HomeMy WebLinkAboutZMA202100013 Code of Development 2022-03-03Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
Southwood Phase II
A Neighborhood Model District
Code of Development
October 18, 2021
Revised February 21, 2022
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
Table of Contents
1.0 Introduction....................................................................................................
3
InternalARB....................................................................................................
5
2.0 Evaluation Criteria........................................................................................
6
3.0 Application Plan and Code of Development ........................................
9
Existing Conditions at Southwood..........................................................
9
4.0 Block Plan — General Description..........................................................
11
Blocks..............................................................................................................
11
5.0 Land Uses by Block.....................................................................................
13
Definitions.....................................................................................................
13
General and Supplemental Regulations ...............................................
13
6.0 Density and Square Footage by Land Use Classification ................
17
70 Built Form Requirements by Land Use Classification .......................
18
8.0 Green Space and Amenity Requirements by Block ..........................
20
Definitions.....................................................................................................
21
9.0 Framework Streets.....................................................................................
24
Possible Waiver Streets..............................................................................
24
TrafficImpact...............................................................................................
25
StreetSections.............................................................................................
25
10.0 Affordable Housing...................................................................................
26
11.0 Attachments................................................................................................
26
Page 2
Phase 2 Redevelopment Meeting, June 2021
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
1.0 Introduction
Most development in the Charlottesville/Albemarle area is greenfleld in nature. Traditionally, lands sold by
resident landowners are developed for new communities. Redevelopment of Southwood differs from this
traditional model in a number of ways: the most obvious of which is the existing trailer park community.
Currently, Southwood U a 120-acre residential trailer park serving the housing needs of roughly 1,300
residents of Albemarle County, residents who are the foundation of the vibrant community and culture that
exists today — but in an unsustainable physical environment.
The overall development philosophy envisions a multi -phase approach, allowing groups of residents to
design their replacement neighborhoods to their specific needs and desires. The replacement housing site
for the first of these cohorts, the early adopters, is located in Phase 1. The replacement housing site for
subsequent cohorts will be in Phase 2.
Southwood is located along Old Lynchburg Road, just south of the City of Charlottesville where the four
lane divided street transitions to a two-lane rural road (Figure 1). The property is within the Southern and
Western Neighborhoods Development Area, one of the County five designated Development Areas. It is
surrounded by a mixture of residential and institutional/public uses and shares its southern property line with
the Biscuit Run Park.
Phase 1 was planned within the project's undeveloped thirty-four acres that included the land swap tract
(part of the original Biscuit Run NMD) and perimeter areas that have hidden the trailer park for years. Within
this undeveloped acreage, resident planners provided for significant replacement housing and an increase
in the country's overall stock of affordable housing. The Phase 1 Code of Development established dwelling
units for a mixture of incomes and a mixture of uses, and provided the opportunity to continue the informal
services offered within the community into occupations or other business ventures.
The resident planners chose to start on greenheld lands to provide a way for the community to redevelop
without requiring on site rehousing. Phase 1 provides for the rehousing needs of a minimum of 90 Southwood
families, additional affordable opportunities via 121 Low Income Housing Tax Credit (LIHTC) apartments, and
a range of market -rate purchase options. As these families relocate into their new homes, redevelopment
opportunities open up within the existing trailer park, atlowing development to "leapfrog" from one area to
the next.
Phase 2 is planned within the 93.33 acres of the existing Southwood mobile home park. The maximum
number of proposed residential units in Phase 2 is 1,000 units. Included in this 1,000 units is the remainder of
the replacement housing which will increase the County s overall stock of affordable housing by hundreds
of units. Similar to Phase 1, Phase 2 will provide dwelling units for a mixture of incomes and will allow for a
variety of non-residential uses. Pursuant to the Uniform Relocation Assistance and Real Property Acquisition
Act (URA), Habitat provided General Information Notices (GIN) to Southwood residents in 2019. There are
currently 317 Southwood residents with GINS. Critically, Phase 2 will provide on -site housing options for
each Southwood resident with a GIN who wishes to remain.
The Conceptual Yield Study (Figure 2) provides a visual representation of one of the possible outcomes
provided through this Code. The drawing shows conceptual locations for the larger man-made elements
such as the street network, buildings and parking, and public areas.
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Figure l: Regional Context and Vicinity Map
Page 3
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
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DCS Design created this conceptual yield study
in 2021.
Figure 2: Conceptual Yield Study (for Illustrative purposes Only)
Page 4
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
In early 2021. Greater Charlottesville Habitat for Humanity finalized a redevelopment phasing plan to ensure
that existing Southwood residents will not be displaced during Phase 2 redevelopment. Habitat also hired a
Rehousing Manager to implement the plan. This plan allows the existing community to continue to be the
foundation of the redevelopment by keeping residents on site throughout the development process. Key
components of the community that would be lost through temporary off -site housing are preserved. For
example, children can continue to attend the same schools and families can remain in close proximity to
amenities like the Boys and Girls Club. Habitat's goal is to provide all necessary temporary housing on site,
although there may be certain circumstances requiring temporary housing to take place off -site.
This document was prepared with the comprehensive participation and approval of the resident planners
and represents their approach towards the redevelopment of their own neighborhood
Internal ARB
An internal Southwood Architectural Review Board will review individual submissions for a new building
or vitlage's compliance with the Southwood Community Design Guidelines which specifies requirements
for architecture, landscaping, buffer, screening and other standards. The Community Design Guidelines,
completed in April 2021, will be revised to include Phase 2. 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 was established prior to issuance of first building
permit in Phase 1 and will be composed of at least 51% legacy Southwood residents until the issuance of the
final certificate of occupancy for Phase 1. Before the first issuance of a building permit for Phase 2, the ARB
shall be composed of 100% Southwood residents and will remain in place at least until the issuance of the
final building permit for Phase 2.
Phase 2 Redevelopment Meeting, June 2021
Page 5
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
2.0 Evaluation Criteria
As envisioned :n the purpose and intent of the Neighborhood Model District set forth in Chapter 18 Section
20A.1 of the Albemarle County Code, the Plan of Development for Southwood has been designed to further
the following principles:
Pedestrian Orientation: This plan envisions sidewalks on all Framework Streets as well as a 5,000 foot trait
running from the terminus of the primitive trail within the green space area of Block 7 to the north eastern
edge of Block 12, providing pedestrians with varied and secure options for mobility through all areas of
Phase 2. Because of this redundant system, there may be locations where it would be appropriate to have a
sidewalk present on only one side of any Framework Street. This would require a waiver from the Planning
Commission during the site planning stage.
Mixture of Uses: Phase 2 allows for a wide range of commercial and residential uses, with the most intensive
uses focused in Blocks 25-34 along Hickory Street and less intensive uses in Blocks 16-24. The uses proposed
in this Zoning Map Amendment have been designated by community leaders and have been memorialized
in the enclosed use tables.
Neighborhood Centers: The Neighborhood Center Special Area begins at the intersection of Hickory Street
and Old Lynchburg Road. This area serves as the entrance to the new Southwood, and as such is the most
appropriate area for more intensive uses. Building regulations at this area support an appropriate scale to
create non-residential opportunities and an activated street edge.
Mixture of Housing Types and Affordability: The Habitat homeownership model, alongside affordable
rentals, provided by Habitat, and 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, condominiums,
apartments, and flexible use structures. At least two (2) different residential building typologies shall be
provided in each Block where residential uses are permitted to ensure a varied built environment. Additional
details about affordable housing are found on page 26.
Interconnected Streets and Transportation Networks: The main road network proposed for Phase 2 will
set a framework for developing a mouthed grid that both adapts to, and preserves the landscape to the
extent possible. It will enable an interconnected street system that will make travel intuitive. This network
will be established with the opportunity for logical connections into the future phases of Southwood
redevelopment and to the future Biscuit Run Park. This plan will prioritize a continuation and augmentation
of the existing transportation partnership between the City of Charlottesville and Albemarle County which
brings bus service to Southwood.
Multi -Modal Transportation Opportunities: The Southwood community wilt provide multi-modat
transportation opportunities to ensure that all residents are able to safely and efficiently travel to their jobs,
schools, and other resources in the area. Hickory Street will be pedestrian -oriented with sidewalks and at
least two stops for transit. An existing bus stop is located along Hickory Street near the center of Phase
2 but the project intends to encourage additional bus stops within the development where possible and
where requested by the Charlottesville Area Transit system. The project also intends to encourage bike and
pedestrian connectivity to a trait network outside of the Southwood community.
