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HomeMy WebLinkAboutZMA201800003 Staff Report 2019-06-04 (2)County of Albemarle Planning Staff Report Summary Project Name: ZMA 2018-003 Southwood Phase I Staff: Megan Nedostup, Principal Planner; Tori Kanellopoulos, Planner Planning Commission Work Session: June 4, 2019 Owners: Habitat for Humanity Applicant: Habitat for Humanity TMP: 09000-00-00-001A0; 090A1-00-00-001E0; Acreage: approx. 32.5 acres 07600-00-00-051A0 Location: Southwood Mobile Home Park located along Old Lynchburg Road (State Route 631) off of Hickory Street approximately 350 feet from Ambrose Commons Drive. Zoning District: R-2 Residential and NMD Magisterial District: Scottsville Proposal: Work session for the PC to provide Comp. Plan Designation: Urban Density Residential — direction to the applicant and staff on several key residential (6.01-34 units/acre); supporting uses such as issues. 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 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 DA (Development Area): Neighborhood 5 Use of Surrounding Properties: Southwood Mobile Home Park is adjacent to Old Lynchburg Rd, Biscuit Run Park to the South, Covenant school to the north as well as residential areas. Phase 1 is located in the southwest portion adjacent to Biscuit Run Park and a portion is located along Old Lynchburg Road. Recommendation: Staff recommends the Planning Commission provide comments and answers to questions related to maximum building height, the recreation substitution request, regulations for Old Lynchburg Road, and if there are any outstanding aspects to change or clarify. STAFF PERSON: Megan Nedostup and Tor! Kanellopoulos PLANNING COMMISION WORK SESSION: June 4, 2019 Characteristics of the Site & Area Southwood Mobile Home Park is located approximately Y2 of a mile west of the Covenant School, and approximately 2 miles southwest of 51h Street Station. 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. Specifics of the Proposal The applicant is proposing to rezone three parcels: 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). The proposed district is a unified NMD for all three parcels (up to 34 units/acre). The applicant is also requesting waivers for alternative parking locations and for substitution for recreational facility requirements (Attachment 5). Attachment 2 provides the Code of Development (COD) and Attachment 3 contains the Application Plan. Purpose of the Work Session The purpose of this work session is for Habitat and staff to receive answers and direction from the Planning Commission on key questions about maximum building height, the recreation substitution request, regulations for Old Lynchburg Road, and if there are any outstanding aspects to change or clarify. The action of the Planning Commission is non -binding but is meant to help advise the applicant on next steps. In order for Habitat to continue on their timeline for Planning Commission and Board of Supervisors public hearings between now and July, this work session has been scheduled just before the Planning Commission public hearing. With this timeline, it is not possible for Habitat to resubmit or make substantial changes between the work session and Planning Commission public hearing. However, the work session provides an opportunity to finalize the decision points that remain with the application and to make any final adjustments or changes that the Commission recommends. Habitat may submit a revised Code of Development before the Board's public hearing which incorporates these changes and feedback from the Commission's public hearing. Background Currently, there are 341 mobile homes and approximately 1,500 residents in Southwood. Southwood contains the largest concentration of substandard housing in the County, which Habitat plans to replace with new units that will meet codes and ordinances using a phased development approach. Habitat is committed to redeveloping Southwood as a well -designed, sustainable, mixed income community of substantial benefit to the region guided by the following core values: (Page 15 of the Context and History) • Non -displacement • Net increase in affordable housing • Community engagement • Asset -based approach • Self-help model • Fiscal responsibility Habitat has had success with other mobile home park redevelopments without displacement, such as Sunrise Park in the City of Charlottesville. The Southwood redevelopment is expected to uphold the same values, although it would occur at a significantly larger scale. 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 5, 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. 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: Details on the Rezoning Application: Phase I of the Southwood Redevelopment project is to rezone the three parcels along Old Lynchburg Road, including the 'exchange parcel' described in Attachment 4. The first part of this development would be the constructing a model village which will set a standard for the larger -scale redevelopment to occur in Phase 11. Phase I will also provide residents with a chance to see an accomplished section of the overall project. This rezoning is the first of its kind to involve a redevelopment where replacement housing on a large scale is proposed for existing residents. Most residential rezonings have been for green field development and have included a masterplan for all parcels involved in the new development. In this case, the applicant believes there are overriding goals and safeguards that justify moving forward with rezoning only a portion of the property. Habitat has a commitment to resident -led design and a goal to prevent displacement of any resident who wishes to reside in the community. As a result, Habitat wants to build housing on the exchange parcel and move current residents there to make room for redevelopment in the area that already contains homes. Habitat hopes to build trust with the residents by showing progress and making sure they have a voice in how Southwood develops. These factors and the County's commitment to be involved in the project lead to staff support of Habitat's approach to only rezoning a portion of the property at this time. As seen in the Code of Development and Application Plan (Attachments 2 & 3), Block A of Phase I would consist of mainly residential uses with opportunity for small neighborhood scale non-residential uses. Block A would have between 80 and 150 units in a variety of unit types. Any commercial uses would be at a neighborhood scale, such as a coffee shop or community center. Block B would have up to 300 units and more intense commercial uses. The area for commercial uses is intended to provide an opportunity for Southwood residents as well as others to open businesses. Expected Timeline for Development The applicant hopes for approval of this Phase 1 rezoning in mid-2019. To achieve this, the applicant intends to complete work on the ZMA application in May 2019, with a June Planning Commission public hearing and recommendation to the Board of Supervisors in July. Once the ZMA is approved, Phase I will then move to the site planning process and construction in 2020 and residents moving into the village in 2021. The Phase II ZMA would likely be submitted in 2020 and buildout is expected to be completed in 2033. Questions: As stated earlier, the purpose of the work session is for the Commission to provide guidance on the proposal. Below are the questions for which answers are requested. Staff has provided comments to help guide the Commission's understanding before weighing in. Q1: What should be the maximum building height allowed per the Code of Development? The maximum building heights permitted by character area are included in the Code of Development on Page 9. The maximum number of stories in all character areas is four stories. The maximum height is 65 feet in C-5, 55 feet in C-4 and C-3, and 50 feet in C-2 and C-1. Stepbacks of 15 feet are required in C-5, C-4 and C-3 for buildings greater than three (3) stories. Stepbacks are not required for buildings with a front setback of at least 15 feet. The stepback regulations do not currently apply to buildings along Old Lynchburg Road, however Block B requires a SO -foot building setback parallel to Old Lynchburg Road in Character Areas C-4 and C-3 (outdoor amenity and recreational structures are exempt). Staff Comment: The Comprehensive Plan recommends a height of one (1) to three (3) stories in this location (Urban Density Residential in the Southern and Western Urban Neighborhoods Master Plan), with taller heights permitted where appropriate. There has not been sufficient information submitted to date to determine if a building height above three (3) stories is appropriate in this location. In previous reviews between Habitat, several Commissioners, Board members, and Staff, it was determined that the Comprehensive Plan designation of Center for Southwood was in between the Neighborhood Service Center and Community Center. The Southern and Western Urban Neighborhoods Master Plan does not provide descriptions of its Centers. Therefore, the Places29 Master Plan Center descriptions were used. Neighborhood Service Centers allow up to three (3) stories, and Community Centers allow up to four (4) stories. One justification for a taller building is providing a mixed -use building. Habitat has indicated that the height requested is a result of wanting to provide structured parking on the first level and the topography of the site. Therefore, Staff recommends that sections along Old Lynchburg Road should be provided for consideration. These sections should show the massing of the buildings and the houses across Old Lynchburg Road, along with the existing and proposed topography changes. The Code of Development does not specify if the height limit is "whichever is less" between four stories and 65 feet. At this time, Staff recommends that the height should be limited to four stories or 50 feet whichever is less, and include a stepback after the third story which would include Old Lynchburg Road. However, Staff may revise its recommendation based on sections depicting how a building would be sited, as the impact may be negligible due to topography and vegetation. In addition, regardless of the ultimate height, Staff recommends that the stepback regulation should apply to Old Lynchburg Road and should be specified based on both height and stories. It should also indicate that this regulation this applies to "whichever is less"for height and stories. Q2: Is the proposed recreation substitution request for Block B acceptable? Are sufficient recreational facilities being provided? The application includes a proposed substitution for some of the required recreational facilities per County Code §18-4.16.2. This request is outlined in the recreation substitution request (Attachment 5) and included in the Code of Development on Page 13. The County Code requires one (1) tot lot for the first 30 residential units, and one (1) tot lot for each additional 50 units. A maximum of 150 units are proposed for Block A, which would require three (3) tot lots. A maximum of 300 units are proposed for Block B, which would require six (6) tot lots. The Code of Development does not specify when tot lots are required below the maximum number of proposed units. Additionally, the County Code requires one-half (1/2) of a basketball court for each 100 residential units. The maximum requirements for Blocks A and B would be one-half (1/2) and one and one-half (1 Y2) basketball courts, respectively. The Code of Development only requires one-half (1/2) basketball court in Block A and one-half (1/2) court in Block B. As with the number of tot lots, the Code of Development does not specify when basketball courts are required below the maximum number of proposed units. The applicant submitted a substitution request with this rezoning for some of the required recreational facilities for both Blocks A and B. The applicant proposes to use the pedestrian trail in Block A to substitute one (1) of the required tot lots in Block A. The applicant also proposes to use the pedestrian trail in Block B to substitute one (1) of the required tot lots, and to use the 6,500 square foot civic space in Block B to substitute another one (1) of the required tot lots. Staff Comment: The recreational substitution request in Block A is acceptable to Staff. With the maximum number of units, three (3) tot lots would be required. The Code of Development provides two (2) tot lots, with the pedestrian trail substituting the third tot lot. The basketball court recreational requirement is also being met. It does not appear that sufficient recreational facilities are provided in Block B. With the maximum number of units, six (6) tot lots would be required. However, the Code of Development only requires up to two (2) tot lots, and only two (2) have been substituted with the waiver