DATA EARLY ADOPTERS Homes <30%AMI 13 25% Homes 30-50% AMI 22 42% Homes 50-60% AMI 11 21% Homes 60-80% AMI 6 12% Homes 80-100% AMI - 0% Homes +100% AMI - 0% Total Homes 52 100% /_V 0I/_X41:I My Ia21 1141-1ITA Residential Antidisplacement and Relocation Assistance Plan This Residential Antidisplacement and Relocation Assistance Plan (RARAP) is prepared by Habitat for Humanity of Greater Charlottesville (Habitat) in conjunction with Albemarle County (the County) in accordance with the Housing and Community Development Act of 1974, as amended; and HUD regulations at 24 CFR 42.325 and is applicable to our CDBG, UDAG and/or HOME -assisted projects. Background and Site -Specific Information Habitat first purchased Southwood Mobile Home Park in 2007 with the sole intent to redevelop the neighborhood into a mixed -use, mixed -income community. The ownership structure in Southwood is such that Habitat owns the property, and individual trailer owners own the mobile homes as real property and rent trailer pads from Habitat. In 2010, Habitat first established on -site resident support and counseling in the form of a Community Coordinator. That department has grown to a staff of 6 full time employees focusing on community engagement, resource support and financial coaching. In addition to weekly community meetings focused on Southwood Redevelopment (History + Context document outline Southwood redevelopment attached), this team facilitates a Resource Trailer where any community member can access services and support to connect with area resources, notarize documents, receive tax document support and access the internet. The cost to rehabilitate failing infrastructure, the depreciating nature of an aging stock of mobile homes and the designation of Southwood as part of Albemarle County's intended growth area make a simpler rehabilitation project an impossible avenue for stabilizing this community. Shortly after purchase, Habitat expended more than $2.SMM in deferred maintenance to bring Southwood infrastructure to a serviceable level, and since the inception of its ownership of the park, has invested more than $19MM in maintenance, management and upkeep of the mobile home park. Wholesale refurbishment of all water, sewer, storm and road infrastructure is necessary to ensure the longevity of this property. 57% of the homes at Southwood were constructed prior to 1978 and the beginning of HUD regulations for mobile home construction, making these units unserviceable. 84% of homes were built more than 30 years ago with the newest trailer on site being constructed in 2003, 16 years ago. A recent regional housing study indicated that there is an estimated 12,000-unit deficit in our region for affordable housing with little to no inventory available to residents at or below 30% of area median income. Because of this lack of affordable housing, Habitat has consciously decided to offer deeply subsidized pad rental rates per the local market value for more than a decade. Habitat rents have increased from $240/month at the purchase of the park in 2007 by only $30 to $270/month. Comparable rent rates for mobile home pads in the area are $500 and greater. It was also in 2010 that Southwood extended written leases to all real property owners within Southwood. At that time, the final clause in the lease affirmatively established that Southwood was intended for redevelopment, and secured a minimum of 120-day notice in the event that a mobile home needed to be removed in the event of redevelopment (lease attached for reference). In 2013, in furtherance of the goal of redevelopment, all community members were asked to register with the main office and complete a survey and interview. All residents of the 341 homes that participated in this registration process were promised non -displacement, defined as, "facilitated healthy rehousing options for each current resident of the park." Any individual purchasing a trailer after January 31, 2014 has been notified that they have moved into Southwood after the initiation of redevelopment, and will not be guaranteed facilitated rehousing in the future of Southwood (application coversheet attached). Minimize Displacement Consistent with the goals and objectives of activities assisted under the Act, Habitat will take the following steps to minimize the direct and indirect displacement of persons from their homes: - Phased Development Plan to Minimize Displacement: The First Phase of Southwood redevelopment is being constructed on acreage not currently occupied by any mobile homes to minimize the impact of redevelopment on existing homes. This phase will result in approximately 75 replacement housing units and up to 80 LIHTC rental apartments if competitive tax credits are awarded to the project, providing a surplus of new affordable housing available to lower -income individuals - Resident -Driven Redevelopment: Existing Southwood community members are actively participating in the planning and development of the rezoning application and subsequent site plan documents for the First Phase of Southwood redevelopment. Residents are self -determining interest in living in the new neighborhood created by these documents and their vision and direction is guiding the development of the parcels and subdivisions that will make up this community - Prioritize on -site rehousing: Should any temporary housing be required, all displaced residents will first be offered the opportunity to be rehoused temporarily on site as they await the construction of their permanent replacement housing. Because of the nature of full-scale demolition and new construction, these temporary rehousing times may exceed one year, but this will allow families to stay in their neighborhood, school system, and community for the duration of their wait. It will also allow neighbors to self-select into phases of redevelopment, ensuring a non -coercive model for redevelopment - Financial Coaching +Housing Navigation: Southwood employs a significant, bi-lingual on -site Community Engagement staff and will continue to offer financial coaching and housing navigation for all displaced households to support their healthy rehousing goals - Replacement of Housing: Southwood redevelopment will offer a surplus of replacement housing units in Phase 1, constructing approximately 75 units. Current development estimates indicate that Southwood, once all phases are complete, will provide approximately 400 affordable housing units by the end of construction, replacing all 341 mobile homes on site today with sustainable affordable housing and increasing the affordable housing stock in the area - Affordable Housing Mechanisms: Southwood is envisioned to offer housing opportunities across the economic spectrum. Affordable rentals provided through LIHTC transactions, should credits be awarded through the competitive application process, will provide housing opportunities to individuals and families at 80%or below of AMI. These rentals will remain affordable for 30 years. Affordable homeownership opportunities provided through Habitat for Humanity will provide housing opportunities to individuals and families at 80% or below of AMI. These homes retain deed restrictions with affordability provisions for a minimum of 40 years. Habitat is also piloting the creation of affordable Accessory Dwelling Units as part of their homeownership program. These rental units would be provided at an affordable rate as established by HUD for a minimum of 10 years. Other innovative affordable partnerships are being sought to provide an even wider array of affordable housing typologies and tenures. Relocation Assistance to Displaced Persons Habitat will provide relocation assistance for lower -income tenants who, in connection with an activity assisted under the CDBG and/or HOME programs, are forced to move permanently or move personal property from real property as a direct result of the demolition of any dwelling unit or the conversion of a lower -income dwelling units in accordance with the requirements of 24 CFR 42.350. A displaced person who is not a lower -income tenant will be provided relocation assistance in accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 2970, as amended, and implementing regulations at 49CFR Part 24. One -for -One Replacement of Lower -Income Dwelling Units Habitat will replace all occupied and vacant habitable lower -income dwelling units demolished or converted to a use other than lower -income housing in connection with a project assisted with funds provided under the CDBG and/or HOME programs in accordance with 24 CFR 42.375. Before entering into a contract committing Albemarle County to provide funds for a project that will directly result in demolition or conversion of lower -income dwelling units, Albemarle County will make public by publication in the Daily Progress and submit to the HUD Field Office and the Commonwealth of Virginia the following information in writing: 1. A description of the proposed assisted project 2. The address, number of bedrooms, and location on a map of lower -income dwelling units that will be demolished or converted to a use other than as lower -income dwelling units as a result of an assisted project 3. A time schedule for the commencement and completion of the demolition or conversion 4. To the extent known, the address, number of lower -income dwelling units by size (number of bedrooms) and location on a map of the replacement lower -income housing that has been or will be provided 5. The source of funding and a time schedule for the provision of the replacement dwelling units 6. The basis for concluding that each replacement dwelling unit is designated to remain a lower -income dwelling unit for at least 10 years from the date of initial occupancy 7. Information demonstrating that any proposed replacement of lower -income dwelling units with smaller dwelling units (e.g. a 2-bedroom units with two 1-bedroom units) or any proposed replacement of efficiency or single -room occupancy (SRO) units with units of a different size, is appropriate and consistent with the housing needs and priorities identified in the HUD -approved Consolidated Plan and 24 CFR 42.375(b) To the extent that the specific location of the replacement dwelling units and other data in items M through 7 are not available at the time of the general submission, Habitat will identify the general location of such dwelling units on a map and complete the disclosure and submission requirements as soon as the specific data is available. Replacement not Required Based on Unit Availability Under 24 CRF 42.375 (d), Habitat may submit a request to HUD 9or to the State, if funded by the State) for a determination that the one -for -one replacement requirement does not apply based on objective data that there is an adequate supply of vacant lower -income dwelling units in standard condition available on a non-discriminatory basis within the area. Contacts Habitat for Humanity of greater Charlottesville, 434-293-9066, is responsible for tracking the replacement of lower income dwelling units and ensuring that they are provided within the required period. Habitat for Humanity of greater Charlottesville, 434-293-9066, is responsible for providing relocation payments and other relocation assistance to any lower -income person displaced by the demolition of any dwelling unit or the conversion of lower -income dwelling units to another use. ATTACHMENT G: HOUSING MIXTURE PLAN Southwood Housing Mixture Plan In combination with market rate dwelling units, affordable units provided in Phase 1 of Southwood redevelopment will be a mixture of owned and rented dwellings with tiers of affordability, ensuring families across the economic spectrum will have sustainable housing opportunity. Affordable opportunities will be available to families with incomes between 0% and 80% of the area median income established by HUD, adjusted by family size. In partnership with Albemarle County, via a Performance Agreement ratified by the Board of Supervisors on June 19`h, 2019, Habitat has committed to a minimum of 75 affordable housing units built or contracted to be built by Habitat in Phase 1, with an additional commitment to pursue award of a competitive financing application for 80 affordable rental units through Low Income Housing Tax Credits. Process The typology and ownership structure of the 75 Habitat -built or contracted units in Phase 1 will be determined in direct partnership with families who have self -identified as interested in living in the first Villages in Southwood. Financial coaching has already begun with more than 70 families to determine their housing aspirations and begin to financially prepare for purchase or rental of those housing types identified. In July and August of 2019, families, equipped with an understanding of their financial capabilities, will participate with architects and engineers in a series of design charrettes to create the site plan for the first model village. The housing mix in, and layout of, this village will be decided by the residents, who will each choose a home to purchase or rent that suits their abilities and aspirations. Mixed in with these villages will be market rate homes as space permits. Phase 1 will consist of up to three resident -designed villages. Each subsequent village following Village 1 will follow the same resident -led design process and future resident cohorts will receive the same preparatory financial coaching. Unit Types To ensure a range of affordability, the following unit types and ownership mechanisms are potentially being pursued as options for Phase 1 of Southwood redevelopment: MECHANISM HOUSING TYPE OWNERSHIP OR RENTAL AMI RANGE AFFORDABILITY PERIOD Habitat -built, Habitat- contracted or Habitat -sold Deeply Discounted Units Rent 0-30% 40 years Condominium Own 20-80% 40 years Townhouse Own 30-80% 40 years Single Family Attached Own 40-80% 40 years Single Family Detached Own 50-80% 40 years Workforce Own 80-120% N/A Low Income Housing Tax Credits Apartment Rent 40-80% 30years Senior Housing Rent 40-80% 30years Supportive Housing Rent 0-80% 30years Deeply Discounted Units Rent 0-30% 30 years Flexible Structure Accessory Units Rent 20-80% 10 years Market -built Apartment Rent 80-120% N/A Carriage House Rent 80-120% N/A Condominium Own 120%+ N/A Townhouse Own/Rent 120%+ N/A Single Family Attached Own 120%+ N/A Single Family Detached I Own 120%+ N/A Below are examples of housing products either built by Habitat or its NGO and for -profit partners. Exact housing styles and external design elements will be governed by the neighborhood ARB and will be informed by resident village designers. HABITAT DEEPLY HABITAT ATTACHED HABITAT DETACHED DISCOUNTED SUPPORTIVE HOUSING ACCESSORY UNITS FZ11:73*/1J•I:YYSfaf&Y UHTCAPARTMENTS MARKET ATTACHED r � SENIOR HOUSING ATTACHMENT G: HOUSING MIXTURE PLAN Conceptual Housing Mix Layout BLOCK 2 OLD LYNCHBURG ROAD 1,32 ACRES - BLOCK 9 1.7q A-.F- BLOCK 11 BLOCK 12 BLOCK 10 - �, acre O� B O<YNCyBURC � LOCK e R Oq0 � q Y 1 f� I BLOCK 5 BLOCK 6_ - p'r - - BLOCK 41��i0 54 A - - 0,64 AC 2 BLOC HOUSING TYPES 1-2 N/A— Open Space 3-4 Market Single Family Attached Market Single Family Detached Habitat Single Family Attached Habitat Single Family Detached 5-8 Market Single Family Attached Market Single Family Detached Deeply Discounted Units Habitat Condominium Habitat Townhome Habitat Single Family Attached Habitat Single Family Detached Workforce Accessory Units/Carriage Units 9-12 Market Apartments Market Townhomes Habitat Townhomes Deeply Discounted Units LIHTC Apartments ATTACMENT H: PERFORMANCE AGREEMENT AGREEMENT THIS AGREEMENT is made and entered into on June _, 2019, by and between the COUNTY OF ALBEMARLE, VIRGINIA, a political subdivision of the Commonwealth of Virginia (the "County'), the ECONOMIC DEVELOPMENT AUTHORITY OF ALBEMARLE COUNTY, VIRGINIA, (the "Authority', a political subdivision of the Commonwealth of Virginia, and HABITAT FOR HUMANITY OF GREATER CHARLOTTESVILLE, INC., a Virginia corporation and a 501(c)(3) (Section 501(c)(3) of the Internal Revenue Code) entity ("Habitat). Recitals 1. The PropeWj. Southwood Charlottesville LLC, a limited liability company wholly -owned by Habitat, is the owner of approximately 32.5 acres composed of Tax Map Parcels 07600-00-00-051AO, 09000-00-00-OO1A0, and 090Al-00-00-OOlEO, located in the Scottsville Magisterial District of Albemarle County (the "Property'. 2. The Project. Habitat intends to develop a mixed income, mixed use, development on the Property in which safe, clean, stable, affordable housing will also be provided for rent and for purchase by persons of various income levels (the "Project. The Project is also known as "Phase 1" of Habitat's intended redevelopment of the neighborhood commonly known as "Southwood," which is composed of approximately 80 developable acres that will provide safe, clean, stable, affordable housing within a mixed income, mixed use, development. 3. The Project is Consistent With, Promotes, and Implements the County's Comprehensive Plan. The Project is consistent with, promotes, and implements several policies, objectives, and strategies of the Albemarle County Comprehensive Plan: A. Growth Management Chapter The Growth Management chapter of the Comprehensive Plan includes the following statement: "Promoting the Development Areas as the place where a variety of land uses, facilities, and services exist and are planned to support the County's future growth, with emphasis placed on density and high - quality design in new and infill development" Strategy lb of the Growth Management chapter states: "To help promote the Development Areas as the most desirable place for growth, continue to fund capital improvements and infrastructure and provide a higher level of service to the Development Areas." B. Housing Chapter. The Housing chapter of the Comprehensive Plan includes Objective 4: "Provide for a variety of housing types for all income levels and help provide for increased density in the Development Areas." C. Economic Development Chapter. The Economic Development chapter of the Comprehensive Plan includes Objective 1: "Promote economic development activities that help build on the County's assets while recognizing distinctions between expectations for the Development Areas and the Rural Area," Objective 6: "Increase local business development opportunities, including support for entrepreneurial and startup businesses," and Strategy la: "Promote new employment activities in the Development Areas and encourage developers of commercial and industrial projects to incorporate the Neighborhood Model principles." D. Affordable Housing Policy. The Affordable Housing Policy in the Comprehensive Plan includes the following statement: "It shall be the policy of Albemarle County to support affordable housing for those who live and/or work in the County." Strategy 4 of the Affordable Housing Policy states: "Expand existing partnerships/programs and create new alliances with the private sector including nonprofit and fox -profit housing providers and lenders." E. Southern and Western Urban Neighborhoods Master Plan. The Southern and Western Urban Neighborhoods Master Plan states: "Redevelopment of the Southwood Mobile Home Park should be as a mixed -income, mixed use community. A mixture of housing types for different income levels is expected. A retail and/or services area should be provided for the neighborhood." Southwood is listed as one of three priority areas in the Master Plan. Attachment A Draft: June 19, 2019 4. The Project is Consistent With, Promotes, and Implements Habitat's Core Values. The Project is consistent with, promotes, and implements several core values of Habitat, including the following: A. Non -displacement. Facilitating healthy rehousing choices for each current resident of Southwood. B. Net Increase in Affordable Housing. Causing a significant increase in the overall local affordable housing stock responsive to the evolving regional need. C. Community Engagement Creating a plan of development resulting from extensive interaction with Southwood residents — taking into account their needs, desires, and abilities — and other stakeholders in the community, including surrounding neighbors, County officials, and others. D. Asset -based Approach. Building on existing community assets by being responsive to what is already good about Southwood, both socially and physically. E. Self-help Model. Basing redevelopment strategies on Habitat's central belief that a "hand up" is better than a "hand out" Redevelopment will include substantial opportunities for current residents and other low-income residents of the area to earn the chance to build and purchase Habitat homes and/or otherwise participate in the rebuilding of the Southwood community. F. Fiscal Responsibility. Managing the redevelopment process in a financially sustainable way that allows Habitat to continue with its core mission of building affordable homes into the future. 5. The Investment in the Project The amount of funding and private investment by Habitat and other contributors, including the County and the Authority, in the Project is estimated to be $94,000,000.00. For the entirety of the development and redevelopment of the Southwood neighborhood beyond the Project, the amount of funding and private investment by Habitat and others is estimated to be $250,000,000.00. 6. The Animating Public Purposes of this Agreement. The animating public purposes for the County to enter into this Agreement include: A. Supporting Affordable Housing. Providing funding to facilitate the construction of safe, clean, stable, affordable housing for persons of various income levels. B. Promoting Economic Development Promoting the economic development and the increased vitality of the Southwood neighborhood and the County's southern urban ring. C. Enhancing the County's Tax Base and Jobs Base. Enhancing the County's tax base and jobs base by facilitating the redevelopment of the existing Southwood neighborhood into a mixed use development that, when developed will include commercial uses, affordable housing for persons of various income levels, and market -rate housing. 7. The Incentives to Enable the County to Achieve the Animating Public Purposes. To further incentivize and financially support Habitat in its construction of affordable dwelling units within the Project, the County Board of Supervisors agrees, subject to the terms and conditions of this Agreement, to: A. Provide Cash Contributions. Appropriate funds to the Authority, to be transferred to Habitat, in an amount of up to $1,800,000.00 for the construction of affordable dwelling units within the Project, when specific milestones are achieved by Habitat during Fiscal Years 2020 through 2022, or later. B. Rebate the Equivalent of a Portion of the Incremental Increase in Real Property Tax Revenue. Rebate to Habitat an amount equal to varying percentages of the increase in the incremental real property tax revenue ATTACMENT H: PERFORMANCE AGREEMENT generated within the Project for a period of 10 years or until $1,400,000.00 is rebated to Habitat, whichever occurs first, for the construction of affordable dwelling units within the Project These incentives are in addition to the $675,000.00 in funding previously provided by the County through the Authority pursuant to a Performance Agreement dated January 10, 2018, and $2,250,000.00 through a pair of grants of State and Federal funds awarded to the County and to Habitat for the Project 8. Habitat's Acceptance of the Incentives and Related Obligations. Habitat agrees to accept the funding and the rebate of real property taxes from the County and the Authority described in this Agreement as an incentive for Habitat to construct, or contract to construct, a minimum of 75 Habitat -built or Habitat -contracted homes qualifying as affordable dwelling units, and to diligently pursue a minimum of 80 additional affordable dwelling units within the Project, as provided in this Agreement. Habitat also agrees to accept the obligations stated in this Agreement as a condition to it accepting the funding and the rebate of real property taxes as described in this Agreement. 9. This Agreement Memorializes the Incentives and the Obligations. The County, the Authority, and Habitat desire to state their agreement to Habitat's milestones and obligations, and the County's and the Authority's incentives and obligations in this Agreement. 10. The Relationship Between Affordable Housing and Economic Development There is a direct relationship between affordable housing and a positive economic benefit to the County and the region. A. The Comprehensive Regional Housing Study and Needs Assessment. "The Comprehensive Regional Housing Study and Needs Assessment," prepared by the Central Virginia Regional Housing Partnership of the Thomas Jefferson Planning District Commission (March 2019) (the "Report') includes the following. 1. A Description of the Regional Economy. In the context of the ability to afford housing, the Report describes the regional economy as follows: "The regional economy is largely split between high -wage professions requiring at least a college degree and lower -wage service jobs in restaurants, retail, hospitality and other sectors. Many service businesses offer only part-time employment without benefits, often on irregular schedules. Even two or three such jobs are not enough to afford most local housing. Accessing jobs requires car ownership or lengthy commutes on public transit, where available." Report, page 66. 2. The State of Housing in the Region. The Executive Summary to the Report details the regional rental and ownership housing markets and following is a sampling of those details: (i) housing prices have increased rapidly over the past 20 years and wages have not kept up; (ii) some of the strongest job growth in the region has taken place in the service sectors where wages are relatively low and hours are often limited; (iii) a number of factors have contributed to the rise of rents for older apartments and houses that traditionally would have been affordable to low and moderate income households; (iv) 9,000 renter households in the City of Charlottesville and Albemarle County, excluding student households, are paying more than 30 percent of their income for housing costs, the accepted affordability standard established by the United States Department of Housing, including over 4,000 renter households that are paying at least half of their income for housing, (v) the waiting fist for Housing Choice Vouchers are estimated to be as high as 1,866 in the City of Charlottesville and 1,350 in Albemarle, Fluvanna, Louisa, and Nelson Counties, and wait times are estimated to be five to eight years; (vi) approximately 7.5 percent of the homeowners in the urban localities within the region are spending one-half or more of their income on housing costs; (vii) long commutes ("drive till you qualify') add transportation to the costs of homeownership in the rural localities in the region; (viii) Habitat receives 180 to 205 applications annually from households seeking to invest in building a home; and (ix) the Albemarle Housing Improvement Program, which provides home repairs for low and moderate income households, has a waiting list of 292 households in the City of Charlottesville and Albemarle County that need emergency repairs and rehabilitation for their homes. Report, Executive Summary, pages 3-7. Attachment A Draft: June 19, 2019 3. The State of Housings Impact on the Region's Economy. The Report summarizes the lack of affordable housing on the region's economy: "These housing problems have many consequences for the region's economy. Employers report difficulties in recruiting and retaining workers. Turnover and absenteeism are higher than desirable, in part, because of the burdens of those long commutes. Those who must recruit workers with specialized skills often find they are forced to pay higher salaries than their counterparts pay in other parts of the state. Economic development professionals across the region report difficulties in recruiting new businesses due to concerns about their ability to move and attract workers to a market with such high housing costs." Report Executive Summary, pages 7-8. B. Other Studies and Reports. Many studies and reports link affordable housing to economic development. "The Role of Affordable Housing in Creating Jobs and Stimulating Local Economic Development A Review of the Literature," prepared by the Center for Housing Policy (2011) reviews the studies conducted regarding the immediate and long-term economic benefits provided by affordable housing. In sum, the report finds a direct link between affordable housing and economic development, concluding that the studies reviewed demonstrate that "development of affordable housing increases spending and employment in the surrounding economy, acts as an important source of revenue for local governments, and reduces the likelihood of foreclosure and its associated costs. Without a sufficient supply of affordable housing, employers — and entire regional economies — can be at a competitive disadvantage because of their subsequent difficulty attracting and retaining workers." It. This Agreement is Contingent Upon, But Not in Exchange for, Approval of ZMA 2018-00003. This Agreement is contingent upon the County Board of Supervisors approving ZMA 2018-00003 which, as currently proposed, would allow the uses and densities to enable the Project. However, this Agreement is not, and should not be construed to be, an Agreement by the Board to rezone the Property. In its consideration of ZMA 2018-00003, the Board may and will exercise its full legislative powers and discretion as authorized by law. 12. Enabling Authority. The County and the Authority are authorized to enter into this Agreement and to make the cash contributions and transfers as provided in this Agreement to Habitat pursuant to the following: A. Virginia Code S 15.2-953. Virginia Code § 15.2-953 enables the County to give funds to any charitable institution that provides services to residents of the County, that provides housing for persons 60 years of age or older, and to provide funds to the Authority for the purposes of promoting economic development. B. Virginia Code S 15.2-959. Virginia Code § 15.2-959 enables the County to engage in research, studies, and experimentation in housing alternatives, including the rehabilitation of existing housing stock and the construction of additional housing. C. Virginia Code § 15.2-1205. Virginia Code § 15.2-1205 enables the County Board of Supervisors to give, lend, or advance in any manner that it deems proper funds or other County property, not otherwise specifically allocated or obligated, to the Authority. D. Virginia Code § 15.2-4905(W. Virginia Code § 15.2-4905(13) enables the Authority to make loans or grants to any person, partnership, association, corporation, business, or governmental entity in furtherance of the purposes of the Industrial Development and Revenue Bond Act (Virginia Code § 15.2-4900 et seq.), including for the purposes of promoting economic development, provided that any loans or grants are made only from revenues of the authority which have not been pledged or assigned for the payment of any of the Authority's bonds. Terms and Conditions for the County's Contribution and Habitat's Use of Funds The parties agree as follows: 1. Purposes. The recitals state the general purposes and intentions of the parties for entering into this Agreement and ATTACMENT H: PERFORMANCE AGREEMENT provide general descriptions as to how those purposes and intentions will be achieved. In sum, the County and the Authority desire to support, and Habitat desires to provide, safe, clean, stable, affordable housing for persons of various income levels. In addition, by supporting affordable housing, the parties intend to promote the economic development and the increased vitality of the Southwood neighborhood and the County s southern urban ring by enhancing the County's tax base and jobs base as described in the recitals. 2. Definitions. The following terms are defined for this Agreement "Affordable housing" means housing affordable to households with income not exceeding 80 percent of the area median income established by the United States Department of Housing and Urban Development adjusted by family size. In the context of this Agreement, "affordable housing" also means housing affordable to households with income not exceeding percentages less than 80 percent of the area median income. "Affordable dwelling unit" or "ADU" means a dwelling unit that qualifies as affordable housing and is, or is intended to be, occupied for persons qualifying for affordable housing. "Fiscal Year" means the County s fiscal year which runs from July 1 of the Calendar Year to June 30 of the following Calendar Year. "Habitat -contracted ADU" means an affordable dwelling unit that will be constructed by a third party pursuant to a construction contract between it and Habitat "Low Income Housing Tax Credits" means low income housing tax credits awarded by the Virginia Department of Housing and Community Development as the administrator of the federal Low -Income Housing Tax Credit (LIHTC) program, is sponsored by the United States Treasury Department, and authorized by federal law to encourage the development of affordable rental housing by providing owners a federal income tax credit. "Project" means Habitues intended 32.5 acre development and redevelopment of the Property to establish a mixed income, mixed use, development on the Property in which safe, clean, stable, affordable housing will also be provided for rent and for purchase by persons of various income levels. The Project is also known as "Phase 1" of Habitat's intended redevelopment of the neighborhood commonly known as "Southwood." "Property" means Albemarle County Tax Map Parcels 07600-00-00-051A0, 09000-00-00-001A0, and 090Al-00-00- 001E0. "Southwood" means the real property in Albemarle County owned by Southwood Charlottesville LLC composed of Tax Map Parcel Numbers 07600-00-00-051A0, 09000-00-00-001A0, 090A0-00-00-001CO3 090A0-00-00-00400, 090A1- 00-00-001D0, and 090A1-00-00-001E0, which in the aggregate is approximately 123 acres in size, 80 acres of which are developable, and of which the Project is a part. In the appropriate context in this Agreement, "Southwood" may refer to the current neighborhood within these described lands, or its future redevelopment 3. Term of this Agreement. The term of this Agreement is from June. 2019 until the last period of affordability expires pursuant to Section 5(C)(1). 4. Contributions by the County and the Authority. The County agrees to appropriate to the Authority, and Authority agrees to transfer to Habitat, cash contributions as provided below: A. Prerequisites to Transferring the First Cash Contribution or Rebate. Before the County appropriates the first Cash Contribution described in Section 4(B) or the first Rebate described in Section 4(C), Habitat shall provide to the County the following information which must demonstrate to the County s satisfaction that the Project is economically viable: Attachment A Draft: June 19, 2019 1. Budret. A project budget for the Project. 2. Funding Plan. A plan showing how the Project and Southwood will be funded, with evidence satisfactory to the County, that it has or will have the financial ability to design and construct the Project, including proof that it has or will secure funds necessary, obtained commitments for any construction loans, received contributions, or received pledges. 3. Other Economic Information. Any other information reasonably requested by the County to ensure to the County's satisfaction the economic viability and Habitat's ability to achieve a minimum of 75 Habitat -built or Habitat -contracted ADUs within the Project 4. Habitat Professional Team. A fist of the persons filling professional positions employed by Habitat and who are assigned to the Project, and any consultants hired, having experience in large mixed -use, mixed income developments that meets the requirements of Section 5(I). 5. Non -Displacement. A Non -Displacement Plan that meets the requirements of Section 5(E). B. Phased Cash Contributions. The County and the Authority will contribute up to $1,800,000.00 to Habitat in separate contributions (the "Cash Contribution') as follows: 1. Milestones for the Cash Contributions. Each Cash Contribution will be made in the stated sums when Habitat reaches the following milestones: a. Fiscal Year 2020 or later: $100,000.00. $100,000.00 will be contributed to Habitat in Fiscal Year 2020 or later upon written request by Habitat to the County Executive, to support Habitat's planning work and applications. b. Fiscal Year 2020 or later: $300,000.00. $300,000.00 will be contributed to Habitat in Fiscal Year 2020 or later when Habitat provides written evidence that (i) it or a third parry has been awarded Low Income Housing Tax Credits for 80 or more rental units of affordable housing within the Project, specifically, within the area referred to as Phase 1, Block B in the documents submitted by Habitat for ZMA 2018- 00003; or (ii) a developer obtains one or more building permits to construct 80 or more affordable dwelling units (ADUs) within the Project. c. Fiscal Year 2020 or later: $200,000.00. $200,000.00 will be contributed to Habitat in Fiscal Year 2020 or later when Habitat provides written evidence to the satisfaction of the County Executive that it has obtained actual donations, formal pledges, bank financing, and other forms of revenue, including revenue from parcel sales, when combined with the County s total contribution, to fund 75 percent (57) of 75 Habitat -built or Habitat -contracted ADUs within the Project. d. Fiscal Year 2021 or later, $300,000.00. $300,000.00 will be contributed to Habitat in Fiscal Year 2021 or later when Habitat provides written evidence to the satisfaction of the County Executive that a final site plan has been approved by the County to enable construction of at least 20 Habitat -built or Habitat - contracted ADUs within the Project and that it has obtained actual donations, formal pledges, bank financing, and other forms of revenue, including revenue from parcel sales, when combined with the County's total contribution, to fund 85 percent (64) of 75 Habitat -built or Habitat -contracted ADUs within the Project. e. Fiscal Year 2021 or later: $300,000.00. $300,000.00 will be contributed to Habitat in Fiscal Year 2021 or later upon Habitat providing written evidence to the County Executive that it has submitted to the County's Department of Community Development one or more complete building permit applications to ATTACMENT H: PERFORMANCE AGREEMENT construct the 37h Habitat -built or Habitat -contracted ADU within the Project. f. Fiscal Year 2022 or later: $600,000.00. $600,000.00 will be contributed to Habitat in Fiscal Year 2022 or later when Habitat provides written evidence to the satisfaction of the County Executive that Habitat has obtained actual donations, formal pledges, bank financing, and other forms of revenue, including revenue from parcel sales, when combined with the County s total contribution, to fund 95 percent (72) of 75 Habitat -built or Habitat -contracted ADUs within the Project. 2. How and When the Cash Contributions Will Be Transferred. The County Board of Supervisors will appropriate each Cash Contribution to the Authority within 45 days after the County Executive determines to his satisfaction that the applicable milestone has been reached. The Authority will transfer each Cash Contribution to Habitat within 30 days after it is received from the County. The Authority has no responsibility to transfer any Cash Contribution to Habitat that the Authority has not received from the County. Each Cash Contribution from the Authority to Habitat is a grant. 