Page 6
Parks, Recreational Amenities, and Green Space: This plan proposes the preservation of more than 18
acres of natural green space made up of sensitive ecological zones such as floodplain, stream buffer and
steep slopes. Over 19 acres are provided that contain both active and passive recreation opportunities such
as a central park area, dog parks, playgrounds, trails, areas for informal play, and picnicking. Connections
to adjacent trails within Biscuit Run park will be provided, along with a potential trailhead, that will allow
the residents of Southwood to take advantage of programmed amenities that are located within walking
distance to Southwood in Biscuit Run Park.
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 some alleys to allow for rear-toaded parking whenever appropriate,
feasible, and allowable, and to minimize curb cuts. The parking plan allows Flexible solutions like surface lots,
on -street parking, and shared driveways to allow for ample parking that can be responsive to exact site and
conditions the future development presents. The parking requirements will allow Southwood residents to
have flexibility in Locating required residential parking spaces to allow the neighborhood design flexibility to
meet resident needs.
Redevelopment: This plan proposes the redevelopment of the existing Southwood Mobile Home Park into
a mixed -use, mixed -income community. All new buildings should orient towards streets when possible and
curbside parking should be provided along these streets where it is permitted by VDOT Public streets will
have sidewalks and street trees to create a comfortable and safe pedestrian environment. Existing natural
features will be preserved to the extent possible and several new green spaces will be created throughout
the community.
Respecting Terrain and Careful Grading and Re -Grading of 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 networks design will
respond directly to existing grades and promote the preservation of the natural areas at the edges of the site.
All development shalt comply with Chapter 18 Section 30.7 of the Albemarle County Code.
Clear Boundaries with Rural Areas: Southwood is located at the southern edge of the growth area and is
bordered to the south by County -teased 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. Southwood has provided green space string the property tine to allow for a
buffer and transition to Biscuit Run Park
Consistency with the Comprehensive Plan
The proposed community is consistent with the Comprehensive Plans designation of Urban Density
Residential with a Center and Parks and Green Systems. Urban Density Residential contemplates an average
density of 6.01-34 dwelling units per acre (DUA). At up to 1,000 units across the entire 93.33 acres the Project
density is 10.7 DUA, within the recommended range of the Comprehensive Plan. The net density of the
Project is approximately 15 DUA, based on 65.61 acreage available outside of environmental features and
areas designated as Parks and Green Systems, which is still well within the recommended density range of
the Comprehensive Plan. Existing R-2 zoning would permit approximately 187 dwelling units (not including
any bonus density), whereas the Comprehensive Plan Land Use Map calls for over 6 DUA, up to 34 DUA.
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
Objective 5 of the Development Areas chapter of the Comprehensive Plan is to "promote density within
the Development Areas to help create new compact urban places.' Therefore, it will further the goals of the
Future Land Use Plan of the Master Plan by providing up to 1,000 dwelling units (including affordable units)
close to employment areas and on an existing transit tine.
The Center designation and supporting language within the Master Plan specific to Southwood, recommends
a mixed -use community, and that a retail and/or services area should be provided for the neighborhood.
Phase 1 included 50,000 SF of non-residential; however, only a maximum of 10,000 SF will likely be
located there at the outset. Phase 2 is proposing up to 60,000 SF of non-residential which will address the
recommendations of the Master Plan to provide a mixed -use community and a retail and services area for
the neighborhood. It is anticipated that these uses may include a childcare center, community center Boys
and Girls Club, incubation space for resident businesses, and other commercial office and retail uses.
Proposed Impact on Public Facilities and Infrastructure
The Phase 2 development of Southwood will extend east on Hickory Street from the existing Old Lynchburg
Road enhance. Hickory Street will follow the existing road alignment to allow for phasing of development
within Phase 2, maintaining the commitment to non -displacement of current residents. Through VDOT
design standards, that portion of Hickory Street traveling through the Property will be transformed from a
private road to a public road that will provide a parallel public street and access off Old Lynchburg Road. The
Applicant will also engineer (at least 30% completion) to VDOT secondary public road standards that portion
of Hickory Street that extends off -site and involves several off -site properties from the southern boundary of
the Property to the intersection with Oak Hill Drive.
Redevelopment of Southwood Phase 2 will include upgrading Hickory Street from a private road to a public
thoroughfare, which will alleviate traffic on Old Lynchburg Road. The project will establish a parallel network
of transportation alternatives —Hickory Sheet for vehicles and pedestrians, and trails for walking. The Applicant
will design Hickory Street to VDOT public road standards with design and construction drawings to be
completed in 2022. The construction schedule of Hickory Street will depend on outside funding. Further,
the Applicant is proffering a 10-space parking lot for use as a park and ride or tratlhead, as determined by the
County (or contribution of $50,000 toward a public lot on public property).
Both water and sanitary utilities will be extended into the Phase 2 development. The existing sanitary line,
which follows the stream, along the south end of the parcel, is well positioned to accept the Flow from
the second phase of development. Connection to the existing sanitary line volt 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. This Project, if approved, will result in the decommissioning of
approximately 200 failing septic systems, replaced by public sewer.
The existing asbestos waterline network will be demolished in phases, supporting an overall phasing for the
second phase of development. All new development will feature new water metering, no longer relying
OR the master meter configuration for the current development. Coordination with the Rivanna Water and
Sewer Authority and Albemarle County Service Authority will continue as Phase 2 develops, including both
during the rezoning application and the site plan submissions. Due to the existing water and sewer users,
Habitat for Humanity will continue to work with the Albemarle County Service Authority (ACSA) as it relates
to credits for tap fees, as users are brought onto the system and the master meter is eventually phased out
completely.
Southwood primitive 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 Phases 1 and 2. Further,
the Southwood trail will be extended and connected to Biscuit Run Park by public interconnections. This
connectivity wilt extend the recreational opportunities and green space of Southwood through the 1,000+-
acre Biscuit Run Park affording the entire Southwood community unprecedented active and passive
recreational opportunities. This pedestrian connectivity will also mitigate the traffic impacts of Biscuit Runs
single entrance, providing a gateway into the park for the southern and western neighborhoods of the
county, obviating a long drive down Route 20 to the east.
The Southwood community is located in one of the County's Priority Areas. The Comprehensive Plan
identifies these as places where infrastructure is planned and needed to help support existing and proposed
development. The County believes that adequate infrastructure should be in place before or concurrent with
development to avoid adverse impacts of new developments on existing residents and property owners.
Southwood is in the Mountain View Elementary School district. Mountain View has been near or over capacity
for approximately five years. The closing of Yancey Elementary has contributed to the overcapacity problem.
In 2019, the Long -Range Planning Advisory Committee (LRPAC) recommended expanding and renovating
Mountain View Elementary as a short-term capacity solution. The County approved a $6.1M budget to
construct six new classrooms and cafeteria addition. The project is scheduled to begin construction this
year.
In 2021, the LRPAC recommended a Mountain View Capacity Project for long-term capacity solutions.
Following planning meetings of the Master Planning Study committee, County planning staff, and the
community held throughout 2021, consultant RRMM Architects issued its Mountain View Capacity Update on
December 2, 2021. The report notes that the following options that were considered but not recommended
based on participant input.
• Build new Early Childhood Eh e-K and K) building on Founders Place Site
• Move one or more grade levels from Mountain View Elementary School to Walton Middle School
• Build additions to increase capacity of Red Hill Elementary School by 200 students and redistrict
students from Mountain View Elementary School to Red Hill Elementary School
• Build a new 400-500 seat PE-2 school in the Mountain View Elementary School attendance zone.
Current Mountain View Elementary School becomes a 3-5 school
• Build additions on to Mountain View Elementary School to increase the capacity to 800-850 seats
• Build a new 800-850 seat school to replace Mountain View Elementary School on an acquired site
• Based on input received, the consultant recommended construction of a new 400-450 student
capacity elementary school that would increase overall capacity in conjunction with the existing,
expanded Mountain View. The timeline for completion of the new school, projected to cost $42M plus
land acquisition cost, is five years so that it potentially could be open for the 2026/27 school year.
The Subdivision Yield Analysis (prepared by Cooperative Strategies for Albemarle County Public Schools
on August 23, 2021) was provided by Schools as the most current and precise method for calculating the
potential number of students to be generated by a new residential development. Based on the applicable
multipliers for the estimated housing types, the maximum number of new homes in Phase 2 would add an
estimated 190 students to the school system over the 15-20 year build -out of Phase 2, 95 of whom would
be elementary students (Table 1). That is, the estimate of 190 new students is based on the maximum 1,000
units as if they were constructed at one time, whereas student numbers will increase incrementally over
the 15-20 year build -out of Phase 2. Moreover, Habitat homes are sold with deed covenants that tncentivize
tong -term home ownership. Therefore, children growing out of the school system will not be replaced by
new children at the frequency that would occur in homes held for shorter time periods.