request. Additionally, the basketball court requirement has not been addressed with the substitution request. With the maximum number of units, one and one-half (1 X) basketball courts would be required. However, the Code of Development only requires up to one-half (112) basketball court in Block B and does not substitute any of the other required courts. Staff recommends that the applicant either. revise the Code of Development to provide up to four (4) tot lots in Block B, as only two (2) are being substituted; substitute the other two (2) tot lots with other recreational areas or facilities; or provide justification for waiving the recreational requirement for the two (2) tot lots through a special exception request. Staff also recommends that the applicant either: revise the Code of Development to provide up to one and one half (1 X) basketball courts in Block B, as none are being substituted; or indicate how one full basketball court (two one halves) is being substituted. Staff also recognizes that there may be other types of recreational facilities, other than tot lots and basketball courts, that would be desirable for the community. For example, the existing soccer field in Southwood is frequently used by the community. Staff wants to ensure that there is adequate opportunity for recreation throughout both Blocks, which can be met through a variety of recreational amenities and facilities, based on the preferences of the community. This justification should be included in the waiver request. Q3: Should Old Lynchburg Road be a Framework Street? The Code of Development regulates certain standards, such as stepbacks, building length and garages, based on whether a building is located on a framework street. These regulations are found on Page 9 of the Code of Development. The framework streets are the streets shown on Sheet A2.01 on the Application Plan as Roads 1A, 1B, 1C, 2, 3, 4, and Hickory Street. Additional roads and alleys may be provided during the site planning stage; however, they have not yet been determined and are not shown with this application. Staff Comment: While Old Lynchburg Road was not included as a framework street, it is equally important in terms of building regulations. Scale and massing along Old Lynchburg Road should be regulated, both in consideration of development in Block B and for the existing neighborhood across the street. Staff recommends that Old Lynchburg Road be included as a framework street. This would also address part of Question 1 regarding height and stepbacks. Including Old Lynchburg Road as a framework street simplifies regulations in the Code of Development and ensures more consistent massing and scale. Q4: Within the Code of Development and Application Plan that have been submitted, are there aspects that require additional detail, revisions, or clarification? Given the outstanding questions outlined here and the most recent application submission, are there areas of the Code of Development or Application Plan that need to be changed or clarified? This most recent submission separates the Context and History document from the Code of Development, allowing for a clearer review of the Code of Development. Staff Comment: Staff, Habitat and their professional consultants held two workshops in February to revise the Code of Development and address review comments. Staff feels that the review comments have largely been addressed. The major outstanding items are included as questions in this work sessions. Minor changes have been sent to the applicant as outstanding review comments. In general, Staff believes there is sufficient information to understand the expectations for the project and enforce its zoning. There are some technical issues and changes, as well as the questions proposed here, that need to be resolved. Staff feels that the changes can be made between the Planning Commission and Board of Supervisors public hearings. The feedback from this work session and the Planning Commission public hearing should be incorporated. Recommendations Staff recommends that the Planning Commission provide input to staff and the applicant at this meeting to finalize the Code of Development and provide feedback for the applicant to make changes that can be included as recommended revisions for the Planning Commission's public hearing to be addressed before the Board's public hearing. Attachments: Attachment 1: Vicinity Map Attachment 2: Code of Development dated January 7, 2019 Attachment 3: Application Plan dated January 7, 2019 Attachment 4: Context and History dated January 7, 2019 Attachment 5: Recreation Substitution Request dated January 7, 2019 -+ - 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. 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May 7, 2019 Southwood Phase 1 Neighborhood Model Code of Development Zoning Map Amendment 2018-003 Tax Map 90 + 76, Parcels 09000-00-00-001AO, 090A1-00-00-001EO, 07600-00-00-OSlAO Submission Date: February 20, 2018 Revision #1: July 2, 2018 Revision #2: January 7 2019 REZONING APPLICATION Name of Project: Southwood Phase I TMPs: 090A1-00-00-001E0 09000-00-00-001A0 07600-00-00-OSIA0 Total Acreage: 33.96 acres Block A: 20.98 acres Block B: 12.98 acres CODE OF DEVELOPMENT TABLE OF CONTENTS INTRODUCTION Application Plan 5 Proposed Impact on Public Facilities and Infrastructure 7 Impact on Environmental Features 7 Strategies for Shared Stormwater 7 CHARACTER AREAS + REGULATIONS 8 Character Areas 8 Character C-5 Character C-4 Character C-3 Character C-1 Setbacks + Building Regulations 9 Setbacks + Building Regulations Definition Diagrams 10 GREEN SPACE 12 Green Space 12 Trail Buffer Area 12 Recreational Areas + Facilities 13 Recreational Facilities Recreational Area Conservation Area Amenity -Oriented Lots 13 Neighborhood Amenity + Civic Areas by Character Area 13 Green Space and Amenity Definitions 13 Pedestrian Connection Area Trail Buffer Area BLOCK + USES 14 Density by Block 14 Affordable Housing 14 Residential Uses by Block 15 Non -Residential Uses by Block 16 STREETS + PARKING 18 Road Sections + Framework Streets 18-19 Parking 20 4 INTRODUCTION Application Plan This mixed -income, mixed -use neighborhood is intended to be developed through intensive community engagement, reinvesting in defunct neighborhood infrastructure without erasing the vibrant culture that exists today. Because of the community -focused nature of the development, it is critical that the Application Plan provided in this rezoning application retain the flexibility necessary for residents to create responsive, sustainable neighborhoods on a village by village basis into the future. The Application Plan provides a framework for a two -block approach to land use, five distinct character areas, an interconnected road and sidewalk system, and future connectivity to the existing Southwood neighborhood. It also identifies key features of the development including green space and amenity areas. The distance from the center of Block A to the center of Block B is 1,590 feet or about a 7-8 minute walk. Many non-residential uses in Block B are allowed and may support daily living needs of Block A. The streets shown in all plans in this Code of Development are framework streets. Additional roads and alleys may be developed in site plans to create more connection and access. ;1 FRAMEWORK STREETS- '1 ADDITIONAL ROADS AND ALLEYS AT APPROPRIATE SCALE AND DIMENSION MAY BE DEVELOPED IN SITE PLANS TO CREATE MORE 1 CONNECTION AND ACCESS- 1\ ` ,GREEN ACRE AMENITY AREA AND \\l` `GREEN SPACE W/ 10,000 SF 6,F PRIMITIVE TRAIL TO BE FIELD LOCATED 1 GENERAL LOCATION OF PRIMITIVE TRAIL- EXACT 1• LOCATION TO BE •GI I��V.QRES. I I'H IAAC�E �a R AREA:6. ACRES . ` PRB[ERveD SLOPES �' 1 L TRAIL eURfR PROPOSED ROADS — STREAM SUPPER E%IS➢NGRO[.M,,' ---------------FLOODPuIN EX'STIHGBUIIDINGS 1 _ m m Block A a �20.98 acres 8 I TRAIL BUFFER AREA OLD LYNCHBURG ROAD w 1 Block B �12.98 acres O _U x I road IA 1 wow P ,•/4011111, % R I 1 1'It I � t i � � � ,� BL ■ RRII �nFNYl W. ice` ��,�k�r_ ✓fir i I I Asting Southwood Community �' �' `` no rezoning at this time •_ 00 LOCATION FOR SECONDARY FIRE ACCESS IIIII IIIII IIIII000 I- /ECHNICAL WILL BE PROVIDED TO PHASE I BYWAY OF LI III (IIIII ' EXISTING INFRASTRUCTURE -SEE TII ' _ PLAN (EXACT LOCATION AND STANDARDS III TO BE DETERMINED WITH THE FIRE MARSHAL)60 _ ;,ram _ 600000 a� MORRIS CONCEPTUAL CONNECTION TO / FUTURE ROAD NETWORK , I r 1 RESIDENTIAL DENSITY BY BLOCK SUMMARY _"° _ BLOCK ALLOWED TOTAL DEVELOPABLE MINIMUM MAXIMUM MAXIMUM GROSS MAXIMUM NET USE ACREAGE ACREAGE DWELLING DWELLING UNITS DENSITY DENSITY UNITS \ per total acres per developable acres ;y I SOUTHWOOD EXIS➢NGSOUTHWOOD NEIGHBORHOOD I PHASE 1 REDEVELOPMENT no rezoning at this time \ BLOCK A MIXED USE 20.98 12.53 80 150 7.15 11.97 BLOCK B MIXED USE 12.98 11.60 70 300 23.11 25.87 I I I I I SUBTOTAL MIXED USE 33.96 24.13 150 450 13.25 18.65 F 4 / I NOTE: 'Developable Acreage' excludes streams, stream buffers, preserved slopes, and civic space. Trail Buffer Area and'Green Space identified on the plan I--- ----- -- �- % 'Maximum Net Density' is the Maximum Dwelling Units per Developable Acreage. 5 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 roughly 3,200 foot trail running from the entrance along Old Lynchburg Road at Block B through the 8.3 acre amenity area in Block A, providing pedestrians with varied and secure options for mobility through all areas of Phase I. Because of this redundant system, there may be locations where it would be appropriate to have sidewalk present on only one side of any framework street. Neighborhood friendly streets and paths: Streets will be designed with traffic -calming techniques that will result in slow - moving traffic and minimized road widths to the extent allowed. Building setbacks appropriate to building scale will create a built form that addresses the street. The proposed path through the natural areas will increase the community's ability to access existing natural resources. Interconnected streets and transportation networks: The main road network proposed for Phase I sets a framework for developing a modified grid that both adapts to, and preserves the landscape to the extent possible. It enables an interconnected street system that will make travel intuitive. This network has been established with the opportunity for logical connections into the future phases of Southwood redevelopment and to the future Biscuit Run Park. This plan prioritizes a continuation and augmentation of the exiting 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 areas natural setting and feeling of tranquility in the future redevelopment. Potential connections to future county and regional trails and the existing amenities in the Southwood community such as trails, parks and sport courts will be able to provide multiple varied recreational opportunities to this development. Neighborhood centers: Character Area 5 bounds the area that fronts along 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. Block A also provides 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. Mixture of uses and types: Phase I allows for a wide range of commercial and residential uses, with the most intensive uses focused in Block B along Old Lynchburg Road, and less intensive uses in Block A. There are opportunities for commercial uses that act primarily as support services to the residential development in Block A. 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, 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 25DU/acre in the most dense section of Block B, diminishing to a maximum of 11DU/acre in the more residential sections of Block A. The building regulations support the creation of a Neighborhood Center as identified by the Comprehensive Plan, and the Trail Buffer Area along Old Lynchburg Road supports the designation of a "greenway" in that area. Proposed Impact on Public Facilities and Infrastructure Strategies for Shared Stormwater 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. The first phase of redevelopment of Southwood features two areas, Block A and Block B. Block A 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, Block B will feature a more dense development, having a higher ratio of impervious surface and a greater need for water quality treatment. While both areas will look to use non-proprietary measures such as bioretention, infiltration, and preservation of wooded areas, Block B 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. WATER QUALITY ANALYSIS SITE DATA OLOCKA _ __ �••, :%�j LCCKR WATER pUALITY$IMTEGIE$ TOTALAIMA=IMPERSOUS __-_"_ _ STRATEGIES IN RLCCKB4NENTFORSUCH ENT `' P➢PRO%IIMTE IMPERVIOUSARFA=].1]ACRE$ R QU`NFORUEIINCUDESE THE USE FORWATERIRCOYNWILL INCLUDETHEOTHER BLOCK i `-:Z.��'" OF TSS1 IDGEFIYRATION, AN OTXER ORMSHISIGGEFR XCLUDI TOTALAREA ..