3. Purposes for Which the Cash Contributions May be Applied. Habitat shall use the Cash Contribution received from the Authority pursuant to Section 4(B)(1)(a) only to support Habitat's planning work and applications. Habitat shall use the Cash Contributions received from the Authority pursuant to Sections 4(B)(1)(b) through (f) only to construct or install the foundation, framing, windows and doors, roofing, exterior siding, drywall and other interior wall materials, insulation, rough and finish electrical, plumbing, and heating and cooling systems, underlayment, countertops and cabinets, trim, painting, appliances, flooring, kitchen appliances, finish work such as book shelves, and connections to utilities, and the like, for a Habitat -built or Habitat -contracted ADU. The Cash Contributions may not be used for site preparation or to construct or install within the Project any streets, utilities, common area improvements and amenities, or for any other purpose. 4. Determinations by the County Executive as to Whether a Milestone Has Been Reached. Any determination by the County Executive as to whether a milestone has been reached by Habitat pursuant to Section 4(B)(1) shall be reasonably made and shall be binding on the Authority. The County Executive may delegate this responsibility to any County officer. 5. Non -appropriation. Any Cash Contribution to be made by the County and the Authority pursuant to this Section 4(B) in any Fiscal Year is subject to non -appropriation by the County Board of Supervisors as provided in Section 7. 6. Extinguishing an Obligation. Any obligation of the County and the Authority to make a particular Cash Contribution pursuant to this Section 4(B) is extinguished if Habitat does not reach the corresponding milestone by June 30, 2025 or another date as extended by a written agreement of the parties. Habitat must submit any evidence that it has reached a milestone to the County Executive by July 31, 2025. C. Rebated Real Property Taxes. The County and the Authority will rebate up to $1,400,000.00 to Habitat the equivalent of a portion of the increase in real property taxes collected from the Project in annual contributions as follows: 1. Real Property Tax Baseline. The "Real Property Tax Baseline" is the amount of real property taxes assessed by the County on the Property for the Calendar Year in which 7MA 2018-00003 is approved by the County Board of Supervisors. 2. Duration of the Rebate Period. The "Rebate Period" begins in the Calendar Year following the Calendar Year in which the Real Property Tax Baseline is established and continues for 10 Calendar Years, or sooner, when $1,400,000.00 has been rebated to Habitat pursuant to this Section 4(C). Attachment A Draft: June 19, 2019 3. Calculation of the Rebates. The amount of the real property taxes that will be rebated to Habitat (the "Rebate') is as follows: a. Until the End of Calendar Year 2024. One hundred percent of the increase in real property taxes collected by the County for the Property above the Real Property Tax Baseline will be rebated to Habitat until the end of Calendar Year 2024. b. Calendar Year 2025 and Thereafter. Fifty percent of the increase in real property taxes collected by the County for the Property above the Real Property Tax Baseline will be rebated beginning in Calendar Year 2025 and until the Rebate Period ends. 4. How and When the Rebate Will Be Transferred. Within 45 days after the full amount of the real property taxes have been paid for the Property for the applicable half of the Calendar Year, the County Board of Supervisors will semi-annually appropriate a Rebate to the Authority. The Authority will transfer the Rebate to Habitat within 30 days after it is received from the County. The Authority has no responsibility to transfer any Rebate to Habitat that the Authority has not received from the County. Each Rebate from the Authority to Habitat is a grant. 5. Purposes for Which the Rebates May be Used. Habitat may use each Rebate received under this Section 4(C) as follows: a. First: Construct Affordable Dwelling Units. Habitat shall first use the Rebate only to construct or install the foundation, framing, windows and doors, roofing, exterior siding, drywall and other interior wall materials, insulation, rough and finish electrical, plumbing, and heating and cooling systems, underlayment, countertops and cabinets, trim, painting, appliances, flooring, kitchen appliances, finish work such as book shelves, and connections to utilities, and the like, of a Habitat -built or Habitat -contracted ADU, until the 75th certificate of occupancy is issued for Habitat -built or Habitat -contracted ADUs within the Project. The Rebate may not be used for site preparation or to construct or install within the Project any streets, utilities, common area improvements and amenities, or for any other purpose. b. Second: Apply to Habitat Debt to Construct Affordable Dwelling Units. Any Rebate received by Habitat that can no longer be used as provided by Section 4(C)(5)(a) (because, for example, all Habitat - built or Habitat -contracted ADUs have been constructed in the Project), shall next be applied by Habitat to pay any debt incurred by Habitat to build Habitat -built or Habitat -contracted ADUs within the Project. c. Third: Rebates Deposited in Escrow Account for Affordable Dwelling Units in Subsequent Phases of Southwood. Any Rebate to be received by Habitat that can no longer be used as provided by Sections 4(C)(5)(a) and 4(C)(5)(b) shall be deposited in an escrow account established by the County instead of being directly transferred to Habitat. Habitat shall inform the County Executive in writing, with any supporting evidence it may have or that may be requested by the County Executive, that the Rebates can no longer be used as provided by Sections 4(C)(5)(a) and 4(C)(5)(b). Any Rebates deposited in an escrow account may be withdrawn by Habitat upon prior approval by the County Executive for the sole purpose of using the Rebate to construct or install ADUs outside of the Project but within Southwood. The transfer schedule established in Section 4(C)(4) applies to Rebates that will be deposited in an escrow account to the extent that it is practicable, allowing adequate time for the County Executive to reasonably consider the information provided by Habitat. 6. Non -appropriation. Any Rebate to be made by the County and the Authority pursuant to this Section 4(C) in any Fiscal Year is subject to non -appropriation by the County Board of Supervisors as provided in Section 6 of this Agreement. ATTACMENT H: PERFORMANCE AGREEMENT 7. Extinguishing an Obligation. Any obligation of the County and the Authority to make a particular Rebate pursuant to this Section 4(C) is extinguished on December 31 of the tenth Calendar Year following the Calendar Year in which the Real Property Tax Baseline is established, or when the County and the Authority have rebated to Habitat $1,400,000.00, whichever occurs first. D. Suspending Transfers of Cash Contributions or Rebates. The transfer of any Cash Contribution or Rebate from the Authority to Habitat shall be suspended at any time while Habitat is not in compliance with any obligation it has pursuant to Section 5. 1. Decision. The decision as to whether Habitat is not in compliance with any obligation it has pursuant to Section 5 shall be reasonably made by the County Executive. 2. Notice from the County to Habitat. The County shall provide written notice to Habitat that Habitat is not in compliance with one or more obligations it has pursuant to Section 5. The notice shall identify the obligations that Habitat is not in compliance with and recommend corrective actions to return to compliance. 3. Resolution. Habitat shall make good faith efforts to return to compliance with its obligations. If it disagrees with the County as to whether it is not in compliance with one or more of its obligations, Habitat may request to meet with the County pursuant to the dispute resolution procedure in Section 9(G) of this Agreement. The request must be made by Habitat in writing and be received by the County within 30 days after the date Habitat received the written notice from the County pursuant to Section 4(D)(2). E. Retuning the Cash Contributions and Rebates. Habitat shall return any Cash Contribution and Rebate (collectively, "County Funds') to the Authority, which in turn shall return the County Funds to the County, in the following circumstances: 1. Returns in Their Entirety. Habitat shall return the County Funds in their entirety in any of the following circumstances: a. Planning and Other Support Funding. The $100,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(a) shall be returned to the Authority in full if the Cash Contribution is not fully expended for Habitat's planning work and applications on or before June 30, 2021. b. Tax Credits Awarded or Other Affordable Housing Project The $300,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(b) shall be returned to the Authority in full iE (i) the LIHTC credits that were awarded are voided or the award of the credits is rescinded before any LIHTC ADU is occupied on or before June 30, 2027; (ii) the developer obtaining one or more building permits to construct 80 or more ADUs fails to obtain from the County at least one certificate of occupancy for an ADU within the Project on or before June 30, 2027. c. Final Site Plan Approval for 20 ADUs. The $300,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(d) shall be returned if there is no legal, valid, final site plan for 20 or more Habitat -built or Habitat -contracted ADUs within the Project on or before June 30, 2025. d. Building Permits Issued. The $300,000.00 Cash Contribution transferred pursuant Section 4(B)(1)(e) shall be returned if building permits expire such that the number of building permits issued by the County is below 37 on or before June 30, 2025. e. Funding Levels. The Cash Contributions transferred pursuant to Sections 4(13)(1)(c), 4(B)(1)(d), or 4(B)(1)(f) shall be returned if the funding levels of 75 percent, 85 percent, or 95 percent for 75 Habitat - built or Habitat -contracted ADUs within the Project fall below those milestones before at least one certificate of occupancy is issued by the County for a Habitat -built or Habitat -contracted ADU within the Attachment A Draft: June 19, 2019 Project. £ Cash Contributions Not Applied for Habitat -built or Habitat -contracted ADUs. Any Cash Contributions transferred pursuant to Section 4(B)(1) shall be returned if the full amount is not applied solely to construct or install Habitat -built or Habitat -contracted ADUs as described in Section 4(B)(3). g. Rebates Not Applied for Habitat -built or Habitat -contracted ADUs or Other Specified Purposes. Any Rebates transferred pursuant to Section 4(C)(1) shall be returned if the full amount transferred in any particular Calendar Year is not applied solely for the purposes described in Section 4(C)(5). It. Habitat Ceases to Operate. If Habitat ceases to operate before the County issues the first certificate of occupancy for a Habitat -built or Habitat -contracted ADU within the Project, any County Funds shall be returned. 2. Prorated Returns. Habitat shall return the County Funds on a prorated basis in any of the following circumstances: a. Tax Credits Awarded or Other Affordable Housing Project The $300,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(b) shall be returned in the prorated amount of $3,750.00 for each certificate of occupancy not obtained from the County for an ADU within the Project by December 31, 2027 that is less than 80, provided that at least one certificate of occupancy has been issued for an ADU developed or installed as provided in Section 4(B)(1)(b). Example: If 70 certificates of occupancy for ADUs have been issued by the County by December 31, 2027, 10 certificates of occupancy were not timely obtained and Habitat must return $37,500.00. b. Certificates of Occupancy Issued for Fewer than 75 Habitat -built or Habitat -contracted ADUs. The Cash Contribution transferred pursuant to Section 4(B)(1)(c) through (f) shall be returned in the prorated amount of $20,000.00 for each certificate of occupancy not obtained from the County for a Habitat -built or Habitat -contracted ADU within the Project by December 31, 2027 that is less than 75, up to the amount of Cash Contributions that it received. Example, If 70 certificates of occupancy for Habitat - built or Habitat -contracted ADUs have been issued by the County by December 31, 2027, five certificates of occupancy were not timely obtained and Habitat must return $100,000.00. 3. Milestones Reached, Failed, Re -attained. Any Cash Contribution made pursuant to the milestones being reached pursuant to Section 4(B)(1)(c), (d), or (e), then returned by Habitat because Habitat thereafter no longer satisfied the milestone, shall be transferred again as provided in this Agreement if Habitat again timely reaches the milestone. 4. Timing of Returns. Habitat shall return any Cash Contribution or Rebate required by this Section 3(E) within 30 days after it receives a written demand for a return from the County. The Authority shall transfer any return to the County within 45 days after it receives the return from Habitat. F. Security Interest to Ensure the Return of County Funds. If Habitat fails to timely return any County Funds as required by Section 4(E)(4), the County, in its sole discretion, may record an instrument against any portion of the Property owned by Southwood Charlottesville LLC or Habitat, or both, or any other real property owned by Habitat in Albemarle County, at the time of the proposed recordation to secure the return. Habitat shall sign the documents necessary to allow the County to record its instrument, and shall not otherwise prevent, or seek to prevent, the County from recording its instrument. The County instrument shall be subordinate to any instrument recorded by one or more financial institutions to secure its funding provided to Habitat. The County shall sign the documents necessary to subordinate its instrument to the instrument recorded, or to be recorded, by the financial institution, and will not otherwise prevent, or seek to prevent, the financial institution from recording its instrument. The County shall promptly and timely release any instrument that it records to secure the return of any ATTACMENT H: PERFORMANCE AGREEMENT portion of the County Funds, when Habitat is no longer obligated return any amount. Habitat shall not be responsible for any costs, including recording costs, incurred by the County for it to record any instrument ent under this Section 4(F). In its sole discretion, the County may designate the Authority to exercise the rights, powers, and obligations of the County pursuant to this Section 4(F). 5. Obligations of Habitat. Habitat will provide ADUs within the Project as follows: Attachment A Draft: June 19, 2019 simplify tracking the periods of affordability, Habitat may group all the certificates of occupancy for ADUs issued in a Calendar Year to begin their period of affordability on January 1 of the next Calendar Year. 2. Dwelling Units Within Low Income Housing Tax Credit Projects. LIHTC ADUs shall qualify as affordable housing for a minimum of 30 years. The period of affordability begins on the date that the certificate of occupancy is issued by the County for each ADU. A. Construct or Contract to Construct at Least 75 Affordable Dwelling Units. Habitat shall provide a minimum 3. Dwelling Units that are Flexible Structure Types. Flexible structure types, including modular housing and of 75 Habitat -built or Habitat -contracted ADUs within the Project. carriage units, serving as second dwelling units on a lot, shall qualify as affordable housing for a minimum of 10 years. For the purpose of Habitat satisfying its obligation to provide 75 or more Habitat -built or Habitat- B. Construct or Install at Least 80 LIHTC Affordable Dwelling Units: Alternative. Habitat, or a third parry, shall contracted ADUs pursuant to this Agreement, only the first 10 flexible structure types will be counted toward construct or install a minimum of 80 LIHTC ADUs within the Project. If Habitat is unable to enter into a contract with Habitat's obligation. The period of affordability begins on the date that the certificate of occupancy is issued by a third party by June 30, 2020, or Habitat or the third parry is not awarded Low Income Housing Tax Credits for 80 or the County for each ADU. more ADUs by June 30, 2020, Habitat shall diligently pursue until June 30, 2021 other third parties to seek and obtain an award of 80 or more LIHTC ADUs or to otherwise contract with a developer to construct or install 80 or more 4. Dwelling Units Using Other Affordable Housing Strategies. Dwellings qualifying as affordable housing ADUs within the Project. If Habitat sells, leases, or otherwise transfers land in Block B in the Project to construct or using a combination of strategies, including those described above or any other strategies, including land banks install 80 or more LIHTC or other ADUs, all funds received by Habitat for the sale, lease, or transfer shall be used by or land trusts, shall qualify as affordable housing for a minimum of 30 years. The period of affordability begins Habitat for the Project. In addition: on the date that the certificate of occupancy is issued by the County for each ADU. To simplify tracking the periods of affordability, Habitat may group all the certificates of occupancy for ADUs issued in a Calendar 1. "Diligent pursuit" described. In order for Habitat to be deemed by the County to be diligently pursuing a third Year to begin their period of affordability on January 1 of the next Calendar Year. parry as required by this Section 5(B), Habitat shall, at a minimum, continuously market sufficient land within the Project to allow 80 or more ADUs to be constructed and to market the land for that purpose. The marketing shall D. Diligendy Fundmise. From the date of this Agreement and until the design and construction of the ADUs within continue until the land is conveyed to a developer for the purposes described herein, or until June 30, 2021, the Project are 100 percent funded, Habitat shall actively and aggressively conduct a capital campaign to obtain whichever occurs first. The land shall be marketed at a price that will allow it to be developed for affordable contributions to pay for the cost of designing and constructing the ADUs within the Project. housing. 2. Appraisal If the County does not agree that the land is being so marketed at an appropriate price, it may request that an appraisal be prepared at its cost. The appraiser shall be selected by agreement of the County and Habitat. 3. Extinguishment of Obligation. If Habitat is unable to obtain a buyer and developer by June 30, 2021 to construct or install 80 or more ADUs within the Project, the obligation of this Section 5(B) is extinguished. 4. Waiver by the Countv Board of Supervisors of the Obligation to Market the Land Until Tune 30.2021. Upon the written request by Habitat, the County Board of Supervisors may waive Habitat's obligation to market the land until June 30, 2021 if Habitat has an interested purchaser who would not be constructing or installing 80 or more LIHTC or other ADUs in Block B in the Project, but would be developing a project that promotes the economic and community development of Southwood. In evaluating a request, the Board will consider any relevant criteria including, but not limited to: (i) whether the development will provide civic space for Southwood; (ii) whether the development will lease at affordable rates commercial space for Southwood residents and their businesses; (iii) enhanced open space for Southwood; (iv) funding for affordable housing within Southwood; and (v) other features, elements, improvements, or services that promote the economic and community development of Southwood. If the transfer of the land by Habitat to a developer is not completed, the June 30, 2021 deadline shall be extended an equivalent amount of time that the land was not actively marketed. C. Ensure Long-term Affordability. Habitat will ensure the long-term affordability of the ADUs within the Project as follows: 1. Dwelling Units that are Habitat -built. Habitat -contracted, Habitat -sold. Habitat -built, Habitat - contracted, and Habitat -sold ADUs shall qualify as affordable housing for a minimum of 40 years. Affordability may be achieved through deed restrictions, reserving in all ADUs a right of first refusal and granting the County a right of second refusal, by providing forgivable final mortgages, and other incentives. The period of affordability begins on the date that the certificate of occupancy is issued by the County for each ADU. To "Actively" conducting the capital campaign described. In order for Habitat to be deemed to be "actively" conducting the capital campaign, the Habitat fundraiser required by Section 5(I) shall be dedicated exclusively to directing the capital campaign for its required duration. The fundraiser's dedication to directing the capital campaign may be non-exclusive if Habitat demonstrates to the County Executive's satisfaction that exclusive dedication to the capital campaign is not required for Habitat to meet its obligation under this Section 5(D). The County Executive shall not unreasonably withhold approval. 2. "Aggressively" conducting the capital campaign described. In order for Habitat to be deemed to be "aggressively" conducting the capital campaign, the Habitat fundraiser required by Section 5(I) shall conduct the capital campaign in a manner that is systematic, ambitious, and energetic for its duration. E. Develop and Implement a Non -Displacement Plan. Habitat shall develop and implement a non -displacement plan for each current Southwood resident (the "Non -Displacement Plan'). The Non -Displacement Plan shall include at least 47 Habitat -built or Habitat -contracted ADUs, or market rate units, within the Project that will rehouse current residents and a plan for rehousing options for Southwood residents living in trailers or manufactured homes as they are impacted by the redevelopment of the Property for the Project. The Non -Displacement Plan shall meet or exceed the standards of the Residential Anti -Displacement and Relocation Assistance Plan developed by the Virginia Department of Housing and Community Development as required for the Vibrant Communities Initiative Grant. The Non -Displacement Plan is subject to review and approval by the County Housing Planner or another County officer designated by the County Executive (the "County Housing Planner'). As provided in Section 4(A)(5), Habitat must obtain approval of the Non - Displacement Plan before the County appropriates the first Cash Contribution described in Section 4(B) or the first rebate described in Section 4(C). The County Housing Planner shall act on the Non -Displacement Plan, including any amendment thereto, within 30 days after it is received. The County Housing Planner shall not unreasonably withhold approval of the Non -Displacement Plan. Any amendment to the Non -Displacement Plan is also subject to review and approval by the County Housing Planner. ATTACMENT H: PERFORMANCE AGREEMENT Attachment A Draft: June 19, 2019 F. Provide a Mixture of Housing. Habitat shall provide for a mixture of ADUs within the Project. In combination with subject to the consent of the County Housing Planner. Any ADUs constructed under the Low Income Housing Tax market rate dwelling units, the ADUs shall be a mixture of owned and rented dwellings, with tiers of affordability (i.e., Credit program shall meet the internal standards established by the United States Department of Housing and affordable to households with incomes not exceeding, for example, 20 percent, 40 percent, 60 percent, and 80 percent Community Development. of the area median income established by the United States Department of Housing and Urban Development adjusted by family size) (the "Housing Mixture Plan'). Habitat must submit a draft Housing Mixture Plan to the County's J. Reporting Obligations. Habitat shall provide information regarding the Project to the County as follows: Department of Community Development by not later than July 15, 2019. The Housing Mixture Plan is subject to review and approval by the County Housing Planner or another County officer designated by the County Executive 1. Annual Reports. Habitat shall provide to the County, at Habitat's expense, a written report that verifies in a (the "County Housing Planner'). Habitat must obtain approval of the Housing Mixture Plan before the first final site form and having a content reasonably satisfactory to the County Executive about Habitat's progress on the plan, or the first subdivision plat submitted to the County after August 21, 2019, within the Project that will include any milestones and expenditures of the County Funds described in Section 4, the membership of Habitat's dwelling units is approved by the County. The County Housing Planner must act on the Housing Mixture Plan, professional team as provided in Section 5(I) at the time of reporting, the status of its implementation of the including any amendment thereto, within 30 days after it is received. The County Housing Planner shall not Non -Displacement Plan as provided in Section 5(E), and the sales price of any parcel sold by Habitat in Phase unreasonably withhold approval of the Housing Mixture Plan. Any amendment to the Housing Mixture Plan is also 1, Block B. The report shall be provided to the County in June of each year until all County Funds have been subject to review and approval by the County Housing Planner. transferred and expended in compliance with this Agreement G. Develop and Implement Neighborhood Design Guidelines. Habitat shall develop and implement neighborhood 2. Affordable Dwelling Unit Tracking. Either in conjunction with the Annual Report described in Section design guidelines for the Project that are consistent with the Albemarle County Comprehensive Plan and the Southern 50)(1) or independently, Habitat shall provide to the County, at Habitat's expense, a written report stating: (i) and Western Urban Neighborhood Master Plan, or provide for this in the Code of Development and the Application the number of Habitat -built and Habitat -contracted ADUs within the Project; (i) the number of LIHTC or Plan submitted in conjunction with 7MA 2018-00003. For purposes of this Agreement, neighborhood design other ADUs in Phase 1, Block B; (iii) for the Habitat -built and Habitat -contracted ADUs, the number of units guidelines pertain to matters such as pocket parks, street lighting, benches, and other elements that pertain to the that are owner -occupied, rented, and qualifying as flexible structures to monitor the status of the Housing livability of the neighborhood (the "Neighborhood Design Guidelines'). If the Neighborhood Design Guidelines are Mixture Plan as provided in Section 5(F); (iv) for the Habitat -built and Habitat -contracted ADUs, the number not addressed in the Code of Development or the Application Plan, they shall be subject to review and approval by the of households within the various income levels described in Section 5(F) to monitor the status of the Housing County Director of Planning or another County officer designated by the County Executive (the "County Director of Mixture Plan; and (v) the date the County issued the certificate of occupancy and the period of affordability for Planning'). Habitat must obtain approval of the Neighborhood Design Guidelines before the first final site plan, or the each ADU to monitor Habitat's commitment to ensure long-term affordability as provided in Section 5(D). first subdivision plat submitted to the County after August 21, 2019, within the Project that will include any dwelling The report shall be provided to the County in June of each year during the temp of this Agreement. units is approved by the County. The County Director of Planning must act on the Neighborhood Design Guidelines, including any amendment thereto, within 30 days after they are received. The County Director of Planning shall not 3. Failure to Maintain a Reached Milestone and Noncompliance with Any Section 5 Obligation. Habitat unreasonably withhold approval of the Neighborhood Design Guidelines. Any amendment to the Neighborhood shall provide to the County, at Habitat's expense, a written report if, at any time, one of the milestones Design Guidelines that is not included in an amendment to the Code of Development or the Application Plan is also established in Section 3(A), having first been reached, is no longer satisfied (e.g., the 75 percent fundraising subject to the review and approval by the County Director of Planning. milestone is no longer satisfied because a funding source has withdrawn), or if Habitat is in noncompliance with any requirement (including any approved plan) of this Section 5. The report shall be submitted within 30 H. Develop and Implement Minimum External Standards. Habitat shall develop and implement minimum external days after the milestone is no longer satisfied or noncompliance with any requirement of this Section 5 is standards for ADUs within the Project to ensure that they will blend with market rate units with respect to materials discovered. and style such as roof pitches, foundations, window types, and building materials (the "Minimum External Standards'). The Minimum External Standards shall be subject to review and approval by the County Director of Planning or 4. Other Information Requested by the County or the Authority. The County and the Authority may request another County officer designated by the County Executive (the "County Director of Planning'). Habitat must obtain any other information regarding the status of the Project as either parry may reasonably require. Habitat shall approval of the Minimum External Standards before the first building permit for any ADU is approved by the County. provide the requested information within a reasonable period of time, not to exceed 30 days, unless otherwise The County Director of Planning must act on the Minimum Internal Standards, including any amendment thereto, agreed to by the County or the Authority. within 30 days after they are received. The County Director of Planning shall not unreasonably withhold approval of the Minimum External Standards. Any amendment to the Minimum External Standards is also subject to the review R. Habitat Professional Team. Until the County issues the certificate of occupancy for the 75th Habitat -built or and approval by the County Director of Planning. Habitat -contracted ADU in the Project, Habitat shall have professional staff in its employment or under contract with the skills, experience, and capacity to successfully complete the Project. The professional staff shall include, at I. Develop and Implement Minimum Internal Standards. Habitat shall develop and implement, in conjunction with a minimum, a fundraiser and a project manager/ the County Housing Planner or another officer designated by the County Executive (the "County Housing Planner'), developer having experience in developing a mixed income residential housing project of at least 70 dwelling units. minimum internal standards for ADUs within the Project that may include, by mutual consent, such standards as those Additionally, Habitat will maintain an affiliated agreement with Habitat for Humanity International which will have for minimum and maximum square footage, bedrooms, bathrooms, kitchen features including kitchen cabinets, staff members with, at a minimum, certification from the Association of Fundraising Professionals or a comparable countertops, dishwasher, garbage disposal, oven, stove, and laundry room with hookups (the "Minimum Internal certification who will provide fundraising services or consultation for the Project" Standards'). The Minimum Internal Standards shall be developed in concert with the minimum requirements of any other funding sources for an ADU within the Project but shall, in any event, meet minimum livability requirements. L. Maintain Status as a Charitable Organization. Habitat shall maintain its status as a charitable institution under Habitat must obtain approval of the Minimum Internal Standards before the first building permit for any dwelling unit the rules of the United States Internal Revenue Service until all County Funds have been transferred and expended is approved by the County. The County Housing Planner must act on the Minimum Internal Standards, including any in compliance with this Agreement. amendment thereto, within 30 days after they are received. The County Housing Planner shall not unreasonably withhold consent to the Minimum Internal Standards. Any amendment to the Minimum Internal Standards is also M. Continue to Own PropeM. Habitat or another entity wholly owned by Habitat including, but not limited to ATTACMENT H: PERFORMANCE AGREEMENT Southwood Charlottesville LLC, shall own land within the Project until all County Funds have been transferred and expended in compliance with this Agreement. The County Board of Supervisors may, in its sole discretion, determine that a change in the legal status of Habitat as a corporation (e.g., from a corporation to another entity) is not a change in ownership for purposes of this Agreement. 6. This Agreement is Contingent Upon Approval of ZMA 2018-00003. This Agreement is contingent upon the County Board of Supervisors approving ZMA 2018-00003 which, as currently proposed, would allow the uses and densities to enable the Project. If ZMA 2018-00003 is not approved by the County Board of Supervisors by June 30, 2020, this Agreement is void. 7. Non -appropriation. The obligation of the County to contribute County Funds as provided in this Agreement is subject to, and dependent upon, appropriations being made from time to time by the County Board of Supervisors. Therefore: A. Non -appropriation is not a Breach. The failure of the County Board of Supervisors to appropriate County Funds to the Authority, and for the Authority to transfer County Funds to Habitat, or the County's failure to perform any term or condition pursuant to this Agreement resulting from the failure of the County Board to appropriate County Funds, is not a breach of this Agreement B. Obligations in the Event of Non -appropriation. During any Fiscal Year in which the County Board of Supervisors does not appropriate any County Funds, the other terms of this Agreement shall continue to apply. In particular, Sections 4(B)(3) and 4(C)(5) shall apply to any previously received County Funds that have not yet been expended; and Sections 5(C), 5(E), 5(F), 5(1), and 5(I) shall continue to apply to any Habitat -built or Habitat - contracted ADU in the Project for which Habitat has previously received County Funds. C. This Agreement does not Establish an Irrevocable Obligation. Under no circumstances shall this Agreement be construed to establish an irrevocable obligation on the County to contribute the County Funds to Habitat as provided in this Agreement. 8. Notices, Requests. Reports, and Correspondence. Any notices, requests, reports, or other correspondence required by this Agreement must be given in writing, and they are deemed to be received upon receipt or refusal after their mailing in the United States Mail by certified mail, postage fully pre -paid or by overnight courier ("refusal" means to return or when the certified mail or overnight courier package is not accepted by the addressee): If to Habitat, to: President and Chief Executive Officer Habitat for Humanity of Greater Charlottesville 919 West Main St Charlottesville, VA 22903 If to the County, to: Albemarle County Executive's Office 401 McIntire Road Charlottesville, Virginia 22902 Attention: Jeffrey B. Richardson, County Executive If to the Authority, to: Economic Development Authority Albemarle County Attachment A Draft: June 19, 2019 401 McIntire Road Charlottesville, Virginia 22902 Attention: Rod Gentry, Chair The names of the persons to whom any correspondence is to be addressed to their attention shall change as the persons in those positions change without amending this Agreement. Any report or correspondence required by this Agreement, and correspondence that is not required by this Agreement, may be sent First Class in the United States Mail or by email to email addresses provided by the parties with the express consent of the recipient. 9. Miscellaneous A. No Goods or Services Received by the County. The County Funds transferred by the Authority to Habitat pursuant to this Agreement are solely to enable Habitat to construct Habitat -built or Habitat -contracted ADUs in the Project. The descriptions of the services that will be provided by Habitat, in particular those stated in Recital 4 and in Section 5 of this Agreement state the public and charitable purposes that may be indirectly served by the County Funds, and are not a description of goods or services being procured by the County by this Agreement. B. Severability and Non-severability if the Agreement, or a Part Thereof, is Declared Invalid or Unenforceable. If one or more provisions of this Agreement are determined by a court having competent jurisdiction to be invalid or unenforceable, the following apply: 1. Non -severable; No Power to Appropriate or Transfer. If the provisions of this Agreement pertaining to the County s, the Authority's, or either's, power to appropriate or transfer the County Funds to Habitat are determined to be invalid or unenforceable, those provisions are non -severable and the entire Agreement is void and Habitat shall return to the Authority any County Funds it has received. 2. Severable: Some Power to Appropriate or Transfer. If one or more provisions of this Agreement, but not all, pertaining to the County's, the Authority s, or either's, power to appropriate or transfer the County Funds to Habitat are determined to be invalid or unenforceable, those provisions are severable and Habitat shall return to the Authority any County Funds it has received pursuant to any invalid or unenforceable provision. The parties agree to negotiate in good faith an amendment to this Agreement to delineate the parties' new rights and obligations. 3. Severable: Other Provisions. If any other provision of this Agreement other than those described in Sections 9(B)(1) and (2) is determined to be invalid or unenforceable, those provisions are severable and the remaining terns and conditions of this Agreement shall remain in force and have effect. C. Entire Agreement. This Agreement states all of the covenants, promises, agreements, conditions, and understandings between the County, the Authority, and Habitat regarding the County's and the Authority's contribution of funds and Habitat's obligations. D. Goveming Law. This Agreement is to be governed by and construed in accordance with the laws of the Commonwealth of Virginia. E. Interpretation of this Agreement This Agreement shall be interpreted in accord with how any terms are defined in this Agreement and otherwise by applying the plain and natural meaning of the words used, and not for or against any party by reason of authorship. F. Amendments. This Agreement may be amended by a written amendment signed by the authorized representatives of the parties. ATTACMENT H: PERFORMANCE AGREEMENT G. Dispute Resolution. If there is a dispute of any kind between any parties arising under this Agreement, upon the written request of a parry: 1. Designation of a Senior Representative: Negotiation. Each of the parties to whom the dispute pertains will designate one or more senior representative to negotiate with the other parties' senior representative in good faith and as necessary to attempt to resolve the dispute without any formal proceedings. 