Page 7
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
The County recognizes that the school district has an existing capacity challenge and will need to take
steps to solve the issue as the County's school population grows. Howeve, based on the extraordinary
affordable housing contribution that Southwood is making to the County, the Applicant is not able to give
the County a school site at no cost. As outlined in more detail below, providing affordable housing is very
costly and must be weighed against any applicant's ability to provide other contributions to public facilities.
The Applicant instead will proffer an approximately 5.7-acre school site for potential sale under certain terms
and conditions.
Habitat is a non-profit organization with a mission to provide safedecent, affordable housing to those
wdh lower incomes. The Greater Charlottesville Habitat is the most productive affiliate In the country for
a service area of its size, having averaged 20 homes built and sold annually over the past ten years and
having developed nine mixed income communities. Habitat sells homes at its cost to build, providing no -
interest loans specifically tailored to each homebuyer's manciat profile. Almost all sates involve deferred
and forgivable mortgages and other funding sources that further reduce the actual amount buyers pay. The
construction and development costs are funded by a complex combination of grants, donor funds, and
cross -subsidies from market rate lot sales. Far from profiting from providing affordable homes, Habitat leaves
substantial subsidy in every home it builds because the cost of construction far outweighs the amount its
buyers can afford. At Southwood, the sale of lots to market rate builders is critical to providing funding to
develop the infrastructure and build the affordable homes.
That means that the loss of a 5-6 acre site, at the density permitted, costs Habitat the revenue from the sale
of approximately 18 two -over -two townhome-styles condominiums (or even more mutti-family units). At
$85,000 per lot, this developable land is worth $1.5M per acre, and the forgone revenue from a school site
would exceed $9M. Habitat cannot simply give land of that value to the County without sacrificing its ability
to provide homes to needy families.
The County is interested in a school site on Block 34 of the Project, which is an area of the existing trailer
park that is on public sewer and so is not experiencing the severe infrastructure failures of other areas.
For that reason, Block 34 is slated to be the last area to be redeveloped in the project Residents in areas
experiencing septic backups and other serous quality of life issues must be relocated into new homes first.
Therefore, should the County decide to purchase and develop a school site in Block 34, it will need to accept
the responsibility of rehousing the families in the approximately 30 trailers in the potential school site area
who will be displaced many years sooner than planned.
TABLE 1: PHASE 2 PROJECTED STUDENT GENERATION
LLEM
MIDDLE
TOTAL
HIGH
TOTAL
TOTAL
SCHOOL
SCHOOL
NUMBER
SCHOOLS
NUMBER
NUMBER
STUDENT
STUDENT
OF MIDDLE
STUDENT
OF HIGH
OF UNITS
GENERATION
GENERATION
SCHOOL
GENERATION
SCHOOL
RATE
RATE
STUDENTS
RATE
STUDENTS
RENTAL
APARTMENTS
150
005
8
001
5
0.03
5
SINGLE FAMILY
500
0.14
l0
006
30
009
45
STACKED
350
005
18
002
7
001
4
TOWNHOUSES
TOTALS
1,000
95
42
53
TOTAL NUMBER OF PROJECTED STUDENTS IN SOUTHWOOD PHASE 2.190
Page 8
Impact on Environmental Features
This site is surrounded by natural features, such as streams, small areas of wetlands, and steep slopes.
Each feature defines this area and has become important to the resident community to be preserved and
honored in the Southwood redevelopment. 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 development.
The infrastructure and potential layouts carefully consider preserving these areaswhile 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 wilt 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 throughout the property and stormwater and sanitary pipes will
be located to minimize disturbance of steep slopes and environmental features. When utilities are required
to pass through steep slopes, all grades will be restored to their predevelopment state. All Residential Lots
shall be outside of stream buffers, preserved slopes, and f oodplatns to protect these sensitive areas.
Strategies for Shared Stormwater
Blocks 16-24will feature a mix of residential type units, but will primarily be of a lower density, resulting in less
impervious surface and therefore a lower amount of required water quality treatment. Conversely, Blocks
25-34 will feature a denser development, having a higher ratio of impervious surface and a greater need
for water quality treatment. While all Blocks will look to use non-proprietary measures such as btoretention,
infiltration, and preservation of wooded areas, Blocks 25-34 will most likely require some form of proprietary
treatment While all water quality measures approved by DEQ wilt be a part of our tootbox 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.
Water quantity requirements will be met on -site by outfalling directly to the stream, within the 100-year
floodplain, demonstrating they are 1% or less of the overall drainage patterns, or through meeting the energy
balance equation. Water quantity requirements will meet Virginia Stormwater Management Program (VSMP)
regulations. At least 75%of required nutrient reductions will be provided on -site by stormwater management
strategies.
Grading
An overtot grading plan and final design of retaining walls shalt be reviewed and approved in conjunction
with the site and subdivision development plans for Southwood Phase 2. Retaining walls shalt be a maximum
of six (6) feet in height, as measured from the top of wall to the finished grade at the bottom of the wall. The
overall retained height may exceed six (6) feet with multiple stepped walls or, at the discretion of the Director
of Community Development, in a single wall.
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
3.0 Application Plan and Code of Development
The following sections of this document include the Application Plan and the Code of Development for
Phase 2 and are designed to work together to detail the design approach and provide specific metrics for
the various design elements.
Existing Conditions at Southwood
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 roughly 1,300
people in 317 trailers on 93.33 acresand 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 20OZ Through the process of physical redevelopment,
Southwood will be transformed into a sustainable, mixed -income, mixed -use otlage without resident
displacement, transferring physical, legal, and emotional ownership of the neighborhood to the families and
neighbors who call it home.
The Southwood Mobile Home Park is served by private water and sewer systems. Public water is provided
through the park's private water distribution system. Wastewater north of Hickory Street is collected through
a private sewer network and eventually conveyed westward to the public sewer system. Wastewater south
of Hickory Street is collected via smaller networks and ultimately heated in septic fields. Both utility systems
are aged and failing.
Several septic fields have been located so far in Phase 2. All of these fields are failing and the remaining septic
fields throughout the property are expected to be in a similar condition. All new homes in the Southwood
community will be connected to public water and sewer.
Similarly, the private road network is aged and in need of significant repairs and upgrades to meet current
VDOT standards. Habitat intends to utilize Traditional Neighborhood Design standards (TND) for roads in the
development. All new public roads in the Southwood community will be constructed to VDOT standards.
During the Phase 1 planning processresident planners developed a Preliminary Phase 2 Regulating Block
Plan (Figure 3) to show how the concepts they created in Phase 1 could seamlessly extend into Phase 2. The
Preliminary Plan identified conceptual densities, a conceptual road network, and a neighborhood center.
The exhibit was included in the Phase 1 Code of Development to provide a general sense of what the
resident planners envisioned for Phase 2.
The Proposed Phase 2 Regulating Block Plan (Figure 4) developed for this rezoning is very similar to the
Preliminary Phase 2 Regulating Block Plan. In the Proposed Phase 2 Regulating Block Plan, the green space
buffer is maintained along the edges of the development. Lower density residential uses continue to border
the green space buffer, Biscuit Run Park, and the adjacent low -density Oak Hill neighborhood. Higher
density residential and non-residential uses are concentrated near the core of the development. Both the
Preliminary and Proposed Phase 2 Regulating Block Plans allow for Urban Density Mixed Uses on the eastern
side of the development along Hickory Street in the area of Blocks 30 and 34. This area may be ideal for
another center of high -density residential and/or mixed uses similar to the Piedmont Housing Alliance (PHA)
buildings in Blocks 11 and 12 of Phase 1.
One significant change is Neighborhood Mixed Use/Neighborhood Places is no longer a land Use
Classification in Phase 2 from the Phase 1 Code of Development. The intention of this land Use Classification
in the Phase 1 Code of Development was to designate areas to mediate intensity and provide connection.
During Phase 1 site planning, resident planners and Habitat staff found that these areas of mediation and
connection were organically established evenly throughout the site and did not need to be specifically
designated in the Code of Development.
Figure 3 also shows how Phase 1 and Phase 2 relate to one another. Where Phase 2 borders Phase 1, the
Land Use Classifications are mirrored to create a seamless transition between Phases. The main vehicular
connection between Phase 1 and Phase 2 is the Hickory Street thoroughfare. Another critical vehicular
connection will be at the intersection of Blocks 5, 716, and 21. Other vehicular and pedestrian connections
between the Phases shall be provided at appropriate locations to create connectivity.
The Proposed Phase 2 Regulating Block Plan is the basis for the Application Plan (Figure 5). This plan establishes
the Blocks which guide the development of the community. Additionally, it identifies Hickory Street as the
primary spine street, the first connection from Phase 1 to Phase 2, and the approximate locations of key
intersections connecting those roads to future neighborhood streets. It also establishes the location of the
trail network.