✓. DATIOX,A$WELLAS FORMS W UER ALLY NO NOR ETARY IMA=129BACRES APPROXIMATE IMPERVIOUSAREA • p (SUCH SBIONEEATMENF,RGMUER QX TROPRIETARY lJ ��Y TREATMENTS SWALEDIT BE Y DURIHA$BIORETENTIONFSIFFE RQIJ CREGIT DETERMINEDDURINGDESIGN WATEWU R)=114]ACRES PoUMUMPEUPMENTONDREDUCTYNREQUIRLBIYR - �]• DEO PURCXA.SE IMLL RELIMITEG iO SE IN AC`OR EWITX GEU. MA%IMUM PERCEM LOP➢REOUCFN)N REUUIRF➢=2U% 1 l ? TOTALLOAO REOUCFN)X REQUIRED (LRMR)= SIT WDOOR NOTE `1 $ SILXG AND / ;• :.A' ? i 1 `� CONCEPTUAL 00.XT T REPR SENG G ENT A I$CONCEMEASU ``'•' SPECIFICMEA$UREN LOCTRF➢R E NLLBE _' - - S1TEANGGSN GEYELOPEONITXFINPLSITEANGV$MPPLANS. =a NON PROPRIETARY WATER QUALITY MEASURE$ INTO R IS ANTICIPATED THAT BIORETENTON AND L BE USED THROUGHOUT THE SITE TO MEET WATER MEDTS. ADDmIXLllLY, OTXER PROPRI ETARY AND NON 7 CHARACTER AREAS + REGULATIONS Character Areas While the approach to land use and density in Southwood is governed by blocks, within these two blocks there are a number of Character Areas, the design characteristics and regulations of which have been developed through design workshops and conversation with resident planners. The exact dimensions of each Character Area are flexible, but the diagram on this page denotes the general location of these Character Areas and the approximate acreage. The actual acreage of each Character Area may deviate by 15%. An internal Southwood Architectural Review Board will review individual submissions for a new building or village's compliance with the Southwood Phase One 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 a majority of Southwood residents, and will remain in place at least until the issuance of the final certificate of occupancy for phase I. The Character Areas identified here are: ■ CHARACTER C-5 CHARACTER C-4 CHARACTER C-3 ■ CHARACTER C-2 CHARACTER C-1 GREEN SPACE AND AMENITY AREA r TRAIL BUFFER AREA -- BLOCK BOUNDARIES C-3 0.9s ACRES OLD LYNCHBURG ROAD --------- --- ---- W C-5 y C AC RES C ES C-4 / 2.65 ACRES O 4,11 ACRES _O C-4 i 2.10ACRES C-4 ^7 ACRES -M_ASOW -- ----------------- ` Existing Southwood Neighborhood' No rezoning of this time goo �� S. 1i I Character C-5 i 1.54ACRES �1 � -0 # � Bordered by Old Lynchburg Road, Hickory Street and the existing Southwood community, this (` W C-3 ` ww. ` O.M ACRES area is the most appropriate location for the highest intensity uses, as it is advantaged by the ` 1► best visibility and accessibility on the property. A pattern of buildings that address the human , scale and activate the street edge, or civic spaces that welcome the pedestrian to engage with �\ / {' �� ► 1 the built environment will be required by the internal ARE. Landscaping and signage may be particularly critical in this zone to create a sense of place. GENERAL NOTES: Character C-4 The acreage for each Character Area given in the diagram above may deviate by 15%. Transitioning away from the highest intensity of Character C-5, the C-4 zone retains critical relationships with Old Lynchburg Road, Road IA ,the existing Southwood community and the new residential area of Phase I. This area should contemplate the relationship the built edge will have with future development across Road lA, scaling down any massing to address the likely scale of building in Phase II. Because it is more internal to the site, this area is less appropriate for the highest intensity non-residential uses and may be more appropriate for office or other employment centers, or higher density residential such as multifamily. Character C-3 These character areas mediate intensity and provide connection. For example, in the northern -most C-3 character area in Block A, this area provides a transition from higher intensity of Block B to less intense residential uses in Block A. The C-3 area in Block B provides a connection from the framework street network to the trail network, similar to the other C-3 character areas, while providing a distinct identity, achieved either through use, form, intensity, or as a place to gather and connect to the natural area and trail amenity. The C-3 areas are intentional "place -making" reference points that suggest transition and connection while creating a rhythm of varied pedestrian experience or 'nodes' along the framework streets IA RES — -1 C-3 I I ACRES C.1 i -0i Character C-2 Clearly within the more residentially -focused Block A, this area allows for both density and flexibility in neighborhood design. 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. Character C-1 This outside edge of Block A borders the 8 acre green space and amenity area and will be the lowest intensity character area. Topographical challenges and lot dimensions in this area will limit the range of housing typologies available to primarily single family detached and single family units, with the potential for some small scale multifamily buildings. The primary use of this area is residential and, given adjacency to the green space and amenity area, this area should encourage some visual and physical connection to the green space to preserve the natural character of the Southwood Neighborhood. J Setbacks + Building Regulations GENERAL NOTES APPLICABLE TO ALL CHARACTER AREAS: 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 for buildings facing Hickory Street as measured from the Finish Floor Elevation facing Hickory Street, will be a minimum of 12'-0" regardless of use. 3. Building height is defined per Albemarle County Zoning Ordinance. A building story shall be counted as a story for the purpose of building height regulations only if more than one-half (1/2) of its height is above grade at the middle of the Framework Street -facing facade of the structure. 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. CHARACTER AREA SETBACK + BUILDING REGULATIONS ALL SETBACKS AND BUILDING REGULATIONS TO BE MEASURED FROM FRAMEWORK STREETS REQUIREMENT RN C-4 C-3 C-1 BUILDING HEIGHT 2 STORIES NO MIN. NO MIN. MIN 4 STORIES OR 65' 4 STORIES OR 55' 4 STORIES OR 50' MAX FRONT SETBACK B MIN 10' 5' 5' 5' 18' A 18' A 25' 25' MAX STEPBACK MIN D 15' 15' AT BUILDING HEIGHT OF 3 STORIES 3 STORIES SIDE SETBACK MIN B NO MIN. NO MIN. NO MIN. 3' 3' MAX NO MAX. NO MAX. NO MAX. NO MAX. NO MAX. REAR SETBACK MIN B NO MIN. 5' 5' 5' NO MIN. MAX NO MAX. NO MAX. NO MAX. NO MAX. NO MAX. GARAGE SETBACK C FRAMEWORK STREET FACING GARAGE OPENINGS AND/OR FRAMEWORK STREET FACING GARAGE OPENINGS AND/OR GARAGE GARAGE DOORS ARE NOT ALLOWED IN THIS CHARACTER DOORS ARE NOT ALLOWED IN THESE CHARACTER AREAS. ALL TO COMPLY WITH 4.19 C TO COMPLY WITH 4.19 C FRONT ACCESS MIN/ MAX AREA. ALL GARAGE ACCESS MUST BE SIDE LOADED OR GARAGE ACCESS MUST BE SIDE LOADED OR RELEGATED TO THE NO MAX. / NO MAX. RELEGATED TO THE REAR OF THE BUILDING. REAR OF THE BUILDING. MAX. PORCH AND DECK 9' 4' ENCROACHMENT MAX. EAVE AND OVERHANG 3' 3' 2' ENCROACHMENT SINGLE BUILDING FOOTPRINT MAX NON-RESIDENTIAL 30,000 SF 20,000 SF 10,000 SF 5,000 SF STREET FACING BUILDING LENGTH MIN 150, NO MIN. NO MIN. NO MIN. MAX 200' 200' 200' ADDITIONAL GENERAL NOTES APPLICABLE TO C-5 ONLY: ADDITIONAL GENERAL NOTES APPLICABLE TO C-4, C-3, C-2, and C-1: 1. The minimum setback in C-5 along Old Lynchburg Road shall be 5'. There is no Maximum building 1. There is no Maximum building setback from Old Lynchburg Road property line. setback from Old Lynchburg Road. REGULATION NOTES APPLICABLE TO CHARACTER AREAS AS NOTED: A Up to an additional 22' of setback may be provided for non-residential and mixed -use buildings for use as a front patio or courtyard space. B In Block B, Character Areas C-4 and C-3 South of Hickory Street shall have a 50' building setback parallel to Old Lynchburg Road (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'. Setbacks + Building Regulations Definition Diagrams The Code of Development for Southwood Phase 1 Neighborhood Model utilizes a variety of regulations and form based code elements to enhance the pedestrian experience, transition scale between lower intensity areas and higher intensity areas, and provide visual interest. When combined with the location of the Character Areas shown on the Character Area Plan and the descriptions of various elements within each Character Area, the dimensional regulations will help create a distinct sense of place within each area. On the previous pages, the dimensional qualities of these regulations were summarized and will provide the regulatory framework for ensuring a consistent and appropriate application of the neighborhood characteristics envisioned by resident planners and intended for each Character Area. The following pages provide visual / graphic references of each regulatory term to better describe the application of each requirement. BUILDING REGULATION DEFINITION DIAGRAMS BUILDING HEIGHT FEET BUILDING HEIGHT STORIES gMF�O�k F �MF 11.0 ST RFFTS ST �FFTS FiGyT/�j Fi y C6T �STO RiFS� SINGLE BUILDING FOOTPRINT STREET FACING BUILDING LENGTH AREA An �',�STRFFTS 'kSTRFFTS lF,�cTy 10 BUILDING REGULATION DEFINITION DIAGRAMS SETBACK PORCH / DECK ENCROACHMENT GARAGE SETBACK GNP GROP S/pF �INGR�S olk R�MFj� FFTS R � PGA �R�ST RFFTS S/�F FROG Ll: GARAGE SETBACK MEASURED ACCORDING TO 4.19 L2: GARAGE SETBACK MEASURED FROM PRIMARY STREET -FACING BUILDING FACADE PRIMARY BUILDING ENTRANCE EAVE / OVERHANG ENCROACHMENT STEPBACK G F tic"pogcyM ST�FFTS FNT MF�0"'7S PRAM F,pq MF�,O TFF TH% Fq cFqNT�, SFTeq hFFT ST �R/FS pF �cF ct O,v GREEN SPACE Green Space Green space shall comply with Chapter 18 section 20A.9(a) such that green space shall be at least 20% of the gross acreage of the area, to include amenity areas. Per 20A.9(b), amenities shall be at least 20% of the gross acreage of the area and shall include the pedestrian trail described below. An important amenity of this project is a pedestrian trail originating within the 8.3 acre green space area of Block A and continuing within a 1.06 acre trail buffer along Old Lynchburg Road, which is to be used for recreational activity. The field -located trail amenity is to be within a quarter -mile of any residential unit in Block A and Block B. 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 A and Class B type 2 in Block B. The general location of the trail is shown on the Application Plan, however exact trail locations shall be determined by the Owner based on site conditions. Trail Buffer Area This buffer area shall consist of a 30' wide section to include a variety of trees, shrubs, and trail surface at the boundary between Old Lynchburg Road and Southwood Phase 1 as indicated on the map on the right and further described under Landscaping Requirements 'Trail Buffer Area" . The Trail Buffer Area will provide pedestrian connectivity from areas within Block B to the primitive trail and Green Space Amenity area adjacent to Block A. As such, this area will provide required recreation area for the residents (and visitors) of Block B. The Trail Buffer Area also provides landscaped screening along the Old Lynchburg Road right of way to help reduce any perceived visual impact of the new development in Block B. Civic Area Civic Area is defined as any combination of contiguous hardscaped surfaces, lawn, grouping of trees, landscaped area, or other exterior features primarily open to public that is 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, which may include (but not limited to) commercial activities, temporary markets, community gatherings, celebrations, private events, recreation (either active or passive) or others to be determined. GENERAL LOCATION OF PRIMATIVE TRAIL - EXACT BE OC©�.rMCNBURcE ERMI ED ROgD � TRAIL BUFFE / AREA BLOCK B 12.98 acres • I r • BLOCK A 20.98 acres DEVELOPMENT BY BLOCK SUMMARY • ....000w� • • GREEN SPACE AREA (8.3 ACRES) AMENITY AREA (6.4 ACRES) TRAIL BUFFER AREA BLOCK ALLOWED TOTAL GREENSPACE/ GREENSPACE/ NEIGHBORHOOD GREENSPACE/ DEVELOPABLE USES ACREAGE PRESERVED AMENITY, AMENITY OR CIVIC AMENITIY/ CIVIC ACREAGE SLOPES TRAIL BUFFER SPACE AREAS AS % OF AREAS TOTAL ACREAGE (minimum) (minimum) (minimum) BLOCK A MIXED USE 20.98 1.9 6.4 0.15 40% 12.53 BLOCK B MIXED USE 12.98 0 1.06 0.32 11% 11.60 SUBTOTAL MIXED USE 33.96 1.9 7.46 0.47 29% 24.13 • 12 Recreational Areas + Facilities Neighborhood Amenity + Civic Areas by Character Area Recreational Facilities The project shall include two (2) field -located pedestrian trails. The trail in Block A will be consistent with the County's design standards for a Class B type 1 primitive trail and will serve as a substitution for one (1) Tot Lot as defined in Chapter 18 Section 4.16. The trail is intended to be at least 2,000 feet in length and approximately 10,000sf in area. The trail in Block B will be consistent with the County's design standards for a Class B type 2 trail and will serve as a substitution for one (1) Tot Lot as defined in Chapter 18 Section 4.16. All other recreational areas and facilities shall comply with Chapter 18 Section 4.16. RECREATIONAL FACILITIES RECREATION RECREATION MAX TOT LOT 1/2 BASKETBALL PROVIDED FACILITY SUBSTITUTIONS BLOCK DWELLING FACILITIES COURT FACILITIES PER WAIVER UNITS PROVIDED (4.16) PROVIDED (4.16) Block A 150 Up to two (2) Up to one (1) One (1) 2,000 ft Class B Type 1 Primitive Trail Block B 300 Up to two (2) Up to one (1) One (1) 1,000 ft Class B Type 2 Ped. Trail; one (1) 6,500 sf civic area near Hickory Street TRAIL SECTIONS CLASS B TYPE 1 PRIMITIVE TRAIL CLASS B TYPE 2 TRAIL COMPACTED EARTH, 4" COMPACTED HARDWOOD BARK, STONE DUST, GRAVEL, MULCH, OR OR EQUIVALENT COMPACTED STONE DUST FILTER FABRIC COMPACTED COMPACTED SUBGRADE SUBGRADE PRE J V`0 Recreational Area The project shall comply with regulations per Chapter 18 section 4.16. The application includes a waiver of the recreational requirements for a substitution in facilities. Conservation Area There are not any conservation areas in this project. Amenity -Oriented Lots Notwithstanding Chapter 18 sections 4.6.1 and 4.6.2 of the County Zoning Ordinance, attached and detached residential units with the front of the lot facing a grass or hardscaped mall, park, green space, open space, garden, or any other similar amenity area ("amenity") are permitted throughout the development, provided that the amenity must be at least thirty feet (30') in width, and an open area, from face of building to face of building must remain at forty feet (40') in width. The lot frontage may be obtained by the amenity rather than a public or private street. In addition, said lots shall be served by a public or private street Minimum aggregate area requirements for sum of neighborhood amenity or civic areas by Character Area type are as follows: Character Area C-5 6,500 square feet of contiguous Civic Space shall be located along the north side of Hickory Street, accessible by pedestrians and cyclists from Hickory and available for active, passive or commercial activities. Character Area C-4 3,000 square feet neighborhood recreational facilities or amenity areas plus three (3) Pedestrian Connection Areas to be distributed across total C-4 character areas. Flexible locations of both amenity areas and Pedestrian Connection Areas are allowed. Character Area C-3 2,000 square feet neighborhood amenity area plus four (4) Pedestrian Connection Areas to be distributed across total C-3 character areas. Note: At each Character Area C-3 shown, provide a minimum of 500 square feet neighborhood amenity area plus one Pedestrian Connection Area to achieve the aggregate total. Character Area C-2 2,000 square feet neighborhood amenity area. Flexible arrangement and location(s) will be allowed. These spaces are to serve the needs of adjacent neighborhood and to be connected to sidewalk or trail network. Character Area C-1 There are no aggregate minimums required in Character Area C-1 because of adjacency to 8.3 acre Green Space Amenity area. Green Space and Amenity Definitions 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 Trail Buffer Area or the primitive trail within the 8.3 acre Green Space Amenity. 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. Trail Buffer Area The Trail Buffer Area is an undisturbed or replanted landscaped buffer area with a Class B-type 2 trail and with 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. 1� 0J0� 0 or alley such as street section 2 (alley) in this Code of Development. 13 BLOCK + USES Density by Block Restrictions/Requirements Associated with Standards on the right: (1) The total gross maximum square footage of non-residential uses shall not exceed 50,000 square feet across the entire Southwood Phase 1 project. This calculation shall exclude uses for utilities, stormwater, and/or any other uses that provide infrastructure and shall exclude all outdoor recreational or agricultural uses, all of which are not to be regulated by the maximum square footage provided in this table 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 at prices that shall not exceed sixty-five percent (65%) of VHDAs Maximum Sales Price for first-time homebuyers. Qualifying families are households 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. TRAIL BUFFER AREA (1.06ACRES) , iN BLOCK A 20,98 acres I i•. I i GREEN SPACE AND AMENITY AREA (8.3 ACRES) - OLD LYNCHBURG ROAD BLOCK B 12.98 acres MIN b MAX RESIDENTIAL / NON-RESIDENTIAL USES BLOCK MIN DWELLINGS MAX DWELLINGS MIN NON-RESIDENTIAL MAX NON-RESIDENTIAL SQUARE FOOTAGES SQUARE FOOTAGES BLOCK A 80 150 NO MIN 10,000 50,000 total for both BLOCK B 70 300 5,000 50,000 TOTAL 150 450 5,000 50,000 Notes Associated with the Table Above: (1) At the minimum of 15% affordable units, phase 1 will provide 23 units at minimum density for both blocks and 68 units at maximum density for both blocks. (2) The number of dwelling units per block may vary by 15% so long as the number of dwelling units across the entire phase 1 development does not exceed the total maximum number of dwellings given above. (3) At least two (2) different residential building typologies shall be provided per block. This regulation applies to building form only, such as single-family detached, single-family attached, townhomes, duplexes, apartments, and flexible use structures, and not to ownership structure, such as multifamily or single family. 14 Residential Uses by Block The table below establishes the permitted uses, special uses, and prohibited uses by block. The letter "P" symbolizes uses permitted by -right. The letters "SP" symbolize uses allowed by special use permit only. The symbol'-" means that the use is prohibited in the block and is shown in the table to be explicit about such prohibited 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 tables within this Code of Development. In this case, the zoning administrator shall refer to the separate listing in the table 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. RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK RESIDENTIAL USES BLOCK A BLOCK B ACCESSORY APARTMENT (REF. 5.1.34) A P P ACCESSORY USES AND BUILDINGS, INCLUDING STORAGE BUILDINGS P P HOME OCCUPATION, CLASS A (REF 5.2) WHERE DISTRICT INCLUDES RESIDENTIAL USES P P HOME OCC CLASS B (REF 5.2) SP SP BOARDING HOUSE P P FLEXIBLE USE STRUCTURE B P P DETACHED SINGLE-FAMILY P P FAMILY DAY HOME (REF 5.1.56) P P GROUP HOME (REF 5.1.07) P P MULTIFAMILY P P SEMI-DETACHED AND ATTACHED SINGLE-FAMILY INCLUDING DUPLEXES AND TOWNHOMES P P TOURIST LODGING (REF 5.1.17) P P Restrictions/Requirements Associated with Standards above (1) Mixed uses in a single building (residential and non-residential) are permitted in Block A and Block B. (2) See the parking section of this Code of Development for allocation of and exceptions for parking requirements. Definitions for Alternative Residential Uses A Accessory Apartments will be allowed by -right in detached and attached dwelling units or on the same lot as detached and attached dwelling units and will not count against overall dwelling unit allowances. B Flexible Use Structure - A separate, independent, accessory structure detached from or attached to, and located on the same parcel as, a primary structure. 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: The gross floor area of a 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 52A and other similar uses whose area within a dwelling unit is regulated. Gross floor area of Flexible Use Structure shall be limited to 1,000 sgfl or 50% of GFA of the main dwelling unit, which ever is greater. Flexible Use Structures have a minimum GFA of 200 W. Maximum footprint area of Flexible Use Structure shall be limited to 1,000 sqft or 50% of GFA of the main dwelling unit, which ever is greater. Minimum height of Flexible Use Structure shall be to 10 feet. Maximum height shall be limited to equal or less than that of the main building. All Flexible Use Structure 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. Flexible Use Structure will not count against the overall dwelling unit allowances. 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. Flexible Use Structure requires one 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 parking spaces. 15 Non -Residential Uses by Block The table below establishes the permitted uses, special uses, and prohibited uses by block. The letter "P" symbolizes uses permitted by -right. The letters °SP" symbolize uses allowed by special use permit only. The symbol"-" means that the use is prohibited in the block and is included to be explicit about such prohibited 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 tables within this Code of Development. In this case, the zoning administrator shall refer to the separate listing in the table 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. NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK USE BLOCK A BLOCK B PRIVATE SCHOOL PA P RETAIL STORE OR SERVICE (REF 22.2.1a AND 22.2.1b) PB P FARMERS' MARKET (REF 5.1.47) P LAUNDROMAT P FINANCIAL INSTITUTION PA P MEDICAL OFFICE PA P DAY CARE, CHILD CARE OR NURSERY FACILITIES (REF 5.1.06) PA P DRIVE -THROUGH WINDOWS (REF 5.1.60) EATING ESTABLISHMENT 'C P PROFESSIONAL OFFICES PA P CLUBS AND LODGES (REF 5.1.02) SP P LABORATORIES/RESEARCH AND DEVELOPMENT/EXPERIMENTAL TESTING P STORAGEYARD S� P MANUFACTURING/PROCESSING/ASSEMBLY/FABRICATION P RELIGIOUS ASSEMBLY P P PUBLIC USES P P EVENT HALL (REF 5.1.27) D P COMMUNITY CENTER (REF 5.1.040 (REF 5.1.27) OR NEIGHBORHOOD CENTER ' P Restrictions/Requirements Associated with Standards Above: (1) The gross square footage of non-residential use shall be limited as per minimum and maximum residential and commercial uses table in this Code of Development, however, exceptions by net maximum square footages by establishment for each block are listed below. 16 NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK USE BLOCK A BLOCK B ELECTRIC, GAS, OIL AND COMMUNICATION FACILITIES, EXCLUDING TOWER STRUCTURES, OWNED AND OPERATED BY A PUBLIC UTILITY P P ASSISTED LIVING SP P STAND-ALONE PARKING AND PARKING STRUCTURES (REF 4.12) (REF 5.1.41) (REF 5.1.42)E P P TEMPORARY CONSTRUCTION USES (REF 5.1.18) P P USES PERMITTED BY -RIGHT WITHIN FLOODWAY FRINGE IN ACCORDANCE WITH 30.3.05.1.2 OF ZONING ORDINANCE P P STORMWATER MANAGEMENT FACILITIES P P PUBLIC RECREATIONAL FACILITIES P P TIER I AND TIER II PERSONAL WIRELESS SERVICE FACILITIES (REF 5.1.40) P P USES PERMITTED BY SPECIAL USE PERMIT WITH THE FLOODWAY FRINGE IN ACCORDANCE WITH 30.3.05.2.2 OF THE ZONING ORDINANCE SP SP PUBLIC PLAYGROUNDS AND PARKS P P INDOOR ATHLETIC FACILITIES P COMMERCIAL RECREATIONAL ESTABLISHMENT P URBAN AGRICULTURE F P COMMUNITY GARDEN G P P FUNERAL HOME - P AUTOMOBILE SERVICE STATION (REF 5.1.20) - P AUTOMOBILE, TRUCK REPAIR SHOP - P DRY CLEANERS - P Restrictions/Requirements Associated with Standards above: (1) The gross square footage of non-residential use shall be limited as per minimum and maximum residential and commercial uses table in this Code of Development, however, exceptions by net or gross maximum square footages by establishment for each block are listed below. Alterations to Albemarle County Zoning Ordinance Definitions of Size of / Definitions for Alternative Non-residential Uses: A Use may be permitted in only Character Areas C-3 of Block A. B Retail store or service may be permitted in Block A is subject to the following: The establishment shall be 3,000 net square feet or less. Parking in compliance with the Parking section of this Code of Development. C Eating establishment may be permitted in Block A is subject to the following: The establishment shall be 3,000 gross square feet or less. Parking in compliance with the Parking section of this Code of Development. D 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. E Stand-alone parking must be accessory to a use in Block A or Block B. 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. F 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. 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: 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). Coops or structures must meet accessory structure setbacks. The parcel shall have a fly -proof container for animal waste. Hens or goats 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 1 of each animal type is permitted per calendar year. Agricultural uses shall not require additional parking requirements beyond compliance with the parking regulations for dwellings as described in this Code of Development. G Community garden: A parcel on which gardening is the primary use. 17 STREETS + PARKING Road Sections + Framework Streets The street and pedestrian system for Phase 1 at Southwood is envisioned as the connective framework between the main entrance from Old Lynchburg Road at Hickory and the residential development of Block A south of the existing Southwood neighborhood. The main framework road system sets up the first Phase of a neighborhood center and'main street' along Block B as it travels north to south toward Block A. The internal street system throughout Block A 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 (a fundamental value of the resident led design process). 