2. Corrective Action. If the negotiated resolution of the dispute requires any party to take, cause to be taken, or cease taking some action or practice, that parry shall do so within a reasonable period of time, not to exceed 90 days. 3. Dispute Resolution Process a Prerequisite to Starting Court Proceedings. No parry may initiate court proceedings by filing an action in a court of competent jurisdiction to resolve a dispute until the earlier of (i) a good faith mutual conclusion by the senior representatives that amicable resolution through continued negotiation of the dispute does not appear likely; or (u) 90 days after the initial request to negotiate the dispute. After either condition has occurred, a party may file an action in the jurisdiction and venue provided in this Agreement and may pursue any other remedy available at law or in equity. Each party shall pay its own attorney's fees. 4. When the Dispute Resolution Process is Not Required. Nothing in this Section 8(G) will, however, prevent or delay a Parry from instituting formal proceedings to: (i) avoid the expiration of any applicable limitations period; or (ii) seek declaratory and injunctive relief. H. Venue. Venue for any litigation arising out of our involving this Agreement shall lie in the Circuit Court of the County of Albemarle or in the United States District Court for the Western District of Virginia. An action shall not be brought in any other court. I. Relationship of the Parties. This Agreement is intended solely for the purpose of establishing the relative rights and obligations of the parties and does not create any type of partnership, joint venture, joint venture, purchaser - vendor, or employer -employee relationship. J. No Third -Party Beneficiaries. This Agreement does not confer any rights on any person or entity who is not a parry, whether as a third -parry beneficiary or otherwise. K. No Waiver of Sovereign Immunity or Other Immunities. This Agreement and any action taken by the County, the County Board of Supervisors, and the Authority pursuant to this Agreement is not, and shall not construed to be, a waiver of either sovereign immunity or any other governmental immunity that applies to the County, the County Board of Supervisors, or the Authority. L. Non -liability of County and Authority Officers and Employees. No County Supervisor or other County officer or employee, and no Authority Director or other Authority officer or employee, shall be personally liable to Habitat if there is any default or breach by the County, the County Board of Supervisors, the Authority, or the Authority's Board of Directors pursuant to this Agreement. M. Force Majeure. If Habitat's timely performance of any obligation in Section 5 of this Agreement is interrupted or delayed by any occurrence that is not caused by the conduct of the officers or employees of either the County, the Authority, or Habitat, whether the occurrence is an "Act of God" such as lightning, earthquakes, floods, or other similar causes; a common enemy; the result of war, riot, strike, lockout, civil commotion, sovereign conduct, explosion, fire, or the act or conduct of any person or persons not a parry to or under the direction or control of the County, the Authority, or Habitat, then performance of Section 5 is excused for a period of time that is reasonably necessary after the occurrence to remedy the effects thereof. WITNESS, the following authorized signatures: Approved as to form: County Attorney Attachment A Draft: June 19, 2019 COUNTY OF ALBEMARLE, VIRGINIA Jeffrey B. Richardson, County Executive ECONOMIC DEVELOPMENT AUTHORITY OF ALBEMARLE COUNTY, VIRGINIA W. Rod Gentry, Chairman HABITAT FOR HUMANITY OF GREATER CHARLOTTESVILLE, INC. ATTACHMENT I: HABITAT HOUSING TYPES What is in my monthly payment? PRINCIPAL - will not go up - controlled by Habitat TAXES, INSURANCE AND HOA FEES - can change over time - NOT controlled by Habitat What will my monthly expenses be? Water: $50 Electric: $200 Monthly Payment $260-$800 Water: $90 Electric: $100 Monthly Payment $500-$600 NOW FUTURE $511-$1,050 $690-$790 water and electric amounts estimated based on average use. Please work with your coach to find out what your costs might be. �sout woo neighborhood Southwood Community Engagement Offices 1341 Bitternut Lane Charlottesville, Va 22902 (434) 202-0805 CONDOMINIUM ATTACHMENT I: HABITAT HOUSING TYPES condominium $500/mo 800square feet 2 bedrooms 1 bathroom $575/mo 1,100square feet 3-4 bedrooms 1-2 bathrooms $600/mo 1,100square feet 3-4 bedrooms 2 bathrooms +porch or balcony 1 520 Paton Street NOTES ATTACHMENT I: HABITAT HOUSING TYPES What is in my monthly PRINCIPAL payment? - will not go up - controlled by Habitat TAXES, INSURANCE AND HOA FEES - can change over time - NOT controlled by Habitat What will my monthly expenses be? Water: $50 Water: $90 Electric: $200 Electric: $100 Monthly Payment $260-$800 Monthly Payment $600-$800 NOW FUTURE $511-$1,050 $790-$990 water and electric amounts estimated based on average use. Please work with your coach to find out what your costs might be. �S0Ut %TTTWOO neighborhood Southwood Community Engagement Offices 1341 Bitternut Lane Charlottesville, Va 22902 (434) 202-0805 I TOWNHOUSE �1 ATTACHMENT I: HABITAT HOUSING TYPES townhouse M� $600/mo 1,000square feet 2 bedrooms 2 bathrooms $750/mo 1,200square feet 3-4 bedrooms 2 bathrooms $800/mo 1,200square feet 3-4 bedrooms 2 bathrooms +side yard Burnet II 1 124 Penick Court Paton 11341 Francis Fife Way NOTES ATTACHMENT I: HABITAT HOUSING TYPES What is in my monthly payment? PRINCIPAL - will not go up - controlled by Habitat TAXES, INSURANCE AND HOA FEES - can change over time - NOT controlled by Habitat What will my monthly expenses be? Water: $50 Water: $90 Electric: $200 Electric: $100 � Monthly Payment $260-$800 NOW $511-$1,050 Monthly Payment $800-1,100 FUTURE $990-$1,290 water and electric amounts estimated based on average use. Please work with your coach to find out what your costs might be. �sout ffffywo neighborhood Southwood Community Engagement Offices 1341 Bitternut Lane Charlottesville, Va 22902 (434) 202-0805 SINGLE FAMILY ATTACH E D ATTACHMENT I: HABITAT HOUSING TYPES single family attached LA $800/mo 1,000square feet 2 bedrooms 2 bathrooms $950/mo 1,200square feet 3-4 bedrooms 2 bathrooms $1,100/mo 1,200square feet 3-4 bedrooms 2 bathrooms +side yard Sunrise 11407 Midland Street Cleveland 1 546 Cleveland Ave .-Wd Belmont 11466 Avon Street NOTES ATTACHMENT I: HABITAT HOUSING TYPES What is in my monthly payment? PRINCIPAL - will not go up - controlled by Habitat TAXES, INSURANCE AND HOA FEES - can change over time - NOT controlled by Habitat What will my monthly expenses be? Water: $50 Water: $90 _ Electric: $100 Electric: $200 Monthly Payment $260-$800 NOW $511-$1,050 Monthly Payment $1,100-1,300 FUTURE $1,290-$1,490 water and electric amounts estimated based on average use. Please work with your coach to find out what your costs might be. � sout %TTTWOO neighborhood Southwood Community Engagement Offices 1341 Bitternut Lane Charlottesville, Va 22902 (434) 202-0805 SINGLE FAMILY DETACHED ATTACHMENT I: HABITAT HOUSING TYPES single family detached $1,100/mo 1,000square feet 2 bedrooms 2 bathrooms $1,200/mo 1,300square feet 3-4 bedrooms 2 bathrooms $1,300/mo 1,300square feet 3-4 bedrooms 2 bathrooms + yard Charlton 1927 Charlton Ave 1301 Nunley Street Riverside 1 306 Riverside Ave NOTES _1 D D n 2 3 m O = :30 N z Y T� V m V) i5� 1_ t " a i Jjv �2 , Ittt ` ' LARGE ATTACHMENT J: ARB TEMPLATE 20is HARMONY RIDGE 0000120.: DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS Prepared by/Return to: Lori H. Schweller, Esq. VSB No. 42399 LeClairRyan PLLC 123 East Main St., 8ih Floor Charlottesville, VA 22902 ATTACHMENT J: ARB TEMPLATE TABLE OF CONTENTS HARMONY RIDGE DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS Section page ARTICLE I DEFINITIONS........................................................................................................... 1 1.1 "Additional Area"................................................................................................... 1 1.2 "Annual Assessment"............................................................................................. I 1.3 "Architectural Review Committee"........................................................................ 1 1.4 "Articles"................................................................................................................ I 1.5 "Association"..........................................................................................................1 1.6 "Board of Directors"............................................................................................... I 1.7 "Builder".................................................................................................................2 1.8 `Bylaws".................................................................................................................2 1.9 "Clerk's Office"...................................................................................................... 2 1.10 "Common Area"..................................................................................................... 2 1.11 "Declaration" .......................................................................................................... 2 1.12 "Developer"............................................................................................................ 2 1.13 "Developer Control Period".................................................................................... 2 1.14 "General Assessments"........................................................................................... 2 1.15 "Governing Documents"......................................................................................... 2 1.16 "Limited Common Area"........................................................................................ 2 1.17 "Limited Common Assessment"..........................................................3 1.18 "Lot"....................................................................................................................... 3 1.19 "Member"............................................................................................................... 3 1.20 "Owner"..................................................................................................................3 121 "Person" ...........................................................................................I......................3 1.22 "Plat"...........................................................................................3 1.23 "Property.................................................................................................................3 1.24 "Resident"...............................................................................................................3 1.25 "Supplemental Declaration"...................................................................................3 1.26 "Zoning Ordinance"................................................................................................ 3 ARTICLE 2 ADDING AND REMOVING LAND FROM HARMONY RIDGE ........................ 3 TaxMap Nos: 2.1 Additional Area....................................................................................................... 3 250007000 2.2 Developer's Right to Make Additions.................................................................... 4 250007001 250007008 2.3 Supplemental Declarations..................................................................................... 4 250007002 250007009 2.4 Owners' Approval Not Required............................................................................ 4 250007003 250007010 2.5 Development of Additional Area............................................................................ 4 250007004 250007011 2.6 Developer's Right to Make Withdrawals ............................................................... 4 250007005 250007012 250007006 250007013 ARTICLE 3 OWNERS' ASSOCIATION...................................................................................... 5 250007007 250007014 3.1 Membership............................................................................................................5 3.2 Class of Membership.............................................................................................. 5 i ATTACHMENT J: ARB TEMPLATE TABLE OF CONTENTS (continued) 3.3 Voting Rights.......................................................................................................... 5 3.4 Suspension of Voting Rights.................................................................................. 5 3.5 Articles and Bylaws to Govern; Property Owners' Association Act ...................... 5 ARTICLE 4 COMMON AREAS ...................... 5 4.1 Obligations of the Association................................................................................ 5 4.2 Owners' Rights of Enjoyment and Use of Common Areas .................................... 7 4.3 Limited Common Area........................................................................................... 8 4.4 General Limitations on Owners' Rights................................................................. 8 4.5 Delegation of Use................................................................................................... 8 4.6 Damage or Destruction of Common Area by Owner ............................................. 9 4.7 Rights in Common Areas Reserved by Developer ................................................. 9 4.8 Title to Common Area............................................................................................ 9 ARTICLE5 ASSESSMENTS........................................................................................................ 9 5.1 Lien and Personal Obligation for Paying Assessments .......................................... 9 5.2 Purpose of Assessments........................................................................................ 10 5.3 Annual Assessments............................................................................................. 10 5.4 Limited Common Expense Assessments.............................................................. 10 5.5 Special Assessments............................................................................................. 11 5.6 Date Annual Assessments Begin.......................................................................... 11 5.7 Consequences for Not Paying Assessments......................................................... 11 5.8 Subordination of Lien to Mortgages..................................................................... 12 5.9 Exempt Property...................................................................................................12 5.10 Annual Budget...................................................................................................... 12 5.11 Capitalization of Association................................................................................12 ARTICLE 6 ARCHITECTURAL CONTROL............................................................................12 6.1 Architectural Review Committee......................................................................... 12 6.2 Plans to be Submitted............................................................................................ 13 6.3 Administrative Fee................................................................................................ 13 6.4 Approval of Plans................................................................................................. 13 6.5 No Structures to be Constructed Without Approval ............................................. 14 6.6 Guidelines May Be Established............................................................................ 14 6.7 Limitation of Liability ........................................................................................... 14 6.8 Other Responsibilities of Architectural Review Committee ................................ 14 6.9 Appeals.................................................................................................................14 ARTICLE 7 USE OF PROPERTY...............................................................................................15 7.1 Protective Covenants............................................................................................ 15 7.2 Maintenance of Property ....................................... ........ ......... ....... ........................ 21 7.3 Security.................................................................................................................22 ARTICLE 8 EASEMENTS AND OTHER RESTRICTIONS 22 ATTACHMENT J: ARB TEMPLATE TABLE OF CONTENTS (continued) 8.1 Utility Easements.................................................................................................. 22 8.2 Erosion and Sediment Control.............................................................................. 23 8.3 Maintenance of Lots............................................................................................. 23 8.4 Construction Easements and Rights...................................................................... 23 8.5 Right of Entry for Government Personnel............................................................ 24 8.6 Easement for Landscaping, Signs and Related Purposes ...................................... 24 8.7 Easement for Encroachment................................................................................. 24 8.8 Easements to Serve Additional Area.................................................................... 24 8.9 Access Easement................................................................................................... 24 8.10 Driveway Easement..............................................................................................24 ARTICLE9 PARTY WALLS......................................................................................................25 9.1 General Rules of Law to Apply .................................................... ................ 25 9.2 Sharing of Repair Maintenance............................................................................ 25 9.3 Destruction by Fire or Other Casualty or Accident .............................................. 25 ARTICLE 10 GENERAL PROVISIONS.................................................................................... 26 10.1 Duration................................................................................................................ 26 10.2 Amendments......................................................................................................... 27 10.3 Enforcement..........................................................................................................27 10.4 Severability...........................................................................................................27 10.5 Assignment of Developer's Rights....................................................................... 27 10.6 Successors and Assigns......................................................................................... 27 10.7 Conflict................................................................................................................. 28 10.8 Compliance with Property Owners' Association Act ........................................... 28 ARTICLE I I DISSOLUTION OF THE ASSOCIATION........................................................... 28 ARTICLE12 NOTICES............................................................................................................... 28 ATTACHMENT J: ARB TEMPLATE ATTACHMENT J: ARB TEMPLATE and declare the entire balance of any Annual Assessment or Special Assessment due and payable in full if any quarterly installment is not paid within thirty (30) days after the due date. 5.8 Subordination of Lien to Mortgages. The lien upon each Lot securing the payment of the assessments shall, once perfected, be prior to all other subsequent liens and encumbrances except (i) real estate tax liens on such Lot, (ii) liens and encumbrances recorded prior to the recordation of the Declaration, and (iii) sums unpaid on and owing under any mortgage or deed of trust recorded prior to the perfection of said lien. 5.9 Exempt Property. The following property subject to this Declaration shall be exempt from the assessments and liens created herein (i) any property used as a sales or leasing center, model, maintenance center or management facility by Developer or for similar purposes; (ii) all property dedicated and accepted by a public authority; (iii) all Common Areas; and (iv) all property wholly exempt from real estate taxation by state or local governments upon the terms and to the extent of such legal exemption. 5.10 Annual Budget. The Board shall adopt an annual budget for each year that shall provide for the annual level of assessments (including reserves and insurance deductibles) and an allocation of expenses. During such annual budget adoption, the Board may take action to increase the annual budget over the previous year's budget by up to 10%. Any increase to the budget over the previous year's budget in excess of 10%, up to a 20% increase over the previous year's budget, may be approved by a simple majority vote of the membership with a quorum present. Any increase to the annual budget in excess of 20% may only be approved as a special assessment pursuant to Section 5.5 of this Declaration, 5.11 Capitalization of Association. Upon the acquisition of record title to a Lot by each grantee thereof, a contribution to the Association shall be made by or on behalf of grantee in the amount equal to one -quarter of the amount of the Annual Assessment payable on such Lot for that year and promptly deposited in the Association's reserves. The foregoing contribution shall be required to be made regardless of whether the grantee paid any consideration for the transfer of title; provided however, that no such contribution shall be due upon a transfer of title to a public entity or authority. Amounts payable under this Section 5.10 are in addition to any assessments and any fees associated with the Association's preparation and delivery of a disclosure packet pursuant to Va. Code § 55-509.4 et. seq., as amended. The amount of any unpaid capital contribution shall be deemed a Special Assessment that shall be a lien on such Owner's Lot. ARTICLE 6 ARCHITECTURAL CONTROL 6.1 Architectural Review Committee. There is hereby established a committee (the "Architectural Review Committee") for the purpose of reviewing and, as appropriate, approving or disapproving all Plans (hereinafter defined) submitted by Owners in accordance with this Article 6. Initially, the Architectural Review Committee shall be composed of one person, who need not be a Member of the Association, appointed by the Developer. Once 1000,0 of the Property and the Additional Area have been developed and conveyed to Owners, or the Developer delegates this responsibility to the Association in writing, whichever occurs first, the Architectural Review Committee shall be composed of one to three Members of the Association appointed by the Board. The member(s) of the Architectural Review Committee shall serve for such terms as may be determined by Developer or the Board, as the case may be. Nothing in this Article 6 or elsewhere in this Declaration shall be deemed to require the submission or approval of Plans for improvements constructed or to be constructed by the Developer on any Lots or Common Areas. 6.2 Plans to be Submitted. Before commencing the construction, erection or installation of any building, addition, patio, deck, fence, wall, exterior lighting, sign, mailbox or mailbox support, improvement or other structure (each of the foregoing an "Improvement" for the purposes of this Article 6) on any Lot, including any site work in preparation therefor; before commencing any alteration, enlargement, demolition or removal of an Improvement or any portion thereof in a manner that alters the exterior appearance (including but not limited to paint color) of the Improvement or of the Lot on which it is situated; before removing any tree with a diameter in excess of five (5) inches, measured three (3) feet above ground, any flowering tree (such as dogwood or redbud) or broad leaf evergreens (such as holly, laurel, or rhododendron) in excess of three (3) inches in diameter, similarly measured, or any live vegetation on slopes of greater than 25 percent (25%) gradient; or before planting any vegetable garden in a front or side yard of a Lot, each Owner shall submit to the Architectural Review Committee a completed application on the form provided by the Architectural Review Committee (the "Application"), a proposed construction schedule and plans and specifications of the proposed construction, erection, installation, alteration, enlargement, demolition or removal, or plantings, which plans and specifications shall include (unless waived by the Architectural Review Committee) (i) a site plan showing the size, location and configuration of all Improvements, including driveways and landscaped areas, and all setback lines, buffer areas and other features required under the Zoning Ordinance or the guidelines adopted by the Architectural Review Committee, (ii) landscaping plans showing any trees to be removed and retained and shrubs, plants and ground cover to be installed, and (iii) plans of the Improvements showing exterior elevations, construction materials, exterior colors, driveway material, and such other information as the Architectural Review Committee in its discretion shall require (collectively, the "Plans"). The Architectural Review Committee may, in its sole discretion, waive the requirement that any or all of the required Plans be submitted in a particular case where it determines such Plans are not necessary to evaluate the Application. The Architectural Review Committee shall not be required to review any Plans until a complete Application, construction schedule and Plans have been submitted. Submissions shall be directed to the Architectural Review Committee at the address of Developer in the same manner as notices are to be sent to Developer pursuant to this Declaration for so long as the member of the Architectural Review Committee is appointed by Developer, and thereafter to the Architectural Review Committee at the address of the Association in the same manner as notices are sent to the Association. 6.3 Administrative Fee. The Board may from time to time reasonably establish a fee for the Architectural Review Committee's review of Applications. Payment of any such fee to the Association shall be a condition to the approval or disapproval by the Architectural Review Committee of any Application. 6.4 Approval of Plans. The Architectural Review Committee shall not approve the Plans for any Improvement that would violate any of the provisions of this Declaration or of any 12 13 ATTACHMENT J: ARB TEMPLATE ATTACHMENT J: ARB TEMPLATE Supplemental Declaration applicable thereto. In all other respects, the Architectural Review Committee may exercise its reasonable discretion in determining whether to approve or disapprove any Plans, including, without limitation, the location of any Improvement on a Lot. If any submitted Plan for Improvement has not been approved or disapproved within sixty (60) days of the Architectural Review Committee's receipt of a complete submission package, then the Plan shall be deemed approved. 6.5 No Structures to be Constructed Without Approval. No Improvement shall be constructed, erected, installed or maintained on any Lot, nor shall any Improvement be altered, enlarged, demolished or removed in a manner that alters the exterior appearance (including paint color) of the Improvement or of the Lot on which it is situated, nor shall any tree removal or plantings requiring approval of the Architectural Review Committee be commenced, unless the Application, Plans and, if applicable, construction schedule have been approved by the Architectural Review Committee. After the Application, Plans and, if applicable, construction schedule have been approved, all Improvements shall be constructed, erected, installed, maintained, altered, enlarged, demolished or removed strictly in accordance with the approved Plans and with reasonable diligence and dispatch in accordance with the approved construction schedule. 6.6 Guidelines May Be Established. The guidelines to be used in considering whether approval of such guidelines by the Board. Architectural Review Committee may establish to approve or disapprove Plans, subject to the 6.7 Limitation of Liability. The approval by the Architectural Review Committee of any Plans shall not constitute a warranty or representation by the Architectural Review Committee of the adequacy, technical sufficiency or safety of the Improvements described in such Plans, and the Architectural Review Committee shall have no liability whatsoever for the failure of the Plans or the Improvements to comply with applicable building codes, laws and ordinances or to comply with sound engineering, architectural or construction practices. In addition, in no event shall the Architectural Review Committee have any liability whatsoever to an Owner, a contractor or any other party for any costs or damages (consequential or otherwise) that may be incurred or suffered on account of the Architectural Review Committee's approval, disapproval or conditional approval of any Plans. 6.8 Other Responsibilities of Architectural Review Committee. In addition to the responsibilities and authority provided in this Article 6, the Architectural Review Committee shall have such other rights, authority and responsibilities as may be provided elsewhere in this Declaration, in any Supplemental Declaration and in the Bylaws. 6.9 Appeals. Appeals from any decision of the Architectural Review Committee shall be heard by the Board upon the request of any Owner whose Lot is the subject of such decision, which request shall be made in writing to the Board within thirty (30) days after the Owner is advised of such decision. 14 LOCHLYN HILL ARCHITECTURAL STANDARDS ATTACHMENT J: ARB TEMPLATE LOCHLYN HILL ARCHITECTURAL STANDARDS The following are the guiding principles the Lochlyn Hill Architectural Review Board (LH- ARB) will use in conjunction with the builder/architect design team to develop the original built form of Lochlyn Hill. The Code of Development associated with the City PUD is a historical document that forms the foundation for the following Architectural Standards. The primary function of this document is to establish the baseline for interpretation by the LH-ARB. It is the expectation of the LH-ARB that the eventual homeowner led committee will include more specific rules to help in the governance of the LH-ARB when control is transferred to the Neighborhood. Specific rules will be documented throughout the initial phases of construction and as the Lochlyn Hill neighborhood evolves. Milestone Partners or its successor, the developer of Lochlyn Hill, will be available long term to assist the LWARB in managing the vision of the Neighborhood. Per the Homeowner's Association Declaration, at such time as final certificates of occupancy have been issued with respect to homes constructed on one -hundred percent (100%) of the Residential Lots Milestone shall remain in control of the LH-ARB. The LWARB powers will then be transferred to the Board of Directors of the Association, and at such time the Board shall appoint a committee comprised of not less than three (3) and no more than seven (7) members to enforce these provisions. Additionally, the LWARB shall include one representative appointed by Milestone as long as Milestone desires to have a representative on the Board. This document contains the following sections for reference: Architectural Values • Diversity • Pedestrian Oriented Neighborhood • Rhythm of Public/Private Spaces • Massing in Relations to Lot/Block/Neighborhood • Authenticity of Style • Sustainability • Landscaping Review Protocol • Builder • Homeowner Construction Protocol 1of8 3.1.16 —VERSION 1.1 ATTACHMENT J: ARB TEMPLATE ARCHITECTURAL VALUES Diversity Lochlyn Hill will feature an emphasis on diversity in the following categories: • Roof Treatment and Orientation • Elevations • Materials • Colors • Edge Treatments • Landscaping • Massing Diversity Guidelines: 1. The distribution of lot sizes at Lochlyn Hill creates inherent diversity between building product. Specific diversity constraints of elevations and colors are not necessary, but homebuilders and residents are encouraged to view the street as a composition. 2. A variety of roofing materials are encouraged, a minimum of 30-year architectural fiberglass shingles shall be met. Accent roof material is encouraged where appropriate to the architectural style. Pedestrian Oriented Neighborhood In order to encourage walkability throughout Lochlyn Hill, homes should artfully engage the street. The pedestrian zone will extend from front door to front door, creating a dynamic space that encourages social interaction and well-being. Pedestrian Orientation Guidelines: 1. Walkway material from the sidewalk to the front porch or other similar entranceway to the home, is encouraged to be diverse 2. Finished floor elevations of 2'+ higher than the sidewalk are strongly encouraged. Rhythm of Public/Private Spaces To foster a vital street complex it will be important to define the public spaces which are characterized by sidewalks from the semi-public defensible spaces, such as the home's front yard and front porch. Methods for defining those spaces include: • A broad variety of edge treatments including retaining walls, cheek walls, hedges, fences, landscaping, and slope may accomplish this distinction. • A buffer space that protects the private space on the front of the house. • A "Cool Zone" that is most commonly defined by a front porch, but could be a patio or terrace. • A raised finished floor to delineate the private space within the house as separate from the public realm 2of8 3.1.16 —VERSION 1.1 ATTACHMENT J: ARB TEMPLATE ATTACHMENT J: ARB TEMPLATE • Carefully crafted outdoor space in relation to floorplan on the side and/or back of the homes. Public/Private Space Guidelines: 1. Backyard privacy fences should not be taller than 6' and the finished side of the fence shall face out. Privacy fences may not start within the first 1/4 of the front of the house. Privacy fences are allowed on corner lots at the building setback and must include landscaping on the street side of the fence. 2. Fence Materials shall be wood or metal fencing, vinyl fencing is prohibited. Style of fencing shall be compatible with the architectural style of the house. When wood fencing is used, it shall be stained a uniform color (Thompson's Water Seal Semi -Transparent — Acorn Brown, Woodland Cedar, Harvest Gold, Maple Brown, Sequoia Red)(if another brand or color is proposed, it shall be submitted for review), painting is prohibited. When metal fencing is used, it shall be Black. 3. Edge treatments are required on all lots and should relate to the architectural style of the house. Edge treatment shall include both street sides on corner lots. Methods for treating the edge might include fences (wrought iron, picket, etc.), hedges, walls, curbs (cheek wall), slope and landscaping. 4. Edge treatments should work cohesively with architecture style of house. 5. Diversity is encouraged in fence and masonry material choices, provided they are compatible with the architectural character of the house and adjoining property treatments. Massing in Relation to Lot/Block/Neighborhood We value the exterior spaces throughout the neighborhood in conjunction with the living spaces inside the homes. Homes must: • Address the corners. • Possess diversity of roof structures and orientation • Address the public spaces • Be sited properly to ensure pleasant view sheds are captured. An example may include locating the house at the terminus of a street so that it becomes a prominent landmark. Massing Guidelines: 1. Carriage Houses: Each carriage house will meet the requirements for a single family dwelling as defined in the Virginia Uniform Statewide Building Code. Each Carriage House Unit shall conform to the Code of Development. They shall be on the same parcel as the primary dwelling unit to which it is an accessory. Carriage House Units may not be subdivided from the primary residence. The subdivision restriction shall be described on the plat creating such parcels and be incorporated into each deed conveying title to such parcels. a. All Carriage House Units must be constructed in the same architectural style as the primary residence and must employ the same exterior color 3of8 3.1.16 —VERSION 1.1 selections as the primary residence. Setback regulations for Carriage House Units shall be the same as those for garages b. Carriage House Units are separate, detached independent living units which are included with a single family detached unit and clearly subordinate to the primary residence. These units are typically located above a garage and are restricted to a maximum finished area of 800 square feet. These units may have a distinct street address and may be provided with separate utility meters if utilized as a rental unit. Homes on corner lots should address the corner, preferably with a side entry to the porch or terrace. Side elevations for corner lots should be well- proportioned. Authenticity of Style The style of the homes will be determined by the homebuilders. However, it will be important to pay specific attention to the authenticity of the components of the chosen architectural styles. Specific areas for concern are the: • eave • cornice • exterior materials • colors • differentiation of floors where appropriate • base, middle and top • Raised finished floor • proportion fagade components organization of elements elements themselves • trim dimensions, column dimensions, etc Authenticity Guidelines: 1. Architectural style should be supported by stylistically correct architectural detailing. 2. Material and color changes should occur at inside corners. They should not occur on outside corners or randomly on elevations. 3. Dog house chimneys are allowed with a foundation. The visibility from the street should be diminished by locating the chimney only on the back 2/3 of the side elevation of the house. Doghouse chimneys are not allowed on the side elevation facing the street on corner lots. 4. Shutters are to be full -operational or appear to be operational. 5. Eave overhangs should match the style of the house. 6. Soffits and porch ceilings are required to be paneled unless otherwise approved by the ARB. 7. Gutter downspouts are to be drained 10' away from the house or piped into the storm drain system. Gutters may not drain onto adjoining properties. 4of8 3.1.16 —VERSION 1.1 ATTACHMENT J: ARB TEMPLATE ATTACHMENT J: ARB TEMPLATE Sustainability Sustainability is defined by the quality of life in a place. A community is sustainable when the economic, social and environmental systems that make up that community are providing a healthy, productive, meaningful life for all residents, both present and future. The goals for Lochlyn Hill for Sustainability include: Utilization of Solar Orientation where possible and compatible with aesthetic goals • Public buildings and amenities will be sited to achieve an appropriate balance between solar insulation and the uses of the buildings or amenities. Energy Efficiency • Earthcraft Certification • HERS ratings • Energy Star Water Management & Conservation • Low flow fixtures • Rainwater roof catchments and storage • Utilizing stormwater for greywater systems, e.g. irrigation or toilet flushing. Durability Durable exterior finish materials High quality weather barrier and flashing details Flexible interior layouts (structure and utility layouts) (adaptive reuse) Indoor Air Quality • Controlled Mechanical Ventilation Low VOC finishes and adhesives Flooring options to meet American Allergy Institute standards. Daylighting • Orientation of buildings, placement of glazings, and coordination of overhangs to allow natural daylighting of interior spaces. Landscaping The landscaping at Lochlyn Hill should build on the themes and forms established by the built form. Native plants are encouraged, however it is recognized that many non- native species are functional, beautiful and favorites of gardeners. Home landscaping should also consider the composition of the street, including neighboring landscape installations and street trees. 