Existing utility infrastructure at Southwood is failing and it is creating challenges for construction crews as they develop Phase 1.
Page 9
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
CONCEMALLOCAiION
OF PHASE
3
RRURE PHASES OF DE ELOPM
Figure 3..- Preliminary Phase 2 Regulating Block Plan in context
Page 10
Figure 4: Proposed Phase 2 Regulating Block Plan in Context
Southwood Phase 11 — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
4.0 Block Plan — General Description
The project consists of generat areas that are characterized by land use as primarily green space, residential,
or mixed use. These areas may also include special designations, such as neighborhood center and place -
making locations, that are specifically identified by the County's Comprehensive Plan or through resident
engagement.
Blocks
Land use, density regulations, and built form characteristics in Southwood Phase 2 are govemed by Blocks.
The Framework Street network shown in Figure 5 helps to establish the layout of the Blocks. Hickory Street,
the existing main road through the Southwood community, is one of the Framework Streets in Phase 2.
Several other Framework Streets, with approximate locations shown by the black arrows, will be constructed
in Phase 2. The internal network of Framework Streets and other smaller streets is yet to be determined.
These networks will be developed during site planning meetings with the Southwood community. Every
effort wilt be made to ensure a high degree of connectivity throughout Phase 2.
Applicable setbacks and building regulations shall be measured from the adjacent right of way. Approximate
acreages of each Block are provided in the supporting tables. The actual acreage of Urban Density Mixed
Use Blocks may deviate by no more than 15%, however, all other Blocks may deviate by no more than 30%.
Green Space - Blocks 13 through 15
Blocks 13 through 15 designate green space along the perimeter of the development. While other Blocks
contain additional green spaces, these three Blocks are used to protect environmental features such as
floodgains, stream buffers, and preserved slopes and match those areas designated as Parks and Green
Systems within the Master Plan. The Green Space Blocks also provide visual softening and screening and
offer a natural amenity to the larger community.
Residential and Mixed Use - Blocks 16 through 34
Blocks 16-34 are primarily designated for residential use, although certain non-residential uses are permitted.
Density and intensity of non-residential uses vary by Block. In general, the core/interior of the community
wilt have higher density units and the edges wilt have lower density units. Similarly, non-residential uses will
appear more frequently in the core of the community and less frequently along the edges. The core of the
community can be characterized as the Blocks along Hickory Street and bordering Southwood Phase 1. The
edges of the community can be characterized as the Blocks that border the Green Space Blocks. These Blocks
wilt provide pedestrian connections from the street network to the perimeter hail network when possible.
"Place -making" reference points can be found throughout the edge Blocks. These place -making reference
points allow transition and connection between the developed community and the natural amenity and trail
system while creating a vaned pedestrian experience and destinationnodes' along the streets.
Multi -family residential units and commercial businesses will likely be located in parts of Blocks 25-27 and
Block 31, with the possibility for similar uses in parts of Blocks 30 and 34. These Blocks will provide an
opportunity for mixed -use and/or for neighborhood commercial centers, similar to those found in Blocks
11 and 12. This could allow for a further increase in the County stock of affordable rental housing and/or
bustnessincubation opportunities. At least three Residential Villages will be found throughout the community.
Residential Village
Blocks 21-24 allow for the most Flexibility in design and use per site conditions and the Code of Development.
These Residential Village areas will provide a mixture of housing types and allow for smaller residential
groupings on public or private amenities or streets. Alleys, greenways, and/or internal sidewalk connections
between residences and public amenities are permitted.
Neighborhood Center Special Area
A Center designation is shown in the County s master plan in the general area near the entrance of Hickory
Street and Old Lynchburg Road. As such, the Code of Development focuses the most intense and highest
density uses in this area. Through the use of building heights, existing and new buffers, building setbacks,
and top Floor stepbacks, the built form standards accommodate higher density and frame Hickory Street
while ensuring pedestrian orientation and guiding the focus away from Old Lynchburg Road and towards
the first internal intersection of the Southwood community.
Conceptual Rendering — Interior View of the Neighborhood Center Special Area
Page 11
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
BLOCK 1
I, —
PaLe 12
r i
J �
BLO(
BLOCK 8
\
I
1
I
/
Figure S: Application Plan
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
5.0 Land Uses by Block
Definitions
The following definitions supplant those found within Chapter 18 of the Albemarle County Code and in
some cases define new uses and supplemental design standards.
Accessory Apartments: A separate, independent dwelling unit clearly subordinate to the principal single-
family dwelling unit, as distinguished from a duplex, or other two-family dwelling.
Flexible Use Structure: A separate, independent, accessory structure detached from or attached to, and
located on the same parcel as the principal single-family dwelling unit, as distinguished from a duplex, or
other two-family dwelling.
Event Hall: A community space to be maintained by the neighborhood association or some other third -
party organization or business, that can accommodate a variety of special events, public assemblies, and
celebrations open to rent to the neighborhood and outside community. The event hall shalt comply with
minimum parking requirements for public assemblies in compliance with the Albemarle County Zoning
Ordinance.
Urban Agriculture: An agricultural use as defined in Chapter 18 Section 3.1 of the Albemarle County Code
notwithstanding any accessory processing facilities other than allowable accessory units, structures, and/or
sheds and including the keeping of allowable animals as described below.
General and Supplemental Regulations
Accessory Apartments: Each accessory apartment shall be subject to the following.
Not more than one (1) accessory apartment, attached or detached, shall be permitted with any single-family
dwelling.
a. The gross floor area devoted to an accessory apartment shall have a minimum gross floor area of 200
square feet and not exceed 1,000 square feet or 50% of total gross floor area of the main dwelling unit,
whichever is greater.
b. The gross floor area of an accessory apartment shall not be included in calculating the gross floor area
of the main dwelling unit for uses such as home occupations as provided in Chapter 18 Sections 5.2
and 5.2A of the Albemarle County Code and other similar uses in this chapter whose area within a
dwelling unit is regulated.
c. An accessory apartment shall enjoy all accessory uses availed to the main dwelling, except that no
accessory apartment shall be permitted as accessory to another accessory apartment.
d. A single-family dwelling which adds an accessory apartment shall be deemed to remain a single-
family dwelling and shall be considered one (1) dwelling unit for purposes of area and bulk regulations
of the district in which such dwelling is located. Accessory Apartments will not count against the
overall dwelling unit allowances.
e. The owner must reside in the main dwelling to which the apartment unit is accessory or the apartment
unit itself.
Flexible Use Structure: Each Flexible Use Structure shall be subject to the following_
a. Not more than one (1) Flexible Use Structure, attached or detached, shall be permitted with any single-
family dwelling.
b. The gross floor area devoted to a Flexible Use Structure shall have a minimum gross Floor area of 200
square feet and not exceed 1,000 square feet or 50% of total gross floor area of the main dwelling unit,
whichever is greater.
c. The gross floor area of the Flexible Use Structure shall not be included in calculating the gross floor
area of the main dwelling unit for uses such as home occupations as provided in Chapter 18 Sections
5.2 and 5.2A of the Albemarle County Code and other similar uses in this chapter whose area within a
dwelling unit is regulated.
d. Maximum footprint area of Flexible Use Structures shad be limited to 1,000 square feet or 50% of total
gross floor area of the main dwelling unit, whichever is greater.
e. Minimum height of Flexible Use Structures shall be to 10 feet. Maximum height shall be limited to equal
or less than that of the main building.
f. All Flexible Use Structures shall be located in the rear or side of the lot. Notwithstanding any other
requirements of this Code of Development, Flexible Use Structure setbacks shall be the same as for the
principal building with which it shares a lot, except for the rear or side yard setback, which shall be a
minimum of three (3) feet.
g. A single-family dwelling which adds a Flexible Use Structure shall be deemed to remain a single-family
dwelling and shall be considered one (1) dwelling unit for purposes of area and bulk regulations of
the district in which such dwelling is located. Flexible Use Structure will not count against the overall
dwelling unit allowances.
h. A Flexible Use Structure may contain a dwelling unit and/or any Home Occupation Class B subject to
special use permit and home occupation processes and regulations. A Flexible Use Structure may be a
combination of allowed uses, subject to permitting processes and regulations.
i. Not more than 20 Flexible Use Structures shall be permitted in Phase 2.
Page 13
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
Agricultural Use: An agricultural use shalt be permitted on tots comprised of detached single-family dwellings
and attached or semi-detached single-family dwellings (duplexes and townhomes) subject to the following.
a. The agricultural use may take place on a parcel subject to the following size requirements.