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 streets and will serve more utilitarian purposes and these non -framework streets may be private and secondary. All framework 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. In addition to the framework street sections provided within this Code of Development, the neighborhood is considering waivers to allow for road elements that deviate from current County and VDOT Standards. These modified road sections will continue to provide safe streets while integrating specific resident values and site constraints. As shown in the illustrative diagrams to the right, 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 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. .i FRAMEWORK STREETS. ADDITIONAL ROADS AND ALLEYS MAY BE DEVELOPED IN SITE PLANS TO CREATE MORE CONNECTION AND ACCESS OLD LYNCHBURG ROAD %/ ^1 l� !' BLOCK B I o roocy a wow I' ' BLOCK A 0 tv°d A ✓ ` ` wmeHurw. an 1T goo +" ` Existing Southwood �� -,'' Community N � � no rezoning at this time LOCATION FOR SECONDARY FIRE ACCESS 005 WILL BE PROVIDED TO PHASE 1 BY WAY OF ' EXISTING INFRASTRUCTURE (EXACT _ LOCATION AND STANDARDS TO BE � DETERMINED WITH THE�R0EdMARSHAL) woo 00 PRO ROPO$eo VRF BVR s IXIS ko.060 I / - - - - - - - - FLCCOPIAIN � IXISIING BI111DING$ p POSSIBLE ROAD WAIVER SECTIONS CONCEPTUAL CONNECTION TO _ . FUTURE ROAD NETWORK ' ✓/�I PARKING LANE FLIP PLANTING STRIP REDUCED TRAVEL WAY A Yield Street will allow for a reduction of the travel lane (and overall right-of-way) and provide on -street To flip the location of the planting strip and the sidewalk will not necessarily reduce the actual width parking to calm traffic within the neighborhood. of the right-of-way but it will provide the perception To allow for a reduced sidewalk next to the curb of the road when adjacent to on -street parking will reduce the actual width of the right-of-way and of larger front yards and increased green space. continue to provide protection for the pedestrian. 18 Road Sections + Framework Streets 22' (LESS THAN 250 VPD) 2d'(251J OVPD) W' (401-2000 VPD- INTERNAL) \ S g / CONCRETE (PLANTING STRIP) (PLANTING STRIP) CONCRETEJ SIDEWALK RIGHT OF WAY SIDEWALK VARIES 1 NO'a SECTION 1 TWO LANE TWO-WAY VDOT SUBDIVISION STREET NO PARKING 28' (LESS THAN 2W VPD) X (251<W VPD) 2.5' N'(40D21M VPD- INTERNAL) +t 2.5' r OS 0.6 6' 6' CONCRETE (PLANTING STRIP) (PLANTING STRIP) CONCRETE SIDEWALK SIDEWALK RIGHT OF WAY VARIES 2 15ECTION 2 TWO LANE TWO-WAY VDOT SUBDIVISION STREET WITH PARKING NOScae 5 SECT No Scale �� vwuw 'IF STREET PARKING IS NOT PROVIDED, WIDTH SHALL BE REDUCED BM 6' PARKING 12-16' (OPTIONAL)- (TRAVEL LANE) 0.5' 0.5' 2.5' rSIDEWALK 6'(PLANTING STRIP) CRETE (PLANTINGSTRIP) RIGHT OF WAY VARIES MOM • •IF STREET PARKING IS NOT PROVIDED, WIDTH SHALL BE REDUCED BY B'. 6 SECTION 6 (BOULEVARD) NO Sale ROAD MATRIX 12-16' 6PARKING IVELLANE (OPTIONAL)' 8' ^. (PLANTING STRIP) rnu c SECTION 1 2 3 4 5 6 HICKORY STREET X X X X ROAD 1X X X X X ROAD 1 B X X X ROAD 1C X X X X ROAD 2 X X X ROAD 3 X X X ROAD X X X X SIDEWALK AND PLANTING ASSOCIATED WITH THE SOUTH SIDE OF ROAD 1A MAY BE CONSTRUCTED DURING THE CONSTRUCTION AND DEVELOPMENT OF FUTURE PHASES. 19 Parking 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. 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 32.79.7 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: Alternative 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 the table to the right 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 (ref 4.12.11) accessory to a use in Block A or Block B 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 (ref 4.12.10) and shared driveways shall be permitted. As an aggregate total, the ratio of parking spaces to residential dwelling units (as determined by density count) for Block B will be a minimum of 1.5 spaces per dwelling unit. This ratio applies to Block B only. The application includes a waiver of parking standards for a substitution for parking location requirements for residential and non-residential uses. Alternative Location for parking as described in the table. PARKING SPACE LOCATIONS UNIT TYPE (PARKING REQUIREMENTS MAY BE MET IN ANY OF THE FOLLOWING LOCATIONS) OFF -SITE STAND RELEGATED ALLEY ALONE PARKING STAND ON -SITE PARKING ON- ON OR ALONE GARAGE OFF -SITE PARKING LOT OR PARKING (OFF- (INCLUDING STREET PARKING SHARED LOT OR PARKING STREET) SHARED PARKING BAY BAY L OTAOR DRIVEWAY) PARKING SINGLE-FAMILY DETACHED, CARRIAGE HOUSES, DUPLEXES, TOWNHOMES, AND X X X X X X X OTHER DETACHED AND ATTACHED UNITS APARTMENTS AND MULTIFAMILY X X X X X X TOURIST LODGING, BOARDING HOUSE X X X X X X X NON-RESIDENTIAL USES X X X X X X X Definitions for Parking Space Requirements: Alley parking is defined as perpendicular parking off of the alley. 20 21 REZONING APPLICATION PLAN FOR SOUTHWOOD REDEVELOPMENT PHASE 1 NEIGHBORHOOD MODEL TAX MAP 90 & 76, PARCELS 09000-00-00-001 AO, 090A 1 -00-00-00 1 EO, 07600-00-00-051 AO SCOTTSVILLE DISTRICT, ALBEMARLE COUNTY, VIRGINIA ZMA 2018-003 VICINITY MAP I PROPERTY INFORMATION OWNER/DEVELOPER: HABITAT FOR HUMANITY OF GREATER CHARLOTTESVILLE SOUTHWOOD CHARLOTTESVILLE LLC 919 WEST MAIN STREET CHARLOTTESVILLE, VA 22903 LEGAL REFERENCE: DB 3375 PG063, DB 4773/328, DB 2911 MAGISTERIAL DISTRICT: SCOTTSVILLE Name of Project: Southwood Phase I TMPs: Total Acreage: Block A: Block B: 090A 1-00-00-001 EO 09000-00-00-001 AO 07600-00-00-051AO 33.96 acres 20.98 acres 12.98 acres BASE INFORMATION SOURCE OF BOUNDARY SURVEY: WILLIAM S. ROUDABUSH, JR. 1974 ROUDABUSH, GALE, & ASSOCIATES, INC 2003 ROUDABUSH, GALE, & ASSOCIATES, INC 2015 SOURCE OF TOPOGRAPHY: LOUISA AERIAL SURVEYS, INC. P.O. BOX 340 MINERAL, VA 23117 DATE OF PHOTOGRAPHY: 03/23/04 DATE OF COMPILATION: 02/02/07 BENCHMARK(S): (SPOT ELEVATION) CENTERLINE OF THE INTERSECTION OF HICKORY STREET AND BITTERNUT LANE ELEVATION = 451.0 WATER SOURCE: ALBEMARLE COUNTY SERVICE AUTHORITY SEWER SERVICE: ALBEMARLE COUNTY SERVICE AUTHORITY THIS PROPERTY IS ZONED: R2 - RESIDENTIAL AND NMD (90A1-00-00-0OIEO) APPLICATION PLAN NOTES 1. THIS ZONING MAP AMENDMENT PROPOSES A CHANGE IN LAND USE, FROM R2-RESIDENTIAL TO NMD (NEIGHBORHOOD MODEL DISTRICT) FOR PARCELS 09000-00-00-OOI AO AND 07600-00-00-051 AO AND FROM NMD (NEIGHBORHOOD MODEL DISTRICT) WITH ASSOCIATED PROFFERS TO A NEW AND UNASSOCIATED NMD FOR PARCEL 090A1-00-00-001 EO. ALL PARCELS WILL BE CONSIDERED FOR ONE REZONING UNDER ONE NMD. 2. THIS SITE LIES WITHIN THE UPPER RIVANNA RIVER WATERSHED. 3. REFER TO SEPARATE CODE OF DEVELOPMENT FOR PROJECT DESCRIPTION. m x 0 0 n i DRAWING INDEX AO.00 COVER SHEET A1.01 REGIONAL CONTEXT MAP & IMPACT ON PDD A1.02 EXISTING CONDITIONS A2.01 APPLICATION PLAN A2.02 TECHNICAL PLAN A2.03 CONCEPT STORMWATER PLAN A2.04 ROAD SECTIONS ►R project: Southwood Phase 1 387 Hickory Street Charlottesville, VA 22902 for: Habitat for Humanity Greater Charlottesville job number: 17010 drawing: COVER SHEET revisions: ORIGINAL SUBMISSION: 02/20/18 07/2/18 REVISION #1 01/7/19 REVISION #2 drawn by: checked by: WM, VD, IM KK copyright: © 2019 brwarchitects, P.C. �'�.O- Habitat 1 for Humanity® of Greater Charlottesville .�*see ! 0 s i i 1'u 1 M [e].�wel ITalM waterstreet studio R C H IT E C T S 112 fourth sheaf ne approval date 01/07/2019 Zoning Map Amendment Charlottesville vlrg lnlo 22902 fax 434.971.7166 phone 434.971.7160 vmw.bucev,atlel.can seal sheet A0.00 REGIONAL CONTEXT MAP IMPACT ON PLANNED DEVELOPMENT DISTRICT GENERAL PROJECT INFORMATION Name of Project: TMP: Existing ZMA to be Amended: Southwood Phase I 090A 1-00-00-001 EO 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-2005-00017 of tax map parcel 090A 1 -00-00-00 1 E0. 09OA1-00-00-001 EO: AMEND AND REMOVE EXISTING NMD ZMA 2005-017 INCLUDING ASSOCIATED PROFFERS, APPLICATION PLAN, AND CODE OF DEVELOPMENT C APPLICATION AREA EXISTING SOUTHWOOD COMMUNITY, NO REZONING AT THIS TIME project: Southwood Phase 1 387 Hickory Street Charlottesville, VA 22902 for: Habitat for Humanity Greater Charlottesville job number: 17010 drowing: REGIONAL CONTEXT MAP & PARCEL OVERVIEW revisions: ORIGINAL SUBMISSION: 02/20/18 07/2/18 REVISION #1 01/7/19 REVISION #2 drawn by: checked by: VD KK copyright: © 2019 brwarchitects, P.C. �'�.O- Habitat 1 for Humanity® of Greater Charlottesville .'ease! NIVUHM rel \ Rwel IT01M waterstreet studio R C H I T E C T S 112 foudh street ne approval date hesvl160 v119 inio 22902 fax 434.971.7166 p phoneone 43 43a.971.7160 wmv.dvicewardew,com seal sheet GRAPHIC SCALE Q 0 800 1600 2400 3200 01/07/2019 Zoning Map Amendment A1.01 EXISTING CONDITIONS Ol A Key Plan F I 0 old Lynchburg road --------------- I SOUTHWOOD EXISTING SOUTHWOOD NEIGHBORHOOD PHASE 1 REDEVELOPMENT 1 no rezoning at this time \ • ; ' I I • I.YNC V �r Dvoai-ao 00am Fo illlll���.. PRESERVED SLOPES � � %� �_• � \� \`\�\` • STREAM BUFFER --------------- FLOODPLAIN GRAPHIC SCALE ...V 1 Existing Site . 1 �� A 1.02 1 = 100,4, 0 100 200 300 400 A NJ \\ Sri • one OLD LYNCHBURG ROAD f � r 1 I� III j I /' uuuuullu I I�Illll�jjll �- IIII I 1 i III II I I r I 1 II II III III . I r �i1/11���IIIIIj1. 011jlil / I IIIIIoJ' IIII ;■I:��IIII�IIILII Il�j�lr I� I:�11111i111��: �I�II ICl/� III/IDIIIIIIIIII ■un � �.:I i�l 7 /� AI�,IIirI�IO� jl/jll IMP! fill hII:MIIIII%:OII i ■ project: Southwood Phase 1 387 Hickory Street Charlottesville, VA 22902 for: Habitat for Humanity Greater Charlottesville job number: 17010 drawing: EXISTING CONDITIONS revisions: ORIGINAL SUBMISSION: 02/20/18 07/2/18 REVISION #1 01/7/19 REVISION #2 drawn by: checked by: VD KK copyright: © 2019 brwarchitects, P.C. �':I.0- Habitat 1 for Humanity® of Greater Charlottesville TIMMONS GROUP waterstreet studio R C H I T E C T S 112 foudh street ne approval date 01/07/2019 Zoning Map Amendment churl ote f11inia 22902vax 434971.7166 phone a34.97:760 wmv.dvicewardew,com seal sheet A1.02 APPLICATION PLAN N old Lynchburg road BLOCK B 02 BLOCK A.I 1 1 I FRAMEWORK STREETS - � ADDITIONAL ROADS AND ALLEYS AT APPROPRIATE SCALE AND 1tDIMENSION MAY BE DEVELOPED IN SITE PLANS TO CREATE MORE CONNECTION AND ACCESS � 8.3 ACRE AMENITY AREA AND `,GREEN SPACE W/ 10,000 SF b,F PRIMITIVE TRAIL TO BE FIELD LOCATED I `I GENIERAL LOCATION OF PRIMIITIVE TRAIL - EXACT It LOCAITION TO BE 1� DETERMINED • ---- • / Oa / ' CV • Block A ' 20.98 acres o / road 4 • q, 0 �� Cp - r- • PRESERVED SLL9gES AND GREEN SPACE:AMENITY 1. CRES SPACE AREA: D6.4 ACR' S \ • PRESERVED SLOPES `� ` • TRAIL BUFFER \ PROPOSED ��''/' `• `\\`\�� RQADS / • STREAM BUFFER EXISTINGI-OADS_�' FLOODPLAIN EXISTING BUILDINGS ` GRAPHIC SCALE Application Plan A2.01 1" = 100'-0" 0 100 200 300 400 TRAIL BUFFER AREA OLD LYNCHBURG ROAD ■ ■ II���� � -MW . ■ BITTERNUi LN. MWAM 404 ' BITTERNUT LN. I AIIIIII Existing Southwood Community no rezoning at this time �- LOCATION FOR SECONDARY FIRE ACCESS 1I1� WILL BE PROVIDED TO PHASE 1 BY WAY OF NORM ill EXISTING INFRASTRUCTURE - SEE TECHNICAL 11110 ' _ PLAN (EXACT LOCATION AND STANDARDS TO BE DETERMINED WITH THE FIRE MARSHAL) • I ' '*00 •,'/ ,.�' / • • CONCEPTUAL CONNECTION TO FUTURE ROAD NETWORK I� , Rr r ,00 14 / A 111111** project: Southwood Phase 1 387 Hickory Street Charlottesville, VA 22902 for: Habitat for Humanity Greater Charlottesville job number: 17010 drawing: APPLICATION PLAN revisions: ORIGINAL SUBMISSION:02/20/18 07/2/18 REVISION #1 01/7/19 REVISION #2 drawn by: checked by: VD KK copyright: © 2019 brwarchitects, P.C. �'� Habitat 1 for Humanity® of Greater Charlottesville .•'a•'! 0 s TIMMONS GROUP waterstreet studio R C H I T E C T S 112 fourth street ne approval date 01/07/2019 Zoning Map Amendment phone 43 esvl160 vlrg inia 22902 fax 434.971.7166 phone a3a.971.7160 wmv.dvicewardew,com seal sheet A2.01 SCALE 1"=100' 0 100, 200, / 0 0 0 ° ° °O / / I O° dI 00 0 0 / / 0 ° I 1 ° 1 o\ ' / o\ — / ---— II \ \ p � ' HATCHER CT. — / / \ r I \ \\ I I I II II II i 0 d I / / °3,0' GZ�E W�%/TFI L ' �\\ ---z � o°s \ °r 0$ EKJFFERAREA&T"L - ------ 0 _ �I o \ \��\ / ° I dF ° ,//r � , if ° °//,�T P P/O—S!ECn'I \ ° �° oO - /r?1 \ C� 01 RLI N E GHT \ 1 �D/DISTAIf \° NECIo it \ \ ° /�I /EASEMENT o I SE I i �02 , \ \\\ ' l' l l 1 I I I` I '///' 9 / 'I \ \ \ ` \ o � l l I1 I l�T �Pi 111 �_' �- 0- I\ \\b�\\\I-�\J I-\ \ 0--�>1\ / 111 \ I /'/I//,'////'//' '� I //0/ \ \.%\\�\\\\\ \\ \\'F� -� //1 \ /I I I I I I I ( I - \ �70// \ \ 1 I 1 1 1 I 1 1 1. l , /// /i r / ' '9 //!'I // / J ° Nk it '' \\ \'�\'ll~ \\\\\ \\\\\ \\\ \7 ,'' ','// ;'//,di//,/�I` �// 0 / //,i c �� PROPOS D _ — / / II 1 1 \ \ \ \ //,r6 / 1, l 0I J I 1 , I _� \ \ € 2s / I jyI / \ moo/' ,I I I\ °a \ \ 1 \ \\ \\ \\ \ \ \ / / / //�.lI� l / I 1 I I _� II \ \ 1 OAK �� `/ / / / �- \ _ /� 611//• , J I ° III k , WATERLINE 1 �—\I o 26. /- } --- O I ' " o- - �'/ / 1 I III \ \. o \\ 1 \ \ \ \ \ \ \ / / / ��` j / / � � I ° I I \ \ e< � \ \ \ \ I \ �7 n S I A�RY St4IVEr \ l \ r ° \ , \ \ , / --�� c,�. 