1. The rezoning of Lochlyn Hill establishes a minimum quantity of trees and shrubs: MINIMUM PLANTING REQUIREMENTS Lot Wid Deciduous Evergreen Tree Shrubs Trees 60' - 80' 2 1 30 50' - 59' 2 1 20 40' - 49' 1 1 15 30'- 39' 1 0 10 < 30' 0 0 5 MINIMUM PLANT SIZES AT TIME OF INSTALLATION NEEK-1ree Size Deciduous 2-inch caliper Evergreen Shrubs 6' height 3 gallon container All disturbed areas must be re -vegetated with sod, grass, groundcover, or shrub masses. Homes with plant strips between the houses and the driveway are required to plant groundcover. 2. All new homes are required to have sod installed for all street -visible grass areas 3. Retaining walls visible from the street or other higher material quality and shall be compatible architecture materials and/or colors (e.g., sh interlocking concrete block, stacked fieldstone, visible from the street may be constructed o concrete, or pressure treated wood. 5of8 6of8 3.1.16 —VERSION 1.1 3.1.16 —VERSION 1.1 f public area shall be of a with the adjacent building all be finished with brick, etc.). Retaining walls not smooth plaster, finished ATTACHMENT J: ARB TEMPLATE ATTACHMENT J: ARB TEMPLATE Architectural Review Protocol Homebuilders The LH-ARB review process has been crafted to be collaborative. From Visioning to Design Development, the LH-ARB encourages dialogue with homebuilders to avoid difficulties at the Final Review. The steps to be followed for product review are: • Visioning — A presentation by the Lochlyn Hill LH-ARB to the homebuilders to begin the dialogue of the built form. • Schematic — Review by the LH-ARB of floorplans, siteplan and elevations. • Final Review — Homebuilders should submit the Final Review package to the LH-ARB administrator. Package to include: 1. LH-ARB Review Checklist 2. Detailedl/4"scale elevation drawings 3. Site Plan including elevations of finished floor and relationship to neighboring structures. 4. Landscape Plan including hard and softscape elements. 5. Color palette recommendations for recommended product. 6. Material submittals are requested. Final Inspection — Prior to third -party closing, homebuilder shall schedule a final inspection with the LH-ARB administrator for compliance purposes. LH-ARB Review Schedule: 1. Submittals on 1 sc and 3'd Monday of each month. 2. If submittals are complete, review by LH-ARB on the following Friday. 3. Approval or denial letter to be sent out the following Monday. 4. Final Inspection — Scheduled for Monday and Tuesdays, compliance letter available by Friday. Residents LH-ARB for residents should be limited to color changes, exterior modifications, and significant renovations. If there is a question about the applicability of an LH-ARB review, please contact the Property Manager. Depending on the nature of the renovations, the Property Manager will supply the submittal requirements to the resident. LH-ARB Review Schedule: 1. Submittals on Monday of each week. 2. If submittals are complete, review by LH-ARB on Friday. 3. Approval or denial letter to be sent out the following Monday. 4. Final Inspection — Scheduled for Monday and Tuesdays, compliance letter available by Friday. 7of8 3.1.16 —VERSION 1.1 Construction Protocol Homebuilders and Residents Due to the nature of the Lochlyn Hill community, construction activity will be closely monitored for sensitivity to the neighborhood. Specific requirements include: • Portable toilets should be provided by builders on construction site. • On -site materials should be delivered and stored only on site, or on an adjacent lot owned by the homebuilder. Materials should not be delivered and placed in open space or on lots not owned by homebuilders. • Trash should not accumulate on site. Dumpsters shall be located off of alleys when at all possible. • Each homebuilder is responsible for their workers and the workers of their subcontractors. • Construction hours are from 7:00 AM to 7:00 PM. Construction cannot begin on Sundays before 11:00 AM. • Contractors are responsible for keeping dust to a minimum. • Contractors are responsible for controlling drainage. • Construction traffic must use approved construction entrances only. • Parking should be on -site or on -street and not interfere with U.S. Mail delivery. • Parking is not allowed in open space. • Any and all damage is the responsibility of the homebuilder. • Concrete suppliers and contractors are not allowed to clean equipment in common areas, streets or vacant sites. A central designated concrete clean out site shall be identified by Milestone and used by each builder. • Use of neighboring hose bibs is prohibited. 8of8 3.1.16 —VERSION 1.1 ATTACHMENT I ARB TEMPLATE LOCHLYN HILL Architectural Review Board Plan + Specification Submission Form Submission Date: Review Date: Builder/Owner: Street Address: Lot p: Model: Square Footage: Foundation Type: Site Plan Attached: Landscape Plan Attached: Exterior Finish Color+ Materials Siding 1: Color: Spec Sheet Attached Siding 2: Color: Spec Sheet Attached Siding 3: Color: Spec Sheet Attached Trim 1: Color: Spec Sheet Attached Trim 2: Color: Spec Sheet Attached Roof 1: Color: Spec Sheet Attached Roof 2: Color: Spec Sheet Attached Shutter: Color: Spec Sheet Attached Door: Color: Spec Sheet Attached Other Color + Materials: Comments: loft FSTONER@MILESTONEPARTNERS.CO- 434.245.5804 LLOPEZ@MILESTONEPARTNERS.CO-434.245.5803 3002ND STREET NE, CHARLO BVILLE, VA 22902 ATTACHMENT K: REVENUE SHARING PROJECT BUDGET: CONCEPTUAL PLANS SOUTHWOOD ROADWAY IMPROVEMENTS ALBEMARLE COUNTY 12/19/2018 CONSTRUCTION COSTS Phase Demolition, Saw Cut, and Earthwork $ 615,000 Undercut $ 110,400 Storm Sewer and Hydraulics $ 703,150 Pavement and Stone $ 867,750 Curb, Sidewalk, Pavement Markings, Misc. $ 1,037,513 Maintenance of Traffic $ 150,000 Landscaping $ 25,000 Erosion and Sediment Control / Seeding $ 125,000 Sub -Total A: $ 3,633,813 OTHER CONSTRUCTION BID COSTS Mobilization for Sub -Total A (Calculated per VDOT formulas) $ 211,691 Materials Testing $ 72,676 Construction Staking / Surveying (2%) $ 72,676 Sub -Total B: $ 357,043 Total Bid Items (A+B): $ 3,990,856 Contingency for Total Bid Items(25%) $ 997,714 Sub -Total C (Total Bid Items + Contingency): $ 4,988,570 CN OTHER COSTS AND SERVICES (ESTIMATED) Design and Permitting $ 300,000 PE VDOT Administration/Oversight(PE Phase) $ 10,000 PE Utility Relocations (Misc.) $ 100,000 RW Right -of -Way & Easement Acquisitions $ 250,000 RW Right -of -Way & Easement Acquisition Fees $ 50,000 RW Right -of -Way Contingency $ 80,000 RW VDOT Administration/Oversight(RW Phase) $ 10,000 RW PreConstruction and Construction Administration $ 40,000 CN VDOT Administration/Oversight(CN Phase) $ 15,000 CN Construction, Engineering & Inspection (CEI -Assume 6 months) $ 150,000 CN Wetland Mitigation / Stream Impacts $ 50,000 CN Sub -Total D: $ 1,055,000 TOTAL PROJECT BUDGET (C+D) (ROUNDED): SUMMARY: CURRENT Preliminary Engineering: $ 310,000 $ Right -of -Way: $ 490,000 $ Construction: $ 5,243,570 $ TOTAL: $ 6,043,570 $ $ 6,043,570 2021 COST I REV -SHARE APP 338,745 $ 339,000 PE 535,436 $ 535,000 RW 5,729,790 $ 5,730,000 CN 6,603,972 $ 6,604,000 x A� ♦ � Ar \ _ A n IF J - - _ - Fin a - 5 1sN 4 ATTACHMENT L: CONTEXT & HISTORY Southwood Phase 1 Neighborhood Model Context & History Zoning Map Amendment 2018-003 Tax Map 90 + 76, Parcels 09000-00-00-001A0, 090A1-00-00-001E0, 07600-00-00-OSlA0 Submission Date: February 20, 2018 Revision #1: July 2, 2018 Revision #2: January 7, 2019 ATTACHMENT L: CONTEXT & HISTORY TABLE OF CONTENTS ATTACHMENT L: CONTEXT & HISTORY SECTION I / INTRODUCTION SECTION II / HISTORY & PROCESS EXECUTIVE SUMMARY INTRODUCTION Guiding Principles 6 Background + History 13 Non -displacement Redevelopment Core Values 13 Resident ownership New Story of Southwood 13 Healthy housing PubliclPrivate Partnership 14 A sense of place Action Plan 14 Safe neighborhoods Early Adopters 15 Cohesive design AFFORDABLE HOUSING PRELIMINARY STUDIES + ILLUSTRATIVE PLANS 9 Potential Product Solutions 16 Southwood AMI Data 16 Illustrative Concept Plan A.1 10 Healthy Housing Ecosystem 17 Illustrative Concept Plan A.2 11 RESIDENT -DRIVEN DESIGN Land Planning Workshops 18 Resident Committees 19 Community Guides Master Planning Community Outreach Rezoning Workshops 20 Where will Redevelopment Begin? 21 Market Day - Expanding Design Input 21 Design Development Workshops 22 Early Adopter Cohort Development 23 FUTURE ENGAGEMENT ACTIVITIES Village by Village Approach 24 Rezoning Future Phases 24 Conceptual Community Master Plan Strategy 25 SOUTHWOOD RESIDENT WORKSHOP SUMMARY 26-7 ATTACHMENT L: CONTEXT & HISTORY Section I Introduction ATTACHMENT L. CONTEXT & HISTORY EXECUTIVE SUMMARY GUIDING PRINCIPLES Habitat for Humanity of Greater Charlottesville is implementing a national model, community -based redevelopment process at Southwood Mobile Home Park. Southwood is currently home to 1,500 people in 341 trailers on 120 acres, and like many trailer parks across the nation, aging infrastructure, tenure insecurity, severe development pressure and a housing stock that was largely built prior to HUD safety standards, mean that this vibrant community of hard-working families was on the brink of permanent erasure prior to Habitat's purchase of the property in 2007. Through the process of physical redevelopment, Southwood will be transformed into a sustainable, mixed -income, mixed -use village without resident displacement, transferring physical and emotional ownership of the neighborhood to the families and neighbors that call it home. Southwood redevelopment begins with the strengths, dreams and aspirations of the existing community, building on their vision for the future and focusing on amplifying the culture and community that exist today, while creating an environment that welcomes new neighbors to the table. Central to the process at Southwood is authentic and intensive engagement with residents to provide them with the necessary information to make intelligent decisions about the future of their community. This focus on listening first requires putting aside assumptions and predetermined solutions for the neighborhood, approaching master planning as a process rather than a product. Habitat is committed to continuing this resident -driven design process on a village -by -village level, engaging with each new cohort of resident leaders to support them in the design of their own neighborhood. Maintaining long-term flexibility to allow this multi -year project to develop in response to changing resident aspirations is a critical component of its success. Habitat has been working side -by -side with the residents on financial literacy, long-term planning, small business support, and more, to facilitate the holistic transformation of the neighborhood to meet the vision of the community, and improve the quality of life for all its residents. At full build out, Southwood will include amenities to support the community vision like parks, community centers and affordable childcare, as well as ready access to additional jobs and support services. A range of housing types available to individuals across the economic spectrum will ensure a diverse, sustainable neighborhood where community members can move up without moving out. This application also takes into consideration the systems and amenities outside the boundaries of Southwood, and is responsive to long range transportation goals, Albemarle County Comprehensive Plan, future development of Biscuit Run Park, and current plans to strengthen existing multi -modal trails and connections between Albemarle County and the City of Charlottesville. This rezoning application focuses on the first phase of physical redevelopment only, an undeveloped greenfield adjacent to Southwood that will allow residents to see the promise of non -displacement in action. Rehousing opportunities on this site will allow the first cohort of residents to move from their current trailer in the developed portion of Southwood into their new, sustainable housing solution with as little disruption as possible to their lives, ensuring the continuity and success of the neighborhood. A future rezoning application for the remaining portion of Southwood will be designed alongside community members and submitted to Albemarle County for approval in the coming years. Approximately 20 million people live in trailers nationally, most of whom own their homes but not the land underneath them. Southwood will provide a blueprint at an unprecedented scale for empowering residents to improve their long-term housing, financial, and social conditions while achieving secure tenure. The unique non-profit/public partnership entered into by Habitat and Albemarle County will be a model for how to achieve redevelopment equitably, sustainably and attractively, both here in Central Virginia and nationwide. This Zoning Map Amendment requests the rezoning of three contiguous properties (Parcels 76-51A, 90-1A, and 90A1-1E) on 33.96 acres from R-2 and NMD to Neighborhood Model District (NMD). With a maximum of 450 residential units and a focus on providing a model for reinvesting in aging suburban neighborhoods, the community -generated design principles presented in this zoning map amendment will create a mixed -income, mixed -use community catalyzing the non -displacement and realization of secure tenure of the community that exists today. Through intensive engagement with Southwood residents, the staff and leadership of both Albemarle County and Habitat, elected and appointed local officials, and other community members, the following Guiding Principles for Southwood Redevelopment were formed. These values have shaped the regulatory elements proposed in the Code of Development associated with this request for a Zoning Map Amendment, and in addition to the guidelines provided by the NMD zoning designation and the Comprehensive plan, these six Principles should be used as an evaluative tool to measure the success of rezoning application. Southwood redevelopment should provide: Non -Displacement • Phased redevelopment approach • Small business support • Increased Density Resident Ownership • Resident leadership • Village -by -Village design approach • Flexibility Healthy Housing • Preserving housing choice • Ladders of opportunity • Mix of housing typologies Sense of Place • Distinct Character Areas • Integrated trail system • Natural Area amenity Safe Neighborhoods • Pedestrian oriented • Traffic -calming road design • Connection to area amenities Cohesive Design • Conceptual diagram • Environmental Features study • Neighborhood plan 5 ATTACHMENT L. CONTEXT & HISTORY Guiding Principle 1 NON DISPLACEMENT Beyond simply counting housing units, non -displacement is a principle that extends to the culture and community of the Southwood neighborhood. While the built environment and physical systems at Southwood are unsustainable, the people are strong and the community characterized by social cohesion. Through one-on-one counseling and affordable housing alternatives, Habitat is committed to supporting the healthy rehousing choices of every current resident of Southwood. • The phased redevelopment approach allows construction to begin on undeveloped land, demonstrating the intentions of non -displacement and ensuring as little disruption as possible to residents' lives (p. 4, Code of Development, Applica- tion Plan). • Small business support through individualized counseling and the opportunity to create business incubation spaces will ensure the continued economic vitality of Southwood, provide new opportunities for economic development, and sup- port the creation of neighborhood centers that look and feel as diverse and vibrant as the people of Southwood. • Increased density allows for necessary outparcel sales of market rate and non-residential land to help subsidize land de- velopment costs, allowing the housing stock at Southwood to reach deeper into the housing affordability spectrum and Guiding Principle 2 RESIDENT OWNERSHIP Habitat is committed to a non -coercive approach to redevelopment, ensuring that, through open and transparent information sharing, residents are equipped with the best information and tools to ensure a successful future for the community. This investment and ownership of the process will ensure an engaged, active community in Southwood and beyond. • Resident leadership has already resulted in 1,882 volunteer hours over the course of the last two years. Each family has been interviewed and 51 families have already indicated their excitement to participate in the first phase of redevelop- ment. Through peer -to -peer outreach and an approach that honors the knowledge and expertise of the community, continued resident leadership has intensified. Over the next two years, more families will step forward to design and move into Phase I. (p. 25, Early Adopter Cohort Development). • A Village by Village design approach means that residents will be working in groups alongside architects and designers to implement the flexible toolkit provided by this code of development (p. 26, Future Engagement Activities). • Flexibility in the development of a regulatory framework both protects the integrity of the Southwood neighborhood and is able to generate solutions that can respond to natural change over the lifetime of a community (p. 12-13, p. 5-7, Code serve more low to moderate -income community members and further diversifying community opportunities. of Development, Character Areas). ATTACHMENT L. CONTEXT & HISTORY Guiding Principle 3 HEALTHY HO USING A sustainable Southwood depends on a diversification of the housing stock. Today, trailers are the only housing typology available, but the future of Southwood imagines a mix of use, type and affordability that will provide for a healthy and diverse housing ecosystem. This will be accomplished through: • Preserving housing choice by providing rental and ownership opportunities and the one-on-one housing counseling support necessary to help each resident achieve their housing goals. • Ladders of Opportunity will be provided through availability of market rate, work force and supported affordable housing options that ensure community members can move up without having to move out. • A mix of housing typologies from single family detached homes to innovative small footprint structures available to both current Southwood residents and new neighbors will allow the community to grow and diversify without losing its core character (p. 18-19, Potential Product Solutions). Guiding Principle 4 A SENSE OF PLACE Phase I will serve as the gateway to a wholly new community, and as such, special attention has been paid to design elements that both preserve the natural setting that community members value while ensuring an attractive and harmonious presence along Old Lynchburg Road. • A multi -block approach ensures an appropriate massing and scale of the various sections of the first phase of redevelop- ment. This provides the highest intensity at the Hickory Street entrance and scaling down from there to meet the more residential scale of the existing Southwood neighborhood, and the park -like setting that borders the community to the south (p. 10, Code of Development, Layout) • An Integrated trail system providing access to over 3,000 linear feet of walking and biking paths that will wind along the edge of Phase I, allowing neighbors to choose between a variety of walking and biking experiences as they navigate their community while also buffering Old Lynchburg Road and Biscuit Run Park from development impacts (p. 11, Code of Development) • A natural area amenity that bounds the South edge of Southwood Phase 1 and provides eight acres of naturally wooded walking trails that follow one of Southwood's many water features and could provide future pedestrian connections into Biscuit Run Park preserving the natural feel of the Southwood neighborhood (p. 10, Code of Development, Green Space) 7 ATTACHMENT L. CONTEXT & HISTORY Guiding Principle 5 SAFE NEIGHBORHOODS Southwood is a young community of families that value togetherness and connection. Providing adequate amenities to support the lives of the residents and prioritizing safety are critical components of the regulatory framework. Pedestrian oriented design elements, such as required connective paths between the street edge and the trail areas ensure a pleasant and varied pedestrian experience that will allow easy access from more residential areas of phase I to non-residential and amenity areas (p. 11, Code of Development, Green Space and Amenity Definitions) • Traffic -calming road design through the potential waiver street sections for lanes and yield streets as well as more traditional right of way widths will allow framework streets to function appropriately to the scale of the neighborhood, slowing traffic and prioritizing the safe movement of children and families over ease of vehicular access (p. 17,, Code of Development) • Connection to area amenities and the ability of the neighborhood to connect through trails to these and wider resources will enable families to take advantage of future amenities like Biscuit Run Park and the ever-expanding bike and walking systems developed by Albemarle County and the City of Charlottesville 4�� Guiding Principle 6 COHESIVE DESIGN Though this first request for rezoning focuses on a phase of Southwood redevelopment, community members have been working alongside designers to ensure that, at full build out, the neighborhood will function as a cohesive whole. • A Conceptual diagram that employs principals from the resident -driven design work in phase I to the remainder of the Southwood neighborhood is included in this document. This diagram finds commonalities in spaces throughout the neighborhood and indicates the potential long-term development patterns in Southwood ensuring that one village will be compatible with the next (p. 27 Conceptual Southwood Master Plan Strategy) • Working with an environmental engineer, an environmental features study has identified three naturally occurring streams and several wetlands areas throughout the Southwood property. These areas of environmental sensitivity have been mapped and provide a guide for a network of interconnected trails and green spaces that will encircle and connect the fully developed Southwood neighborhood (p. 10, Existing Conditions Map) • A Neighborhood Plan that takes a holistic approach to improved quality of life will be developed concurrently with resident -driven site planning, producing a governing document not just for the physical elements of redevelopment, but the aspects of the neighborhood necessary to ensure improved outcomes in health, education, safety, transportation, etc. (see Diagram, p. 6). This same plan will be reviewed and updated every three to five years, to allow it to evolve and change with the community and provide further support for redevelopment efforts ATTACHMENT L. CONTEXT & HISTORY PRELIMINARY STUDIES + ILLUSTRATIVE PLANS The Southwood Neighborhood Model Code of Development includes a variety of regulatory and dimensional requirements that will guide the village by village redevelopment of Phase 1. The following pages contain preliminary volumetric studies for each character area, as well as two illustrative plans, to better illustrate the varied quality of the Code's potential results. As various iterations of these studies were developed during the planning and refinement of the Code of Development, they provided the resident planners and consultant team with examples that informed modifications and adjustments to the Code. In addition to the building regulations, it is the intention that an internal ARB will provide further guidance on form and development within the neighborhood. Through the regulations and requirements of the Code of Development and the intended internal Southwood ARB guidelines, we believe the efforts and intentions of the resident -led process and many community meetings and discussions have been and will be captured within building regulations. The following images should be considered as illustrations, with the understanding the specific design and arrangement for the property will be provided in detail during the Site Plan process within the limits and characteristics of the community defined by the resident planner's Code of Development. ATTACHMENT L: CONTEXT & HISTORY Illustrative Concept Plans Concept Al , v� I. OLD LYNCHBURG ROAD r r.n , u Lit /� 7 Townhomes 94 Single -Family Attached 4 Single -Family Detached 37 Multi -Family Total Units Affordable Units (15%) 260 395 60 Accessory Units and Flexible Use Structures 53 Civic Space 0.60 Acres Amenity Areas 2.37 Acres Green Space Total Green Space 8.3 Acres 11.27 Acres Conceptual Landscape Plan at Hickory and Old Note: totals shown here are for illustrative purposes only and are not to be Lynchburg Road Neighborhood Center Special Area interpreted as minimums or maximums. See Code of Development for all applicable minimums and maximums. ATTACHMENT L: CONTEXT & HISTORY Concept A.2 m OLD LYNCHBURG ROAD �47 \ 7 t Townhomes 45 Single -Family Attached 34 Single -Family Detached 38 Multi -Family Total Units Affordable Units (15%) 316 433 65 Accessory Units and Flexible Use Structures 40 Civic Space 0.6135 Acres Amenity Areas 2.39 Acres Green Space 8.3 Acres Conceptual Landscape Plan at Hickory and Old Note: totals shown here are for illustrative purposes only and are not to be Lynchburg Road Neighborhood Center Special Area interpreted as minimums or maximums. See Code of Development for all applicable minimums and maximums. 11 ATTACHMENT L: CONTEXT & HISTORY Section II History of the Partnership and Process with the Residents ,z ATTACHMENT L. CONTEXT & HISTORY INTRODUCTION Background + History The Southwood Mobile Home Park was built in the 1950s with just a few trailers around a single road. Over the last 60 years it has expanded to include 341 homes, 26 roads, and two community centers. In 2007 in the face of significant redevelopment pressure, failing infrastructure and the likelihood of catastrophic resident displacement, Habitat purchased Southwood with the goal of redeveloping it as a mixed -income, sustainable neighborhood without resident displacement. During the past ten years, Habitat has focused on building trust, preserving the park for existing residents, addressing significant deferred maintenance issues, creating capacity among residents to be community leaders and facilitating the provision of social, educational and health services. To date, Habitat has invested more than 19 million dollars in operations and deferred maintenance in the community and partnered with more than 30 social services providers. Redevelopment Core Values After completing Sunrise, the first trailer park in the nation to be transformed into a mixed -income community without resident displacement, and stabilizing the physical conditions at Southwood, Habitat began the physical redevelopment process in earnest in 2011 when its Board of Directors approved the following core value statement to guide redevelopment: Habitat for Humanity of Greater Charlottesville is committed to redeveloping the Southwood Mobile Home Park as a well -designed, sustainable, mixed income community of substantial benefit to the region guided by the following core values: Non displacement: Facilitating healthy rehousing choices for each current resident of the trailer park. Net increase in affordable housing: Causing a significant increase in the overall local affordable housing stock responsive to the evolving regional need. Community engagement., Creating a plan of development resulting from extensive interaction with Southwood residents - taking into account their needs, desires and abilities - and other stakeholders in the community (surrounding neighbors, County officials, etc.). Asset -based approach: Building on existing community assets by being responsive to what's already good about Southwood, both socially and physically. Self-help model: Basing redevelopment strategies on Habitat's central belief that a'hand up" is better than a'hand out. Redevelopment will include substantial opportunities for current residents and other low-income residents of the area to earn the chance to build and purchase Habitat homes and/or otherwise participate in the rebuilding of the community. Fiscal responsibility: Managing the redevelopment process in a financially sustainable way that allows Habitat to continue with its core mission of building affordable homes into the future. Southwood is a diverse community of 1,500 hard-working people. Family and education are deeply valued, as well as the affordability of living at Southwood and the proximity to Charlottesville and its many resources. We appreciate the peace and physical beauty of the park and there is a richness of culture, youth and entrepreneurial spirit. We aspire to provide a better life for our children and a legacy for generations to come. The Southwood neighborhood is a special place characterized by faith, resilience and hope. We are committed to working hard, with neighbor helping neighbor, to build a stable, diverse and bright future for all members of our community. YOUR SOUTHWOOD STORY 1EMr` � Understanding the strengths and assets that we possess is an important first step in celebrating what's great about our community and in planning for the eventual redevelopment of Southwood. Our story of Southwood will serve as the foundation for a plan of redevelopment that honors what we currently value about Southwood. New Story of Southwood Following an intensive survey and interview process with all 341 homes in Southwood in 2013, Habitat's Community Engagement staff sat down for 158 one-on-one interviews with Southwood residents to document the New Story of their community - their values, dreams and vision for their families and their future. After hundreds of hours of in-depth conversation, the stories were gathered for common ideas, creating a list of nine repeating themes. These themes were brought to a working group of residents who were asked to first verify that the information reflected their own picture of the community and second, to prioritize and narrow down the list. The working group agreed on the following guiding values and definitions: Family: The priority and the thing that keeps us going, where you learn the purpose of life, the nucleus of society and the foundation of everything Affordable: A good price and you get more value for your money, within our means, more space for less money and closer to things in the city Education: Important for learning different skills for a better future and a better quality of life, founded in the family and transmitted in schools and universities, an opportunity to develop new skills to get a better job Community: Neighbors learning from one another, supporting each other, having fun together, and working together towards a common goal, events when we all come together, when we collaborate with each other Quiet., A country setting, quaint, with lots of trees and flowers, a peaceful place to live Hard -Working: Our responsibility to support and care for family, working together and helping others. having goals in your life and working hard to achieve them ATTACHMENT L. CONTEXT & HISTORY PubliclPrivate Partnership In October of 2016, the Albemarle County Board of Supervisors unanimously adopted a resolution supporting a collaborative redevelopment process for the Southwood Community, setting in motion a unique private -public partnership thatcould serve as a blueprint for future revitalization and redevelopment of the County's aging suburban infrastructure." This partnership clearly acknowledges that the success of sustainable, holistic redevelopment of Southwood depends on multi-sectoral coordination, support and maximum flexibility. Southwood redevelopment presents an opportunity for the Commonwealth, Albemarle County and other investors to receive significant social and financial return on investment. A 2013 study by the University of Virginia Weldon Cooper Center For Public Service estimated that a redeveloped Southwood will generate 17x the tax revenue for Albemarle County than it does currently. At build out, Southwood will include private investments - direct contribution of dollars into the local economy - of more than $200MM. Once a multiplier is applied, the total economic impact will be significantly higher, likely approaching $1.5B. Additionally, the study showed that Habitat's development of Southwood without resident displacement will provide significant cost avoidance. According to the study, if Habitat were not able to redevelop the property and the resultant market forces displaced the area's most vulnerable residents, the cost in rehousing assistance alone over a 4.5 year period using a formula based on the Federal Relocation Act standard would be $21MM. On top of the quantifiable financial benefits and savings attributable to housing improvement and expansion, successful redevelopment at Southwood will address significant needs in such realms as education, social services, safety, land use, transportation, economic development, recreation and access. Action Plan Since the passage of the resolution, County and Habitat officials, staff members and professional planners have been working side -by -side with residents to understand the vision of the community, to develop a process for moving forward and to work cooperatively toward improving the immediate and long term quality of life for all Southwood's residents. The complexity, scale and vision of this project will require the investment of policy, planning, direct services, and financial resources to ensure success. Subject matter experts and staff from both Habitat and the County have been tasked with putting resident voices at the center of their work, seeking to find pathways to create the safe and inclusive neighborhood that Southwood desires. In January of 2018, Habitat and the County jointly agreed to an Action Plan for accomplishing these goals and milestones over the next few years. This plan outlined the formation of five distinct but interrelated teams [see diagram below[ as well as near, mid and long-term deliverables for each group. COMMUNITY VISION EDUCATION AMENITIES ECONOMIC DEVELOPMENT SAFETY HEALTH TRANSPORTATION COMMUNITY ENGAGEMENT PREDEVELOPMENT PLANNING LAND DEVELOPMENT IMPLEMENTATION COMMUNITY VISION L 7 J 14 ATTACHMENT L. CONTEXT & HISTORY Early Adopters HOUSING • 4;k< >r VIVIENDAS • In 2014, Habitat's board voted to elevate the value of "resident readiness" as the single most important metric guiding the timing • ! • •• •• • -CM, i,Tll r . a.. „Uwn Spaces" + Dnvacyl "Propio Espacio" + Pnvand04 S of physical redevelopment. In order to move forward in partnership with residents, Habitat is pioneering the concept of Early �; y�;. • patio + porchl Patio + Porche• • • • f •• • �•N Adopters — asking people to "raise their hands" to participate when they are ready, and working with individual cohorts to plan outdoor spate + yard LEspacio Exterior + Yarda••• 410,00000 • • and design not only the master plan, but the villages they will live in. irees••IArboles • r•••• trot .y eu +fie Lirn�-GardenslJardines•• • • • �0°)j°%M� 'l"~ In 2013, surveys and interviews were completed with representatives of every household in Southwood, during which each Detached Homesl Casas Separadi • family that participated was promised support in healthy rehousing. Then, during the summer of 2015, Habitat staff began to ' ApartmentslApartamentos •N •N• rn"•rs`•^ti �' TownhomesICasas Adosadas•N work with Southwood residents to identify aspirations and values for the redevelopment of Southwood. Over the course of 108 • • tt : -A .•�• -M �-garkinglEstacionamiento o*••�e £ �- ti �.-y.. ..._ v interviews lasting on average 45 minutes each, staff had in-depth conversations with residents about what they valued about Indoor Living SpacelEspa Jos Interiore•t W their current housing situation, the spaces in the neighborhood they liked, the services they found supportive of their families o • +t' Simple HomeslCasas Sencillas • •• and their way of life, and the things they wanted to build on for the future. Transcripts of these conversations were combed for Remodeling + AdditionslRemodelacion + Amron• • r repeating themes, the initial building blocks for an emerging set of values the community could establish and utilize to govern the direction of their future. Through that process, three categories rose to the top: housing, outdoor spaces, and businesses + amenities. In January of 2017 those themes were brought back to the community to verify, add, subtract and modify until they became an accurate representation of general community aspirations. Eighty households read and responded to the priorities, kicking off the next stage in community -driven redevelopment - the eventual identification and formation of the Early Adopter team. This intensive process of listening, reflecting back honoring the vvshes of the community and following up with frank conversation around constraints and opportunities is the foundation for the resident -driven design process outlined in the following sections. Lessons learned from this process influenced the approach to physical redevelopment, locating the first phase on land where no trailers exist in order to communicate clearly to residents that Habitat and the County are serious about engaging with residents directly in this planning process that vvll determine their future and that neither entity will overlay its vision over top of their existing neighborhood. Habitat and residents have agreed on a key principle -'nothing about you vvthout you. OUTDOOR COMMUNITY SPACES ESPACIIOS COMUNALES EXTERIORES • `P �J yParksjFarques aygroundslParquesinra )ul'r'i•• • • yuv al yallaf dark) • • b VlW k:a) •%�,f� IslP•scinao • •�-� •cicCa Taal, mortar pn B • I _� N••lalking + athslCaminos pars Laminar + Mpntar en Bitic/eta • BFNK�A K�MAl.K;N& •S•ewalkslACeas••• • •••• /• �• • 91 Agi _ ¢TSportsl�e&oNrtes••• • • • •NN• llghtinglLuces• •• • ••• ••••"g~ --'t' 7• ••• •� • -....+rfaaor5 �3••N ;,ram Safe PlaceslEspacios Seguroi• ••• • • t'$�w7 #baud kdse4ati •-., g77 thering Places Lu es rnivivi,• • • • ~. *00 BUSINESSES, SERVICES +AMENITIES NEGOCIOS, SERVICIOS + INSTALACIONES BuslnesseslNegwos -•• 3 ' ° '" •iN •• TgC0 �N1ca ••fthildcarelCuidado Inland ••••••T••p a py• yN.. �]lrrrr CWnlLwdarkhkA•) y s••• FoodlComida 1 e+se.wctsl bast . i+e+da v„< qw A b <itooihW la • • •• + • � T e• • r bae;co•• •Qdpop food••••••• �1yM I QQ° I Pooll Piscma•• ••• • GymlGimnasio••••••• •1'n o••!