• The side and rear yard ("yard") shall beat 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 (Adequate Shelter definition: see Chapter 4 Article 1 Section 4-103 of the Albemarle
County Code).
In. Coops or structures must meet accessory structure setbacks (Chapter 18 Section 4.11.2 of the Albemarle
County Code).
c. The parcel shall have a Fly -proof container for animal waste.
d. Hens, goats, or bees maybe permitted on the parcel subject to the following:
• No more than seven (7) hens.
• No more than two (2) goats.
• Beekeeping is permitted per Chapter 18 Section 5.1.63 of the Albemarle County Code.
• On -site slaughter of one (1) of each animal type is permitted per calendar year.
e. Agricultural uses shalt not requite additional parking requirements beyond compliance with the parking
regulations for dwellings as described in this Code of Development.
Alley Parking: Perpendicular or parallel parking off of the alley.
Community Garden: A parcel on which gardening is the primary use.
Amenity -Oriented Lots: Notwithstanding Chapter 18 Sections 4.6.1 and 4.6.2 of the Albemarle County
Code, attached and detached residential units with the front of the lot facing a grass or hardscaped mall,
park, green 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 tot frontage may be obtained
by the amenity rather than a public or private street.
Mixed Use: Mixed Use in a single building (residential and non-Tesidential) is permitted.
Page 14
Parkin
Requirements of Chapter 18 Section 4.12 of the Albemarle County Code apply except for the following.
Modification of Location Requirements for Parking Spaces: The parking requirements for all residential
and non-residential uses may be met on -street, off-street, off an alley, in a parking lot, in a stand alone
parking lot, or in some similar parking situation as described in Table 2 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 he 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 shared parking and shared driveways shall be permitted.
Modification of Parking Requirements for All Multifamily Structures in Blocks 25-34: As an aggregate
total, the ratio of parking spaces to residential dwelling units in multifamily structures (as determined by
density count) will be a minimum of 1.5 spaces per dwelling unit.
TABLE 2: PARIUNG SPACE LOCATIONS
(PARKING RECUIREMENTS MAYBE MET IN ANY OF THE FOLLOWING LOCATIONS)
UNIT TYPE
(OFF-SITE)STAND
ONSITF(OFF
AHFV
ON-SFRFFT
GARAGE
ON OR
OFF3ITF
ALONE PARKING
STREE)
PARKING
PARKING
PARKING
SHARED
LOT ORBAY
PARKING
SINGLE FAMILY CARRIAGE
HOUSES, DUPLEXES,
TOWNHOMES, AND
X
X
X
X
X
OTHER DETACHED AND
ATTACHED UNITS
APARTMENTS AND
MULTIFAMILY
X
X
X
X
x
X
HOMESTAY (5.146)
X
X
X
X
X
X
NON-RESIDENTIAL USES
X
X
X
X
X
X
Southwood Phase 11 — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
Land Uses
All uses that reference a section of the Albemarle County Ordinance are to include
all uses, definitions, and interpretations as specified in the aforementioned ordinance
reference unless a use, otherwise listed in the ordinance reference, is separately and
explicitly listed in the use lists within this Code of Development. In this case, the zoning
administrator shall refer to the separate listing for this specific use.
The zoning administrator, after consultation with the director of planning and other
appropriate officials, may permit as a use by -right, a use not specifically permitted
provided that such use shall be similar to uses permitted by -right In general character and
more specifically, similar in terms of location requirements, operational characteristics,
visual impact, and traffic generation.
TABLE 3: RESIDENTIAL USES PERMETEED/PROHIBITED BY LAND USE CLASSIFICATION
NEIGHBORHOOD
URBAN DENSITY
DENSITY
RESIDENTIALVILLAGE
BLOCKS 13-15
BLOCKS I6-20
BLOCKS 21-24
BLOCKS 25-N
RESIDENTIAL USES
-
P
P
P
ACCESSORY USE AND
BUILDINGS, INCLUDING
-
P
P
P
STORAGE BUILDINGS
HOME OCCUPATION,
P
P
P
CLASS A (52)
DETACHED SINGLE
p
P
P
The
Nei hborhood
g
FAMILv
Center Special
BOARDING HOUSE
-
P
P
P
Area is an overlay
FAMILY DAY HOME
in the Urban
(5.156)
P
P
P
Density Mixed
Use land Use
GROUP HOMEIS.S.OFi
-
p
p
P
Classification;
therefore, It ME
MULTIFAMILY
-
P
P
P
have the same
SEMI-DETACHED AND
permitted/
ATTACHED SINGLE
prohibited
FAMILY INCLUDING
-
P
P
P
residential USeS as
DUPLEXES AND
TOWNHOMES
that Classification.
HOMESTAYS (5.148)
-
P
P
P
ACCESSORY
_
P
P
P
APARTMENT
FLEXIBLE USE
P
P
P
STRUCTURE
HOME OCCUPATION
_
SP
SP
SP
CLASS S22)
Note: All Residential Lots shall be outside of stream buffers, preserved slopes, and fioodplains.
Page 15
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
TABLE 4: NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY LAND USE CLASSIFICATION
NON-RESIDENTIAL USES
NEIGHBORHOOD
DENSITY
URBAN DENSITY
RESIDENTIAL VILLAGE
BLOCKS I3-15
BLOCKS I6-20
BLOCKS 21-24
BLOCKS 25-34
FARMERS MARKET (5149)
P
-
P
P
PUBLIC USES. ELECTRIC, GAS, OIL AND COMMUNICATION FACILITIES,
EXCLUDING TOWER STRUCTURES. OWNED AND OPERATED BY A
PUBLIC UTILITY
P
P
P
P
STORMWATER MANAGEMENT FACILITIES*
P
P
P
P
PUBLIC RECREATIONAL FACILITIES
P
P
P
P
TIER I AND TIER II WIRELESS SERVICE FACILITIES(5140)
P
-
-
P
PUBLIC PLAYGROUNDS AND PARKS
P
P
P
P
URBAN AGRICULTURE
P
P
P
P
COMMUNITYGARDEN
P
P
P
P
RETAIL STORE OR SERVICE (222LkIs
-
P
P
P
EATING ESTABLISHMENT
-
P
P
P
STORAGE YARD
-
P
P
P
The Neighborhood
RELIGIOUS ASSEMBLY
-
P
P
P
Center Special Area is
PUBLIC USES.
-
P
P
P
an overlay in the Urban
Density Mixed Use
COMMUNITY CENTER (S.104/5.1.27) OR NEIGHBORHOOD CENTER
-
P
P
P
land use classification,
TEMPORARY CONSTRUCTION USES(5.1.18)
-
P
P
P
therefore, It Will have
STAND-ALONE PARKING STRUCTURES
-
P
P
P
the same permitted/
MIXED USE
-
P
P
P
prohibited non-
that
CHILD CARE CENTER FACILITY (5.106)
-
-
-
P
residential uses as
classification.
ASSISTED LIVING
-
-
-
P
PRIVATESCHOOL
-
-
-
P
LAUNDROMAT
-
-
-
P
FINANCIALINSTITUTION
-
-
-
P
MEDICAL OFFICE
-
-
-
P
OFFICES
-
-
-
P
CLUBS AND LODGES is 102)
-
-
-
P
LABORATORIES/RESEARCH/DEVELOPMEWrFESTING
-
-
-
P
MANUFACNMNG/PROCESSING/ASSEMBLY/FABRICATION
-
-
-
P
EVENT HALL
-
-
-
P
INDOOR ATHLETIC FACILITIES
-
-
-
P
COMMERCIAL RECREATIONAL ESTABLISHMENT
-
FUNERAL HOME
-
-
-
P.
Note: The following uses, white permitted in the Green Space and Buffer land use classification, are not permitted in stream buffers. Farmers Market, Public Recreational
Facilities, Tier I and II Wireless Service Facilities, Public Playgrounds and Parks, Urban Agriculture, and Community Gardens.
*Within outer 50 feet — only with mitigation or as required by the Water Protection Ordinance of the Albemarle County Code.
Page 16
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
6.0 Density and Square Footage by land Use Classification
Table 5 Provides the metrics for development of each Block. These metrics are subject to the following
conditions:
1. The final acreage and number of dwelling units per Block may vary by no more than 15% in Urban
Density Mixed Use Blocks and no more than 30% in all other Blocks, so long as the number of dwetling
units does not exceed the total minimums and maximums allowed across the entire development.
2. The total minimum number of dwelling units shall be achieved.
3. The total maximum number of dwellings shall not be exceeded.
4. At least two (2) different residential uses (see Table 3) shall be provided in each Block in which residential
uses are permitted.