1 11' - BEEC,f n / '�\----Oc—= \I \ \ \ \ \ \ \ \\ -__'I/ /l /, r//a�/ / / END ROAD / / / / (\ I11 11 1 0 _ _ _ // / / / // - - _ oO° \� \ \ \_�' `vy/ / -7 -\ \o \ , / , , _ - " - \ \ \ \ WOAK ` - _— / _ � \\\ �\ I \ � � \ \ \SYC�IMORE � � �. \ - � i j { I \ \ ,'% / o�LAR / / I / l / 1 \—I - \ - / /' / \ \ / 4 r // , /, ,� , -_ . — — ,/ - - , r , I \\I APPRFMATE L00�4Tf�NOR I \ , \� - �� _ \�'a Cl / / to _ _ - / / / / J , \ \ J + ///' /. / ° I ° —�_'= _----_—__ ---- r / — — --- I I DA•RYT-IR CESS \ '$-- I \\ /ice ice'/ /, //i / / / 1L —� — / / / / / // ITC I \ O � — �V 1 J \ / ///�/�. n° ''., °° "--� ��°ol i �// //0/qr/r // / / /,--I- 1 � -OlJ�1TlTO y � \ ��----- _/ \ _� n , I " �I I \ul � \\ ° l /60 - / ° °/ /z III ET ED WITH ° o O 0 0 0 0 0 0 ° o °/ / / / / / o / / / / , , / / // l - \ , o % ° / °/ % / / - " MA 'DURIDIP 5 T \ \ l 'PROPCfSE:DoREROU�E OF I \\\ \ \ \\ \ \\ i : \\ I LJ 1 \� ° 1 ;' ---- �'� '— /' s° y I I / p / ^� %� C\ O' / �XIST�NG ROAD; MATCH / �% \ ��� ° °j / / / ' / 1 ' l ' ol�/ I/ ' - - -� I �� N INP PROCESS) `\\ \ — -' ��+,CC / -_ - \ I / / / ( — -� 4 / , /EXISTING ROAD G)TION._ \ , Sr o - / / ^` \ / y -T\ 1 U I\ •� _ /''// \\ \ ' ,/ i�i/�� 'J_J\� \\ J/ �/' �/ I �\ \/7 01 I / 0/-O��fE 11/ `Y IO l7 / � I/ � � � 'V\I� _ / ' ' ' ' / / ' / � / 1 / • ___ �/ /\ \ —'/// /. % ��i// ,/ I l III I yil� _ o` \ \ ,- //,/ / ,Ssy / Or/, ` 4 �l�'FdRE_FA�3ES OF, I4II J mT ph O(0oI ' I I III II III\I IIIII/ I 10/ 0, O/ / / /`ti/ / ,/ '/ / // / / /''i ,_Q— _\/ \/ \/ /I o✓ // /I / / / I/ / I\ �'// // / // _ .// /'/////// //// /�/T„ j��`"__ //'///\/ \\\ i\ \ / `\l_am- -\\�i �i/ '-//"_'i✓/../i'/'/ /.//�'//�///'///// /i //// ///I ////ii///// i /// I I I�_ •I \j�1[ I l I I�I 1 /Y,�`-/ ��'/�_JJ�/"�/ / I //�VELOPW-;- I 1�'ELOIIJG101 RI \k\ 0 �/,//\\\--_---- \/ ° o / / �\ ° C/ /// _% it \\ , I 1 101 c\ 11 I I INN, \\\,PHP,;SE I ' / / / / //�/ \ / // // / // / / / //'////�/ �/ / /" '�%% i„ %/�� ///// /' '�/ -/,✓� 1 s I f\\ lJ/- \/^\ \\\\ 100, ° \ \ \ \ 1 , / 111 I I \ '� `-�f �// /i/ --_ /' i �yQ / // / 1/ \ \ o \ I f \ / / - / / / / // , , / / / \ \\\ �� �` PLOP SE I 1 / // ' \ 1 I / I /� //✓� / / ///i/ /�/ /�- =,b, //// / �/ ////////� / l'/j�,� / / �' / / / 1 \ \ \/ y \ O J \ o\ \ \ \ \ \ , I /////' •' I 1 / I \ / /�' �/ / ///////%i'/i'////i''/ �/ J/A^'� �j / / / / R Ct0 \ W\A��f[41�E \ \ \ \\� _ _//II II/l /r \ 111I \ \ \ _--i ,////// //��/i /,'/ // �/%iii% / /" // ' Cj/ '�(/ / �� �% �j / -• y �' O / / o / or \\\\\\\\ ° \�\\�_�""=t_=_-ce ;0�-\��/' \\`�\\\\\\\\\\\��� _--_' _ 'i�i%+�%:./j//�� ///�\O \�1`^_�/�� L-\�\\\nA-�\ \ \\ \ \\\\ 1 \ \ \ o f \�R Zt-AY _SAN \ \ ° ..� ��\�\ \� \\\ ` �� — C / // / '/ ! / 1 �\ \ �11 \II o \.��✓!/7 _-\�� ° \ \ /�\ \\\\�\_-_\\� -- _- -% _�%/�//i// \ /"�-mil \ \ \ O \° \ \ \ _ �� \ \ i I % // / J / ' / / ' / ' — \�/ ' a_�� — — \ ` ° / / �\ \ ,POooO \� _\\\\\\ _/p— -- �/ O \ i� i / / / \ \ /'/ / '' / /i ' op�� Pi / II!\IIIII�/ \\\\\\\\\ \ 0/ It _ / r''il '// /'/'�/ 0- ' 1 / /OAK ° 0° Al .0 '-O-_ oc'-w it - \\ o o ll1llbl/ 1/ I\° O0 0o� ° OK �M\� \< \ l NJ J �_�i _� \ /, BEECH / �/ '1 \ �`\ \ `t \ 1 v\ \ \ 1\\ \\l I -\ \\\1 ��\O \ / BEECH I \ \ \ \ \ � � / I 1/ ���)� —�� _\ \\�i\ \' \ / I I \_ _ -�-' 2i_ Z� / , \ , \ 1\\ \\ \ 1 \ s \ \ \1"n\\ \ I\ 1 I l%1 \ / 1 1 I\\ ,®__C ��\ '/ / \ \ \ \ \ \\ \ 1 \ \ \ — l / / I / / \ \© \ OAK `O1M6 (((I//// / I\ \ry\\\ \�\\ \\� \\\\\�\ \�\\ \ \ �\\ \ _\ \� , / /--J�//, 1 22^ \ \\� '/ II/ 1 •'/I /I'1//\ /-\�1� \' \/ \ \ \ \ \ �� 1 \ 1 / / / // / P \ \".� \ \ \\\\\ \ \ \' �\�7 \�� _ \� // ''/ / �.�,1'/' ' 1 \ \ _ C" , J / r�lir ( 1 I J I\ JJJ V % \ / / l / \\\� I I/ I�/✓/--\�� \\ �� / // / / / / / / 0� \ ` i/'J�///yj 10\\ <i� \ `/7 ulIll��\11 in f I '� project: Southwood Phase 1 387 Hickory Street Charlottesville, VA 22902 for: Habitat for Humanity Greater Charlottesville job number: drawing: TECHNICAL PLAN revisions: ORIGINAL SUBMISSION: 02/20/18 07/02/18 REVISION #1 01/07/19 REVISION #2 17010 drawn by: checked by: CWS CK copyright: © brwarchitects, P.C. �'� Habitat 1 for Humanity' of Greater uenottesville •000000 TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS. waterstreet studio AA%RLCAPi •RC-11ECt UAII . t\A4bI1114 R C H IT E C T S 112 fourth street ne approval date 01/07/2019 Zoning Map Amendment char! ttesville vtrglnlo 22902 tax 434.971.607166 phone 434.971.7160 www,txuc•wwtleA.com seal sheet A2.02 WATER QUALITY ANALYSIS SITE DATA BLOCK A TOTAL AREA = 20.98 ACRES APPROXIMATE IMPERVIOUS AREA = 7.17 ACRES BLOCK B WATER QUALITY STRATEGIES STRATEGIES IN BLOCK B WILL BE SUCH TO ALLOW FOR DENSE DEVELOPMENT. -- "' AS SUCH PRIMARY TREATMENT FOR WATER QUALITY WILL INCLUDE THE USE BLOCK B f 1' - - \ ` ` -- - - (' / , OF CARTRIDGE FILTRATION, AS WELL AS HYDRODYNAMIC SEPARATORS. OTHER TOTAL AREA = 12.98 ACRES \�J'" '�� ' FORMS OF WATER QUALITY TREATMENT, INCLUDING NON PROPRIETARY / + /-,�„ ; APPROXIMATE IMPERVIOUS AREA = 11.07 ACRES / °°°°. ,_--- / / �, TREATMENTS (SUCH AS BIORETENTION OR WATER QUALITY SWALES) WILL BE j ° + 1 '��J� DETERMINED DURING FINAL DESIGN. OFFSITE WATER QUALITY CREDIT POST DEVELOPMENT LOAD (TP) (LB/YR) = 42.95 LB/YR \ °°° PURCHASE WILL BE LIMITED TO BE IN ACCORDANCE WITH DEQ. MAXIMUM PERCENT LOAD REDUCTION REQUIRED = 20%°° TOTAL LOAD REDUCTION REQUIRED LB/YR = 29.03 LB/YR _ - /O r I �— --- _ l 1 ,lLD t" `�ytV I BURG WAG 1- - \ �� \ d -�---------- <- \ \ `(\ \ ------ ---\\— �- - NOTE: STORMWATER MANAGEMENT LOCATION AND SIZING 0�/' \ - �' -� � - - - - --- y IS CONCEPTUAL AND DOES NOT REPRESENT A ° ' ';' I �;' ' :::� _ �'?�' ', / ,' , / ;-' — �-�°� , 0 / /// * o / / / / y... i..... i. SPECIFIC MEASURE. FINAL LOCATIONS WILL BE " ddd O '^ � � - / / _N yr' / / .' y I ^/ DEVELOPED WITH FINAL SITE AND VSMP PLANS. a� / \ ° \ \ , y. / °°� , �' /.`yv-, // / �\ \ \\ - 11� 1 1 I I I I 1\ g 1 ' \ _ _' l \ \ U_ / / / / \ \ \ \ > ll I I 1 / \ I I I �_ / / I f I / / , ' -�\\� \\\ \\ \ / , /, // , //// , , // O -- �\ \_ A \ I 1 1 1 / // // /9 /r/ / / I ' to,/ O \ \ \ \ \ \ \ \ \ \ / / // / // �// , / / , O / / \ \ , / _ o\\\ ` ` \ \� \ \ \- -/ / / //// /6 / / IV �/ \COVSER1(A77gA(R(6A\\/ //0 \\\ \\. \�// / // / o// /� , \\ \\ \`\ \ \` k\ \\� A/ , / y l /=fAN / o\ \ \ � � � �`�_-�, /6 " , '-/� ' o,_ , / _ ' \' IIIIII111 ,o , /' - I III \ I\ , /In AN +0 +%//i 1 -- -o- - -- - LI ° ol \ I , \ / ' O 0 0 0 0 0 0 0 y + , o O/O % 1 l / / / / / , / / _ ' , Y / , / !, \ _ l / ,\ \ 1 \ \ �\ X \ \ '1 0 / \ o / _ \� 10 , /'o°� , / o� / \ `\ _�% 00��1-CCi' -I_ --- 1 \- / II '`'1`��f \ C i'''/' \ \ \ ' ' i'''/� i-{-�'ati� + iFP I�' I \ • / \ '/// '/� - o' YR. /.r► / / �� `-- _ yI \ sI�T \ \ \�`_\'' \\ - /'ice / �\ \ `\ /^\\---'�''/'�i'' --��'' %'r/ ' �,yyyy'' I // -Qa 1/00� o ' ,---\I ,`` 0l ° --� UG In- _ ml / / o ''� ' /i / / ,' r -s _ , / / / I O // y �4) / /l/ll/��-_�-'�--7//// \ � -_-_---� I ✓ //// /i // \ \\ U �/ / I 'r� �'m. oII/I j0o/ /.. / // / ' / , A.�_.�- ` 1 I 1 I I , ' I.I / //',,/'l'////^fit. �.L/��=_-= //\\=__- II / / ./.'.'.'S�'f(V1't1J'i' - - \ I I / / / / .- ' / - - - r _ - ' l 1, 1 I / � \ A I / , /' i �-----I /'.� 1 � o f I T 0 1 I P E3 - ---' -- /' r i I ICI I� I lO 0 / / I I � d I 1 1 CRIT A 5L S / / 1 / / / � , / .).' .'/.'.' .'.'.�'.' Y. + , .. / ,l . - i � — l i ^ _ � i/ // '/� � / /. / / _ / _ A— ° \ I (I o / o' �-� / r / ,, BLOCK A WATER QUALITY STRATEGIES \o �5, BLOCK A WILL FEATURE A LESS DENSE DEVELOPMENT AND WILL FOCUS `\ `\ \ \ .. I / // ''/.' I I�,a l I 1'. .. / ON INTEGRATING NON PROPRIETARY WATER QUALITY MEASURES INTO THE LANDSCAPE. IT IS ANTICIPATED THAT BIORETENTION AND + o� °\'U` \�\q •\\ \ \ `\\ '\ \ \ \ . \� /,rJll,l"lr \ 111 \\ a^ -- '" • ,/ \ ` ` ' ' ' // '/\ I I 1' t - - - - / '%' -' = INFILTRATION WILL BE USED THROUGHOUT THE SITE TO MEET WATER \ / x \ \"(N °\° \ _ _ !;/Jr "\ _ _ ,/ , ; ; _ QUALITY REQUIREMENTS. ADDITIONALLY OTHER PROPRIETARY AND NON �\ \\��� ° _ ___ _ _ ' - - ,� ;- ` - PROPRIETARY MEASURES MAY BE USED, ALONG WITH OFFSITE WATER �\ ���\�\` + °°°) --+=SAN; _— o - \ \ ;=_ - 6 /,� ; //, QUALITY CREDIT PURCHASE IN ACCORDANCE WITH DEQ. o 00 O %�__i�_/_� / C� ` \ \� _ / r i / // ' / / / / _� 7 / _� ' ' i / ' °O Cl/ �\\\,pp OO p° ° — \� -- \-i, / ' It ' / '' /'',' 'r�:. �/ ' ,' 4�' //'/ _ _ - �BUFpE + Z. _ R 0 0 0 0 0 ° UGC_ / -I- 0 s�' � // \'Y 0\ o °-o o �_- \ o \�000 o°o / 11I I I I VI J l l / �!� .�, V' i•'fj�'\ If(/,� \\ �__ \ \ f' -$-II��" \ J / l,r, If project: Southwood Phase 1 387 Hickory Street Charlottesville, VA 22902 for: Habitat for Humanity Greater Charlottesville job number: 17010 drawing: CONCEPT STORMWATER PLAN revisions: ORIGINAL SUBMISSION: 02/20/18 07/02/18 REVISION #1 1 "=100' 01/07/19 REVISION #2 drawn by: checked by: CWS CK copyright: © brwarchitects, P.C. M 1Ha6itat� Y for Humanity of Greater uenottesville •000000 TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS. waterstreet studio :A"In•i[.+Ititt UAi . t\A4*110 R C H IT E C T S 112 fourth street ne approval date 01/07/2019 Zoning Map Amendment churl attesville vlrginla 22902 fax 434.971.7166 phone 434.971.7160 r,txuc•wwdel.c wwwaeA.cornm seal sheet A2.03 5' SIDEWALK SECTION 1 No Scale 2.5' 6' (PLANTING STRIP) 22' (LESS THAN 250 VPD) 24' (251-400 VPD) 30' (401-2000 VPD - INTERNAL) 2 6' (PLANTING STRIP) RIGHT OF WAY VARIES Ir SIDEWALK WAY) VDOT SUBDIVISION STREET NO PARKING VAKICJ NOTE: • *IF STREET PARKING IS NOT PROVIDED, WIDTH SHALL BE REDUCED BY 8'. SECTION 4 (PARKING ON ONE OR BOTH SIDES No Scale 5' SIDEWALK SECTION 2 No Scale 2.5' 6' (PLANTING STRIP) SECTION 5 (ALLE No Scale 28' (LESS THAN 250 VPD) 36' (251-400 VPD) 36' (400-2000 VPD - INTERNAL) RIGHT OF WAY VARIES �I 2.5' = 6' S, (PLANTING STRIP) rnAlrc SIDEWALK -WAY) VDOT SUBDIVISION STREET WITH PARKIN 14' (TRAVEL LANE) 2.5' 5' 6' ;ONCRETE (PLANTING STRIP) SIDEWALK RIGHT OF WAY VARIES NOTE: • *IF STREET PARKING IS NOT PROVIDED, WIDTH SHALL BE REDUCED BY 8'. 8' (PARKING) 2.L 6' J 5, (PLANTING STRIP) rnKlr[ SECTION 3 (ONE LANE (ONE-WAY) SUBDIVISION STRE No Scale 5' SIDEWALK 8' PARKING (OPTIONAL)- .5' � 6' (PLANTING STRIP) 12-14' VEL LANE ) 0.6 6' (PLANTING STRIP) RIGHT OF WAY VARIES NOTE: • *IF STREET PARKING IS NOT PROVIDED, WIDTH SHALL BE REDUCED BY 8'. SECTION 6 (BOULEVARD 12-14' TRAVELLANE SIDEWALK 8' PARKING OPTIONAL)- 2.5' 6' 5, (PLANTING STRIP) CONCRETE SIDEWALK SECTION 1 2 3 4 5 6 HICKORY STREET X X X X ROAD 1 A* X X X X ROAD 1 B X X X ROAD 1 C X X X X ROAD 2 X X X ROAD 3 X X X ROAD 4 X X X X * SIDEWALK AND PLANTING ASSOCIATED WITH THE SOUTH SIDE OF ROAD 1A MAY BE CONSTRUCTED DURING THE CONSTRUCTION AND DEVELOPMENT OF FUTURE PHASES. project: Southwood Phase 1 387 Hickory Street Charlottesville, VA 22902 for: Habitat for Humanity Greater Charlottesville job number: 17010 drawing: ROAD SECTIONS revisions: ORIGINAL SUBMISSION: 02/20/18 07/02/18 REVISION #1 01/07/19 REVISION #2 drawn by: checked by: CWS CK copyright: © brwarchitects, P.C. 411111111C040%sl Habitat 1 for Humanity' of Greater uenottesville *000000 • • TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS. waterstreet studio \AORtCAI`i•iC+IIECt UAi. t\A%NIYG R C H I T E C T S 112 fourth street ne approval date churl attesville vlrginla 22902 fax 434.971.7166 phone 434.971.7160 www,txuc•wwa•A.com seal sheet 01/07/2019 Zoning Map Amendment A2.04 Southwood Phase 1 Neighborhood Model Context & History Zoning Map Amendment 2018-003 Tax Map 90 + 76, Parcels 09000-00-00-001AO, 090A1-00-00-001EO, 07600-00-00-OSlAO Submission Date: February 20, 2018 Revision #1: July 2, 2018 Revision #2: January 7 2019 TABLE OF CONTENTS SECTION I / INTRODUCTION SECTION II / HISTORY & PROCESS EXECUTIVE SUMMARY INTRODUCTION Guiding Principles 6 Background + History 15 Non -displacement Redevelopment Core Values 15 Resident ownership New Story of Southwood 15 Healthy housing PubliclPrivate Partnership 16 A sense of place Action Plan 16 Safe neighborhoods Early Adopters 17 Cohesive design AFFORDABLE HOUSING PRELIMINARY STUDIES + ILLUSTRATIVE PLANS 9 Potential Product Solutions 18 Characteristics of the Character Areas 10 Southwood AMI Data 18 Setback + Building Regulations Study 11 Healthy Housing Ecosystem 19 Illustrative Concept Plan A.1 12 Illustrative Concept Plan A.2 13 RESIDENT -DRIVEN DESIGN Land Planning Workshops 20 Resident Committees 21 Community Guides Master Planning Community Outreach Rezoning Workshops 22 Where will Redevelopment Begin? 23 Market Day - Expanding Design Input 23 Design Development Workshops 24 Early Adopter Cohort Development 25 FUTURE ENGAGEMENT ACTIVITIES Village by Village Approach 26 Rezoning Future Phases 26 Conceptual Community Master Plan Strategy 27 SOUTHWOOD RESIDENT WORKSHOP SUMMARY 28-9 UPDATES & EVOLUTION DOCUMENT Section I Introduction 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 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). Monitoring and evaluation Tt' # ��� Monitoring and evaluation 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. • Distinct character areas ensure 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. 