•• ••flay. rCflpsseslclases • • ••••,L s + ••• d •••• RsaodGirlpe�aN Girls •••••g,•• IrAtoo'C kaa pp�e- .s.erwte•f�A..... p�Q (1idd5j,ogmmsl"mmaspam Nl:•»••••N~4D �jpAGwS k Places to GatherlLugar.'Donde Reunirse •N•%• ••••N _i" r R 15 ATTACHMENT L. CONTEXT & HISTORY AFFORDABLE HOUSING Potential Product Solutions The first commitment the Board of Directors of Habitat made to the Southwood Community was to redevelop the neighborhood as a well -designed, sustainable, mixed income community without resident displacement, placing a premium on creating tenure security for existing residents. Through the years working side -by -side with Southwood families, that understanding of non -displacement has expanded beyond a simple one -for -one replacement of housing units to a broader and more complex concept of cultural, economic, and individual non -displacement. Southwood redevelopment has the opportunity to renovate the infrastructure of the mobile home park without disrupting what makes this community great - the people that call it home. Habitat's vision is a Greater Charlottesville community where everyone can find a decent place to live, and Southwood is a model for how to counter severe displacement pressure in a manner responsive to the specific community under threat. Data from Southwood families indicate that 98% of community members earn at or below 80% of the HUD -identified 2018 area median income for Charlottesville -Albemarle, qualifying them as extremely low to moderately low income households [see table below]. It is important, then, that Habitat staff work one-on-one with families in housing and financial coaching to facilitate healthy rehousing choices for each current resident of the park, and that the development provide a range of housing products and ownership structures to meet family goals. The organization is committed to supporting housing choice on site in the redeveloped Southwood as well as within the region, and w ll continue to build affordable homeownership opportunities in our service area throughout the development of Southwood, providing greater housing options for Southwood residents and the community as a whole. Albemarle County's chapter on Housing in the adopted Comprehensive Plan identifies affordable housing as a main housing objective, and provides guidance that, "at a minimum, 15% of all lunits developed under rezoning and special use permits are affordable.° This rezoning application therefore establishes a minimum threshold of 15% affordable housing units for all of Phase I of Southwood redevelopment. At full build out, it is the goal of Habitat that housing at Southwood will be responsive to the community it serves, and because of this commitment to supporting the housing choice of current residents, it is likely that approximately 40-60% of the total housing stock will be affordable to residents making 80% or less of area median income. Southwood today is completely comprised of aging mobile homes with little opportunity within the community for family growth and individual upward mobility. According to community surveys, the majority of residents enjoy living in Southwood, largely because of the quality school district and proximity to economic opportunities. The choice to own their home - even though trailers are considered personal property, are a negative asset and do not provide tenure security - is also almost always a factor in a resident's decision to live in Southwood, highlighting the challenge of living in a region where homeownership is primarily available to individuals at 120% or above of area median income. On the facing page are examples of housing types and subsidy mechanisms that may exist in Southwood to make the shift from a homogeneous and physically degraded housing stock that has largely exceeded its useful life to a healthy and diverse housing ecosystem. In light of this, Habitat is pioneering its own model for affordable homeownership, exploring a tiered program that will allow families greater agency and choice in housing product and cost and ensure a wider spectrum of affordable homeownership options within a single community than ever before. Southwood AMI Data 0% 30% 50% 60% 8057 100% 1207. INCOME LEVELS - 2018 AMI SOUT14WOOD AMI DATA homes <30% AMI 122 36% homes 30-50% AMI 149 44% homes 50-60% AMI 33 10% homes 60-80% AMI 26 8% homes 80-100% AMI 6 1% homes +100% AMI 6 1% Total Homes 1 341 1 100% 16 ATTACHMENT L: CONTEXT & HISTORY Am N SUPPORTIVE HOUSING MARKET RATE TOWNHOMES ACCESSORY UNIT LIN I C- AYAK I /vItIV 1 MARKET RATE ATTACHED �`�Wr SENIOR HOUSING WORKFORCE MARKET RATE DETACHED HABITAT CONDO " MEMO LIVEI WORK Healthy Housing Ecosystem SUPPORTIVE HOUSING� ACCESSORY UNITS SENIOR HOUSING HABITAT HOMES .--00 ro wroilgwi -aw MARKET RATE CONDO WORKFORCE LIVEIWORK MARKET RATE HOMES 0% 307 50% 60% 807 100% 120% INCOME LEVELS - 2018 AMI 17 ATTACHMENT L: CONTEXT & HISTORY OresZnj � �- ---ram E NON DISPLACEMENT fQC116ff 'irk kfAi l� rehowsjny C%1 ii -b- each Jtunnmt re5clenr " pf {� i'Izailerpacl� _ �//aLOR fuNDAMENTA�; VESRA�IAME�SIN°Qdo �� andof ^�kffr4 ad�e§ ente WNW I RESIDENT -DRIVEN DESIGN Land Planning Workshops As the foundation for authentic, meaningful conversations about the community's aspirations for the future, this workshop series served as a two-way transfer between resident leaders and professional planners of skills, information and values. Community members learned about some of the constraints on land development like flood plain and steep slopes, availability and accessibility of necessary infrastructure and the impact of density on the financial feasibility of redevelopment. Models and interactive workshops gave community members the tools to begin translating their lived experience into two-dimensional "s THEMES 01. Land Use 02. Housing Typologies 03. Affordability 04. Yards + Parking 05. Roads + Infrastructure 06. Non -Residential Uses 07. Neighborhood Planning Discussion about desired commercial and non-residential uses provided context as residents grappled with how to balance community aspirations - such as a neighborhood with amenities that support the health and wellbeing of the whole family - with personal aspirations of individuality and private space. Developing a common definition for affordable - no more than 30% of a family's income being devoted to housing expenses - and understanding how incorporating a significant number of market rate homes into the neighborhood created the opportunity for a wide range of housing products, while also subsidizing the development of affordable lots, resulted in resident leaders advocating for well -designed higher density that allowed Southwood to be financially viable, keeping intact the existing community while making space for new neighbors. These community values of affordability and inclusivity inspired the resident cohort to begin thinking in terms of "we over me" representations of their preferences, allowing them to communicate in the language architects, engineers and planners use to identifying that attached housing and smaller but meaningful open space resulted in greater access and opportunity for the discuss character and place. entire community. Rezoning Approval 2017 ATTACHMENT L. CONTEXT & HISTORY 1 Resident Committees After the initial Land Planning workshops, resident leaders continued their work by forming three redevelopment committees. Committee groups met once a month to train for events and activities that occurred over the summer of 2017, reporting out about their work to the wider community at monthly redevelopment meetings. Each committee was charged with different tasks and each spoke to different skill sets the leaders possessed, allowing residents to deepen their knowledge and strengthen the collective identity of the cohort, all while advancing the goals of redevelopment. Community Guides Community Guides honed their presentation skills, focusing on opportunities to bring updates and information about redevelopment to outside audiences. They worked together to identify the key themes and lessons learned from the Land Planning workshops, how to engage donors, interested community members and outside decision makers. Community Guides presented at various events in the following months, including a State Leaders meeting hosted by Virginia House Delegates David Toscano and Criegh Deeds and attended by 40 leaders from more than 15 state and local agencies with various ties to Southwood redevelopment. This group pulled on the strengths of residents who felt called and able to share the story of Southwood in front of large audiences, recognizing that when advocating for change in their community, no voices spoke more eloquently than those of the community. Master Planning Master Planners continued to meet with architects, engineers and planners throughout the summer to hone the concepts identified through the initial planning workshops and prepare for the development of the rezoning application. They worked through various planning sketches to establish density goals for residential blocks (formerly known as Block A), favoring higher density over less efficient land plans, and developed overarching design principles for non-residential blocks (formerly known 6 as Block B) that would guide conversations with potential developers. Resident planners felt motivated to learn more about the planning and design process, diving deeper into the intricate and complicated world of land development. These community members saw the unprecedented opportunity to make sure the future neighborhood of Southwood represented their aspirations, dreams and vision, and rose to the challenge. Community Outreach The Community Outreach committee focused on neighborhood -wide communications and inspiring others to feel as passionately about redevelopment as they did. The Outreach Committee worked hard to increase knowledge about redevelopment among Southwood community members. This peer -to -peer leadership style is integral to Habitat's approach to redevelopment, understanding that a recommendation from a trusted friend and neighbor is more valuable than the endorsement of an outsider. Outreach committee members received training on the specific skill of door knocking, learning the techniques necessary for successful one-on-one interactions with friends and neighbors about sometimes difficult and complicated subjects. After training, resident leaders divided into groups of two and advertised for various monthly community meetings in their neighborhood. After these door knocking initiatives, redevelopment meeting attendance increased by 30% . Being natural conveners, residents drawn to the Community Outreach committee were able to share their skills in motivation and active listening with the larger community, reaching deeper into Southwood and expanding the capacity of Habitat to engage directly with as many residents of the park as possible. Rezoning Approvals 2017 2018 Committee Development Rezoning Design Development - ATTACHMENT L CONTEXT & HISTORY LL . _ . _ . _ • • •• BLOCK B i Rezoning Workshops moommoommoft CASA HOUSF CASA HOUSE MEMMMMMEMOoft CASA HOUSE CALLEJON ALLEY CASA HOUSE CASA HOUSE W Building on the vision, vocabulary and leadership skills established through the Land Planning workshop series and subsequent committee development, these sessions first introduced the rezoning process to resident leaders, and then examined the various elements of the application to ensure continuity between what was submitted and the goals of the community. Rezoning was introduced as a process to establish new regulations that would provide a guide and framework for future development of Phase I, and that these regulations would form the overall character and feel of their neighborhood. Important decision points and opportunities for interacting with the community, like the public hearings with the Planning Commission and Board of Supervisors were discussed, and the proactive public -private partnership between Southwood and the County was highlighted. Here, residents formalized their two -block approach, identifying the two distinct areas within Phase I. Block A (now known as Blocks 1 and 3 - 8) more internal to the site, was desired to be more residential and neighborhood -focused in nature, while 2018 CLACAL LE ROAD (PARKING ON 1 ONE SIDE ES7//IlCIONAMIEN•TO 'EN UN LADD 7 d CASA HOUSE CASA HOUSE � I � HOUSE THEMES 01. Rezoning Process 02. Block Design 03. Uses 04. Road Network 05. Road Design WA N Block B (now known as Blocks 2, 9 - 12), the neighborhood's primary entrance and frontage along Old Lynchburg Road, was more appropriate for more intensive uses. This rationale guided group activities in which the community discussed various potential uses and their appropriateness for each block. The community's work established the Use Matrix, with a wide range of residential uses in all blocks, but the majority of higher intensity non-residential uses restricted to Blocks 10 - 12. Residents also expressed preference for an interconnected road network with a modified grid that respected the natural terrain as much as possible while achieving density goals, as well as road section designs that prioritized traffic calming measures and minimal right of way widths. Moving from resident -derived concepts to technical drawings and regulatory tables without losing the sense of ownership or ability for residents to see themselves reflected in this work has resulted in an informed and engaged community with a sophisticated grasp of these development principles. Rezoning Approva3 ATTACHMENT L: CONTEXT & HISTORY Where will Redevelopment Begin? Two key points became clear in talking with residents about the first phase of redevelopment. One, that the physical and psychological benefits of starting construction on land not currently occupied by trailers would outweigh the added costs of building the necessary infrastructure to access this greenfield, and two, that for many community members, inspiration and belief in the possibility of the future would only come once there was a first village they could see and touch. Embracing these concepts and honoring the community's insight has meant developing this Zoning Map Amendment request to focus first on more than 30 undeveloped acres adjacent to the developed portion of Southwood, both to demonstrate Habitat's commitment to non -displacement and to expedite a first phase of redevelopment. Walking tours of this forested area equipped residents with an understanding of the land that influenced their approach to neighborhood design, and brought abstract land development concepts into real, tangible terms. Knowing where redevelopment will begin has further inspired the belief that this transformation is possible. Market Day - Expanding Design Input At the end of the first series of redevelopment workshops, a focus group of resident leaders continued meeting to develop an activity that would demonstrate to the larger community the experience of planning their future neighborhood. Building on the final workshop of the series, residents and architects developed an interactive activity for neighbors to design their own neighborhood block. During Market Day, a spring health and wellness fair for the entire community, residents lead their neighbors in this design exercise, resulting in 80 community members working in multiple teams to develop conceptual design solutions for their future neighborhood. A sample of layouts from that design exercise are pictured on the right L A 21 ATTACHMENT L: CONTEXT & HISTORY Design Development Workshops This series focused on further refinement and identification of critical design principles the community wanted to codify in the request for rezoning. Here the neighborhood moved from an open framework to conceptual designs that will serve as guides for the future development of individual neighborhoods. This stage of design began with field trips, with community members visiting local neighborhoods, experiencing the architectural and engineering concepts they had been discussing in previous workshops in person, evaluating how various design decisions impacted the overall feel and character of a neighborhood. With these site visits in mind, residents came together for design intensives, working in small groups to design and redesign areas of the first phase using color coded blocks and scaled model props. Residents were asked to refine their designs while thinking about the overarching principles they were striving for, like connectivity, amenities and a mix of housing types. THEMES 01. Precedent Studies 02. Connection 03. Amenities and Open Space 04. Mix of Housing Types Family -oriented designs and amenities, like parks or multi -modal paths, and special attention to accommodations for vulnerable populations, like seniors and those with limited mobility, were interwoven with a wide rage of housing typologies from apartments to affordable duplexes and townhomes to market rate single family detached options. Multiple groups highlighted the importance of mixing housing typologies in the same phase, but not necessarily directly adjacent to each other, to promote the meshing of a newly formed community that would be welcoming to people from all walks of life. These concept models were then turned into the illustrative drawings and plans featured in this booklet. These are meant to serve as a high-level guide for future development and future resident cohorts' designs for their neighborhoods, while maintaining the overall flexibility that will result in an organic, vibrant neighborhood that is responsive to the values of each future resident cohort. Rezoning Approvals I'll CONTEXT & HISTORY ATTACHMENT L i x- � l ,l � � «•» � .r� /! ,,• ,fir , , , •_ Early Adopter Cohort Development sr P J I After the initial submission of the rezoning application in February of 2018, resident leaders developed an agenda for a series of redevelopment meetings that would provide an update and an opportunity for self -identification into the rapidly forming Early Adopter cohort to the larger Southwood community. Residents identified that it was important to highlight key past milestones that inspired confidence and faith in commitments to non -displacement and affordability. Residents celebrated the completion of a Land Swap with the Commonwealth of Virginia which provided Habitat access to an additional 20 acres of undeveloped land adjacent to Southwood. And they identified the importance of underwriting changes Habitat initiated that would allow more community members to be able to take advantage of affordable homeownership opportunities. It was also critical to community leaders to inspire a sense of the gathering momentum around redevelopment, pointing to the three to five year time horizon by which the first Southwood community members could be moving into their new homes in the first phase of redevelopment. Overwhelmingly, Southwood resident planners feel that building a First Model Village will be the catalytic event that inspires future cohorts of Southwood residents to take proactive steps toward homeownership and toward joining their neighbors in intensive block by block community planning. Meetings were held on a variety of days at multiple times to provide opportunity to folks regardless of their work schedules and commitments to learn more about redevelopment. During the two weeks these meetings were held, 80 families were represented with almost half - 37 out of those that attended - self -identifying as interested in participating in the first phase of Southwood redevelopment. By the time of this Submittal, some nine months later, an additional 14 families have come forward, bringing the total number of families voicing interest in being part of the first phase of redevelopment to 51. One-on-one outreach by Southwood's trained financial coaches and housing counselors began with those residents to better understand families' housing aspirations and financial situations and to create individualized paths forward toward their family goals. As future cohorts are established, the process will repeat itself with every family until Southwood redevelopment is complete. 341 families interviewed 21 resident leaders 51 early adopters 67 workshops 158 hours of childcare 203 total resident participants 100 % doors knocked 1000 meals provided 1,882 volunteer hours of resident leadership 23 ATTACHMENT L. CONTEXT & HISTORY KEY REZONING • CONCEPT PLANNING ww i ! SITE PLANING BUILDING O COMPLETED 2018 FUTURE ENGAGEMENT ACTIVITIES Village by Village Approach Beginning in the summer of 2019, the Early Adopter cohort will come together to look at a higher level of detail at Block A (now known as Blocks 1 and 3 - 8), identifying the exact location of the First Model Village, refining the appropriate housing types to suit the housing aspirations of their specific design cohort, further developing road layouts and right of way design and developing the civic and amenity components that will identify their neighborhood. This work will culminate in a submission of the first site plan and subdivision plan for Phase I of Southwood redevelopment in 2019. This process of resident -led site planning will happen for a minimum of two distinct villages in Block A (now known as Blocks 1 and 3 - 8) of the first phase of Southwood redevelopment, tying into overarching design principles and the framework established by the rezoning application while allowing each neighborhood to develop organically with a specific resident group in mind. Moving forward, each new village will set the context for future village development. � . NI. xol� ilYr�II:1 �d ti h. 11' I, `/ ` T i 1 if 4 /J! I,i v 2020 2019 THEMES 01. Location of First Village 02. Refinement of Housing Types 03. Unit and Road Layouts 04. New Resident Cohort 05. Resident Leadership Rezoning Future Phases Current conceptual timelines indicate that the rezoning of the next phase of Southwood redevelopment will occur as early as 2020, building on the lessons learned from site planning and implementation of the first phase of redevelopment. Inspired by the work of the Early Adopters, new resident cohorts will form and will engage in the same curriculum, first acquiring the foundational understanding of the principles of land development, then building on these principles as they define the rules, regulations and design characteristics of their own rezoning application and then turning these guiding principles into the exact sites and subdivisions of their future neighborhoods. It will be critical to tap the wisdom and knowledge of the first cohort of Early Adopters to help refine and market these new planning initiatives, as well as lead and train their peers in the work of land design. Rezoning Approvals S 16 ATTACHMENT L CONTEXT & HISTORY CONCEPTUAL LOCATION FUTURE ROAD NETWORK CONCEPTUAL LOCATION NEIGHBORHOOD DENSITY LOW CONCEPTUAL LOCATION URBAN RESIDENTIAL CONCEPTUAL LOCATION NEIGHBORHOOD PLACE CONCEPTUAL LOCATION NEIGHBORHOOD DENSIW MIXED USE CONCEPTUAL LOCATION NEIGHBORHOOD CENTER SPECIAL AREA CONCEPTUAL LOCATION GREEN SPACE • LOCATION OF EXISTING SPECIMEN TREE CONCEPTUAL LOCATION OF TRAIL NETWORK CONCEPTUAL MASTER PLAN old Lynchburg load 4Slop ��aft oft �f -YF r CONCEPTUAL LOCATION ' OFPHASE 2 1 1 1 • FUTURE PHASES OF DEVELOPMENT w • • w � • • Conceptual Southwood Master Plan Strategy Based on the resident led development strategies used for creating new neighborhoods in Phase 1, future phases of redevelopment throughout Southwood will follow similar processes. Redevelopment in each future phase will provide the opportunity for residents to lead the design process for their own neighborhoods. Similar physical conditions to those of the blocks and land use designations developed for this Code of Development exist throughout the whole of Southwood, therefore \� future phases will likely follow similar patterns of development. The illustration of the overall community of Southwood uses color to show how similar neighborhoods will be redeveloped in future phases. w • \� Residential neighborhoods are envisioned to have similar characteristics throughout the entire community. Similarly, neighborhood places are \ envisioned to have similar characteristics. Hickory Road will always have a specific characteristic as the central spine of the community and thus may develop with a unique set of characteristics the residents determine. The presence and clarity of the Neighborhood Center at the intersection •/ of Hickory and Old Lynchburg Road will continue to deepen as future development may complete the center by extending it to the intersection of Bittemut. This area will continue to be envisioned as a village destination, allowing more non-residential uses and civic attractions. This location \� also corresponds to the Albemarle County's Comprehensive Plan for a neighborhood center. Density will also vary throughout different sections of the community. The illustration communicates the variety of density through three gradations of color. The areas are intended to illustrate how density, intensity of use, and building regulations will step down from the Neighborhood Center, to the areas of higher density urban residential, to the neighborhood edges of lower density residential. As in the Code of Development, the Neighborhood Places will have similar characteristics as places of connection to the trail amenity and places to for community gathering. The illustration also indicates conceptual locations for future roads and green space and trail amenities. 25 PREVIOUS ACTIVITIES CORE UA MuLY II�Y t37N DISPUI.rM - .y„rm w• '•'1 ,. �' - �.� �� ' ~'»n- F.II.�/ens• p //tee .----m....a. `� �y��)'fS"' 1 Ate• ice` VALDR rmmm NfAL: - f T^�. 'p+l �....f I qLL NZABLE. �• -,S. �. j 1 11 • !1f Ir ilb'My45 yVNiR :1e «ld'f -p._-...��...��,,M•r .epF m,emiMT w,u•.,'r asMLti �.F•n.. rcan�a -�pM '•`a'b/Em.. ----- __-------- - - ••-ova • • •• F • .,. 'xF' Tifr'tr•••i too io ...INITIAL ,._ '� �_ 10low 4 RESIDENT LED ...,.. PLANNING �• EFFORTS.... �— � :: � ■ ��,�►'a. _fir ��* . ,� - o Al am 1 1 r,0 ; ' ;y valise $%I I previous-2016 2017 31 MAY 2018 11JUNE2018 26 JULY 2018 t t IIIn • � � Ira �� 1 `�I 1 , � I �7 110 •,`c 1J� CL _ r. �IW u ` I Y.. i ,1`, •�, 1t _ - Y _t - 26 BLOCK A (now know as blocks 1, 3 - 8) V SUMMARY 07 AUGUST 2018 "v •��"�..+ /cif f. Setback Vadallon Building Wall Variation R V'/ SETback STEPback 1'1~ t IR 23 AUGUST 2018 BLOCK B (now know as blocks 2, s - THREE TYPES OF OPEN SPACE ei r 27 SEPTEMBER 2018 I�. JANUARY 2019 1 �.e .._ -- ...FUTURE RESIDENT LED PLANNING EFFORTS.... TIMMONS G0.OUP _<r,tree[smaio 27 Key Milestones Relevant to the Southwood Rezoning Proposal This history represents the extensive outreach and collaboration of Habitat to Southwood residents and its partnership with the County in preparation for the redevelopment and this rezoning request. Key milestones include: • 2007 -- Habitat for Humanity (Habitat) acquired the Southwood Mobile Home Park. • 2011-- Habitat established core values for the Southwood redevelopment project. The most important value is non -displacement, while others include increasing the net amount of affordable housing and using a community -driven approach. • October S, 2016 -- The Board of Supervisors approved a resolution for a partnership between the County and Habitat. • November 2016 -- Southwood redevelopment Action Plan was included as part of the Albemarle County FY17-19 Strategic Plan, under the 'Revitalize Aging Urban Neighborhoods' priority. • January 2017 through April 2017-- Habitat led a series of bimonthly workshops through which 70 Southwood residents became versed in planning and design topics from neighborhood and land use planning to block patterns and road design. • March 2017 -- Habitat acquired the 20 acre 'exchange parcel' from the Virginia Department of Conservation and Recreation, giving Habitat the space it needed for redeveloping Southwood. This would allow Habitat to build in a greenfield area without having to move residents out of their homes. • September 8, 2017 -- The Board of Supervisors considered questions from Staff on Southwood and provided additional input. The Board emphasized that this project should be flexible and adapt over time and should be directed by residents as much as possible. The Board recommended that a variety of commercial uses be allowed, determined mainly by residents, and that residents have opportunities to start and continue their own businesses. • January 10, 2018--The Board of Supervisors unanimously approved the appropriations, redevelopment team approach, action plan for Phase I and the Performance Agreement for the Southwood redevelopment project. The appropriations included $400,000 (FY18) for the ZMA application process and $275,000 (FY19) for the application plan and code of development. (Link to Documents) • February 20, 2018 -- The ZMA application for Phase I was submitted by Habitat. • June 2018 -- Two charrettes were held to provide more clarity and detail for the application from discussions within the Executive Team, Southwood residents, Habitat staff (including their consultants BRW Architects, Water Street Studios, Timmons Group Engineers), Board of Supervisors members, Planning Commission members and County Staff attended. Residents used scaled wooden and paper pieces to build their concept of Phase I, including housing, parking, roads and greenspaces. They incorporated different types of housing, both market and affordable, as well as a mixture of uses. Habitat consultants are currently designing renderings that will use residents' models from the charrettes, while accounting for environmental and other limiting factors. • July 2, 2018 -- The ZMA application for Phase I was resubmitted. • July 26, 2018 -- Habitat and their consultants held a meeting/charrette where they presented the combined renderings from the results of the June charrettes to the Southwood residents. • August 7, 2018 -- The Planning Commission and Board of Supervisors held a joint work session with Habitat and Staff. The questions discussed included: the character of each character (formerly transect) area and how they relate to Neighborhood Model Principles and the Comprehensive Plan; the location of and percentage of affordable housing; and where additional detail was needed within the Code of Development and Application Plan. The Planning Commission and Board of Supervisors had the following recommendations: provide more information on Block B and ensure that the Code of Development regulations create spaces of human scale that also relate to the context of adjacent existing neighborhoods; affordable housing should be provided on site or at least within the County; the percentage of affordable housing will continue to be addressed with this application and possible supplementary documents; and a high-level concept plan should be provided to show how the rezoning and existing Southwood neighborhood relate to each other. • January 7, 2019 -- The ZMA application for Phase I was resubmitted. • February 12, 2019 -- Joint workshop on the Code of Development with Habitat, BRW, Timmons Group, and Staff. Addressed feedback from the joint Planning Commission and Board of Supervisors work session. • February 21, 2019 -- Second joint workshop on the Code of Development with Habitat, BRW, Timmons Group, and Staff. • March 18, 2019 -- The ZMA application for Phase I was resubmitted. • June 4, 2019- Planning Commission Worksession • June 19, 2019- Board of Supervisors approval of performance agreement • June 25, 2019- ZMA application was resubmitted Due to the scope and complexity of the proposed redevelopment, a multi-disciplinary/functional team approach was presented to the Board that included teams for the following areas: Planning, Services, Policy Funding, and Executive team which would be led by the residents' vision for Southwood. See diagram below. Team Diagram: Southwood Rezoning Phase I Planning Commission Work Session Summary June 4, 2019 Question 1: What should be the maximum building height allowed per the Code of Development? • Additional information is needed to evaluate the height within C-5 of Block B: 1. Balloon test should be completed. Recommend it be raised at different heights to show the impact along Old Lynchburg Road and Mosby Mtn. 2. Recommend renderings (3D) and sections should be provided that show how the building(s) would relate to existing Southwood residents, Mosby Mtn, and Old Lynchburg Rd. and that would take into account topography and vegetation. These should be added into the Code of Development. 3. Information on how the structured parking would work in this area with the building and topography. 4. Information on how building height is calculated. (See below for definition of building height from the ordinance) Building height of: The vertical distance measured from the level of the curb or the established curb grade opposite the middle of the front of the structure to the highest point of the roof if a flat roof, to the deck line of a mansard roof, or the mean height level between the eaves and ridge of a gable; hip or gambrel roof For buildings set back from the street line; the height shall be measured from the average elevation of the ground surface along the front of the building. 5. Information on the programming for the building to determine appropriateness of building height. • General consensus that 65 feet seems too tall for C-5. Neighborhood Center type scale was recommended- 2-3 stories. Discussion that 4 stories could be considered with a well -designed building. • Recommend that the applicant consider that Southwood is at the edge of the growth/development area for the building heights and intensity of development. Question 2: Should Old Lynchburg Road be a Framework Street? • General consensus with Staff recommendation that Old Lynchburg Rd should be a Framework Street and regulations should apply. Question 3: Is the proposed recreation substitution request for Block B acceptable? Are sufficient recreational facilities being provided? • General consensus that additional active recreational areas need to be provided for the residents of Southwood. Additional considerations: 1. Space for older children to play. 2. Southwood residents should be involved in the programming of the recreation. 3. Statements on how these spaces could help with the integration of the "new" residents with the existing Southwood community. Question 4: Within the Code of Development and Application Plan that have been submitted, are there aspects that require additional detail, revisions, or clarification? • In preparation for the Southwood Public Hearing the PC requests the following materials from the applicant and/or staff preferably 2 weeks but at least 1 week prior to the meeting: 1. An overall project conceptual plan (showing the multi -phase project area- including Phase 1 rezoning and the remainder of Southwood) that delineates the approach to maintaining the integrity of the traditional legacy community. 2. The average AMI of the early adopters and the AMI of the other residents (minus early adopters). (While AMI is not broken out in this way, early adopters vs other residents, current AMI data can be found on page 18 of the 'Context and History Document'.) 3. The anti -displacement strategy for all residents, not just the early adopters. 4. A concept plan articulating the overall residential "mix" location strategy for affordable and market rate housing and commercial. 5. An Albemarle County school impact analysis. 6. A transportation analysis of Old Lynchburg Road to the south of Southwood considering its potential long-term (40 years) traffic volume increases due to its connection to Rt 20 and Rt 29 via Plank Road. • Information on the affordability of the project. How is the affordable housing being provided? What are the commitments for affordability for property/land sold to other developers? What are the requirements and longevity? Are HOA fees factored into the affordability equation? • More information on the internal ARB 1. What will the role be? 2. What are the expectations? 3. How will disputes be resolved? • Are there ways in which the new water and sewer system can serve/help the existing Southwood community? • How will the lifestyle of the residents be translated to the new community. One example: lots of people with tools, bikes, storage areas • Concern about affordability on a larger scale and how the redevelopment of Southwood makes the entire area more valuable and could raise home prices over the area. Assessments would be raised for all in the area and could create less affordability in other nearby areas. • Recommendation that the Code of Development be improved. Concerns about format/layout and that it's difficult to understand/not user-friendly. • Would like to know more about the ability to retain existing trees and the level of retention vs. replacement. • A memo of changes and how concerns were addressed should be provided for the public hearing. RESOLUTION TO APPROVE THE PERFORMANCE AGREEMENT AMONG THE COUNTY OF ALBEMARLE, THE ALBEMARLE COUNTY ECONOMIC DEVELOPMENT AUTHORITY, AND HABITAT FOR HUMANITY OF GREATER CHARLOTTESVILLE, INC. WHEREAS, the Board of Supervisors finds that it is in the best interest of the County to enter into a Performance Agreement (the "Agreement") with the Albemarle County Economic Development Authority (the "EDA"), and Habitat for Humanity of Greater Charlottesville, Inc. ("Habitat for Humanity"), regarding the County's financial contribution to Habitat for Humanity, through the EDA, to be used for the construction of affordable dwelling units by Habitat for Humanity or builders acting under contract with Habitat for Humanity within the Southwood Neighborhood. NOW, THEREFORE, BE IT RESOLVED that the Board of Supervisors of Albemarle County, Virginia hereby approves the Agreement with the EDA and Habitat for Humanity, and authorizes the Chair to execute the Agreement on behalf of the County once it has been approved as to substance and form by the County Attorney. I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true and correct copy of a Resolution duly adopted by the Board of Supervisors of Albemarle County by a vote of six to zero, as recorded below, at a meeting held on June 19, 2019. Clerk, Board of County Sup r isors Ave Nay Mr. Dill Y _ Mr. Gallaway Y Ms. Mallek Y _ Ms. McKeel Y Ms. Palmer Y _ Mr. Randolph Y Attachment A Draft: June 7, 2019 AGREEMENT THIS AGREEMENT is made and entered into on June _, 2019, by and between the COUNTY OF ALBEMARLE, VIRGINIA, a political subdivision of the Commonwealth of Virginia (the "County D, the ECONOMIC DEVELOPMENT AUTHORITY OF ALBEMARLE COUNTY, VIRGINIA, (the "Authority'D, a political subdivision of the Commonwealth of Virginia, and HABITAT FOR HUMANITY OF GREATER CHARLOTTESVILLE, INC., a Virginia corporation and a 501(c)(3) (Section 501(c)(3) of the Internal Revenue Code) entity ("Habitat'D. Recitals 1. The Property. Southwood Charlottesville LLC, a limited liability company wholly -owned by Habitat, is the owner of approximately 32.5 acres composed of Tax Map Parcels 07600-00-00-051A0, 09000-00-00-001A0, and 090A1-00-00-OOIE0, located in the Scottsville Magisterial District of Albemarle County (the "Property'. 2. The Project. Habitat intends to develop a mixed income, mixed use, development on the Property in which safe, clean, stable, affordable housing will also be provided for rent and for purchase by persons of various income levels (the "Project'. The Project is also known as "Phase I" of Habitat's intended redevelopment of the neighborhood commonly known as "Southwood," which is composed of approximately 80 developable acres that will provide safe, clean, stable, affordable housing within a mixed income, mixed use, development. 