5. The total gross maximum square footage of non-residential uses shall not exceed 60,000 square feet.
6. Retail stores and services in Blocks 16-24 shall not exceed aground footprint of 1,600 net square feet.
7 Eating establishments in Blocks 16-24 shall not exceed aground footprint of 1,600 net square feet.
The Center designation and supporting language within the Master Plan specific to Southwood recommends
a mixed -use community and a retail and/or services area in the neighborhood. Phase 1 included 50,000 SF
of non-residential, however no more than 10,000 SF is expected to be built within that Phase. Phase 2 is
proposing up to 60,000 SF of non-residential which will address the recommendations of the Master Plan
to provide a mixed -use community and a retail and services area for the neighborhood. It is anticipated
that these uses may include such uses as a childcare center, incubation space for resident businesses, a
community center, and office space.
TABLE 5: DENSITY REGULATIONS BY LAND USE CLASSIFICATION SUMMARY
NON-
RESIDENTIAL USE
RESIDENTIAL
DENSITY
USES
LAND USE
BLOCKS
RANGE (UNITS/
AREA (AC)
MNIMUM
MAXIMUM
MAXIMUM
DESIGNATION
ACRE)
POSSIBLE
POSSIBLE
NON -
DWELLING
DWELLING
RESIDENTIAL
UNITS
UNITS
BUILDING 69
BLOCKS I3-15
0
2040
0
0
0
NEIGHBORHOOD
BLOCKS I6-20
4-I8
1415
57
255
5,000
DENSITY
URBAN DENSITY
RESIDENTIAL
BLOCKS 21-24
8-22
1/90
143
394
5,000
VILLAGE
URBAN DENSITY
MIXED USE
B OCE 25 - 34
8-34
40.93
327
1000
50000
The Neighborhood Center Special Area is an overlay in the Urban Density Mixed Use land
use classification; therefore, it will have the same density regulations as that classification.
1071
TOTALS
(GROSS
9333
527
1,000
60,000
DENSITY)
Page 17
Southwood Phase 11 — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
7.0 Built Form Requirements by Land Use Classification
TABLE 6: SETBACK AND BUILDING REGULATIONS BY LAND USE CLASSIFICATION/OVERLAY
NEIGHBORHOOD
URBAN DENSITY
-
REQUIREMENT
DENSITY
RESIDENTIAL VILLAGE
BUILDING HEIGHT
MIN
NO MIN
NO MIN
2STORIES
2STORIES
MAX
3STORIES OR 35
4STORIES OR 55'
4STORIES OR 55'
5STORIES OR 65'
FRONT SETBACK
MIN
5'
5"
5'
10'
MAX
25'
25'
tax
28^
STEPSACM
MIN
NA
NA
FRONTS SHALL ORIENT TOWARDS HICKORY
15'D
FRONTS SHALL ORIENT TOWARDS HICKORY`
15�
AT BUILDING HEIGHT OF
40'
4 STORIES OR 55'
SIDESETBACK
MIN
3'
3'
5'
10'
MAX
NO MAX
NO MAX
NO MAX
NO MAX
REARSETBACK
MIN
NO MIN
5'
5'
10'
MAX
NO MAX
NO MAX
NO MAX
I NO MAX
TRAIL BUFFER SETBACK
MIN
NA
NA
20'MIN
20'MIN
MAX
NO MAX
NO MAX
GARAGE SETBACK
FRAMEWORK STREET FACING GARAGE OPENINGS AND/OR GARAGE DOORS ARE NOT ALLOWED
FROM ACCESS MIN/MAX
TO COMPLY WITH 4ITINO MAX
TO COMPLY WITH 419D/NQ MAX
IN THESE BLOCKS - ALL GARAGE ACCESS MUST BE SIDE LOADED. RELEGATED TO THE REAR OF
THE BUILDING, OR ACCESSED FROM A NON -FRAMEWORK STREET OR ALLEY
MAX PORCH AND DECK
ENCROACHMENT
4.
4.
4.
9.
MAX SAVE AND OVERHANG
ENCROACHMENT
2.
2'
3.
3'
SINGLE BUILDING FOOTPRINT
MAX NON-RESIDENTIAL
31000 SF
3,000 SF
20,000 SF
20,000 SF
STREET FACING BUILDING LENGTH
MIN
NO MIN
NO MIN
NO MIN
50'
MAX
200"
200'
200"
275'
MIN AIR PASSAGE WIDTH
10'
10'
10'
It
A Up to an additional 22' of front setback may be provided for non-residential and mixed -use buildings for
use as a front patio or courtyard and shalt not exceed 25% of the length of the front facade.
e The wall plane of all street facing garages must be set back a minimum distance of three feet (3') from the
primary street facing building facade or from the front porch.
r A stepback is not required for buildings with a front setback of at least 15''
Stepbacks apply to non-residential and multifamily residential buildings only.
EAny building constructed adjacent to Hickory Street should have at least one primary entrance facing
Hickory Street, architectural design elements, and/or green space/pocket park that create a front to the street
(i.e. wrap around porch and windows, pocket park with gathering area). In no case will the rear of a building
face Hickory Street.
Page 18
Note: Coops, other agricultural use structures, and other accessory buildings except for Flexible Use Structures
and Accessory Apartments must meet accessory structure setbacks (4.11.2).
Note: Flexible Use Structures as defined in the Code of Development have the same minimum setbacks
as the principal buildings With which they share a lot except for rear and side setbacks, which shall be a
minimum of 3''
Southwood Phase 11 — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
TABLE 7: SETRACH AND BUILDING REGULATIONS BY LAND USE CLASSIFICATION/OVERLAY
NFlGH00RHOOD
URBAN DENSITY
NEIGHBORHOOD CENTER
DENSITY
RESIDENTIAL VILLAGE
966.
SPECIAL AREA
Q
5 STORIES OR 65- MAX
2' FAVE/OVERHANG
`ICI
3-EAVE/OVERHANG
HOT W/ 15SETBACK
OR STEPBACK 655'
ENCROACHMENT
2'EAVE/OVERHANG
ENCROACHMENT
t ENCROACHMENT
p
��
BG
KAO
B� N\FsS
Ate X
.�,.� aLa/Mqk
i�'4�
aMM
NG
fie? A'GX
_
� FM�
.9
'd"'d"
BHA Ry
SUMMARY ILLUSTRATIVE
DIAGRAM
J' PORCH/DEC
3'MIN SIOE
SHIFT N SIpE
ENCROACHMENT
SETBACK
SETBACK
AN ".NAF22'
3 STORIES OR
4510RIES OR
SETBACK ITS%MAx.,
3' MIN SIDE 35'MAX HGT
4STORIES OR
4'PORCH/DECK 55-MA%HEIGHT
4'PORCH/DECK 55'MAX HGT
9'PORCH/PECK
FRONT LOAD GARAGETO
ENCROACHMENT
ENCROACHMENT W/15'
SS/PBACK'd
ENCROACHMENT
CONFORM W14.19 WI MIN.3' SETBACK
5' MIN. TS' MA%FRONT
5' MIN.18' MA%FRONT
SETBACK W'
10 MIN. 28'MA%FRONT
5'MIN. 25-MAX FRONT
SETBACK
SETBACK
SETBACK
SUMMARY ILLUSTRATIVE
vv vv
MEET
SECTIONS
"-
vvv ov
—IIHI,=III
� II��Ip
_
IIIII I I�IL�IIIi 117WIp�
I I III..ID- I II I I TI Ill I. Ill_
General Notes Applicable to All Blocks
1. All buildings adjacent to a Framework Street must have a minimum of one primary entrance facing
the Framework Street. Comer buildings (facing two Framework Streets) may choose which Framework
Street will receive the primary entrance.
2. Floor to Floor height for the ground Floor as measured from the Finish Floor Elevation facing Hickory
Street, will be a minimum of 12'-0" regardless of use for buildings in the Neighborhood Center Special
Area.
3. Building height is defined per Albemarle County Zoning Ordinance.
4. Side and rear minimum setbacks for any primary structure shall be constructed and separated in
accordance with the current edition of the building code. side setbacks for buildings that share a
common wall may be 0'.
5. Street Facing Building Length is de(lned as the single or aggregate combined Length of any building(s)
facing a Framework Street without an open air passage to the rear of the parcel or a Courtyard.
6. All maximum building heights shall allow for exceptions and projections per Chapter 18 Sections
4.10.3.2 and 4.10.3.3 of the Albemarle County Code. When the maximum height regulation in Table 6 is
given in feet and stories, it shall be limited to whichever value is less.
Z Setbacks are measured from any Framework Street right-of-way, or back of sidewalk if sidewalk is
outside of right-of-way, lot line, or trail buffer, if one is present, or Old Lynchburg Road.