5, Code of Development, Character Areas) • 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 Block A 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) 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 W%c; 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 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. Characteristics of the Character Areas CHARACTER AREAS QUALITIES C-S amid C-4 C-3 C-2 C-1 GREEN SPACE CIVIC/ GATHERING, ACTIVE OR PASSIVE GATHERING, ACTIVE OR PASSIVE GATHERING, ACTIVE OR PASSIVE GATHERING, ACTIVE OR PASSIVE ACTIVE OR PASSIVE RECREATIONAL ACTIVE OR PASSIVE RECREATIONAL, AMENITY RECREATIONAL, MAY SUPPORT RECREATIONAL RECREATIONAL RECREATIONAL, OR CONNECTIVE OR CONNECTIVE PUBLICLY ACCESSIBLE SPACE, IF NON-RESIDENTIAL ACTIVITIES AT PROVIDED HICKORY PEDESTRIAN ACTIVE AND WELCOMING, SENSE TRAIL AND SIDEWALK CONNECTIVE'NODE'- MUST SAFE, INTERACTIVE, AND WALKABLE SAFE, INTERACTIVE, AND WALKABLE PASSIVE USE TRAIL AND NATURAL EXPERIENCE OF ENTRY TO SOUTHWOOD CONNECTIONS BETWEEN ENABLE CONNECTION TO NATURAL NEIGHBORHOOD, PORCHES NEIGHBORHOOD, PORCHES AREA OR ACTIVE RECREATIONAL NEIGHBORHOOD. CONNECTIVITY HIGHER INTENSITY BLOCK B AND AREA AND/OR TRAIL AMENITY, AND STOOPS ON FRONTAGE AND STOOPS ON FRONTAGE TO LARGER PEDESTRIAN RESIDENTIAL BLOCK A. PEDESTRIAN GATHERING, ACTIVE OR PASSIVE ENCOURAGED ENCOURAGED NETWORK BEYOND SOUTHWOOD CONNECTION AREAS TO PROVIDE RECREATIONAL USES ENCOURAGED. COMMUNITY. CONNECTIVITY BETWEEN STREET NETWORK AND TRAIL NETWORK. STREET EDGE LARGELY CONTIGUOUS STREET MOSTLY CONTIGUOUS STREET DISTINCT IDENTITY AS CREATED PERIODIC CIVIC/OPEN SPACES STREET EDGE SHOULD ALLOW FOR NATURAL OR WOODED AREA EDGE TO PROVIDE A SENSE OF EDGE, MAY BE LANDSCAPED BY USE, CONNECTION, FORM, 6 POCKET PARKS, RESIDENTIAL PERIODIC VIEWS TO NATURAL AREA ENCLOSURE ON THE STREET, BUFFER. LIMITED CURB CUTS, OR MATERIAL; A POINT OF TYPOLOGIES CLOSE TO STREET BEYOND BUILDING FACADES SHOULD UNINTERRUPTED CONTIGUOUS GATHERING AND/OR CONNECTION EDGE TO CREATE POSITIVE VARY ALONG THE STREET FRONT, BUILDING LENGTHS ARE LIMITED TO THE NATURAL AREA; MAY BE PEDESTRIAN EXPERIENCE EXCEPTIONS FOR WOODED/ TO ENCOURAGE WALKABLE BLOCK LANDSCAPED BUFFER NATURAL AREAS AND OUTDOOR LENGTHS ALONG FRAMEWORK CIVIC SPACES STREET PARKING ON -STREET OR RELEGATED ON -STREET, OFF-STREET, OR ON -STREET, OFF-STREET OR ON -STREET, OFF-STREET PARKING ON -STREET, OFF-STREET PARKING PARKING LIMITED TO DESIGNATED PARKING. NO CURB CUTS FROM RELEGATED PARKING RELEGATED PARKING SHOULD BE RELEGATED WHERE PERMITTED IN FRONT OR SIDE YARD TRAIL OR RECREATIONAL ACCESS HICKORY STREET. POSSIBLE AREA NOTES GROUND FLOOR OF MULTIFAMILY FACADE HEIGHT IS LIMITED MAY PROVIDE OR SHARE WIDEST RANGE OF RESIDENTIAL PRIMARILY SINGLE FAMILY PARKING FOR ACCESS TO THE AND MIXED -USE BUILDINGS TO TOWARD FRAMEWORK STREETS TO PARKING FOR TRAIL ACCESS, SEE HOUSING TYPES POSSIBLE IN THIS ATTACHED, DETACHED, TOWNHOME TRAIL MAY BE PROVIDED IN OTHER MEET DIMENSIONAL STANDARDS TRANSITION NEW BUILDING SCALE PARKING SECTION FOR PARKING AREA OR ACCESSORY UNITS DUE TO CHARACTER AREAS WITHIN FOR NON-RESIDENTIAL USES AND AND EXISTING NEIGHBORHOOD. REQUIREMENTS TOPOGRAPHY CONSTRAINTS, BLOCK A' MAY PROVIDE BUILDINGS TO HAVE ADEQUATE OPENINGS TO TOPOGRAPHY MAY NECESSITATE BUT SOME MULTIFAMILY OR ACCESSORY TO RECREATIONAL PROVIDE VISUAL CONNECTION TO ADDITIONAL GROUND FLOOR CONDOMINIUM BUILDINGS MAY BE NEEDS INTERIORS OF BUILDINGS 'BASEMENT' LEVEL DWELLINGS SUITABLE. TOWARD OLD LYNCHBURG ROAD. CONCEPTUAL IMAGES ■C- ,�, oo , j e ,,,, ♦F 1.Our"low C: 10 Setbacks + Building Regulations Study Volumetric study only - does not take into consideration variations in roof forms or the overlay of open space requirements. Minimums and Maximums are for demonstration only and are unlikely to be constructed. C-5 C-4 C-3 C-2 T C-1 F,p N0 � 0� S�� X Q �����(STp�� Building height: 4 stories or 65' max Stepback: 15' at 3 stories Building height: 4 stories or 55' max Stepback: 15' at 3 stories along Framework Streets Building height: 4 stories max or 55' Stepback: 15' at 3 stories along Framework Street Building height: 4 stories or 50' max Front Setback: 5' min Building height: 4 stories or 50' max Front Setback: 5' min unless 15' front setback along Hickory Street Front setback: 10' min Front setback: 5' min Stromfacing building length: 200' max Front Setback: 5' min Street -facing building length: 200' max Street -facing building length: 200' max Street -facing building length: 200' max Street -facing building length: 200' max � o o ^ V O o� ov o0 00 Building height: 2 stories Front setback: 18' max (40' max with patio or courtyard) Building height: no min Front setback: 18' max Building height: no min Front setback: 25' max Building height: no min Front setback: 25' max Building height: no min Front setback: 25' max Street -facing building length: 50' min Building length: no min Building length: no min Building length: no min Building length: no min Illustrative Concept Plans Concept Al 1 Im OLD LYNCHBURG ROAD — — — -- r1 i- fo , 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 Note: totals shown here are for illustrative purposes only and are not to be interpreted as minimums or maximums. See Code of Development for all applicable minimums and maximums. 12 Concept A.2 I OLD LYNCHBURG ROAD 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 Total Green Space 8.3 Acres 11.306 Acres Note: totals shown here are for illustrative purposes only and are not to be interpreted as minimums or maximums. See Code of Development for all applicable minimums and maximums. 13 Section II History of the Partnership and Process with the Residents 14 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 byfaith, 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 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 Publicl Private 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 that °could 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. r -- Z O EDUCATION AMENITIES ECONOMIC DEVELOPMENT SAFETY HEALTH TRANSPORTATION COMMUNITY VISION MASTER PLAN REZONING SITE PLAN HOUSING COMPLIANCE LANNING SERVICES ENGAGEMENT PREDEVELOPMENT PLANNING LAND DEVELOPMENT IMPLEMENTATION , %..b6 COMMUNITY VISION 16 Early Adopters In 2014, Habitat's board voted to elevate the value of "resident readiness" as the single most important metric guiding the timing of physical redevelopment. In order to move forward in partnership with residents, Habitat is pioneering the concept of Early Adopters — asking people to "raise their hands" to participate when they are ready, and working with individual cohorts to plan and design not only the master plan, but the villages they will live in. In 2013, surveys and interviews were completed with representatives of every household in Southwood, during which each family that participated was promised support in healthy rehousing. Then, during the summer of 2015, Habitat staff began to work with Southwood residents to identify aspirations and values for the redevelopment of Southwood. Over the course of 108 interviews lasting on average 45 minutes each, staff had in-depth conversations with residents about what they valued about their current housing situation, the spaces in the neighborhood they liked, the services they found supportive of their families and their way of life, and the things they wanted to build on for the future. Transcripts of these conversations were combed for 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. 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Donde Reunirse •N•ft• • ogg -Fleg�g5If4ry d� ` • 4\aCt✓ A. CA CN:icklbtl lCP,i na 17 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 1 341 100% m In ACCESSORY UNIT Ili HABITAT ATTACHED MARKET RATE TOWNHOMESNNW MARKET RATE ATTACHED SENIOR HOUSING MARKET RATE DETACHED — HABITAT TOWNHOMES low i1M Ir pEM1w 4. 1I V LIVEIWORK MARKET RATE CONDO Healthy Housing Ecosystem SUPPORTIVE HOUSING� ACCESSORY UNITS SENIOR HOUSING HABITAT HOMES LIHTC — WORKFORCE LIVEIWORK MARKET RATE HOMES 0% 307 50% 60% 80% 100% 1207 INCOME LEVELS - 2018 AMI 19 "at a _ esidenteS actualeS A LUG MN DISPLACEMENT IQCI�i��ir� he�lihy �ehous�ny U )oices for each current render 0� i'he, i�ro,ilerpar�, _ %CUR FUNDAMENTAL: SIN VESKA1AMICO 0 0 {abIoojo A Prva �IUda�l�d� (e�dedre a_ nl�l'P1i'na ,.nYYA a RESIDENT -DRIVEN DESIGN Land Planning Workshops f leC�epa I� �W 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 representations of their preferences, allowing them to communicate in the language architects, engineers and planners use to discuss character and place. ---9 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" identifying that attached housing and smaller but meaningful open space resulted in greater access and opportunity for the entire community. Rezoning Approvals Land Planning Rezoning Site Planning 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 Block A, favoring higher density over less efficient land plans, and developed overarching design principles for Block B that would guide conversations with potential developers. r 1 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 • Committee Development Rezoning Design DevelopmentSite Plannia •� �� BLOCK 9 r �__/__ • 10 V • Rezoning Workshops J HC, . CALLEJONFALLEY CASA HOUSE CASA HOUSE CASA CALLEJON HOUSE ALLEY CASA HOUSE SE H� I HOUSE 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, more internal to the site, was desired to be more residential and neighborhood -focused in nature, while Block B, the neighborhood's primary !: t w x CALVE ROAD - WARKING ON 1 ONE SIDE ES?CIONAMIENTO N UN IAD04 — d THEMES 01. Rezoning Process 02. Block Design 03. Uses 04. Road Network 05. Road Design N 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 both Block A and Block B, but the majority of higher intensity non-residential uses restricted to Block B. 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 App ovals 7-17 Rezoning Design pment 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. Knowin where redevelopment 9 9n• 9 p p g 9 p 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 a 23 s 46to 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. GI/ 7.018 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 Site Planning !4 !r 000► } r w111rarow 000 Wro Early Adopter Cohort Development 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 25 KEY • REZONING •CONCEPT PLANNING • SITE PLANING • BUILDING OCOMPLETED FUTURE ENGAGEMENT ACTIVITIES Village by Village Approach 2018 Beginning in the summer of 2019, the Early Adopter cohort will come together to look at a higher level of detail at Block A, 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 neighborhoods in Block A 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. 7.018 IT N1i Q'i^.11(l�I1:,r11i,lr- 4 .�'�, ,\\) ram/ 1,1/r\`�\\ ♦ ,\I ,'fly rJr.�Ai ♦ ��.1`rl fP\ .1 ta! 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 Rezoning Future Phase OLD LYNCHBURG ROAD mixed use neighborhood center, community Paclllfies, similar to C3, C-5 perimeter neighborhood development patterns. similar to C-1, C-4 internal neighborhood development patterns, similar to C-2 street corridor _ v \open space & Bill sysfieem \ 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 Character Areas 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, edge neighborhoods are envisioned to have similar characteristics throughout the entire community. Internal neighborhoods are envisioned to have similar characteristics throughout the entire community. 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. Density will also vary throughout different sections of the community. The illustration communicates the variety of density through the saturation of colors. Areas with more saturated colors communicate areas envisioned to have higher density development. Generally the areas around the western entrance of Hickory Road from Old Lynchburg Road are envisioned to develop with a higher level of density and become the village center for the community. This location also corresponds to the Albemarle County's Comprehensive Plan for a neighborhood center. 27 •. '. ' — r v!i `t • • s 0Ai �' a . '• •: MW - k i s c _ j PREVIOUS ACTIVITIES GORE Vfi MummmiLl NoN DISPUCFME „pxmmn�+a•ix (em+r•.anw) _ •.•T �• 7'4 (��� 'a:.dmF,y 4wi rehwm g *no. -cw- �/wwnes wus�r wen •• ' I M � •c x-�,, i r r E..iw.,/vw�r 'rpr'"^�./'1/u•ze mow�97kt/.Uf""l(1Km •w J T".''L. r'YMis"sw.aN`we^w�"�` osoa,f.wenmn. e-wuw):n-�w- VALOR ruNDAMENTAALLANZABLseEv: SIN DVLG"NItr--aa..m.E..,ww.,ri.rc� �.v C'1. .. y *•�r•rr►�am'',-41 C,�G 4� '!.�. , �. '� l�J' J�W �y•, ��r�O► s � ` ..in`r..iPI ce� ::• "ram � mot.. � `w i 1 r (� r ...INITIAL ti•� .r 4��� Y� RESIDENT LED PLANNINGt7 . �� _ �� �►� w�wy £; ��• EFFORTS.... cpyA ..I � . ♦� . � IV1rti i ♦ �, beuC� �( kv i .