3. The Project is Consistent With, Promotes, and Implements the County's Comprehensive Plan. The Project is consistent with, promotes, and implements several policies, objectives, and strategies of the Albemarle County Comprehensive Plan: A. Growth Management Chapter. The Growth Management chapter of the Comprehensive Plan includes the following statement: "Promoting the Development Areas as the place where a variety of land uses, facilities, and services exist and are planned to support the County's future growth, with emphasis placed on density and high -quality design in new and infill development." Strategy lb of the Growth Management chapter states: "To help promote the Development Areas as the most desirable place for growth, continue to fund capital improvements and infrastructure and provide a higher level of service to the Development Areas." B. Housing Chapter. The Housing chapter of the Comprehensive Plan includes Objective 4: "Provide for a variety of housing types for all income levels and help provide for increased density in the Development Areas." C. Economic Development Chapter The Economic Development chapter of the Comprehensive Plan includes Objective 1: "Promote economic development activities that help build on the County's assets while recognizing distinctions between expectations for the Development Areas and the Rural Area," Objective 6: "Increase local business development opportunities, including support for entrepreneurial and startup businesses," and Strategy 1a: "Promote new employment activities in the Development Areas and encourage developers of commercial and industrial projects to incorporate the Neighborhood Model principles." D. Affordable Housing Policy. The Affordable Housing Policy in the Comprehensive Plan includes the following statement: "It shall be the policy of Albemarle County to support affordable housing for those who live and/or work in the County." Strategy 4 of the Affordable Housing Policy states: "Expand existing partnerships/programs and create new alliances with the private sector including nonprofit and for -profit housing providers and lenders." E. Southern and Western Urban Neighborhoods Master Plan.. The Southern and Western Urban Neighborhoods Master Plan states: "Redevelopment of the Southwood Mobile Home Park should Attachment A Draft: June 7, 2019 be as a mixed -income, mixed use community. A mixture of housing types for different income levels is expected. A retail and/or services area should be provided for the neighborhood." Southwood is listed as one of three priority areas in the Master Plan. 4. The Project is Consistent With, Promotes, and Implements Habitaes Core Values. The Project is consistent with, promotes, and implements several core values of Habitat, including the following: A. Non -displacement Facilitating healthy rehousing choices for each current resident of Southwood. B. Net Increase in Affordable Housing. Causing a significant increase in the overall local affordable housing stock responsive to the evolving regional need. C. Community Engagement Creating a plan of development resulting from extensive interaction with Southwood residents — taking into account their needs, desires, and abilities — and other stakeholders in the community, including surrounding neighbors, County officials, and others. D. Asset -based Approach. Building on existing community assets by being responsive to what is already good about Southwood, both socially and physically. E. Self-help Model Basing redevelopment strategies on Habitat's central belief that a "hand up" is better than a "hand out." Redevelopment will include substantial opportunities for current residents and other low-income residents of the area to earn the chance to build and purchase Habitat homes and/or otherwise participate in the rebuilding of the Southwood community. F. Fiscal Responsibility. Managing the redevelopment process in a financially sustainable way that allows Habitat to continue with its core mission of building affordable homes into the future. 5. The Investment in the Project. The amount of funding and private investment by Habitat and other contributors, including the County and the Authority, in the Project is estimated to be $94,000,000.00. For the entirety of the development and redevelopment of the Southwood neighborhood beyond the Project, the amount of funding and private investment by Habitat and others is estimated to be $250,000,000.00. 6. The Animating Public Purposes of this Agreement The animating public purposes for the County to enter into this Agreement include: A. Supporting Affordable Housing. Providing funding to facilitate the construction of safe, clean, stable, affordable housing for persons of various income levels. B. Promoting Economic Development Promoting the economic development and the increased vitality of the Southwood neighborhood and the County s southern urban ring. C. Enhancing the County's Tax Base and Jobs Base. Enhancing the County's tax base and jobs base by facilitating the redevelopment of the existing Southwood neighborhood into a mixed use development that, when developed will include commercial uses, affordable housing for persons of various income levels, and market -rate housing. 7. The Incentives to Enable the County to Achieve the Animating Public Purposes. To further incentivize and financially support Habitat in its construction of affordable dwelling units within the Project, the County Board of Supervisors agrees, subject to the terms and conditions of this Agreement, to: Attachment A Draft: June 7, 2019 A. Provide Cash Contributions. Appropriate funds to the Authority, to be transferred to Habitat, in an amount of up to $1,800,000.00 for the construction of affordable dwelling units within the Project, when specific milestones are achieved by Habitat during Fiscal Years 2020 through 2022, or later. B. Rebate the Equivalent of a Portion of the Incremental Increase in Real Property Tax Revenue. Rebate to Habitat an amount equal to varying percentages of the increase in the incremental real property tax revenue generated within the Project for a period of 10 years or until $1,400,000.00 is rebated to Habitat, whichever occurs first, for the construction of affordable dwelling units within the Project. These incentives are in addition to the $675,000.00 in funding previously provided by the County through the Authority pursuant to a Performance Agreement dated January 10, 2018, and $2,250,000.00 through a pair of grants of State and Federal funds awarded to the County and to Habitat for the Project. 8. Habitat's Acceptance of the Incentives and Related Obligations. Habitat agrees to accept the funding and the rebate of real property taxes from the County and the Authority described in this Agreement as an incentive for Habitat to construct, or contract to construct, a minimum of 75 Habitat - built or Habitat -contracted homes qualifying as affordable dwelling units, and to diligently pursue a minimum of 80 additional affordable dwelling units within the Project, as provided in this Agreement. Habitat also agrees to accept the obligations stated in this Agreement as a condition to it accepting the funding and the rebate of real property taxes as described in this Agreement. 9. This Agreement Memorializes the Incentives and the Obligations. The County, the Authority, and Habitat desire to state their agreement to Habitat's milestones and obligations, and the County's and the Authority's incentives and obligations in this Agreement. 10. The Relationship Between Affordable Housing and Economic Development. There is a direct relationship between affordable housing and a positive economic benefit to the County and the region. A. The Comprehensive Regional Housing Study and Needs Assessment. "The Comprehensive Regional Housing Study and Needs Assessment," prepared by the Central Virginia Regional Housing Partnership of the Thomas Jefferson Planning District Commission (March 2019) (the "Report) includes the following: 1. A Description of the Regional Economy. In the context of the ability to afford housing, the Report describes the regional economy as follows: "The regional economy is largely split between high -wage professions requiring at least a college degree and lower -wage service jobs in restaurants, retail, hospitality and other sectors. Many service businesses offer only part-time employment without benefits, often on irregular schedules. Even two or three such jobs are not enough to afford most local housing. Accessing jobs requires car ownership or lengthy commutes on public transit, where available." Report, page 66. 2. The State of Housing in the Region. The Executive Summary to the Report details the regional rental and ownership housing markets and following is a sampling of those details: (i) housing prices have increased rapidly over the past 20 years and wages have not kept up; (ii) some of the strongest job growth in the region has taken place in the service sectors where wages are relatively low and hours are often limited; (iii) a number of factors have contributed to the rise of rents for older apartments and houses that traditionally would have been affordable to low and moderate income households; (iv) 9,000 renter households in the City of Charlottesville and Albemarle County, excluding student households, are paying more than 30 percent of their income for housing costs, the accepted affordability standard established by the United States Department of Housing, including over 4,000 renter households that are paying at least half of Attachment A Draft: June 7, 2019 their income for housing; (v) the waiting list for Housing Choice Vouchers are estimated to be as high as 1,866 in the City of Charlottesville and 1,350 in Albemarle, Fluvanna, Louisa, and Nelson Counties, and wait times are estimated to be five to eight years; (vi) approximately 7.5 percent of the homeowners in the urban localities within the region are spending one-half or more of their income on housing costs; (vii) long commutes ("drive till you quahfy') add transportation to the costs of homeownership in the rural localities in the region; (viii) Habitat receives 180 to 205 applications annually from households seeking to invest in building a home; and (ix) the Albemarle Housing Improvement Program, which provides home repairs for low and moderate income households, has a waiting list of 292 households in the City of Charlottesville and Albemarle County that need emergency repairs and rehabilitation for their homes. Report, Executive Summary, pages 3-7. 3. The State of Housings Impact on the Region's Economy. The Report summarizes the lack of affordable housing on the region's economy: "These housing problems have many consequences for the regions economy. Employers report difficulties in recruiting and retaining workers. Turnover and absenteeism are higher than desirable, in part, because of the burdens of those long commutes. Those who must recruit workers with specialized skills often find they are forced to pay higher salaries than their counterparts pay in other parts of the state. Economic development professionals across the region report difficulties in recruiting new businesses due to concerns about their ability to move and attract workers to a market with such high housing costs." Report, Executive Summary, pages 7-8. B. Other Studies and Reports. Many studies and reports link affordable housing to economic development. "The Role of Affordable Housing in Creating Jobs and Stimulating Local Economic Development: A Review of the Literature," prepared by the Center for Housing Policy (2011) reviews the studies conducted regarding the immediate and long-term economic benefits provided by affordable housing. In sum, the report fords a direct link between affordable housing and economic development, concluding that the studies reviewed demonstrate that "development of affordable housing increases spending and employment in the surrounding economy, acts as an important source of revenue for local governments, and reduces the likelihood of foreclosure and its associated costs. Without a sufficient supply of affordable housing, employers — and entire regional economies — can be at a competitive disadvantage because of their subsequent difficulty attracting and retaining workers." 11. This Agreement is Contingent Upon, But Not in Exchange for, Approval of ZMA 2018-00003. This Agreement is contingent upon the County Board of Supervisors approving ZMA 2018-00003 which, as currently proposed, would allow the uses and densities to enable the Project. However, this Agreement is not, and should not be construed to be, an Agreement by the Board to rezone the Property. In its consideration of ZMA 2018-00003, the Board may and will exercise its full legislative powers and discretion as authorized by law. 12. Enabling Authority. The County and the Authority are authorized to enter into this Agreement and to make the cash contributions and transfers as provided in this Agreement to Habitat pursuant to the following: A Virginia Code % 15.2-953. Virginia Code § 15.2-953 enables the County to give funds to any charitable institution that provides services to residents of the County, that provides housing for persons 60 years of age or older, and to provide funds to the Authority for the purposes of promoting economic development. B. Virginia Code S 15.2-959. Virginia Code § 15.2-959 enables the County to engage in research, studies, and experimentation in housing alternatives, including the rehabilitation of existing housing stock and the construction of additional housing. 4 Attachment A Draft: June 7, 2019 C. Virginia Code S 15.2-1205. Virginia Code § 15.2-1205 enables the County Board of Supervisors to give, lend, or advance in any manner that it deems proper funds or other County property, not otherwise specifically allocated or obligated, to the Authority. D. Virginia Code Q 15.2-4905(13). Virginia Code § 15.2-4905(13) enables the Authority to make loans or grants to any person, partnership, association, corporation, business, or governmental entity in furtherance of the purposes of the Industrial Development and Revenue Bond Act (Virginia Code § 15.2-4900 et seq.), including for the purposes of promoting economic development, provided that any loans or grants are made only from revenues of the authority which have not been pledged or assigned for the payment of any of the Authority's bonds. Terms and Conditions for the CounWs Contribution and Habitat's Use of Funds The parties agree as follows: 1. Purposes. The recitals state the general purposes and intentions of the parties for entering into this Agreement and provide general descriptions as to how those purposes and intentions will be achieved. In sum, the County and the Authority desire to support, and Habitat desires to provide, safe, clean, stable, affordable housing for persons of various income levels. In addition, by supporting affordable housing, the parties intend to promote the economic development and the increased vitality of the Southwood neighborhood and the County's southern urban ring by enhancing the County's tax base and jobs base as described in the recitals. 2. Definitions. The following terms are defined for this Agreement: "Affordable housing" means housing affordable to households with income not exceeding 80 percent of the area median income established by the United States Department of Housing and Urban Development adjusted by family size. In the context of this Agreement, "affordable housing" also means housing affordable to households with income not exceeding percentages less than 80 percent of the area median income. "Affordable dwelling unit" or "ADU" means a dwelling unit that qualifies as affordable housing and is, or is intended to be, occupied for persons qualifying for affordable housing. "Fiscal Year" means the County's fiscal year which runs from July 1 of the Calendar Year to June 30 of the following Calendar Year. "Habitat -contracted ADU" means an affordable dwelling unit that will be constructed by a third party pursuant to a construction contract between it and Habitat. "Low Income Housing Tax Credits" means low income housing tax credits awarded by the Virginia Department of Housing and Community Development as the administrator of the federal Low -Income Housing Tax Credit (LIHTC) program, is sponsored by the United States Treasury Department, and authorized by federal law to encourage the development of affordable rental housing by providing owners a federal income tax credit. "Project" means Habitat's intended 32.5 acre development and redevelopment of the Property to establish a mixed income, mixed use, development on the Property in which safe, clean, stable, affordable housing will also be provided for rent and for purchase by persons of various income levels. The Project is also known as "Phase I" of Habitat's intended redevelopment of the neighborhood commonly known as "Southwood." Attachment A Draft: June 7, 2019 "Property" means Albemarle County Tax Map Parcels 07600-00-00-051AO, 09000-00-00-001A0, and 090A1-00-00-OOIE0. "Southwood" means the real property in Albemarle County owned by Southwood Charlottesville LLC composed of Tax Map Parcel Numbers 07600-00-00-051AO, 09000-00-00-OO1A0, 090AO-00-00-00ICO, 090AO-00-00-00400, 090A1-00-00-OO1DO, and 090A1-00-00-001EO, which in the aggregate is approximately 123 acres in size, 80 acres of which are developable, and of which the Project is a part. In the appropriate context in this Agreement, "Southwood" may refer to the current neighborhood within these described lands, or its future redevelopment. 3. Term of this Agreement. The term of this Agreement is from June. 2019 until the last period of affordability expires pursuant to Section 5(C)(1). 4. Contributions by the County and the Authority. The County agrees to appropriate to the Authority, and Authority agrees to transfer to Habitat, cash contributions as provided below: A. Prerequisites to Transferring the First Cash Contribution or Rebate. Before the County appropriates the first Cash Contribution described in Section 4(B) or the first Rebate described in Section 4(C), Habitat shall provide to the County the following information which must demonstrate to the County's satisfaction that the Project is economically viable: 1. Budget A project budget for the Project. 2. Funding Plan. A plan showing how the Project and Southwood will be funded, with evidence satisfactory to the County, that it has or will have the financial ability to design and construct the Project, including proof that it has or will secure funds necessary, obtained commitments for any construction loans, received contributions, or received pledges. 3. Other Economic Information. Any other information reasonably requested by the County to ensure to the County's satisfaction the economic viability and Habitat's ability to achieve a minimum of 75 Habitat -built or Habitat -contracted ADUs within the Project. 4. Habitat Professional Team. A list of the persons filling professional positions employed by Habitat and who are assigned to the Project, and any consultants hired, having experience in large mixed -use, mixed income developments that meets the requirements of Section 5(I). 5. Non -Displacement. A Non -Displacement Plan that meets the requirements of Section 5(E). B. Phased Cash Contributions. The County and the Authority will contribute up to $1,800,000.00 to Habitat in separate contributions (the "Cash Contribution') as follows: 1. Milestones for the Cash Contributions. Each Cash Contribution will be made in the stated sums when Habitat reaches the following milestones: a. Fiscal Year 2020 or later. $100,000.00. $100,000.00 will be contributed to Habitat in Fiscal Year 2020 or later upon written request by Habitat to the County Executive, to support Habitat's planning work and applications. b. Fiscal Year 2020 or later; $300,000.00. $300,000.00 will be contributed to Habitat in Fiscal Year 2020 or later when Habitat provides written evidence that: (i) it or a third parry has been awarded Low Income Housing Tax Credits for 80 or more rental units of affordable housing within the Project, specifically, within the area referred to as Phase 1, Block B in the documents submitted by Habitat for ZMA 2018-00003; or (it) a developer obtains one or Attachment A Draft: June 7, 2019 more building permits to construct 80 or more affordable dwelling units (ADUs) within the Project. c. Fiscal Year 2020 or later; $200,000.00. $200,000.00 will be contributed to Habitat in Fiscal Year 2020 or later when Habitat provides written evidence to the satisfaction of the County Executive that it has obtained actual donations, formal pledges, bank financing, and other forms of revenue, including revenue from parcel sales, when combined with the County's total contribution, to fund 75 percent (57) of 75 Habitat -built or Habitat -contracted ADUs within the Project. d. Fiscal Year 2021 or later. $300,000.00. $300,000.00 will be contributed to Habitat in Fiscal Year 2021 or later when Habitat provides written evidence to the satisfaction of the County Executive that a final site plan has been approved by the County to enable construction of at least 20 Habitat -built or Habitat -contracted ADUs within the Project and that it has obtained actual donations, formal pledges, bank financing, and other forms of revenue, including revenue from parcel sales, when combined with the County's total contribution, to fund 85 percent (64) of 75 Habitat -built or Habitat -contracted ADUs within the Project. e. Fiscal Year 2021 or later. $300,000.00. $300,000.00 will be contributed to Habitat in Fiscal Year 2021 or later upon Habitat providing written evidence to the County Executive that it has submitted to the County's Department of Community Development one or more complete building permit applications to construct the 37t" Habitat -built or Habitat - contracted ADU within the Project. f. Fiscal Year 2022 or later, $600,000.00. $600,000.00 will be contributed to Habitat in Fiscal Year 2022 or later when Habitat provides written evidence to the satisfaction of the County Executive that Habitat has obtained actual donations, formal pledges, bank financing, and other forms of revenue, including revenue from parcel sales, when combined with the County's total contribution, to fund 95 percent (72) of 75 Habitat -built or Habitat - contracted ADUs within the Project. 2. How and When the Cash Contributions Will Be Transferred. The County Board of Supervisors will appropriate each Cash Contribution to the Authority within 45 days after the County Executive determines to his satisfaction that the applicable milestone has been reached. The Authority will transfer each Cash Contribution to Habitat within 30 days after it is received from the County. The Authority has no responsibility to transfer any Cash Contribution to Habitat that the Authority has not received from the County. Each Cash Contribution from the Authority to Habitat is a grant. 3. Purposes for Which the Cash Contributions May be Applied. Habitat shall use the Cash Contribution received from the Authority pursuant to Section 4(B)(1)(a) only to support Habitat's planning work and applications. Habitat shall use the Cash Contributions received from the Authority pursuant to Sections 4(B)(1)(b) through (0 only to construct or install the foundation, framing, windows and doors, roofing, exterior siding, drywall and other interior wall materials, insulation, rough and finish electrical, plumbing, and heating and cooling systems, underlayment, countertops and cabinets, trim, painting, appliances, flooring, kitchen appliances, finish work such as book shelves, and connections to utilities, and the like, for a Habitat -built or Habitat -contracted ADU. The Cash Contributions may not be used for site preparation or to construct or install within the Project any streets, utilities, common area improvements and amenities, or for any other purpose. 4. Determinations by the County Executive as to Whether a Milestone Has Been Reached. Any determination by the County Executive as to whether a milestone has been reached by Attachment A Draft: June 7, 2019 Habitat pursuant to Section 4(B)(1) shall be reasonably made and shall be binding on the Authority. The County Executive may delegate this responsibility to any County officer. 5. Non -appropriation. Any Cash Contribution to be made by the County and the Authority pursuant to this Section 4(B) in any Fiscal Year is subject to non -appropriation by the County Board of Supervisors as provided in Section 7. 6. Extinguishing an Obligation. Any obligation of the County and the Authority to make a particular Cash Contribution pursuant to this Section 4(B) is extinguished if Habitat does not reach the corresponding milestone by June 30, 2025 or another date as extended by a written agreement of the parties. Habitat must submit any evidence that it has reached a milestone to the County Executive by July 31, 2025. C. Rebated Real Property Taxes. The County and the Authority will rebate up to $1,400,000.00 to Habitat the equivalent of a portion of the increase in real property taxes collected from the Project in annual contributions as follows: 1. Real Property Tax Baseline. The "Real Property Tax Baseline" is the amount of real property taxes assessed by the County on the Property for the Calendar Year in which ZMA 2018-00003 is approved by the County Board of Supervisors. 2. Duration of the Rebate Period. The "Rebate Period" begins in the Calendar Year following the Calendar Year in which the Real Property Tax Baseline is established and continues for 10 Calendar Years, or sooner, when $1,400,000.00 has been rebated to Habitat pursuant to this Section 4(C). 3. Calculation of the Rebates. The amount of the real property taxes that will be rebated to Habitat (the "Rebate' is as follows: a. Until the End of Calendar Year 2024. One hundred percent of the increase in real property taxes collected by the County for the Property above the Real Property Tax Baseline will be rebated to Habitat until the end of Calendar Year 2024. b. Calendar Year 2025 and Thereafter. Fifty percent of the increase in real property taxes collected by the County for the Property above the Real Property Tax Baseline will be rebated beginning in Calendar Year 2025 and until the Rebate Period ends. 4. How and When the Rebate Will Be Transferred. Within 45 days after the full amount of the real property taxes have been paid for the Property for the applicable half of the Calendar Year, the County Board of Supervisors will semi-annually appropriate a Rebate to the Authority. The Authority will transfer the Rebate to Habitat within 30 days after it is received from the County. The Authority has no responsibility to transfer any Rebate to Habitat that the Authority has not received from the County. Each Rebate from the Authority to Habitat is a grant. 5. Purposes for Which the Rebates May be Used. Habitat may use each Rebate received under this Section 4(C) as follows: a. First: Construct Affordable Dwelling Units. Habitat shall first use the Rebate only to construct or install the foundation, framing, windows and doors, roofing, exterior siding, drywall and other interior wall materials, insulation, rough and finish electrical, plumbing, and heating and cooling systems, underlayment, countertops and cabinets, trim, painting, appliances, flooring, kitchen appliances, finish work such as book shelves, and connections to utilities, and the like, of a Habitat -built or Habitat -contracted ADU, until the 75th Attachment A Draft: June 7, 2019 certificate of occupancy is issued for Habitat -built or Habitat -contracted ADUs within the Project. The Rebate may not be used for site preparation or to construct or install within the Project any streets, utilities, common area improvements and amenities, or for any other purpose. b. Second: Apply to Habitat Debt to Construct Affordable Dwelling Units. Any Rebate received by Habitat that can no longer be used as provided by Section 4(C)(5)(a) (because, for example, all Habitat -built or Habitat -contracted ADUs have been constructed in the Project), shall next be applied by Habitat to pay any debt incurred by Habitat to build Habitat -built or Habitat -contracted ADUs within the Project. c. Third: Rebates Deposited in Escrow Account for Affordable Dwelling Units in Subsequent Phases of Southwood. Any Rebate to be received by Habitat that can no longer be used as provided by Sections 4(C)(5)(a) and 4(C)(5)(b) shall be deposited in an escrow account established by the County instead of being directly transferred to Habitat. Habitat shall inform the County Executive in writing, with any supporting evidence it may have or that may be requested by the County Executive, that the Rebates can no longer be used as provided by Sections 4(C)(5)(a) and 4(C)(5)(b). Any Rebates deposited in an escrow account may be withdrawn by Habitat upon prior approval by the County Executive for the sole purpose of using the Rebate to construct or install ADUs outside of the Project but within Southwood. The transfer schedule established in Section 4(C)(4) applies to Rebates that will be deposited in an escrow account to the extent that it is practicable, allowing adequate time for the County Executive to reasonably consider the information provided by Habitat. 6. Non -appropriation. Any Rebate to be made by the County and the Authority pursuant to this Section 4(C) in any Fiscal Year is subject to non -appropriation by the County Board of Supervisors as provided in Section 6 of this Agreement. 7. Extinguishing an Obligation. Any obligation of the County and the Authority to make a particular Rebate pursuant to this Section 4(C) is extinguished on December 31 of the tenth Calendar Year following the Calendar Year in which the Real Property Tax Baseline is established, or when the County and the Authority have rebated to Habitat $1,400,000.00, whichever occurs first. D. Suspending Transfers of Cash Contributions or Rebates. The transfer of any Cash Contribution or Rebate from the Authority to Habitat shall be suspended at any time while Habitat is not in compliance with any obligation it has pursuant to Section 5. 1. Decision. The decision as to whether Habitat is not in compliance with any obligation it has pursuant to Section 5 shall be reasonably made by the County Executive. 2. Notice from the County to Habitat. The County shall provide written notice to Habitat that Habitat is not in compliance with one or more obligations it has pursuant to Section 5. The notice shall identify the obligations that Habitat is not in compliance with and recommend corrective actions to return to compliance. 3. Resolution. Habitat shall make good faith efforts to return to compliance with its obligations. If it disagrees with the County as to whether it is not in compliance with one or more of its obligations, Habitat may request to meet with the County pursuant to the dispute resolution procedure in Section 9(G) of this Agreement. The request must be made by Habitat in writing and be received by the County within 30 days after the date Habitat received the written notice from the County pursuant to Section 4(D) (2). Attachment A Draft: June 7, 2019 E. Returning the Cash Contributions and Rebates. Habitat shall return any Cash Contribution and Rebate (collectively, "County Funds'D to the Authority, which in turn shall return the County Funds to the County, in the following circumstances: 1. Returns in Their Entirety. Habitat shall return the County Funds in their entirety in any of the following circumstances: a. Planning and Other Support Funding. The $100,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(a) shall be returned to the Authority in full if the Cash Contribution is not fully expended for Habitat's planning work and applications on or before June 30, 2021. b. Tax Credits Awarded or Other Affordable Housing Project The $300,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(b) shall be returned to the Authority in full if: (i) the LIHTC credits that were awarded are voided or the award of the credits is rescinded before any LIHTC ADU is occupied on or before June 30, 2027; (ii) the developer obtaining one or more building permits to construct 80 or more ADUs fails to obtain from the County at least one certificate of occupancy for an ADU within the Project on or before June 30, 2027. c. Final Site Plan Approval for 20 ADUs. The $300,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(d) shall be returned if there is no legal, valid, final site plan for 20 or more Habitat -built or Habitat -contracted ADUs within the Project on or before June 30, 2025. d. Building Permits Issued. The $300,000.00 Cash Contribution transferred pursuant Section 4(B)(1)(e) shall be returned if building permits expire such that the number of building permits issued by the County is below 37 on or before June 30, 2025. e. Funding Levels. The Cash Contributions transferred pursuant to Sections 4(B)(1)(c), 4(B)(1)(d), or 4(B)(1)(9 shall be returned if the funding levels of 75 percent, 85 percent, or 95 percent for 75 Habitat -built or Habitat -contracted ADUs within the Project fall below those milestones before at least one certificate of occupancy is issued by the County for a Habitat -built or Habitat -contracted ADU within the Project. f. Cash Contributions Not Applied for Habitat -built or Habitat -contracted ADUs. Any Cash Contributions transferred pursuant to Section 4(B)(1) shall be returned if the full amount is not applied solely to construct or install Habitat -built or Habitat -contracted ADUs as described in Section 4(B)(3). g. Rebates Not Applied for Habitat -built or Habitat -contracted ADUs or Other Specified Purposes. Any Rebates transferred pursuant to Section 4(C)(1) shall be returned if the full amount transferred in any particular Calendar Year is not applied solely for the purposes described in Section 4(C)(5). h. Habitat Ceases to Operate. If Habitat ceases to operate before the County issues the first certificate of occupancy for a Habitat -built or Habitat -contracted ADU within the Project, any County Funds shall be returned. 2. Prorated Returns. Habitat shall return the County Funds on a prorated basis in any of the following circumstances: [Ll: Attachment A Draft: June 7, 2019 a. Tax Credits Awarded or Other Affordable Housing Project The $300,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(b) shall be returned in the prorated amount of $3,750.00 for each certificate of occupancy not obtained from the County for an ADU within the Project by December 31, 2027 that is less than 80, provided that at least one certificate of occupancy has been issued for an ADU developed or installed as provided in Section 4(B)(1)(b). Example: If 70 certificates of occupancy for ADUs have been issued by the County by December 31, 2027, 10 certificates of occupancy were not timely obtained and Habitat must return $37,500.00. b. Certificates of Occupancy Issued for Fewer than 75 Habitat -built or Habitat - contracted ADUs. The Cash Contribution transferred pursuant to Section 4(B)(1)(c) through (0 shall be returned in the prorated amount of $20,000.00 for each certificate of occupancy not obtained from the County for a Habitat -built or Habitat -contracted ADU within the Project by December 31, 2027 that is less than 75, up to the amount of Cash Contributions that it received. Exa=le: If 70 certificates of occupancy for Habitat -built or Habitat -contracted ADUs have been issued by the County by December 31, 2027, five certificates of occupancy were not timely obtained and Habitat must return $100,000.00. 3. Milestones Reached, Failed, Re -attained. Any Cash Contribution made pursuant to the milestones being reached pursuant to Section 4(B)(1)(c), (d), or (e), then returned by Habitat because Habitat thereafter no longer satisfied the milestone, shall be transferred again as provided in this Agreement if Habitat again timely reaches the milestone. 4. Timing of Returns. Habitat shall return any Cash Contribution or Rebate required by this Section 3(F) within 30 days after it receives a written demand for a return from the County. The Authority shall transfer any return to the County within 45 days after it receives the return from Habitat. F. Security Interest to Ensure the Return of County Funds. If Habitat fails to timely return any County Funds as required by Section 4(F)(4), the County, in its sole discretion, may record an instrument against any portion of the Property owned by Southwood Charlottesville LLC or Habitat, or both, or any other real property owned by Habitat in Albemarle County, at the time of the proposed recordation to secure the return. Habitat shall sign the documents necessary to allow the County to record its instrument, and shall not otherwise prevent, or seek to prevent, the County from recording its instrument. The County instrument shall be subordinate to any instrument recorded by one or more financial institutions to secure its funding provided to Habitat. The County shall sign the documents necessary to subordinate its instrument to the instrument recorded, or to be recorded, by the financial institution, and will not otherwise prevent, or seek to prevent, the financial institution from recording its instrument The County shall promptly and timely release any instrument that it records to secure the return of any portion of the County Funds, when Habitat is no longer obligated return any amount. Habitat shall not be responsible for any costs, including recording costs, incurred by the County for it to record any instrument under this Section 4(F). In its sole discretion, the County may designate the Authority to exercise the rights, powers, and obligations of the County pursuant to this Section 4(F). 5. Obligations of Habitat. Habitat will provide ADUs within the Project as follows: A. Constructor Contract to Construct at Least 75 Affordable Dwelling Units. Habitat shall provide a minimum of 75 Habitat -built or Habitat -contracted ADUs within the Project. B. Constructor Install at Least 80 LIHTC Affordable Dwelling Units: Alternative. Habitat, or a third party, shall construct or install a minimum of 80 LIHTC ADUs within the Project. If Habitat is unable to enter into a contract with a third parry by June 30, 2020, or Habitat or the third party is not awarded Low lil Attachment A Draft: June 7, 2019 Income Housing Tax Credits for 80 or more ADUs by June 30, 2020, Habitat shall diligently pursue until June 30, 2021 other third parties to seek and obtain an award of 80 or more LIHTC ADUs or to otherwise contract with a developer to construct or install 80 or more ADUs within the Project. If Habitat sells, leases, or otherwise transfers land in Block B in the Project to construct or install 80 or more LIHTC or other ADUs, all funds received by Habitat for the sale, lease, or transfer shall be used by Habitat for the Project. In addition: 1. "Diligent pursuit" described. In order for Habitat to be deemed by the County to be diligently pursuing a third party as required by this Section 5(B), Habitat shall, at a minimum, continuously market sufficient land within the Project to allow 80 or more ADUs to be constructed and to market the land for that purpose. The marketing shall continue until the land is conveyed to a developer for the purposes described herein, or until June 30, 2021, whichever occurs first The land shall be marketed at a price that will allow it to be developed for affordable housing. 2. Appraisal If the County does not agree that the land is being so marketed at an appropriate price, it may request that an appraisal be prepared at its cost. The appraiser shall be selected by agreement of the County and Habitat. 3. Extinguishment of Obligation. If Habitat is unable to obtain a buyer and developer by June 30, 2021 to construct or install 80 or more ADUs within the Project, the obligation of this Section 5(B) is extinguished. 