Page 19
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
8.0 Green Space and Amenity Requirements by Block
Southwood is surrounded by natural features such as streams, small areas of wetlands,
and steep slopes, which residents hope to preserve and honor in the redevelopment
of the community. Infrastructure will be planned to carefully preserve these areas
and the creation of trail networks and pedestrian connections will provide access to
these natural features for the community to enjoy.
Active and passive amenity spaces are also important to the Southwood community.
Residents value places to gather and spend time together. During Phase 2 planning
meetings, residents shared that they appreciate having several parks dispersed
throughout the neighborhood. To ensure that this is achieved, amenity spaces are
dispersed throughout every Block with planned residential uses in Phase 2 (Figure 8).
Table 8 provides a detailed summary of the minimum required Green Spaces and
Amenity Spaces in each Block. The exact location and size of these spaces will be
determined at the site planning stage.
Biscuit Run Park
Biscuit Run Park is a planned County Park immediately adjacent to Southwood Phase
2. There are a number of active and passive recreational amenities planned for the
Park. The Biscuit Run County Park Master Plan (Figure 6), approved by the Board of
Supervisors in 2018, includes active recreational areas that will be easily accessible to
Southwood residents. A paved multi -use trail and an activity area to include elements
such as informal play lawns, nature -based playgrounds, walks and paths, and shade
shelters are some of the planned amenities in the Biscuit Run Park. This area is within
Ya to Yz mile walking distance of the majority of the residents of Southwood Phase
2, and within a mile to all the residents in Phase 2. Southwood Phase 2 is providing
pedestrian connections to the planned trail system within Biscuit Run Park.
Page 20
DESIGN KEY N.ET�A.MNKa -
.� PARK ACCESS AT
_ 1 HICKORY STREET /
ON -STREET PARKING
FOR
LOCALACCESS
Arvmu PEDESTRIAN IMPROVE
M.N.
T • TRMLKFAD
110
PROGRAM ELEMENTS
INFORMAL PLAY LAWNS
NATURE BASED PLAYGROUND
MLKS S PATHS
PARK ENTRANCE AT
OLD LYNCHBURG RD
SOUTHWOOD
PHASE 2
a BIKE CONNECTIONS
OLD LYNCHBURG
ROAD
1 CIRCUI
y
CONNECTIONS
BIKPOTENE
le RI
_/
ACTIVITY
AREA
PROGRAM ELEMENTS
---------------
SHELTERS
.PLAYGROUND
DOGPARK VIRGINIA POLO
INFORMAL PLAY Lawxs CENTER
xs
HASxETBALL
PARKING
NEIGHBORHOOD ACTIVITY ARE
BISCUIT RUN COUNTY PARK MASTER PLAN
COUNTY OF ALBEMARLE, VIRGINIA
MARCH 06. 2019
ARE \
I
/
r
1
/
1
MTN BIKE
TRAILARET
Figure 6.- Biscuit Run County Park Master Plan
CIRCULATOR
TROL
.NATURE BASED PLAY
GROUND
WALKS BPATNS
1 IRE
XSTORCNNTEFPR / ETATIOx
RIF
i/
MTN
i
LTFV O PROGRAM
BIKE AREA
/cIre PROGRAM ELEMENTS
LAT NOT FOR PEDESTRIAN USE
� Iki BUILT
vnKs STAFF a
F: , LOCALBIKECLUBVOLUN
-
` TEENS
RIF
SUIT US,
TROLA
' MTN':
TRAIL 4F
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
Definitions
Trail Amenities
An important amenity of this project is a pedestrian hail originating at the terminus of the primitive trail within
the green space area of Block 7 The trail will continue north through Block 13 and will loop around Area B
where it will eventually cross Hickory Street and continue along the northern edge of the redevelopment area.
The trail will connect to the Phase 1 trail and/or sidewalk network when the trail reaches the north eastern
edge of Block 12. The field -located hail amenity is to be roughly within a quarter -mile of any residential unit
in Southwood Phase 2 and should be consistent with the County design standards for a'Class B type 1
primitive trail' (Figure 7). The general location of the trail is shown in Figure 8; however, exact trail locations
shall be determined by the Owner based on site conditions. Once the Phase 1 and Phase 2 trails are linked
together, they will create a network that borders and crisscrosses the entire Southwood community. The
network is also intended to help complete and connect to any potential future regional hails built by others
in this southwestern area of the County.
Pedestrian Connection Area
The Pedestrian Connection Area is a landscaped area with a minimum total width of 10which 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 the primitive trail which borders Phase 2. 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 the Pedestrian Connection Area, the planting mix will
contain a minimum quantity and variable locations/groupings of the following materials in addition to the
trail surface. 4 flowering trees, 4 medium shrubs. See Figure 8 for conceptual locations of the Pedestrian
Connection Areas. Exact locations will be determined at the site planning stage.
Passive Recreation Area
The Passive Recreation Area includes areas in and around the stream and other unprogrammed areas
within Southwood Phase 2. These areas will serve as amenity space for unorganized recreation such as bird
watching, picnicking, kite flying, sledding, informal play, water play, walking frisbee throwing, dog walking,
nature photography and the like. These areas may connect to the trail system and other programmed
amenities in the community.
Neighborhood Park
A Neighborhood Park is defined as a minimum of 1000 SF of contiguous land that is suitable for a variety
of activities. The specific size of each planned Neighborhood Park is shown in Table 8. The area must have
adequate drainage and proper proportions for activities and gathering. This area must be open to the public
and must be accessible from a public way by pedestrians and cyclists. The area may be used for passive
recreation or a variety of active -use recreational activities, such as a basketball or sport court, sport field
playground, dog park, or other uses. When possible, Resident Planners will design the Neighborhood Parks at
the site planning stage and will determine their uses during this process. Amenities and facilities appropriate
to the recreational use or uses must be provided. Active recreation areas should have a slope of less than
10%.
Active Use Recreational Area
The Active Use Recreational Area is defined as a minimum of 6,500 SF of contiguous land that is suitable for
a variety of recreational activities. The specific size of each planned Active Use Recreational Area is shown
in Table 8. The area must have adequate drainage and proper proportions for people to gather. This area
must be open to the public and must be accessible from Hickory Street by pedestrians and cyclists. This area
may have a variety of functions during any given day, week, season, or year and is intended to be flexible
to serve multiple purposes. The area may be used for a variety of active -use recreational activities, such as
a basketball or sport court, sport field, playground, dog park, or other uses. Resident planners wilt design the
Active Use Recreational Areas at the site planning stage and will determine their uses during this process.
Central Park
A Central Park is defined as an area more than 50,000 SF, that is suitable for a variety of both passive and
active recreational uses. A Central Park should be open to the public and may have a variety of functions
during any given day, week, season, or year. It is intended to be flexible to serve multiple purposes which will
be determined by resident planners at the site planning stage. A Central Park most have adequate drainage
and should be accessible from the street by pedestrians and cyclists.
IMPACTED EARTH,
,RDWOOD BARK,
JLCH, OR
IMPACTED STONE
IST
IMPACTED
BGRADE
tpPR�
�O
�kx'�VO
Figure 7. Primitive Trail Section Diagram
Page 21
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
TABLES MINIMUM GREEN SPACE AND AMENITY REQUIREMENTS BY BLOCK
BLOCK
STEEP
SLOPES (AC.)
STREAM
BUFFER (AC)
RECREATIONAL AMENITIES AND CIVIC SPACE
TRAIL
It PATH
AMENITY
(AC)
AMENITY TYPE AND MINIMUM SIZE (SF)
SIZE (AC)
13
2AS
245
511
PASSIVE RECREATION AREA
349
026
128
14
278
3.85
6.63
PASSIVE RECREATION AREA
753
024
3.92
IS
272
395
649
PASSIVE RECREATION AREA
435
024
0.84
16
NEIGHBORHOOD PARK (1,000 AS)
002
002
17
2 NEIGHBORHOOD PARKS IL000 SF EACH)
0.05
005
18
2 NEIGHBORHOOD PARKS (1,000 SF EACH)
005
005
19
NEIGHBORHOOD PARK (LOBO SIR + NEIGHBORHOOD PARK(12,000 SF)
030
030
20
2 NEIGHBORHOOD PARKS (1,000 SF EACH)
005
005
21
NEIGHBORHOOD PARK(LOOO SF)
002
002
22
ACTIVE USE RECREATIONAL AREA (6,500SB
015
015
23
2 ACTIVE USE RECREATIONAL AREAS (8,000 SF EACH) 12
NEIGHBORHOOD PARKS (1,000 SF EACH)
041
Q41
24
ACTIVE USE RECREATIONAL AREA (6.500 SF)
015
015
25
2 NEIGHBORHOOD PARKS (1,000 SF EACH)
005
OAS
26
NEIGHBORHOOD PARK (1,000 SF)
0.02
002
25
NEIGHBORHOOD PARK(L)00 SE)
002
002
28
CENTRAL PARK 150,000 SFI
115
1.15
29
NEIGHBORHOOD PARK(LOOO SF)
002
002
30
ACTIVE USE RECREATIONAL AREA (6,500 SP) I NEIGHBORHOOD PARK
(1,000 SF)
0.15
0.0S
0.22
31
2 ACTIVE USE RECREATIONAL AREAS 16,500 SF BACK + NEIGHBORHOOD
PARK IS 000 SF)
032
032
32
NEIGHBORHOOD PARK (LD00 SF)
0.02
002
33it
2 NEIGHBORHOOD PARKS (1,000 SF EACH)
005
005
34
2 ACTIVE USE RECREATIONAL AREAS(8,000 SF EACH)
035
003
U40
TOTALS
PROVIDED
816
1005
Notes: Proposed Amenity and Civic Spaces may be relocated to other Blocks within the same Area at the time of final engineering as long as the total minimum
Amenity and Civic Space acreages in each Area are maintained. These spaces may also vary in size, but in no case will reductions in any size of a particular space
lower the total provided green space below the minimum. Amenity and Civic Spaces may be aggregated together within Areas. One hundred percent of the
residential units in Phase 2 will be within a one -quarter mile walk of an Amenity and Civic Space.