♦ L • • • 1 _ •� ' �e9d. to •i' ' i�IF,`♦ '������� I previous-2016 2017 31 MAY 2018 11 JUNE2018 26 JULY 2018 •( IMF i A� . ' _— L — _ \ cM• Ll 'act • + Hsu m ® iJ_�'� $ y w A SUMMARY 07 AUGUST 2018 i • ,, ����. �• Its; Setback Vadallon Building Wall Variation -*(_ ttg 44� iiii Jiio SETback \ P I STEPback 4 A � 23 AUGUST 2018 3 we, THREE TYPES OF OPEN SPACE ' I , D H1 �� 1' G. ell i � �•� v� eve vwve n;.vw�P mm 27 SEPTEMBER 2018 mommmm ...FUTURE RESIDENT LED PLANNING EFFORTS.... TINNONS GROUP waterstreetstudio •• 29 30 Southwood Phase 1 Neighborhood Model Updates & Evolution Zoning Map Amendment 2018-003 Tax Map 90 + 76, Parcels 09000-00-00-001A0, 090A1-00-00-001EO, 07600-00-00-051AO Revision #1: July 2, 2018 Revision #2: January 7 2019 Updates & Evolution The following pages contain a summary of FIVE THEMES: opinions expressed during meetings with Albemarle County Board of Supervisors, Albemarle County Planning Commission, 1. BUILDING SCALE/ BLOCK B and Albemarle County Staff as well as a brief description of application modifications and responses found in our Code of Development. InAugust, the redevelopment team and Southwood residents met with representatives of Albemarle County including • Character Area Improvements • Provide Old Lynchburg Road Buffer/ Reduce Heights • Introduce Additional Building Regulations staff, appointed, and elected officials to review the rezoning 2. CONNECTIVITY materials for Phase 1 of the Southwood Redevelopment • Provide Dedicated Trail Buffer effort. The meeting was initiated by a brief presentation by Habitat staff and Southwood residents, followed by a lengthy • Pedestrian -Friendly Street Edge • Mandatory Connection at Character discussion of various elements of the redevelopment plan Area C-3 rezoning information, and the process going forward. 3. OPEN SPACE While the general direction of the meeting was positive and • Minimum requirement in C-5 constructive, it was clear our redevelopment team had more • Minimum requirement in C-4 work to do if we were to address the concerns expressed in the work session. To that end, we have conducted a • Minimum requirement in C-2 series of meetings with Southwood residents, Albemarle 4. CONTEXT staff, individual Planning Commission members, Board of Supervisor members, local neighbors„VDOTrepresentatives, • Commercial in C-5 and potential private development partners. Each focused on • Heat Map Development providing insight and guidance toward improvement of the • Greenway and Trails application materials. As a result, this booklet is a summary of "what we've heard"and the steps we've taken to amend adjust revisit and revise portions of our rezoning application. We've organized this summary along five major themes expressed during the August work session. 5. AFFORDABLE HOUSING • Tiger Team • Operational Agreement • Proffered Affordable Units RESIDENTS COUNTY PARTNER It CODE OF DEVELOPMEN 32 Concerns expressed: BUILDING SCALE / BLOCK B • How do buildings in block B relate to Old Lynchburg Road? • How do buildings in block B relate to scale of existing Southwood community? • How can we avoid out of scale and out of character buildings? ■ CHARACTER C-5 GREEN SPACE AND AMENITY AREA CHARACTER C-4 TRAIL BUFFER AREA ■ CHARACTER C-3 -- BLOCK BOUNDARIES IN CHARACTER C-2 y / CHARACTER C-1 V't' \ 0 ro �� C 4 Q a 1.1 ACRES 0 � C-3 095 ACRFS C-1 135ACRE5 C-2 1 E7 ACRES f_ C-1 IS ACRES Response 1: Character Area Improvements • Create more discrete character area variety in Block B • Add character area C-3 to portion of block B to improve transition of scale and rhythm of walkable 'nodes' • Focus most "intense" character area on Hickory Road (C-5) to create sense of entry to redevelopment community • Provide specific regulations to protect pedestrian experience om C-3Ra C-4 1 ACRES jf-4 ACRES X t Existing Southwood Neighborhood' F 1 _ I No rezoning of this time ON .e ♦ I i 040 /I lop Y o.C>3JW E5 _ � I i .�. / I . ♦ 44N Response 2: Provide Old Lynchburg Road Buffer/ Reduce Heights • Minimum 30 foot wide trail buffer along property boundary at Old Lynchburg Road • Buffer to include screening landscape features and foot trail • Building setback along property boundary at Old Lynchburg Road for character area C-4 and C-3 • Reduce allowable building heights with stepback regulations in C-4 and C-S and reduce allowable building height in C-4 Response 3: Introduce Additional Building Regulations • Regulations provide variation in setbacks and building height • Criteria for an ARB within Southwood sets the framework for internal regulation of building development and the creation of Form Based Code regulations • Regulations provide limits on building (or group of buildings) lengths at street facade BUILDING REGULATION DEFINITION DIAGRAMS PORCH/DECK ENCROACHMENT GARAGE SETBACK Ems` P LQ'O E� � „IIIiIIIIIIIIPT i�hI w OF Op�,S FFTS F 0. \� siOF P N Y�P� uRs PRIMARY BUILDING ENTRAN K \ O MOOR N� f Oq NMFNr c pRrM r qR r'4FgtFNrQ sfr Sr OPiFS CgOFgNCpO Ck N 33 Concerns expressed: CONNECTIVITY Between Block B and Block A Response 1: Provide Dedicated Trail Buffer Response 2: Pedestrian -Friendly Street Edge • Minimum 30' wide trail buffer along property Human -scale street edge created by building • How will residents in block Abe able to take boundary at Old Lynchburg Road will provide height and stepback regulations as well as advantage of amenities/ services in block B (and a pedestrian connection from non-residential setbacks. vice versa) without driving? activity at C-S (Hickory) to natural areas and residential districts 10 Q {I �' f, �.. 0 ;�' A v��C�O�OT9lT �OTtc,�T -3 1�y ys 0 —9" C OOO �O pyA�O s yFo FST 1 �04s9y .••..•. 1 -^ -� or n9�� ` Olo yFnvjs F,9 9ZCFs9� �� Q� 1 O �Ost��OP ; �c�G�r ' L���y o•P ` 006 0 V 00 / • 00WA �� I �� �III, ii �00 9Q� 10, 1 19c,TyyFST _A Response 3 Mandatory Connection at Character Area C-3 • The description of C-3'nodes' includes a requirement to allow pedestrians and cyclists to traverse from trail network to sidewalk network • Gathering spaces and buildings with different function, style, size, or configuration are encouraged in C-3 area • C-3 areas correspond with connections to Biscuit Run State Park as shown in latest master plan diagram 9S_v I D I it I I I &I I 0 XKI ITI T r1T1 I I I II I II I� I I I I I I I 54'-ROAD SURFACE 50'-BUFFER 6G'-PARKING BI'-51/f I I =1 I 9 !11-T e'mAI_ '�'KJ II T�II- I 1 II 1 I1111 _-ROAD SURFAC YJ-BUFFER 5'-tl' 6!'-PARKING M' 34 Concern expressed: OPEN SPACE How does the Code of Development ensure area for open spaces? Accessible and convenient and enjoyable to all Response 1: Minimum Requirement in C-5 • Minimum square foot area of open space within character area C-5 will be required • Location of space will be mandatory _ OLO LYNCH9URG 0.0M10 �' (/ r Response 2: Minimum Requirement in C-4 • Minimum square foot area of open space within character area C-4 • Flexible locations will be allowed • Notes regarding open spaces serving multi- family dwellings will be included in description • All qualifying open spaces counting toward calculations to be connected to either sidewalk network, trail network, or both Response 3: Minimum Requirement in C-2 • Minimum square foot area of open space within character area C-2 • Flexible arrangement and locations will be allowed • These spaces will be described as serving the needs of the adjacent neighborhood • All open spaces in C-2 to be connected to sidewalk network t� - - _--- .. i.. o1D LTNCHW0.G 0.w0 35 Concern expressed: CONTEXT Response 1: Commercial in C-5 • How does the application align with concepts • Include Character Area regulations near and goals expressed in the Comprehensive Hickory Street to provide commercial center Plan? as shown in the Comprehensive Plan • How does the application correspond to • Minimum of 5,000 sqft of commercial/non- or inform future Phases of Southwood residential space in C-5 redevelopment at the conceptual level? . Additional ground floor spaces at street level of C-5 to be convertible to non-residential uses in the future. 36 Response 2: Heat Map Development Response 3: Greenway and Trails • Phase 2 Heat Map concept identifies relative The Phase 1 plan provides trail buffer along intensity of future development Old Lynchburg Road to achieve the greenway • Mixed use neighborhood Center system noted in the Comprehensive Plan • Perimeter neighborhood development pattern Trail network concept takes advantage of natural features in Phase 2 • Internal neighborhood development pattern • Green spaces and trail systems a --------,-- 7, ltt�4� IUlldl %TIT for Humanity of Greater Charlot -sU y,Wwnnl �R C H I T E C T S I Original Submission Date: February 20, 2018 Revision #1: July 2, 2018 Revision #2: January 7, 2019 Megan Nedostup County of Albemarle - Department of Community Development 401 McIntire Road Charlottesville, VA 22902 RE: Southwood Phase 1 Zoning Map Amendment - Request for Substitution of Required Recreational Facilities and Areas Project: Southwood Redevelopment: Phase 1 Owner: Southwood Charlottesville LLC Representatives: Habitat for Humanity of Greater Charlottesville, BRW Architects Dear Megan Nedostup, Please consider this request to allow substitution of the recreational facilities requirements specified in chapter 18 section 4.16.2 of the Albemarle County Zoning Ordinance. Per the Code of Development of ZMA 2018-003, the Southwood Phase 1 density range is between 80 - 150 units in Block A and 70 - 250 units in Block B of the property. This waiver request is seeking a substitution to the type and number of recreational facilities required for the development in Block A and Block B. In Block A, he current proposed green space and amenity area of 8.3 acres (at the southern boundary of parcel 90A1-1E) is to have a pedestrian trail throughout as a passive use recreational amenity and will serve as a substitution for one (1) tot lot as required by 4.16. In Block B, the 1.06 acre Trail Buffer Area is to have a pedestrian trail throughout as a passive use recreational amenity, and will serve as a substitution for one (1) tot lot as required by 4.16. Block B is also required to have a 6,500sf civic space on or near Hickory Street that will be primarily available for public use, and will serve as a substitution for one (1) tot lot as required by 4.16. To make the case for the proposed substitution are the following points: • The project's 9.36 acre green space and amenity area with pedestrian trails will provide passive use recreation, a buffer and amenity, and, may provide potential connection to future trails, all within a quarter -mile of the entire Southwood Phase 1 development. The green space and amenity area is 27% of the proposed project's total area and the proposed trail is to be at least 3,000 feet in length and a minimum of 15,000 square feet of area. • The proposed project is within a half -mile of several existing Southwood community amenities - two playgrounds, one multipurpose sport court and two pedestrian trails (each 1,000 feet or bruce wardell, aia principal kurt keesecker, aia senior associate 112 fourth street ne charlottesville virginia 22902 [p] 434. 971. 7160 www.lo w-architects.com longer). A playground area is within a quarter -mile or less of the proposed project. See Diagram 1 below for proximity of existing amenities. BLOCK SOUTHWOOD % PHASE I I) I BOUNDARY PLAYGROUND BLOCK 4 i / Id 1/ ♦ 1> \ E%6BINGBRA10 � EXISTING PLAYGROUND EXISTING SPORT COURT Diagram 1 - proximity of existing amenities within adjacent Southwood Neighborhood March 18, 2019 Below, please find a summary of the required recreational area and facilities per 4.16 and a list of the proposed substitutions for the facilities within Southwood Phase 1. Required Recreational Facilities: Block A (150 max units, up to 150 units contributing to recreational facility requirements per 4.16): Up to three (3) Tot Lot(s) required to include: • One swing with 4 seats • 1 slide • 2 climbers • 1 buckabout or whirl • 2 benches One (1) V2 Basketball Court (30' x 30') Block B (300 max units, up to 300 units contributingto recreational facility requirements per 4.16): Up to five (5) Tot Lots required to include: • One swing with 4 seats 1 slide 2 climbers 1 buckabout or whirl 2 benches brute wardell, ao kurt keesecker, associate 112 fourth street ne charlottesville virginia 22902 [p] 434.971. 7160 if] 434. 971. 7166 www.brucewardel I.cam Three (3) Y2 Basketball Court (30' x 30') Proposed Recreational Facilities: Block A: One (1) Pedestrian Trail 2,000 linear feet • Class B type 1 primitive trail Up to two (2) Tot Lot(s) required to include: • One swing with 4 seats 1 slide 2 climbers 1 buckabout or whirl 2 benches Up to one (1) V2 Basketball Court (30' x 30') Block B: One (1) Pedestrian Trail 1,000 linear feet • Class B type 2 One (1) civic area • 6,500 square feet • On or near Hickory Street Up to two (2) Tot Lot(s) required to include: • One swing with 4 seats 1 slide 2 climbers 1 buckabout or whirl 2 benches Up to one (1) V2 Basketball Courts (30' x 30') Timeline: Proposed Recreational Facilities are to be completed according to Albemarle County Ordinance Chapter 18 section 4.16. Please consider this proposal for recreational facilities within Block A of the proposed project a valid substitution for the required recreational facility requirements. Thank you for your consideration of this request. Sincerely, Kurt Keesecker bruce wardell, aia kurt keesecker, associate 112 fourth street ne charlottesville virginia 22902 [p] 434.971. 7160 [f] 434. 971. 7166 www.brucewardel I.cam