4. Waiver by the County Board of Supervisors of the Obligation to Market the Land Until June 30, 2021. Upon the written request by Habitat, the County Board of Supervisors may waive Habitaes obligation to market the land until June 30, 2021 if Habitat has an interested purchaser who would not be constructing or installing 80 or more LIHTC or other ADUs in Block B in the Project, but would be developing a project that promotes the economic and community development of Southwood. In evaluating a request, the Board will consider any relevant criteria including, but not limited to: (i) whether the development will provide civic space for Southwood; (it) whether the development will lease at affordable rates commercial space for Southwood residents and their businesses; (iii) enhanced open space for Southwood; (iv) funding for affordable housing within Southwood; and (v) other features, elements, improvements, or services that promote the economic and community development of Southwood. If the transfer of the land by Habitat to a developer is not completed, the June 30, 2021 deadline shall be extended an equivalent amount of time that the land was not actively marketed. C. Ensure Long-term Affordability. Habitat will ensure the long-term affordability of the ADUs within the Project as follows: 1. Dwelling Units that are Habitat -built, Habitat -contracted, Habitat -sold. Habitat -built, Habitat -contracted, and Habitat -sold ADUs shall qualify as affordable housing for a minimum of 40 years. Affordability may be achieved through deed restrictions, reserving in all ADUs a right of first refusal and granting the County a right of second refusal, by providing forgivable final mortgages, and other incentives. The period of affordability begins on the date that the certificate of occupancy is issued by the County for each ADU. To simplify tracking the periods of affordability, Habitat may group all the certificates of occupancy for ADUs issued in a Calendar Year to begin their period of affordability on January 1 of the next Calendar Year. 2. Dwelling Units Within Low Income Housing Tax Credit Projects. LIHTC ADUs shall qualify as affordable housing for a minimum of 30 years. The period of affordability begins on the date that the certificate of occupancy is issued by the County for each ADU. 1% Attachment A Draft: June 7, 2019 3. Dwelling Units that are Flexible Structure Types. Flexible structure types, including modular housing and carriage units, serving as second dwelling units on a lot, shall qualify as affordable housing for a minimum of 10 years. For the purpose of Habitat satisfying its obligation to provide 75 or more Habitat -built or Habitat -contracted ADUs pursuant to this Agreement, only the first 10 flexible structure types will be counted toward Habitat's obligation. The period of affordability begins on the date that the certificate of occupancy is issued by the County for each ADU. 4. Dwelling Units Using Other Affordable Housing Strategies. Dwellings qualifying as affordable housing using a combination of strategies, including those described above or any other strategies, including land banks or land trusts, shall qualify as affordable housing for a minimum of 30 years. The period of affordability begins on the date that the certificate of occupancy is issued by the County for each ADU. To simplify tracking the periods of affordability, Habitat may group all the certificates of occupancy for ADUs issued in a Calendar Year to begin their period of affordability on January 1 of the next Calendar Year. D. Diligently Fundraise. From the date of this Agreement and until the design and construction of the ADUs within the Project are 100 percent funded, Habitat shall actively and aggressively conduct a capital campaign to obtain contributions to pay for the cost of designing and constructing the ADUs within the Project. 1. "Actively" conducting the capital campaign described. In order for Habitat to be deemed to be "actively" conducting the capital campaign, the Habitat fundraiser required by Section 5(K) shall be dedicated exclusively to directing the capital campaign for its required duration. The fundraiser's dedication to directing the capital campaign may be non-exclusive if Habitat demonstrates to the County Executive's satisfaction that exclusive dedication to the capital campaign is not required for Habitat to meet its obligation under this Section 5(D). The County Executive shall not unreasonably withhold approval. 2. "Aggressively" conducting the capital campaign described. In order for Habitat to be deemed to be "aggressively" conducting the capital campaign, the Habitat fundraiser required by Section 5(K) shall conduct the capital campaign in a manner that is systematic, ambitious, and energetic for its duration. E. Develop and Implement a Non -Displacement Plan. Habitat shall develop and implement a non - displacement plan for each current Southwood resident (the "Non -Displacement Plan'). The Non - Displacement Plan shall include at least 47 Habitat -built or Habitat -contracted ADUs, or market rate units, within the Project that will rehouse current residents and a plan for rehousing options for Southwood residents living in trailers or manufactured homes as they are impacted by the redevelopment of the Property for the Project. The Non -Displacement Plan shall meet or exceed the standards of the Residential Anti -Displacement and Relocation Assistance Plan developed by the Virginia Department of Housing and Community Development as required for the Vibrant Communities Initiative Grant. The Non -Displacement Plan is subject to review and approval by the County Housing Planner or another County officer designated by the County Executive (the "County Housing Planner'. As provided in Section 4(A)(5), Habitat must obtain approval of the Non -Displacement Plan before the County appropriates the first Cash Contribution described in Section 4(B) or the first rebate described in Section 4(C). The County Housing Planner shall not unreasonably withhold approval of the Non -Displacement Plan. Any amendment to the Non -Displacement Plan is also subject to review and approval by the County Housing Planner. F. Provide a Mixture of Housing. Habitat shall provide for a mixture of ADUs within the Project. In combination with market rate dwelling units, the ADUs shall be a mixture of owned and rented dwellings, with tiers of affordability (ie., affordable to households with incomes not exceeding, for 13 Attachment A Draft: June 7, 2019 example, 20 percent, 40 percent, 60 percent, and 80 percent of the area median income established by the United States Department of Housing and Urban Development adjusted by family size) (the "Housing Mixture Plan'. The Housing Mixture Plan is subject to review and approval by the County Housing Planner or another County officer designated by the County Executive (the "County Housing Planner'). Habitat must obtain approval of the Housing Mixture Plan before the first final site plan or subdivision plat within the Project that will include any dwelling units is approved by the County. The County Housing Planner shall not unreasonably withhold approval of the Housing Mixture Plan. Any amendment to the Housing Mixture Plan is also subject to review and approval by the County Housing Planner. G. Develop and Implement Neighborhood Design Guidelines. Habitat shall develop and implement neighborhood design guidelines for the Project that are consistent with the Albemarle County Comprehensive Plan and the Southern and Western Urban Neighborhood Master Plan, or provide for this in the Code of Development and the Application Plan submitted in conjunction with ZMA 2018- 00003. For purposes of this Agreement, neighborhood design guidelines pertain to matters such as pocket parks, street lighting, benches, and other elements that pertain to the livability of the neighborhood (the "Neighborhood Design Guidelines'. If the Neighborhood Design Guidelines are not addressed in the Code of Development or the Application Plan, they shall be subject to review and approval by the County Director of Planning or another County officer designated by the County Executive (the "County Director of Planning'). Habitat must obtain approval of the Neighborhood Design Guidelines before the first final site plan or subdivision plat within the Project that will include any dwelling units is approved by the County. The County Director of Planning shall not unreasonably withhold approval of the Neighborhood Design Guidelines. Any amendment to the Neighborhood Design Guidelines that is not included in an amendment to the Code of Development or the Application Plan is also subject to the review and approval by the County Director of Planning. H. Develop and Implement Minimum External Standards. Habitat shall develop and implement minimum external standards for ADUs within the Project to ensure that they will blend with market rate units with respect to materials and style such as roof pitches, foundations, window types, and building materials (the "Minimum External Standards'). The Minimum External Standards shall be subject to review and approval by the County Director of Planning or another County officer designated by the County Executive (the "County Director of Planning'). Habitat must obtain approval of the Minimum External Standards before the first building permit for any dwelling unit is approved by the County. The County Director of Planning shall not unreasonably withhold approval of the Minimum External Standards. Any amendment to the Minimum External Standards is also subject to the review and approval by the County Director of Planning. I. Develop and Implement Minimum Internal Standards. Habitat shall develop and implement, in conjunction with the County Housing Planner or another officer designated by the County Executive (the "County Housing Planner'), minimum internal standards for ADUs within the Project that may include, by mutual consent, such standards as those for minimum and maximum square footage, bedrooms, bathrooms, kitchen features including kitchen cabinets, countertops, dishwasher, garbage disposal, oven, stove, and laundry room with hookups (the "Minimum Internal Standards'. The Minimum Internal Standards shall be developed in concert with the minimum requirements of any other funding sources for an ADU within the Project but shall, in any event, meet minimum livability requirements. Habitat must obtain approval of the Minimum Internal Standards before the first building permit for any dwelling unit is approved by the County. The County Housing Planner shall not unreasonably withhold consent to the Minimum Internal Standards. Any amendment to the Minimum Internal Standards is also subject to the consent of the County Housing Planner. Any ADUs constructed under the Low Income Housing Tax Credit program shall meet the internal standards established by the United States Department of Housing and Community Development. 14 Attachment A Draft: June 7, 2019 J. Reporting Obligations. Habitat shall provide information regarding the Project to the County as follows: 1. Annual Reports. Habitat shall provide to the County, at Habitat's expense, a written report that verifies in a form and having a content reasonably satisfactory to the County Executive about Habitat's progress on the milestones and expenditures of the County Funds described in Section 4, the membership of Habitat's professional team as provided in Section 5(I) at the time of reporting, the status of its implementation of the Non -Displacement Plan as provided in Section 5(E), and the sales price of any parcel sold by Habitat in Phase 1, Block B. The report shall be provided to the County in June of each year until all County Funds have been transferred and expended in compliance with this Agreement. 2. Affordable Dwelling Unit Tracking. Either in conjunction with the Annual Report described in Section 50)(1) or independently, Habitat shall provide to the County, at Habitat's expense, a written report stating: (i) the number of Habitat -built and Habitat -contracted ADUs within the Project; (ii) the number of LIHTC or other ADUs in Phase 1, Block B; (iii) for the Habitat -built and Habitat -contracted ADUs, the number of units that are owner -occupied, rented, and qualifying as flexible structures to monitor the status of the Housing Mixture Plan as provided in Section 5(F); (iv) for the Habitat -built and Habitat -contracted ADUs, the number of households within the various income levels described in Section 5(F) to monitor the status of the Housing Mixture Plan; and (v) the date the County issued the certificate of occupancy and the period of affordability for each ADU to monitor Habitat's commitment to ensure long-term affordability as provided in Section 5(D). The report shall be provided to the County in June of each year during the term of this Agreement. 3. Failure to Maintain a Reached Milestone and Noncompliance with Any Section 5 Ob ' ation. Habitat shall provide to the County, at Habitat's expense, a written report if, at any time, one of the milestones established in Section 3(A), having first been reached, is no longer satisfied (e.g., the 75 percent fundraising milestone is no longer satisfied because a funding source has withdrawn), or if Habitat is in noncompliance with any requirement (including any approved plan) of this Section 5. The report shall be submitted within 30 days after the milestone is no longer satisfied or noncompliance with any requirement of this Section 5 is discovered. 4. Other Information Requested by the County or the Authority. The County and the Authority may request any other information regarding the status of the Project as either party may reasonably require. Habitat shall provide the requested information within a reasonable period of time, not to exceed 30 days, unless otherwise agreed to by the County or the Authority. K. Habitat Professional Team. Until the County issues the certificate of occupancy for the 75tb Habitat -built or Habitat -contracted ADU in the Project, Habitat shall have professional staff in its employment or under contract with the skills, experience, and capacity to successfully complete the Project. The professional staff shall include, at a minimum, a fundraiser and a project manager/ developer having experience in developing a mixed income residential housing project of at least 70 dwelling units. L. Maintain Status as a Charitable Organization. Habitat shall maintain its status as a charitable institution under the rules of the United States Internal Revenue Service until all County Funds have been transferred and expended in compliance with this Agreement. M. Continue to Own Property. Habitat or another entity wholly owned by Habitat including, but not limited to Southwood Charlottesville LLC, shall own land within the Project until all County Funds have been transferred and expended in compliance with this Agreement. The County Board of Supervisors may, in its sole discretion, determine that a change in the legal status of Habitat as a 15 Attachment A Draft: June 7, 2019 corporation (e.g., from a corporation to another entity) is not a change in ownership for purposes of this Agreement. 6. This Agreement is Contingent Upon Approval of ZMA 2018-00003. This Agreement is contingent upon the County Board of Supervisors approving ZMA 2018-00003 which, as currently proposed, would allow the uses and densities to enable the Project. If ZMA 2018-00003 is not approved by the County Board of Supervisors by June 30, 2020, this Agreement is void. 7. Non -appropriation. The obligation of the County to contribute County Funds as provided in this Agreement is subject to, and dependent upon, appropriations being made from time to time by the County Board of Supervisors. Therefore: A. Non -appropriation is not a Breach. The failure of the County Board of Supervisors to appropriate County Funds to the Authority, and for the Authority to transfer County Funds to Habitat, or the County's failure to perform any term or condition pursuant to this Agreement resulting from the failure of the County Board to appropriate County Funds, is not a breach of this Agreement. B. Obligations in the Event of Non -appropriation. During any Fiscal Year in which the County Board of Supervisors does not appropriate any County Funds, the other terms of this Agreement shall continue to apply. In particular, Sections 4(B)(3) and 4(C)(5) shall apply to any previously received County Funds that have not yet been expended; and Sections 5(C), 5(E), 5(F), 5(I), and 5(I) shall continue to apply to any Habitat -built or Habitat -contracted ADU in the Project for which Habitat has previously received County Funds. C. This Agreement does not Establish an Irrevocable Obligation. Under no circumstances shall this Agreement be construed to establish an irrevocable obligation on the County to contribute the County Funds to Habitat as provided in this Agreement. 8. Notices, Requests. Reports, and Correspondence. Any notices, requests, reports, or other correspondence required by this Agreement must be given in writing, and they are deemed to be received upon receipt or refusal after their mailing in the United States Mail by certified mail, postage fully pre- paid or by overnight courier ("refusal" means to return or when the certified mail or overnight courier package is not accepted by the addressee): If to Habitat, to: President and Chief Executive Officer Habitat for Humanity of Greater Charlottesville 919 West Main St Charlottesville, VA 22903 If to the County, to: Albemarle County Executive's Office 401 McIntire Road Charlottesville, Virginia 22902 Attention: Jeffrey B. Richardson, County Executive If to the Authority, to: Economic Development Authority Albemarle County 401 McIntire Road Charlottesville, Virginia 22902 16 Attachment A Draft: June 7, 2019 Attention: Rod Gentry, Chair The names of the persons to whom any correspondence is to be addressed to their attention shall change as the persons in those positions change without amending this Agreement. Any report or correspondence required by this Agreement, and correspondence that is not required by this Agreement, may be sent First Class in the United States Mail or by email to email addresses provided by the parties with the express consent of the recipient. 9. Miscellaneous A. No Goods or Services Received by the County. The County Funds transferred by the Authority to Habitat pursuant to this Agreement are solely to enable Habitat to construct Habitat -built or Habitat -contracted ADUs in the Project. The descriptions of the services that will be provided by Habitat, in particular those stated in Recital 4 and in Section 5 of this Agreement state the public and charitable purposes that may be indirectly served by the County Funds, and are not a description of goods or services being procured by the County by this Agreement. B. Severabifity and Non-severabifity if the Agreement, or a Part Thereof, is Declared Invalid or Unenforceable. If one or more provisions of this Agreement are determined by a court having competent jurisdiction to be invalid or unenforceable, the following apply: 1. Non -severable, No Power to Appropriate or Transfer. If the provisions of this Agreement pertaining to the County s, the Authority's, or either's, power to appropriate or transfer the County Funds to Habitat are determined to be invalid or unenforceable, those provisions are non -severable and the entire Agreement is void and Habitat shall return to the Authority any County Funds it has received. 2. Severable, Some Power to Appropriate or Transfer. If one or more provisions of this Agreement, but not all, pertaining to the County s, the Authority s, or either's, power to appropriate or transfer the County Funds to Habitat are determined to be invalid or unenforceable, those provisions are severable and Habitat shall return to the Authority any County Funds it has received pursuant to any invalid or unenforceable provision. The parties agree to negotiate in good faith an amendment to this Agreement to delineate the parties' new rights and obligations. 3. Severable, Other Provisions. If any other provision of this Agreement other than those described in Sections 9(B)(1) and (2) is determined to be invalid or unenforceable, those provisions are severable and the remaining terms and conditions of this Agreement shall remain in force and have effect. C. Entire Agreement This Agreement states all of the covenants, promises, agreements, conditions, and understandings between the County, the Authority, and Habitat regarding the County's and the Authority's contribution of funds and Habitat's obligations. D. Govenung Law. This Agreement is to be governed by and construed in accordance with the laws of the Commonwealth of Virginia. E. Interpretation of this Agreement. This Agreement shall be interpreted in accord with how any terms are defined in this Agreement and otherwise by applying the plain and natural meaning of the words used, and not for or against any party by reason of authorship. F. Amendments. This Agreement may be amended by a written amendment signed by the authorized representatives of the parties. 17 Attachment A Draft: June 7, 2019 G. Dispute Resolution. If there is a dispute of any kind between any parties arising under this Agreement, upon the written request of a party: 1. Designation of a Senior Representative; Negotiation. Each of the parties to whom the dispute pertains will designate one or more senior representative to negotiate with the other parties' senior representative in good faith and as necessary to attempt to resolve the dispute without any formal proceedings. 2. Corrective Action. If the negotiated resolution of the dispute requires any parry to take, cause to be taken, or cease taking some action or practice, that parry shall do so within a reasonable period of time, not to exceed 90 days. 3. Dispute Resolution Process a Prerequisite to Starting Court Proceedings. No party may initiate court proceedings by filing an action in a court of competent jurisdiction to resolve a dispute until the earlier of (1) a good faith mutual conclusion by the senior representatives that amicable resolution through continued negotiation of the dispute does not appear likely; or (ii) 90 days after the initial request to negotiate the dispute. After either condition has occurred, a party may file an action in the jurisdiction and venue provided in this Agreement and may pursue any other remedy available at law or in equity. Each party shall pay its own attorney's fees. 4. When the Dispute Resolution Process is Not Required. Nothing in this Section 8(G) will, however, prevent or delay a Parry from instituting formal proceedings to: (i) avoid the expiration of any applicable limitations period; or (ii) seek declaratory and injunctive relief. H. Venue. Venue for any litigation arising out of our involving this Agreement shall he in the Circuit Court of the County of Albemarle or in the United States District Court for the Western District of Virginia. An action shall not be brought in any other court. I. Relationship of the Parties. This Agreement is intended solely for the purpose of establishing the relative rights and obligations of the parties and does not create any type of partnership, joint venture, joint venture, purchaser -vendor, or employer -employee relationship. J. No Third -Party Beneficiaries. This Agreement does not confer any rights on any person or entity who is not a party, whether as a third -party beneficiary or otherwise. K. No Waiver of Sovereign Immunity or Other Immunities. This Agreement and any action taken by the County, the County Board of Supervisors, and the Authority pursuant to this Agreement is not, and shall not construed to be, a waiver of either sovereign immunity or any other governmental immunity that applies to the County, the County Board of Supervisors, or the Authority. L. Non -liability of County and Authority Officers and Employees. No County Supervisor or other County officer or employee, and no Authority Director or other Authority officer or employee, shall be personally liable to Habitat if there is any default or breach by the County, the County Board of Supervisors, the Authority, or the Authority's Board of Directors pursuant to this Agreement. M. Force Majeure. If Habitat's timely performance of any obligation in Section 5 of this Agreement is interrupted or delayed by any occurrence that is not caused by the conduct of the officers or employees of either the County, the Authority, or Habitat, whether the occurrence is an "Act of God" such as lightning, earthquakes, floods, or other similar causes; a common enemy, the result of war, riot, strike, lockout, civil commotion, sovereign conduct, explosion, fire, or the act or conduct of any person or persons not a parry to or under the direction or control of the County, the Authority, or Habitat, then performance of Section 5 is excused for a period of time that is reasonably necessary after the occurrence to remedy the effects thereof. ILI WITNESS, the following authorized signatures: Approved as to form: County Attorney Attachment A Draft: June 7, 2019 COUNTY OF ALBEMARLE, VIRGINIA Jeffrey B. Richardson, County Executive ECONOMIC DEVELOPMENT AUTHORITY OF ALBEMARLE COUNTY, VIRGINIA W. Rod Gentry, Chairman HABITAT FOR HUMANITY OF GREATER CHARLOTTESVILLE, INC. 19 Neighborhood Model Principles Analysis ZMA201800003 — Southwood Phase 1 Pedestrian All setbacks and building regulations are measured from both framework Orientation streets (proposed streets) and Old Lynchburg Road. Buildings at or over 40 feet in height in Blocks 6-12, and buildings at or over 3 stories or 45 feet in the Neighborhood Center Special Area, must have a stepback of at least 15 feet. A stepback is not required for buildings with a front setback of at least 15 feet. Additional building regulations are included to provide a pedestrian - accessible and pedestrian -scaled environment, including maximum building footprints and maximum building lengths, with air passage regulations. All Framework Streets street sections include a 5-foot sidewalk with adjacent 6-foot planting strip. In locations with access to the trail network, it may be appropriate to only have sidewalks on one side of the Framework Street. The proposed trail in Blocks 1 and 2 will provide additional pedestrian connectivity and meet the County's standards for a Class B-type 2 pedestrian path. Pedestrians have both sidewalks and trails as options to navigate the development. Mixture of Uses A mixture of residential and non-residential uses is proposed with this development. The Blocks vary in intensity of permitted uses and density, with the highest density and intensity in Blocks 10-12, which include the designated Center (`Neighborhood Center Special Area'). The intensity and density transition down through the Blocks. A variety of uses are permitted in Blocks 3-12, with Blocks 1 and 2 reserved for green space and natural areas. The proposed uses were developed and vetted by current Southwood residents, who also decided to locate more intense uses in the designated Center area. Neighborhood The Code of Development includes special designations, such as Centers neighborhood centers and placemaking locations, which were identified either in the Comprehensive Plan or by Southwood residents. The Southerr and Western Neighborhoods Master Plan identifies a Center at the Hickory Street entrance into Southwood. This area is labeled "Neighborhood Center Special Area" in the Code of Development and has its own set of regulations. A mixture of uses is proposed for this area, as well as adjacent and nearby blocks. This area is intended to have the highest intensity of uses and highest density. There will be an identifying and placemaking feature in this Center, such as a soccer field. The uses are intended to primarily serve the residents of Southwood. Mixture of A variety of housing types are allowed in the Code of Development, Housing Types including single-family attached and detached, and multifamily. The and residential and mixed -use blocks (Blocks 3-12) vary in density. All housing Affordability types are permitted in Blocks 3-12. At least two (2) different housing types must be provided in Blocks 3-11. This application meets the County's housing policy in the Comprehensive Plan (Housing Chapter, Strategy 6b) for 15 percent of all units developed under rezonings to be affordable. There is also a separate performance agreement, approved by the Board of Supervisors, for additional affordable units and requirements for the affordable units that above those required under the County policy. Interconnected The Application Plan shows the proposed road network, which consists of Streets and Framework Streets. Additional roads and alleys may be proposed at the Transportation site planning stage, which will primarily serve to enhance connectivity and Networks provide parking access for residential units. The proposed road network provides interconnectivity and does not contain cul-de-sacs. Proposed future road connections to the existing Southwood neighborhood are shown in the Code of Development. These include Hickory Street, Wharton Drive, and Pliny Road. Blocks 6, 7, 8, and 9 are considered `Neighborhood Places' in the Code of Development and provide pedestrian connections from the street network to the trail network. The trail network is proffered and the Biscuit Run Park master plan shows eventual connections into Southwood. Multi -modal There are pedestrian networks through proposed sidewalks and trails Transportation throughout the development. Sidewalks are at least 5-feet wide, and trails Opportunities must meet County standards. The trail will meet County standards. The majority of the proposed Framework Streets are local streets where bicyclists would be able to safely ride within the travel lane. Bike lanes are optional on these streets and may provided at the site planning stage. A 5- foot bike lane will be added to Hickory Street on the climbing side, with the option to also add a bike lane to the downhill side or provide a sharrow pavement markings. There is an existing bus stop located within the Southwood neighborhood. Additional opportunities should be explored for another bus stop to be located within Phase 1. Parks, Blocks 1 and 2 are dedicated to green space. These blocks include Recreational protected and preserved environmental features, including preserved Amenities, and slopes, stream buffer, and floodplain. There will be a trail network provided Open Space through this Blocks, creating connectivity through the development and with a possible future connection to Biscuit Run Park. This trail will be located within'% mile of all residential units in this Phase. Blocks 5-11 require six (6) pedestrian connections from the Framework Streets to the trail network. These Blocks also require 8,200 square feet of recreational amenities distributed through the Blocks, with 4,900 square feet in Blocks 5-8 and 3,300 square feet in Blocks 9-11. Block 12 includes a 6,500 square foot active use recreational amenity. This amenity must include a soccer facility. Existing residents identified the existing soccer field in Southwood as an important feature. Buildings and The Code of Development regulates building standards by Block. The Space of maximum building height has been revised to 50 feet or 4 stories, to be Human Scale more consistent with a neighborhood service center. Buildings are encouraged to be set close to the street and sidewalk. Larger setbacks are permitted to allow for additional pedestrian uses and amenities, such as a patio, courtyard, or plaza. Buildings transition through the Blocks, with the greater intensity of use and density concentrated in the Blocks closest to Hickory Street. Buildings adjacent to Framework Streets are required to have at least one primary entrance facing the Framework Street. An internal ARB will be established, to provide residents with continued input into the form of development and architectural standards. Parking areas with five (5) or more spaces must be relegated from Framework Streets. Garages in Blocks 5-12 are not permitted to face Framework Streets. This is consistent with a pedestrian -oriented development. Relegated Parking areas with five (5) or more spaces must be relegated from Parking Framework Streets and provided at the rear of lots whenever possible. These parking areas must at least be behind the front face of the building and must be screened. A variety of methods to achieve parking requirements are permitted in the Code of Development, including standalone, street, alley, shared, and garage parking. There are opportunities for reduced parking requirements. All garages in Blocks 5-12 must be side -loaded or relegated to the rear of the building, and garages are not permitted to face Framework Streets. While street -facing garages are permitted in Blocks 3-4, the wall plane of these garages must be set back at least three (3) feet from the primary building facade. This arrangement provides for a pedestrian -oriented environment. Redevelopment This first phase of redevelopment for Southwood is located on property that is currently not developed, therefore, for Phase I, this principle does not apply. A general concept plan is shown for future phases, including potential road connections, densities, green space, and uses. Respecting Disturbances to preserved steep slopes should be avoided whenever Terrain and possible. All development must meet the standards of Section 18-30.7 of Careful the Zoning Ordinance. The road network has been designed based on the Grading and existing grades on the site and to preserve natural areas at the edges of the Re -grading of site. Terrain Clear This proposal is not adjacent to the Rural Area. However, Old Lynchburg Boundaries Road has existing natural characteristics and is tree -lined in this area. A 30- with the Rural foot trail buffer is provided along Old Lynchburg Road where it is adjacent Area to this proposal. The trail buffer will contribute to the existing character of the street and replace landscaping that will need to be removed for development. The trail buffer provides an additional setback from this street, which has a significant traffic volume and is different in character from the Framework Streets. Southwood Housing Mixture Plan In combination with market rate dwelling units, affordable units provided in Phase 1 of Southwood redevelopment will be a mixture of owned and rented dwellings with tiers of affordability, ensuring families across the economic spectrum will have sustainable housing opportunity. Affordable opportunities will be available to families with incomes between 0% and 80%of the area median income established by HUD, adjusted by family size. In partnership with Albemarle County, via a Performance Agreement ratified by the Board of Supervisors on June 19`h, 2019, Habitat has committed to a minimum of 75 affordable housing units built or contracted to be built by Habitat in Phase 1, with an additional commitment to pursue award of a competitive financing application for 80 affordable rental units through Low Income Housing Tax Credits. Process The typology and ownership structure of the 75 Habitat -built or contracted units in Phase 1 will be determined in direct partnership with families who have self -identified as interested in living in the first Villages in Southwood. Financial coaching has already begun with more than 70 families to determine their housing aspirations and begin to financially prepare for purchase or rental of those housing types identified. In July and August of 2019, families, equipped with an understanding of their financial capabilities, will participate with architects and engineers in a series of design charrettes to create the site plan for the first model village. The housing mix in, and layout of, this village will be decided by the residents, who will each choose a home to purchase or rent that suits their abilities and aspirations. Mixed in with these villages will be market rate homes as space permits. Phase 1 will consist of up to three resident -designed villages. Each subsequent village following Village 1 will follow the same resident -led design process and future resident cohorts will receive the same preparatory financial coaching. Unit Types To ensure a range of affordability, the following unit types and ownership mechanisms are potentially being pursued as options for Phase 1 of Southwood redevelopment: MECHANISM HOUSING TYPE OWNERSHIP OR RENTAL AMI RANGE AFFORDABILITY PERIOD Habitat -built, Habitat- contracted or Habitat -sold Deeply Discounted Units Rent 0-30% 40 years Condominium Own 20-80% 40 years Townhouse Own 25-80% 40 years Single Family Attached Own 25-80% 40 years Single Family Detached Own 40-80% 40 years Workforce Own 80-120% N/A Low Income Housing Tax Credits Apartment Rent 40-80% 30 years Senior Housing Rent 40-80% 30 years Supportive Housing Rent 0-80% 30 years Deeply Discounted Units Rent 0-30% 30 years Flexible Structure Accessory Units Rent 0-80% 10 years Market -built Apartment Rent 80-120% N/A Carriage House Rent 80-120% N/A Condominium Own 120%+ N/A Townhouse Own/Rent 120%+ N/A Single Family Attached Own 120%+ N/A Single Family Detached Own 120%+ N/A Below are examples of housing products either built by Habitat or its NGO and for -profit partners. Exact housing styles and external design elements will be governed by the neighborhood ARB and will be informed by resident village designers. HABITAT DEEPLY DISCOUNTED } HABITAT ATTACHED SUPPORTIVE HOUSING ACCFS5ORY )NITS ow e-.. 95 i fABITA7 DETACHED LIHTCAPARTMENTS SEMORHCUSING MARKETAPARTMEN_ MARYFI'AT-A-HFD Conceptual Housing Mix Layout O�Y�ONBGRC 11010 BLOCK 1 BLOCK 3 �- o BLOCK 2 — 1.32 ACRES OLD LYNCHBURG ROAD a � _ BLOCK 9 g� 1 79 ACRE < BLOCK .11 LOCK'12'K 5 16 ACR°S 2.99 ACRES BLOCK 10 - 30 ACRES BLOCK 5 I �AcsE: BLOCK 6 1 14 ,.ORES BLOCK mr BLOCK HOUSING TYPES Tenure type AMI Range Affordability Provisions Period Approximate Number (range) 1-2 N/A —Open Space Market Single Family Attached Ownership/rental Unrestricted NA 0-20 Market Single Family Detached Ownership/rental Unrestricted NA 0-40 34 Habitat Single Family Attached Ownership 25%-80%AMI 40yrs 0-15 Habitat Single Family Detached Ownership 25%-80% AM 40 yrs 0-10 Accessory Units Rental 0%-80%AMI 10yrs 0-5 Market Single Family Attached Ownership/rental Unrestricted NA 0-12 Market Single Family Detached Ownership/rental Unrestricted NA 0-10 Deeply Discounted Units Rental 0%-30%AMI variable 0-5 Habitat Condominium Ownership 20%-80%AMI 40yrs 0-20 5-8 HabitatTownhome Ownership 25%-80%AMI 40yrs 0-30 Habitat Single Family Attached Ownership 25%-80%AMI 40yrs 0-15 Habitat Single Family Detached Ownership 40%-80%AMI 40yrs 0-10 Workforce Ownership/Rental 60%-120%AMI NA 0-10 Accessory Units/Carriage Units Rental 0%-80%AMI 10yrs 0-5 Market Apartments Rental Unrestricted NA 200-225 MarketTownhomes Rental Unrestricted NA 0-30 9-12 Habitat Townhomes Ownership 25%-80%AMI 40yrs 0-30 Deeply Discounted Units Rental 0%-30%AMI variable 0-5 LIHTC Apartments Rental 40%-60%AMI 30yrs 80 TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS. To: Kevin McDermott (Albemarle County) From: Steve Schmidt, PE, PTOE RE: Southwood Traffic Analysis Date: January 7, 2019 Copy: Craig Kotarski, PE, LEED AP (Timmons Group) 1001 Boulders Parkway P 804.200.6500 Suite 300 F 804.560.1016 Richmond, VA 23225 www.limmonsx= ��p,LCli OF L�� s O JS- PT-1F!'aSor.VMT> Lie. No. 04998_5 L Timmons Group has performed a revised traffic analysis in support of the rezoning application for the redevelopment of Southwood. The original analysis was submitted on October 24, 2018 and VDOT issued comments on December 20, 2018. This revised analysis incorporates those comments along with a revision to the proposed development. The analysis was completed to determine the impact of the traffic generated by the proposed development on the surrounding roadway network. The site is located south of Route 631(Old Lynchburg Road) and bifurcated by Hickory Street in Albemarle County, Virginia. See Figure 1 for the site location (all Figures are located at the end of the report). The scope of this analysis was developed at two (2) scoping meetings held with Albemarle County and Virginia Department of Transportation (VDOT) representatives. A copy of the original scoping agreement is included in Appendix A. At a subsequent meeting, the Sunset Avenue intersection, the 1-64 interchange ramps and the background developments were added to the scope of the study. As noted above, VDOT issued comments on December 20, 2018 and a response to those comments is included in Appendix A. Background Information The site is currently occupied by 341 existing mobile home units. The proposed development will occur in the following two phases: - Phase 1: o The existing 341 mobile home units will remain 0 300 new dwelling units consisting of: 270 apartments/townhomes 30 single family units 50,000 S.F. of commercial space • Assumed as 25,000 S.F. of office space and 25,000 S.F. of retail space Phase 2: o The existing 341 mobile home units will be replaced by 500 new dwelling units for a net increase of 159 dwelling units consisting of: • 143 apartments/townhomes • 16 single family units Southwood —Traffic Analysis January 7, 2019 " Page 2 of 18 TIMMONS GROUP YOUR VISION ACHI-D THROUGH OURS As discussed and detailed below, the traffic counts indicate the existing mobile homes generate traffic comparable to typical apartment units and therefore the traffic removed by the removal of the 341 mobile homes was assumed to be equal to the traffic generated by the addition of 341 new apartments units. Primary access to the site will be provided by the existing Route 631/Hickory Street intersection, with no new connections to Route 631. Secondary access would be provided by Hickory Street to Stagecoach Road to Route 631. For purposes of this analysis the completion of Phase 1 was assumed in 2024 and Phase 2 in 2030. In accordance with the scoping meeting, this analysis includes the following intersections: 1. Route 631 (Old Lynchburg Road)/Hickory Street (unsignalized); 2. Route 631 (Old Lynchburg Road)/Sunset Avenue Extended (unsignalized); 3. Route 631 (5" Street Extended)/Old Lynchburg Road (unsignalized); 4. Route 631 (5" Street Extended)/Stagecoach Road (unsignalized); 5. Route 631 (5" Street Extended)/1-64 EB Ramps (signalized); and 6. Route 631 (5" Street Extended)/1-64 WB Ramps (signalized). The analysis looks at the study intersections under 2018 existing conditions, 2024/2030 Background Traffic conditions and 2024/2030 Total Traffic conditions. The 2024/2030 Background Traffic conditions consist of the following: 1. Existing traffic volumes (2018). 