Page 22
TOTAL GREEN SPACE AND AMENITIES
AND CIVIC SPACE PROVIDED:
2772 ACRES
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
"Exact locations of the amenity spaces and tralyonnections )
will be determined at the site planning stage 1
r �
1 / /
BLOCK 10
I
BLOCK 8
BLOCK 1
BLOCK 1
-1,,25 ACJ
/ BLOCK
' k 1
BLOCK 9'
BLOCK 11
BLOCK25
Ld 5.]2 AC.)
l3
BLOCK 22 BLOCK 28
(3.18 AC.) BLOCK 26
BLOC 5
BLOCK 6
BLOCK 4
OCK 16
(2.09AC) p- y
,✓' BLOCK 13
(6.39 AC.)
/
LOCK 17
—)► = Conceptual Location of a
OCK]
Pedestrian Connection Area
F (3.11 AC.)
Conceptual Location of a
/
Bike/Pedestrian Connection
Z -
to Biscuit Run Park"
S
1:f = 1,000 SF Amenity
^� BLOCK 23
9.59 AC.)
i i = 6,500 SF Amenity
\
III
= 8,000 SF Amenity
=12,000 SF Amenity
t --^j
BLOCK 18
- 5g000 SF Amenity
\\�
(4.30 AC.)
g
BLOCK 2]
(2.30 AC.)
BLOCK 28
(3.59 AC.)
, BLOCK 12
BLOCK 31
(8]] AC.)
$ BLOCK 32
0p0 (3.21 AC.)
P�
k21
BLOCK 14
(6 ]0 AC_)
t
`As shown in the 2019 Biscuit Run County
Park Master Plan / — ✓ 4
Figure & Conceptual Location ofAmenityAreas
LEGEND
_
PRc OsEUFgnmtwwusrREe
aRWO DNsRGSv FrEss
.R Di s.n aam Es
PfflMFrNETFbNL
BLOCK 19
N
(1.84 AC.)
BLOCK 24
(3.88 AC.)
BLOCK 15%I
(] 31 AC_)
BLOCK 33
(4.24 AC.)
BLOCK 20
(281 AC )
I �
BLOCK 34
(5 24 AC J
BLOCK W.)
Page 23
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
9.0 Framework Streets
The street and pedestrian system for Southwood Phase 2 shall extend the connective framework of the
community developed in Phase 1. The Phase 2 framework will extend east along Hickory Street beyond the
intersection with Hanson Road. All buildings along Hickory Street must face the road, creating the "main
street" of the community. A Neighborhood Center Special Area is located along the initial section of Hickory
Street in Phase 2, and the streetscape becomes more residential to the east. The internal street systems to
the North and South of Hickory Street have a variety of on -street parking options, with block dimensions
that reinforce the scale and configuration of the community, maximizing connection and minimizing dead -
ends and cul-de-sacs. Internal roads should connect to existing roads in Phase 1 either for automobile or
pedestrian traffic when possible.
Associated with the street system is a network of sidewalks and pedestrian connection areas that separates
pedestrians from vehicles. This system provides safe and coherent connections between various areas of the
community and links the network of internal sidewalks to the trail system at specifically identified pedestrian
connection areas.
Figure 9: Framework Streets Technical Plan
Page 24
The scale and configuration of road types vary in relationship to the density of development. If additional
roads are designated at the site planning stage, these additional roads will not be considered Framework
Streets and will serve more utilitarian purposes. These non -Framework Streets are intended to be public right-
of-way where possibte: however, some may be private and secondary. 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-
fnendly streets.
Possible Waiver Streets
In addition to the Framework Street sections provided within this Code of Development, the neighborhood
is considering waivers to allow for road elements that deviate from current County and VDOT Standards.
These modified road sections will continue to provide safe streets while integrating specific resident values
and site constraints. As shown in Figures 10-12, 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.
Figure10: Waiver Diagram
Reverse location of the planting strip and the
sidewalk provides the perception of larger
front yards and increased green space.
Figure if Waiver Diagram
A Yield Street allows for a reduced travel
lane and provides on -street parking to calm
traffic.
Figum I2: Waiver Diagram
To alto, for a reduced sidewalk next to the
curb adjacent to the parking lane wilt reduce
the actual width of the right -of -may and
provide protection for the pedestrian
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
7M is Impact
Please refer to the Southwood Phase 2 Chapter.527 Traffic Impact Analysis dated February 2022.
Street Sections
Typical VDOT street sections are shown below: however, Habitat hopes to incorporate guidance from the
Virginia Department of Transportations (VDOT) "Transportation and Efficient Land Use and Design A Guide
for Local Governments" document when designing the community's streets.
uZelr
—i y zs r
wu y >s I-y
�nwrix�swq
wuNTiNesTewi
iauxTiu�sTw11 i—,
-7 —
SECTION 1 O IANE
-WAY) VDOT SUBDMSION STREET NO PMKING
SECTION 2
O LANE TWO-WAY MOT SUBDMSION STREET WITH PMKING
ECR SON 3 ONE LANE ONE-WAY SUBDIVISION STREET WITH OMONAL PARKING
�m NNmx wham—.nwi7
SECTION
1
2
3
HICKORY
STREET"
X
X
NOTES:
SECTIONS 1 OR 2 SHOWN HEREON SHALL BE SELECTED AND
DESIGNED AS THE HICKORY STREET SECTION DURING FINAL SITE
PLAN.
Page 25
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021 — Revised February 21, 2022
10.0 Affordable Housing
The Owner shall provide affordable housing equal or greater to 227' residential dwelling units constructed
on the Southwood Property, subject to the conditions listed below. The 227 unit count equates to 23%
affordable units if 1,000 homes are constructed in Phase 2 and up to 43% affordable units if the minimum
number of homes (527) are constructed. The affordable unit tots shall be identified on the plats and site plans.
Additionally, the Owner will reserve a portion of Block 25, the exact location and acreage to be determined,
for the development of at least 60 LIHTC units by a third party.
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 Unitsshall be a residential unit offered for sale to Qualifying Families
with incomes at or below eighty percent (80%) of the area median income. All purchasers of for -sale
affordable units shall be approved by Greater Charlottesville Habitat for Humanity 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 purchasers). All affordable
homes sold by Habitat to homebuyers at or below 80% of the area median income will have, at
minimum, 30-year deed restrictions consistent with Habitat's program, which may include a right of
First refusal, appreciation share, and a final forgivable mortgage. "Housing costs' include principal and
interest of a mortgage, real estate taxes, and homeowner's insurance.
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.
Maximum allowance for utilities is to be those adopted by the Housing Office for the Housing Choice
Voucher Program (OR "based on Virginia Housing utility allowances'). 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. For Habitat rental units, rent plus utilities should not exceed HUD Fair
Market Rents. All 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 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.
1 There are currently 317 Southwood residents with GINS. Habitat wilt construct 90 affordable units in Southwood
Phase 1. leaving a remainder of 227 families in the existing mobile home park. Phase 2 will construct a minimum of 227
homes in Phase 2 to ensure that each family with a GIN is rehoused without displacement.
Page 26
11.0 Attachments
Attached as a part of finis Code of Development is a set of Technical Documents for the project to illustrate
Existing Conditions, the Application Plan, the Green Space Plan, Infrastructure, Typical Street Sections, and
the Conceptual Grading Plan.