2. 1% annual growth in traffic, compounded annually. The traffic growth was applied to the mainline Route 631 movements only. 3. Traffic from other approved developments (all developments are assumed to be completed by 2024): a. Whittington (40 single-family D.U. and 4 multi -family D.U); b. Wintergreen Farms (69 single-family D.U.); c. Timberland Park (80 multi -family D.U.); d. Sunset Overlook (35 single-family D.U.); e. Royal Fern (26 single-family D.U. and 30 multi -family D.U.); f. Fifth Street Place (116 multi -family D.U.); g. Brookciale (96 multi -family D.U.); h. 5`h Street Development (27,500 SF commercial retail); and i. Region Ten Women's Shelter (7,900 SF commercial retail). The 2024/2030 Total Traffic conditions includes the 2024/2030 Background Traffic volumes and the traffic that will be generated by the proposed Southwood development. Existing Roadway Network Old Lynchburg Road/5`h Street Extended (Route 631) is a 4-lane divided major collector at Hickory Street and transitions to a minor arterial roadway east of Country Green Road. Old Lynchburg Road has a posted 45 MPH speed limit. For the purpose of this study, Old Lynchburg Road was assumed to run east -west. Southwood —Traffic Analysis �•�M� January 7, 2019 " Page 3 of 18 TIMMONS GROUP YOUR VISION ACHI-D THROUGH OURS A westbound left turn lane is provided at the intersection of Old Lynchburg Road/Hickory Street and extra pavement provides an eastbound de -facto right turn lane. Hickory Street is a 2-lane undivided local roadway with a posted 25 MPH speed limit. The road connects Old Lynchburg Road from the southeast to 5" Street Extended in the northeast. The existing roadway geometry is shown on Figure 2. Existing Traffic Volumes Existing AM and PM peak hour traffic volumes were collected in February and April 2018. The raw traffic data is included in Appendix B and the peak hours are shown on Figure 3. The counts indicate the AM peak hour occurs from 7:30-8:30 AM, and the PM peak hour occurs from 5:00- 6:00 PM. Existing Traffic Capacity Analysis Capacity analyses were performed to assess traffic conditions for each of the analysis scenarios. The analysis includes delay, level of service, and 95' percentile queuing. The intersections were analyzed using SYNCHRO Version 9.1 based on HCM 2010 methodologies with the following assumptions: • The peak hour factor (PHF) for the overall intersection was obtained from the turning movement counts (see Appendix B); • Heavy vehicle percentages for each movement based on the collected traffic data; and • All other software defaults remain unchanged. The existing capacity analysis was performed based on the existing lane use shown on Figure 2 and the existing peak hour counts shown on Figure 3. The results of the analysis are summarized in Table 1 and the analysis worksheets are contained in Appendix C. Southwood -Traffic Analysis January 7, 2019 " Page 4 of 18 TIMMONS GROUP YOUR VISIGN AdUll-D THROUGH OURS Table 1: Intersection Level of Service, Delay, and Queue Summary for 2018 Existing Traffic Conditions NRrseMon and Type of Control MmamentaM APPraacfi Tun fare Sfaage (R) AM PEAK Il FM FFAK H]LR �a (w ),',..... bos ',. HEM MID 95th '.. Fer2role Quae '., (eeUWM1 ',.... IM H3J MID sith PttreMle Queue Langth 00ft 1. OItl Lynchburg RuaJ(EBWB) at Hlcbry Street (RED Uisigrellzetl EBTM1ru EB RIgM t t t t t t t t ISAfq'ai t , f , WB IeR 300 8.3 A 3 2.6 A 5 "ITSU 1 t t ''. t WBAgsal 26 A - _20...:..A B alt-RYJR 10.9 B 15 95 A 8 ARAgscWb tR9 B 9.5 ''. A 2. Oid LyndiWrg 0.aM(Eil at Church Fntrarce(RED SurealArerer6i(5B) Unsignalil EB llR 225 2.5 A 0 8.0 '.. A 0 131 h 14J1 MAgsall 1 R3 t A t t O6 A - WB Left MID 8.1 A 0 2.6 A 0 WBThu 1 t t WB Ri'm 363 t t i i WRAOUOURD, N3 L-T-R AffiAppwdi 5B L-T-R .......... 92 12.0 I20 210 A '., B 0 '. B C 103 Oil '.. A 11.3 '., B ff3 '. B 15.8 C 0 ......... 35 S64,,Tal 21.0 ". C 158 ". C 3. Old Ondrin rg Rae] (EBB/ Stll Street 6ffihs!Cal Cdaty Caglex(NB) qJ LKtl'L+9 board(SB) Uregaalizel f0 L 300 2.8 A 3 8.3 A 3 EBTM1ru BW9M EBAN+oadi WB LeR I15 300 1 1. O6 9.2 1 t A A - - 0 1 1... 0l '.. A 7.8 '.. A _.. 0 WBTM1ru 1 t 1 i Wit Rijtt 325 t t - 1 1 WBAµvga9i IJ A 02 ". A FBT Lglt 24.3 C 0 16.0 C 9.3 '. A 0 5 18RYJR 25) 10.9 B 0 /BA(pal IEO C 95 A 5B 11R 250 47.7 E 133 28.9 0 n SBTInrG9M SBAAp' /i 10.3 459 B E 3 10.2 B 243 '.. C 5 4. SM Street 6ffihJ(1311 at Stagetaatll Rad' (IB) AOebneMCmKlax(SB) uregreliza] EB IeR 250 8.1 A 0 9.3 A 0 EBThm 1 t 1 1 EB Fl 250 1 1 t t - EBAgrwdi WBLeR WBTM1ru WB India225 315 Bf 11.3 1 1 '.. A -- '. B 30 1 1 0.0 '.. A 9.0 A t t t t 15 WBAgrwdi 42 A 1.6 A N3TTYu N3 NgM ABAgv /i SB L-T-R 125 59.6 14.6 1£0 F B C 3 95 45.1 ". E 11.3 B t19 e 3 25 62.9 F 8 331.3 F 10) SBAgv /i 629 F 331J F 5. 5M S. E�rl�(E3LWB) at 1-69EBgFRanal Sigr izM EBTM1ru 35.1 0 A483 25.0 C 243 EBTM1ruNgM 35.3 O 25.1 C EBAgv /i 3£2 0 L 0 C BLi WBTM1ru 238 22.4 C 1W 17.1 B 225 11.0 B 3 9.1 A 05 WBAOO 6 19.9 B t21 B SB L-T-R SBApa' h plra0 182.6 1826 l0.9 F F ! #1 3519 F .350.9 F 120.2 � F 8096 6. stir Street EWytlM(ii at 1-64M R-Rani Sigrelil EB al 138 8.8 A Hills 10.5 B m61 fill 0.2 A 1141 0.3 A m112 MA armal 25 A L2 A WBTM1U WB W[JR WBAUrd i 85 16.6 23.2 19.6 B C B 148 i 63 15.2 B 28.3 C 211 C 231 226 N3 LeR-TMu 32.8 C IQ 31.9 C 150 MR, 1W 2II.5 F X3R 62.4 E 190 A rs /i Qrers 1591 420 D 1 SYNl80 Jas rot priaiY grain of gal a dell in, ureigniiin etl TU... with On TrAiMrg Humes. KM MID reprrls penes in numM of Mantles. Queues sl✓mn are in fil asamiy 25 away Mal Deal A -YAF eertsNle wlume QeeM1 anal pane may be longer. Quae slpwn's matlmun after Ran gcles. m- Val In 9M perderi'. is Dea l by upstream signal. Southwood—Trajyic Analysis January 7, 2019 " Page 5of 18 TIMMONS GROUP YOUR VISION ACHI-D THROUGH OURS As shown in Table 1, each of the movements at the Old Lynchburg Road/Hickory Street intersection operates at Level of Service (LOS) B or better during both peak hours with minimal to no queueing. With the exception of the southbound left, each of the movements at the 51h Street Extended/Old Lynchburg Road intersection operates at LOS C or better during both peak hours with minimal to no queueing. The southbound left turn operates at LOS E in the AM peak hour and LOS D in the PM peak hour. With the exception of the northbound thrudeft movement and southbound approach, each of the movements at the 51h Street Extended/Stagecoach Road intersection operates at LOS B or better during both peak hours with minimal to no queueing. The northbound thrudeft movement and southbound approach operate at LOS E or F in one or both peak hours. It is important to note that these are very low volume movements; the queues associated with the LOS E and F are a maximum of 28 feet, or just over one car length. The 1-64 EB ramps currently operate at an overall LOS E during the AM peak hour and overall LOS F during the PM peak hour. The 1-64 WB ramps operate at an overall LOS D during the AM peak hour and an overall LOS C during the PM peak hour. 2024 Background Traffic Volumes Nine (9) approved developments were included in the background traffic volumes for 2024. The background site locations, trip generation, and traffic distributions for the nine (9) approved developments are included in Appendix D. The combined, anticipated traffic from all nine (9) approved background developments is shown on Figure 4. A 1% annual growth rate has been applied to all mainline movements only on Old Lynchburg Road/51' Street Extended over a six -year period (2018 to 2024) to account for growth not included in the approved background developments. The resulting 2018 existing + growth traffic volumes are shown on Figure 5. Figure 4 and Figure 5 were then summed to result in the 2024 total background traffic volumes, shown on Figure 6. 2024 Background Traffic Capacity Analysis The capacity of the study intersections under 2024 background traffic conditions was analyzed using the methodologies discussed above, the existing lane geometries shown on Figure 2, the total background volumes shown on Figure 6, the existing PHF, and the existing heavy vehicle percentages. The results of the analysis are summarized in Table 2 and the analysis worksheets are contained in Appendix E. Southwood -Traffic Analysis January 7, 2019 " Page 6of 18 TIMMONS GROUP YOUR VISIGN ACHI-D THROUGH OURS Table 2: Intersection Level of Service, Delay, and Queue Summary for 2024 Background Traffic Conditions AM PEAK H3LR WPiYK"R Tuni HCM 2010 KM 2010 hgR.i TypedCmtrd Mmremen[aM AP'-' Idn¢ Sbleg¢ (m (SMIk,I) 95M LYS '.. Porttrlile ',, QRSA, RY (na4RM1 .1W ) 95M PeraiNle QRUH Le ftl SHAM fft) 1. Did L}mdidrg RON(FBWB) at EBTM1ru f t f t t t t t HTiY YStreH(xB) EB Ri9M EBAFpzixh t t ". f f unsignalii WBLeR ----. 30] 8.4 -_- A 3 -_--. 7.7 7 A --_-... 5 WBTM1ru t 1 t '. i 1 WBAryaa 23 A ---- L8 A NB IeR-RIgM1[ 11.2 B 15 91 A 8 WAp ,Uhh 11.2 B ". 9.l A 2. DM LyitlYArg RGS! gEMW1ga[ EB Ii 225 2.5 A ''.. 0 8.1 A 0 Church 54anne(NB) EBThm-Po9M1[ 1 1 '. 1 _-,. T SuGgi blue 6t(513) EBAp sash 0.3 A '.. 05 A - Wit IeR 300 8.1 A 0 2.6 A 0 LksgnalizeJ WBThm 1 1 1 T Wit Might 363 1 1 1 T WBAFpzvtli -_0.6- A -- 01 A B 0 0 NBL-T-R 12.1 12.0 '. B ABAq,UTh 12.1 B 120 B SAL-T-R 318 D 185 21.0 C 65 SSAFYsadi 31.8 D ".*.T.914 C 3. DYJ Lpd" RON(EBY EB IeR 300 9.0 A B_,_. 5_ SIR StrRI EMMI(WB) at EBTM1ru-- 1 t LEB RIgM1t 115 f t '...toa EBAp path 0.7 A '..A L'd" ROM (5B) WB hi 300 9.6 A ''.A 0 unsignalized WBTM1ru 1 1TWBRigH 325 t iT B94]'r l2 AA NBThru-Left 30.9E D 0 NB NgM 2m I0.0 BA 5 WA,-ch 19..8Sit Yft 2% 386.6 F '. 630 202.4 F 389 SBThru-Right 10.4 8 3._ OR B_. �_. 8 SBAppioach 368.4 F - 1666 F -- 4. SM Street iiinta A(EB'WB)at EB IeR 250 8.6 A 0 10.6 B 0 Sb)ei Rmnl NB) EBTM1ru 1 1 - 1 1 A,..[t TUAax(5B) EBRIght 250 1 1 - 1 1 -- Lksgnalizad ---EBA,-ch 0.0 A - 91 A ------- Win Yft 315 14.1 B 45 OR A 18 WBTM1ru 1 1 1 1 Wit Right 225 1 1 1 1 WBA,-ch 4.0 A -- 13 Ni-left 133.9 F 5 -A 930 C 'I 5 NB Right 125 18.9 C 63 12.8 ". B 30 WAgru /l 20.0 C 141 '. B SBLT-R W3 F 23 1503A '. F 335 SBA,,nni X..3 F 150,8 F S. SM Street Extnd. iB-iian EBTM1ru 95.5 F ". #695 34.9 ". C #393 1-64 fB IXf-Ramp(SB) EBTM1rufli9M1[ -_ 100.4 -_--. F '.. -_--. 35.1 D --.. _--_- SSignalizedEBAm Ap-� 9L9 F '. 350 i C WBLeR 238 32.8 C 216 30.D C #350 WBTM1ru 11.2 B ". 134 10.0 A 233 -_n ----. WBAFp-u /l IB.I B '., _-__--. _-' fbl � B _--_--_._ Sit LT-R 262.1 F #862 424.4 I F #1006 SBAAp-uM) 261.t F '. 4244 I F U rall 121.7 F 152.8 F 6. SM St. ExharH4(E6WA) at EB Yft 130 10.5 B ". m129 15.7 B mm E5TM1ru 0.1 A m122 0.2 A m123 1-64 Wit W-Rani(W Signalized EBAryTnai 28 A 33 A WBTM1ru 20.2 C 215 12.9 B -- 362 -- WBRgin 85 304 C ". 142 321 D #442 WBA,pa h 24.5 C 25,6 C xB LeR-TRru 36.4 D 201 MR D 206 xB NgM IM 2116 F #485 932 F_.,_. #249 MAgani 202 F HI E D.aall 51.1 D ". -- 26.1 C -- t SYNCHRD Jres rut pinig aIC.N of HRi ar di Nr ursgnalizad m-nemen6 SJF On aSi wAunea. HCM 2010 reprts queues in vdcr ds dii Q.ees Shinn aft in Net. aWmiy 25 as ]e Gdgda length. #- 951M1 permi wlume R E opft quire may M Unger. Queue Shi is matlnurn a0i US, tydes. m - Vdune fo- 95M permOle pore's mahreJ by umtream signal. Southwood —Traffic Analysis January 7, 2019 " Page 7of 18 TIMMONS GROUP YOUR VISION ACHI-D THROUGH OURS As shown in Table 2, each of the movements at the study intersections are expected to operate at similar LOS and queueing to the existing conditions. The 951h percentile queue for the southbound left at the 5" Street Extended/Old Lynchburg Road intersection exceeds the extents of the storage length during both the AM and PM peak hours due to the increases in traffic related to the nine (9) approved background developments. The 1-64 ramps will continue to operate at deteriorating levels of service with the addition of the approved background development traffic. The ramp signal timings were held under existing conditions, with no optimizations. The analysis indicates that if the approved background development traffic and 1% annual growth rate occur as forecasted, improvements will be needed along the corridor. Capacity improvements will be required at the majority of study intersections. Phase 1(2024) - Proposed Development Trip Generation and Distribution As noted above, the proposed Phase 1 development will contain 300 new dwelling units consisting of 270 apartments/townhomes, and 30 single family units. Additionally, Phase 1 will contain 50,000 S.F. of commercial space which was assumed to be split evenly at 25,000 S.F. of office space and 25,000 S.F. of retail space. The trips that will be generated by the proposed Southwood development were estimated using the rates/equations in ITE's Trip Generation Manual, 101h edition and are shown on Table 3. As shown in Table 3, Phase 1 will generate 223 AM peak hour trips (93 in and 130 out), 301 PM peak hour trips (161 in and 140 out), and 3,564 average daily trips. The trips generated by the proposed development were distributed to the roadway network based on the existing travel patterns, the nature of the use, and the previously completed traffic studies. The following residential directional distributions were assumed - To/From the East on Route 631 (Old Lynchburg Road/5" Street Extended) — 90% - To/From the North on Old Lynchburg Road —10% The following commercial/retail directional distributions were assumed: - To/From the East on Route 631 (Old Lynchburg Road/5" Street Extended) — 90% - To/From the North on Old Lynchburg Road — 5% - To/From the West on Old Lynchburg Road — 5% The directional distributions were then applied to the study intersection as shown on Figure 7 for the residential portion and Figure 8 for the commercial portion. The site trip distribution percentages shown on Figures 7 and 8 were applied to the trip generation shown in Table 3 to distribute the Phase 1 new trips to the surrounding roadway network. The resulting Phase 1 site -generated trips are shown in Figure 9. Southwood —Traffic Analysis January 7, 2019 Page 8 of 18 Table 3: Phase 1 Site Trip Generation TIMMONS GROUP WEEKDAY rFE AM PEAK HOUR PM PEAK FOUR LAND USE CODE AMOUNT UNITS AD IN IN OUT TOTAL IN OUT TOTAL Phase 1 Residential(') Aparbnents/Townhomes 220(2) 270 D.U. 2,000 28 95 123 90 53 143 Single Family 210 30 D.U. 343 7 19 26 20 12 32 Residential Subtotal 300 D.U. 2,343 35 114 149 110 65 175 Commercial Retail 820 25,000 S.F. 9" 15 9 24 46 49 95 Office 710 25,000 S.F. 277 43 7 50 5 26 31 Commercial Subtotal 50,000 S.F. 1,221 58 16 74 51 75 126 Phase 1 Total(s) 3,564 93 130 223 161 140 301 Phase 2 Residential(s) Aparbnents/Townhomes 220(2) 143 D.U. 1,040 15 52 67 51 30 81 Single Family 210 16 D.U. 193 4 12 16 11 6 17 Residential Subtotal 159 D.U. 1,233 19 64 83 62 36 98 Phase 2 Total 1,233 19 64 83 62 36 98 Southwood Total (Phase 1 + Phase 2) 4,797 1 112 194 306 223 176 399 Source: ITE Trip Generation, 10th Edition. 1. Residential trip generation assumes 10% of the units will be single family dwelling units. All others will be apartments/townhomes. 2. ITE includes townhomes and apartments in the same category with the 10th edition. 3. The overall development (Phase 1 + Phase 2) is capped at 5,000 daily trips. To ensure maximum flexibility, Phase 1 trips were assumed to be split evenly between residential and commercial uses. 4. Phase 2 consists of 500 total units but will replace the existing 341 units currently on site for a net increase of 159 units. Southwood —Traffic Analysis January 7, 2019 " Page 9of 18 TIMMONS GROUP YOUR VISION ACHI-D THROUGH OURS 2024 Total Future Traffic The 2024 total background traffic volumes (Figure 6) were combined with the site -generated trips (Figure 9) to yield the 2024 total traffic future volumes shown on Figure 10. 2024 Total Future Traffic Capacity Analysis The operational capacity of the study intersections under 2024 total future traffic conditions was analyzed using the methodologies discussed prior, the existing lane geometries shown on Figure 2, the future volumes shown on Figure 10, the existing PHF, and the existing heavy vehicle percentages. The results of the analysis are summarized in Table 4 and the analysis worksheets are contained in Appendix F. As shown in Table 4, each of the movements at the study intersections continue to operate at similar LOS and queueing to the background conditions. All movements at the main entrance at the Old Lynchburg Road/Hickory Street intersection will operate at LOS A or B in both peak hours. The existing westbound left turn lane on Old Lynchburg Road will adequately accommodate the 951h percentile queue. Southwood -Traffic Analysis January 7, 2019 " Page 10 of IS TIMMONS GROUP YOUR VISIGH ACHI-D THROUGH OURS Table 4: Intersection Level of Service, Delay, and Queue Summary for 2024 Total Future Traffic Conditions AM PFAKHNIR FM ffAK HOrJR T. ICM 2➢IO HCM 2010 LOssecem am Type of Cmtrd MOAnta naM APProaN S. SMage Derry 95MM20 Real, 95M OR Raceme (R) (serAM) Queue (serhM) Prera On1. as Lyrbiharg Rood! a WB)al Hamm 1 • f Mda, street (NB) Be Rightt t t t UliydlizeJ EBAppca[h Y f -- f Y WBIMt 300 BJ A 10 80 �A IS WBThru t t t , f WBAppaa<h 5.1 A _. -- 36 A '.. Me hill Right 12.9 B 011.2 B 28 /RAppaadr 129 B 11.2 B 2. tltl LyreRburg Roatl(EB-WB) at OR left 275 8.0 A 3 9] A 3 CMN rFntran¢(NB) _tha fBTM1ru WgM _.. _...... t t - _ t _.. _.a.......... ,i Svae AW-E# (5B) _ EBAGassuch 0.4 A - RI A '.. WB bet 300 8.5 A 0 7.9 A 0 Ovgalizetl WBTM1ru t t - t t WB Rik 363 t t t , t. WBAerma-h 04 A Ot A J Me L-T-R 15.5 C 0 17.6 C 0 ABA,onal I5.5 C 126 C SBL-T-R 1".7 F 378 43.0 E 138 SBAq'a'wtli tOdl F 930 E 3. tltl Ourhatrg R[al(53,y EsLeft 300 9.3 A 8 ll.l B 5 SM Stra[EYwd¢tl (WB)a[ fBThru t t t i . County Chill(NB) EB RgM 115 t f t r ''.. OItl LIrtlYMr, gal(5B) EBAµral OB A - 10 �A -- ursigralil WBIM[ 300 I0.0 B 8 B2 A 0 .:.. ... ......... Beltran t t t ' WB RSM 325_.. t t _. __... t t WBA,,onaw I.1 A 61 A PHThru-leR 50.7 F 3 35.5 E 3 Me Right 250 Ill 8 _0 99 A 5 ....... FPaach ABA 2l0 0 -- 10.8 .. B 50 red: 250 698.2 F DO .. _.._.._... M3.0 _....... F 515 S81tM1ruldru 10.7 8 3 11.5 B 10 SBAeonaw 6056 F 3%9 F 4. SM S. ExandeJ(E8-WB) at OR left 250 8.9 A 0 I1.4 B 3 stagecoach Road (NB) ®TM1ru t t - t t P,areriem [wnphx (SB) OR Right L50 t t t t IYagalizetl EBAeonaw 20 A Qt A WBIM[ 315 16.0 C 55 10.9 B 25 ..__.. _.. _...... WBltTrru t t t t WB Right 225 t t t t WBArya'oach 4J A LS A Ne Thru-leR 185.3 F 8 161.6 F 10 Me Rik 125 223 C 83 14.1 8 '. 38 ABApil B.l C - 164 �_ C SBL-T-R IM.6 F 35 27855 F ". 369 .. SBAgvgM� .... 144.E F 21HS5 .. F '. S. SM S. Ertervieda WB) at fBThru I27.0 F 1766 EBThou-RvJtt 136A F F64 EB OT-Ramp(SB) 5galizal EBAeonarh UI) F WB1M[ 238 325 C m214 350 D AMA Beltran I2.0 B I54 104 B 2. WBApowerh 122 B 1B.3 B ". -- SS L-T-R 283.9 F #887 5097 F #1049 SBA,,weri 2839 F - 5032 F Orerall 139.6 F 1640 F '. 6. SM Street 64tlel(Well G ER Yft 138 11.3 B ml3B 16.2 B m103 EBThru 0.1 A m122 0.1 A m112 _ 1-64 We OF-Ramp(W EBA,,weri Jt A 35 A sgralizai WBTM1ru 218 C 232 A 395 We Right 85 329 C 169 410 D #459 WBArya yY 263 C - 229 C - PH LeR-TM1ru 38.9 D #234 b.9 D #25J R9 G9M ZOO.zh IM! 2JJ.6 F #485 59.J F #267 t966 F n8 E Prerall 50.5 0 2J.1 C t SYNCHRO tices hot proNtle lertl of service or delay fa unsignallzetl mm'emen6 win m mrMictirg Mumes. HIM 2010 repm6 queues In num[er 4whi es. Qcems shown are in feet, assumirg 25average whitle length. # -95th percentile wlume exeetls ap city, queue may w larger. Queue shown is mammum after two cycles. in - Vlore for 95M Uncent le gieue is inderal by undream signal. Southwood —Traffic Analysis January 7, 2019 " Page 11 of IS TIMMONS GROUP 2030 Background Traffic Volumes To develop 2030 background traffic volumes, as discussed above, in addition to the nine (9) other developments under construction, a 1% annual growth rate has been applied to all through movements on Old Lynchburg Road/51h Street Extended over a twelve-year period (2018 to 2030). The resulting 2018 existing +growth traffic volumes are shown on Figure 11. Figure 4 (approved background development traffic) and Figure 11 were then summed to result in the 2030 total background traffic volumes shown on Figure 12. 2030 Background Traffic Capacity Analysis The capacity of the study intersections under 2030 background traffic conditions was analyzed using the methodologies discussed above, the existing lane use shown on Figure 2, the total background volumes shown on Figure 12, the existing PHF, and the existing heavy vehicle percentages. The results of the analysis are summarized in Table 5 and the analysis worksheets are contained in Appendix G. As shown in Table 5, each of the movements at the study intersections will continue to operate at similar LOS and queuing as in 2024 Background conditions. The 95" percentile queue for the southbound left at the 51h Street Extended/Old Lynchburg Road intersection continues to lengthen and exceeds the extents of the storage length. The 1-64 ramps will continue to operate at deteriorating levels of service with the addition of the approved background development traffic. The ramp signal timings were held under existing conditions, with no optimizations. As noted under 2024 background conditions, the analysis indicates that if the approved background development traffic and 1% annual growth rate occur as forecasted, improvements will be needed along the corridor. Capacity improvements will be required at the majority of study intersections. Southwood -Traffic Analysis January 7, 2019 " Page 12 of IS TIMMONS GROUP YOUR VISIGN ACHI-D THROUGH OURS Table 5: Intersection Level of Service, Delay, and Queue Summary for 2030 Background Traffic Conditions AM VEAKFCLR PM FLAK HJJR Turn FICMIDID Wit 2010 Imers .art Tpe dCd4d MmRmemaM AppuaT a e Srorage (R) @la 95M (s04 M1) "S Fe"Th" Pieu (s¢4!h) 95M 1D5 FerttiNle Queue l R the R 1. CIJ LyttIYxn9 Raged giii a EBTFN t t t t MGdy S.(1) EB Right 1 1 1 1 IYagralmad MAA✓genh r r r I , _ WB hi 300 - -_ BA A ---3 ]] -I--A 5--- WBTM1N 1 1 1 1 WBAM'pMi 22 A Il A NB Left -Right 114 B 15 9.8 A 8 ---N9Agauxh 11.4 B : - 9.8 A - 2. CM LynNLur9 RwA(iii at EB Raft 275 7.6 A ' 0 8.2 A 0 church Entrance(W ®TiTu-Ri9ht 1 ---- 1 1 --f - -- Surtu[Arenue 6i (SB) .-. EBApproach -... 0.3 A .-_ 0.5 ----...... A WB IM[ 300 8.3 A 0 ].] A 0 Lhsgmlizen WBTM1ru 1 1 1 1 WB RgM %3 1 -t 1 1- - WBA]ywa tll 05 A 01 A NBL-T-R 12.9 B 0 12.2 B 0 NBApvmol 12.9 B 122 B SBL-T-R 46.] E n3 23.5 C W SBAµvoa[h 46. E 23.5 C 3. WLyid"MGM (Ei EB IM[ 3W 9.1 A S 10.] B 3 SN B Street mrdee (we) at Ei 1 1 1 __..1 - CmmYCdn(lex(NB) EB Right 115.-. -t t-_ t ---t _ W LyYd" Rua] (Si) EBAppzoatli 0.2 A '0 A WBIM[ 300 9.8 A 8 act A 0 LhsgnalizeJ W51M1ru t -1 -_- _--1 1 - WBRight 325 1 1 t t WBAp Y,Ych 1.2 A -. at A NBTM1ru-let 42.2 E 3 28.2 D 0 250 11.0 B 0 9.6 A 5 NB Right 235 C - 10.3 B NBA,-ch SBI ft 250 475.0 F 208 270.0 F 455 SBThru-Right 10.6 B 3 11.0 B 10 SBApproach 4533 F - 221.2 F 4. Sth Street Ec MsIN(E6W8J at EB IeR 250 8.7 A 0 100 B 0 1 1 - 1 1 5t]eni MGM (W EBTM1ru AIarMM Cm(len,(Sig EB Right 250 1 1 1 "alizeJ EBA,-ch 00 A 01WBIeR 315 1t B 90 10.1 WBTM1ru 1 t t V 225 1 t t WB Rlght 41 A 13 WBApproarh NBTM1ru-let 155.3 F5 108.1 NB RIgM1[ IIS 19.9 C 65 13.1 B 30 NBAppzoatll 21.1 C 14.7 B SBL-T-R n8.9 F 155 I891.4 F 350 SBAppzoatli T 9 F 18914 F 5. 5th Street Erte,reu (EE 0) at EBTM1ru 127.5 F #740 47.8 0 #423 1-64 EB DIF-Ramp(SB) EB Thru-RigM1[ 135.5 F 48.1 0 -_ Sgualizetl EBApproadi 1315 F 429 ......... 0 -- WBIeft nS 34.3 C 22B 35.8 D #384 WBTM1ru 118 B 145 10.1 B 2,4 WBAyvaftll 18.7 B 198 B SBL-T-0. 2808 F #091 979.9 F #IOOB ..-_- BBA4'raMt ..-... 280.8 F ........... 424.4 ........... F O.erall 139 ] F 1532 F 6. 51M1 Str RExigiiii at EB IeR 138 11.3 B m135 16.3 B m9J EBTMu 01 A ri 02 A m1211 1-64 WBOR-Ramp(W Sigrelim] EBAµvuxh 31 A 34 A WBTM1ru 215 C 228 189 B 389 WB Right 85 353 D in 48.5 0 #496 WBAµvut[h 224 C 30.8 C NB IMPTM1ru 3]] D #214 322 D 216 NB RgM IME 3147 F #521 118,8 F #239 NBAryvaHz 226.3 F -- 861 F Ortrall 57.6 E 30.7 C t SttCHtO Jces rot prmn]e level dmam Or rei FV v6gnalizetl come -in, with m mnAican, whines. 1CM 2DI0 rends queues in number a Mtitlas. QnrS dawn are in Re[ assuming 25average whide length. #- 95111 cermunde volume everts gaOq, queue may be Inger. Qee Lwwn S ingri after.. cgri m- Vdune no- 95M permi quu is meRrM ry ulstrean signal. Southwood —Traffic Analysis January 7, 2019 " Page 13 of IS TIMMONS GROUP YOUR VISION ACHI-D THROUGH OURS Phase 2 (2030) - Proposed Development Trip Generation/Distribution As noted above, the proposed Phase 2 development will replace the existing 341 mobile home units with 500 new a pa rtment/town homes and single-family dwelling units. The existing traffic counts at the main site entrance (Old Lynchburg Road/Hickory Street) were compared to the ITE Trip Generation Manual data for both mobile home park and a pa rtment/town homes. It is important to note that existing mobile homes have a secondary access point via Hickory Street to Stagecoach Road to Route 631. As shown in Table 6, at the primary entrance point only, the existing mobile home park generates 61% more trips in the AM peak hour and approximately the same number of PM peak hour trips as compared to ITE mobile home park data. It should be noted that the ITE data for mobile home parks is extremely limited (only 1 study). When compared to ITE apartment/townhome data, at the primary entrance point only, the existing mobile home park generates 7% and 13% fewer trips in the AM and PM peak hours, respectively. As noted above, it assumed that approximately 20% of the site traffic will utilize the secondary access point. As shown in Table 6, the existing mobile home park generates traffic comparable to the ITE data for apartments/townhomes. Therefore, the removal of the 341 mobile homes was assumed to be equal to 341 new apa rtment/town homes units from a traffic generation perspective. The existing 341 mobile home units will be replaced by 500 new dwelling units for a net increase of 159 dwelling units. For purposes of the analysis, it was assumed the additional units will consist of 143 apartments/ townhomes, and 16 single family units. The trips that will be generated by Phase 2 of the Southwood development were estimated using the rates/equations in ITE's Trip Generation Manual, 10`h edition and are shown on Table 7. As shown in Table 7, Phase 2 of the proposed development will generate 83 AM peak hour trips (19 in and 64 out), 98 PM peak hour trips (62 in and 36 out), and 1,233 average daily trips. The trips generated by the proposed development were distributed to the roadway network according to the directional distributions discussed prior (see Page 8). The site trip distribution percentages shown on Figures 7 and 8 were applied to the trip generation shown in Table 7 to distribute the new trips to the surrounding roadway network. The resulting Phase 2 site - generated trips are shown in Figure 13. Southwood —Traffic Analysis January 7, 2019 Page 14 of 18 Table 6: Mobile Home Park Trip Generation Comparison TIMMONS GROUP WEEKDAY ITE AM PEAK HOUR PM PEAK HOUR LAND USE CODE AMOUNT UNITS ADT IN OUi TOTAL IN OUT TOTAL Existing Mobile Home Trip Comparison Existing Traffic Counts at Old Lynchbruq Road/Hickory Street(') N/A 36 107 143 83 70 153 Mobile Home Park 341 D.U. ITE Trip Generation(2) Mobile Home ParWI 240 341 D.U. 1,705 28 61 89 97 60 157 Aparbnents/Townhomes 220 341 D.U. 2,537 35 118 153 ill 65 176 Comparison Existing Counts %s ITE Mobile Home Difference (Counts - ITE) N/A 8 46 54 (14) 10 (4) Percent Difference N/A 61 % -3% Existing Counts %& ITE Apartments Difference (Counts - ITE) N/A 1 (11) (10) (28) 5 (23) Percent Difference N/A -7% -13% 1. The Old Lynchburg Road/Hickory Street intersection serves as the main entrance to the mobile home park and all traffic in/out at the intersection is generated by the mobile home park. Secondary access prouded by Stagecoach Road to Hickory Street. 2. Source: ITE TOP Generation, loth Edition. 3. The ITE data for mobile home park is extremely limited (only 1 study). Southwood —Traffic Analysis January 7, 2019 Page 15 of 18 Table 7: Phase 2 Site Trip Generation TIMMONS GROUP WEEKDAY IfE AM PEAK HOUR PM PEAK HOUR LAND USE CODE AMOUNT UNITS ADT IN OUF TOTAL IN OUT TOTAL Phase 1 Residential(') Aparbnents/Townhomes 220i) 270 D.U. 2,000 28 95 123 90 53 143 Single Family 210 30 D.U. 343 7 19 26 20 12 32 Residential Subtotal 300 D.U. 2, 343 35 114 149 110 65 175 Commercial Retail 820 25,000 S.F. 944 15 9 24 46 49 95 Office 710 25,000 S.F. 277 43 7 50 5 26 31 Commercial Subtotal 50,000 S.F. 1,221 58 16 74 51 75 126 Phase 1 Total(3) 3,564 93 130 223 161 140 301 Phase 2 Residential(4) Aparbnents/Townhomes 220i) 143 D.U. 1,040 15 52 67 51 30 81 Single Family 210 16 D.U. 193 4 12 16 11 6 17 Residential Subtotal 159 D.U. 1,233 19 64 83 62 36 98 Phase 2 Total 1,233 19 64 83 62 36 98 Southwood Total (Phase 1 + Phase 2) 4,797 112 194 306 223 176 399 Source: ITE Trip Generation, 10th Edition. 1. Residential trip generation assumes 10% of the units will be single family dwelling units. All others will be apartments/townhomes. 2. ITE includes townhomes and apartments in the same category with the 10th edition. 3. The overall development (Phase 1 + Phase 2) is capped at 5,000 daily trips. To ensure maximum flexibility, Phase 1 trips were assumed to be split evenly between residential and commercial uses. 4. Phase 2 consists of 500 total units but will replace the existing 341 units currently on site for a net increase of 159 units. Southwood —Traffic Analysis January 7, 2019 " Page 16 of IS TIMMONS GROUP YOUR VISION ACHI-D THROUGH OURS 2030 Total Future Traffic The 2030 total background traffic volumes (Figure 12) were combined with the Phase 1 and 2 site - generated trips (Figure 9 and Figure 13) to yield the 2030 total future traffic volumes shown on Figure 14. 2030 Total Future Traffic Capacity Analysis The capacity of the study intersections under 2030 total future traffic conditions was analyzed using the methodologies discussed above, the existing lane geometries shown on Figure 2, the future volumes shown on Figure 13, the existing PHF, and the existing heavy vehicle percentages. The results of the analysis are summarized in Table 8 and the analysis worksheets are contained in Appendix H. As shown in Table 7, each of the movements at the study intersections would continue to operate at similar LOS and queueing to the background conditions. All movements at the main entrance at the Old Lynchburg Road/Hickory Street intersection will operate at LOS B or better in both peak hours. The existing westbound left turn lane on Old Lynchburg Road will adequately accommodate the 951h percentile queue. Southwood -Traffic Analysis January 7, 2019 " Page 17 of IS TIMMONS GROUP YOUR VISIGN ACH111- THROUGH OURS Table 8: Intersection Level of Service, Delay, and Queue Summary for 2030 Total Traffic Conditions AM FLAK HOUR PM FFAKH3NR Tun KM 2010 HCM 20 LYsett9on T,S, MCaNd MovtdM A(pTacli Late Slda9e (R) ( KM1) 95M LGS Pera�dle Queue ( ew LO$ :am 95M PttGal Q. le O R 1. Om LyTi Ro3] (E Al at ®TM1N 1 t 1 '.. 1 Hlckmy Strad(NB) EB Rigid t t t t unsigalizetl EBAppr b WBIeR 300 8.9 A 13 8.2 '. A M All i i i N'BA/¢'nv/i 5.3 A 4.0 '.. A M tYy RgM 1 14.4 B 58 11.8 B 35 hSAAGTUi 144 B 11.8 B_. 2. OItl Lym tur9 Ratl(E6WB) at EB Le 275 8.1 A 3 10.1 ". B 3 Church Odra.(W EB7M1ruRil t t -- t t - Sm¢e[AxenutESL (Slid EBAppiazdi OS A B.B ". A WBI ft 300 8.8 A 3 8.0 A 0 U-Si ltretl WBTM1ru t i t i WB NgM 363 t t - i t WBAppiazdi 04 A - QB A. IBL-T-R 17.4 C 0 19.9 ". C 0 hBAA,as a 124 C 199 A SBL-T-R 196.6 F 553 79.1 F in SSAOG F 19 6 F A.1 F 3. qtl LyrcLWr9 Had(EB)/ EB Left 300 9.6 A 8 IL] ". B 8 $IM1 Stree[Ert¢UdeJ (WB)M EBTMu t t t t CunlY CanPlez (NB) EBRi9M 115 _. t t ♦ ♦.. - Old Lym,[ARN Hall (Slid EBANz F O.B A LI A WB Ust 300 I0.5 B 8 8.4 ". A 0 6e9mlizetl _... WBThm _... i _... i _.. _.._ i WB Mill 325 1 1 i t _...:........ A I RI A ..... - WBANz F Li WTh -IM[ 62.3 F 3 42.9 E 3 PHRi9M 25011.6 B 0 10.1 ". B 5 hylANz F 319 D 11.3 B SB LeR 250 8866 F 880 6595 FI NB SB7M1ruRil 11.1 B 3 121 B 13 SBAppiazdi 825.E F SQ54 ". F 4. SM A. EtlaMeJ(E6WB) at EB Le 250 9.0 A 0 I1.9 I B 3 Stal Rail (NB) EB7M1ru t t t '.. t -- - -- Pjuhnem Cdn(Aex (SB) EB Ri9M 250 1 1 1 ', i lYegaalizM EBAA¢- // B.B A B.I '. A WBIeR 315 I7.9 11.9 B ]B al t t t t WB R[JR M t I t t t WBAµsHash 4.] A - L6 A FBThuiM[ 26L5 F 10 215.8 F n PH Ri9M 125 26.8 D 105 19.8 B 40 Ayl,I iaxh 28.1 D I7.8 C SB LT R 1755.5 F I83 4915.0 F 3B] SBAppiazdi 125£5 F 401£0 F S. SM S. Edal(E WB)M EB7M1ru 1293 F #PA] 91.4 F i45 16 EB Off-Ramp(SB) 07M1ruRIgM 196.9 F 92.5 F SigrYizetl EBANz h I3.5 F 91.F All ]38 33.5 C ]23 m 37.6 '. 0 Ti Val 122 B US 107 B 28(1 WBA3ybal 182 B - _ 1&9 B SBL-T-R 301.2 F 019 535.8 ". F #101 SBAAta-daA' 3012 F 5358 " F Orerall 169.2 F 178.8 F 6. 5M Strall Ext xed!(EB'WB)at EBI 138 123 B m149 12.6 B mlll 1-64 Wit W-RaTp(W E57M1ru O1 A m119 OI A._ mll0 51,nul ad EBAA,-c 34 A 38 A._ WBTM1ru 239 C 24B 218 C._ #4]] WB NgM 85 41.5 D l9l MtE#518 WBAss i 311 C 44.NB Le-TM1ru 4L3 D #255 3512NB Rght IMT 3I4J F #52l 118NBA 2218 F -- 8£O.erall 5].0 E 33 t SYKMOz1xa rot'cai]e kM dsis,Se T ", W.,nRl M mnrtmen6 wM m rmM., wlumes. HCM 20I0 repa6 genes in nmLa MieM1'vlea. Qaea 9x-mmi are in feet, assuming 25' are29e �U'vle kyM. #-95M Per¢nMe fume ezaMs apaoty, queue may MY, layer. Qual ail is madman attar. atlas. in - Vdaye for 95M peTal gUal is Tested by ulisal Signal. Southwood —Traffic Analysis January 7, 2019 " Page 18 of18 TIMMONS GROUP YOUR VISION ACHI-D THROUGH OURS Conclusions The analysis indicates that if the approved background development traffic and 1% annual growth rate occur as forecasted, improvements will be needed along the corridor. Capacity improvements will be required at the majority of study intersections. The proposed development of Southwood will add some traffic to the corridor but will not cause any new intersection to fail and/or queues to extend beyond the available storage when compared to background conditions. All movements at the main entrance at the Old Lynchburg Road/Hickory Street intersection will operate at LOS B or better during both peak hours. The existing westbound left turn lane on Old Lynchburg Road will adequately accommodate the projected 95`h percentile queue. Friday, July 5, 20197/5/2019 4:50:56 PM PROFFER STATEMENT ZMA No. 2018-003 Original Proffers X Amendment Tax Map and Parcel Number(s): 09000-00-00-OOIAO, 090A1-00-00-OOIE0, 07600-00-00-051A0 Owner(s) of Record: SOUTHWOOD CHARLOTTESVILLE, LLC Date of Proffer Signature: 33.96 acres; TMP 90-1A (7.94 acres), TMP 76-51A (1.23 acres) to be rezoned from R-2 to NMD and TMP 90A1-1E (23.33 acres) which is to be rezoned from NMD to NMD. Southwood Charlottesville LLC, is the owner (the "Owner") of Tax Map and Parcel Number 09000-00-00- 001A0, 090A1-00-00-OOIE0, 07600-00-00-051AO (the "Property") which is the subject of rezoning application ZMA No. 2018-003, a project known as "Southwood Phase 1" (the "Project"). Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the Owner hereby voluntarily proffers the conditions listed below which shall be applied to the Property if it is rezoned to the zoning district identified above. These conditions are voluntarily proffered as a part of the requested rezoning and the Owner acknowledges that (1) the rezoning itself gives rise to the need for the conditions; and (2) such conditions have a reasonable relation to the rezoning requested. This proffer statement shall supersede and replace in all respects the proffer statements approved by the Board of Supervisors in connection with ZMA 2005-00017. Removal of Proffers and Amendment of Code of Development for Biscuit Run ZMA 2005-00017 included on Tax Map Parcel 090A1-00-00-OO1E0. All existing proffers associated with the Code of Development, applications, and Application Plan for ZMA 2005-00017 relating to Tax Map Parcel 090A1- 00-00-00IEO are hereby removed and superseded by these proffers. Tax Map parcel 090A 1 -00-00-00 1 EO (along with parcels 09000-00-00-00 1 AO and 07600-00-005 1 AO) may comply with the application plan the Code of Development, entitled, "Southwood Phase I Neighborhood Model," dated February 20, 2018, last revised January 7, 2019. 2. Trails, Parks, Civic Spaces. a. Greenway Connections to Potential Adjacent County Parkland. At any time from approval of this rezoning application until the final certificate of occupancy is granted for Phase I, upon written request by Albemarle County, the Owner shall dedicate to the County, at no cost to the County and within six (6) months of the aforementioned written request, an easement, deed property within the 8.0 acre green space described in paragraph 2(b) to the County, and/or enter into an agreement with the County to provide a public trail connection between the Trail described in paragraph 2(b) below and any trail constructed by the County on abutting County property, TMP 09000-00-00-00500. The land under easement, associated trail connection, associated signage, and any associated structures shall be maintained in perpetuity by Albemarle County. b. Trail Network. The Owner shall establish a trail on the Property ("the Trail"), consistent with the County's design standards for a Class B type 1 primitive nature trail, within the 8.0 acre green space and amenity area shown and described as Block 1 on pages 4 and 6 of the Code of Development. The general Friday, July 5, 20197/5/2019 4:50:56 PM location of the Trail is shown on the Application Plan on page 7 of the Code of Development; however exact trail locations shall be determined by the Owner based on site conditions and the then - current uses of the green space and amenity area and in coordination with the County. Installation of the Trail shall commence concurrently with the site work for Blocks 3-8 and the entire Trail shall be substantially completed prior to issuance of the one hundredth (100`s) Permit for a dwelling within Blocks 3-8. The Trail shall be maintained by a property owners association established for Southwood. The public trail connection between the Trail and a potential, adjacent County trail network mentioned in paragraph 1(a) shall be maintained by the County as described in section 2a above. c. Owner shall provide a pedestrian connection between the northern terminus of the trail within Block 2 to the existing natural trail along the northern edge of the Southwood Trailer Park. The trail may be provided as an enhanced sidewalk (minimum ten (10) foot wide) along the Phase 1 streets, a Class B type 2 pedestrian trail around the perimeter of Block 12, or, subject to agreement of VDOT and adjacent property owner, as a Class B type 2 pedestrian trail within the ROW along Old Lynchburg Road, to the public road reservation through TMP 76-51. The pedestrian improvements shall be constructed prior to the issuance of the 300`s Certificate of Occupancy in Phase 1. SOUTHWOOD CHARLOTTESVILLE, LLC, a Virginia limited liability company By: Dan Rosensweig, Manager