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Home My WebLink AboutZMA202100014 Code of Development 2022-06-15Code of Development ALBEMARLE BUSINESS CAMPUS I Code of Development The following is a Code of Development ("COD") drafted in accordance with A Neighborhood Model District Section 20A.5 of Chapter 18 of the Code of Albemarle, Virginia and specific to tax map parcels 76-46AA, 76-54, and 76-46AB. This Code of Development establishes the unifying design guidelines, specific regulations, and block characteristics. The COD also provides certainty about the permitted uses, locations, and appearance of central features. EC fa` m= muo� ure v,�.me meet —� su¢ rewrz eai airy smEE*7 SHIMP ENGINEERING, P.C. 7 3K . Qs a= M REVISED 17 MAY 2022 REVISED 07 FEBRUARY 2022 SUBMITTED 15 NOVEMBER 2021 ZMA2021-14 COD 11 AMENDMENT TOZMA201 -3 ALBEMARLE BUSINESS CAMPUS I Code of Development A Neighborhood Model District TABLE A. Uses BLOCK BLOCK2 BLOCK3 BLOCK4 BLOCK5 SIDENTIAL Attached single-family dwellings such as two-family dwellings, triplexes, quadruplexes, and townhouses BR BR N N N Multifamily BR BR BR BR BR Group Homes BR BR BR BR BR Boarding Houses BR BR BR BR BR Home Occupation Class A BR BR BR BR BR ON -RESIDENTIAL Office/R&D/Flex BR BR BR BR BR Light Industrial N SP N N SP Retail Sales BR BR BR BR BR General Commercial Service BR BR BR BR BR Public Establishments BR BR BR BR BR Institutional BR BR BR BR BR Hotel/Conference Facility N BR N BR BR Self-service storage facilities N BR N I N BR Farmers' markets N BR BR BR BR az Washes N N N N N [Automobile, Truck Repair Shops N N N N N "BR = "By -right" "SP" = "Special Use Permit" "N" = "Not Permitted" SHIMP ENGINEERING, P.C. REVISED 17 MAY 2022 REVISED 07 FEBRUARY 2022 SUBMITTED 15 NOVEMBER 2021 ZMA2021-14 COD 12 AMENDMENT TOZMA201 -3 ALBEMARLE BUSINESS CAMPUS I Code of Development A Neighborhood Model District Machinery and equipment sales, service, and rental N N N N N Manufactured home and trailer sales and service N N N N N Motor vehicle sales, service and rental N N N N N Wholesale Distribution N N N N N Sale of major recreational equipment and vehicles N N N N N Storage Yards N N N N N rive -through windows N N N N N Water, sewer, energy and communications distribution BR BR BR BR BR facilities Accessory uses and buildings including storage buildings BR BR BR BR BR Temporary construction headquarters and temporary BR BR BR BR BR construction storage yards (reference §18-5.1.18) Temporary industrialized buildings (reference 5.8) BR BR BR BR BR Public Uses (reference §18-5.1.12) BR BR BR BR BR Tier I and Tier II Personal wireless (reference §18-5.1.40) BR BR BR BR BR Outdoor storage, display and/or sales serving or associated N SP SP N SP with a Permitted use, other than a residential use Stand alone parking BR BR BR BR BR Parking structure N BR N N N Notes to Table A: 1.) Reference to uses not otherwise defined or listed in this Code of Development shall be defined as listed first, in e Albemarle County Zoning Ordinance or second, in the adopted Comprehensive Plan. If no definition of the use is provided (Code of Development, Zoning Ordinance, Comprehensive Plan) then such use must be officially determined by the zoning administrator, after consultation with the director of planning, to be permitted in a articular Block pursuant to subsection 8.5.5.2(c)(1). 2.) The requirement for two housing types in the NMD has been waived with the approval of the special exception or ZMA2019-00003 which was approved by the Board of Supervisors on October 7, 2020. 3.) Parking structures must be relegated to the side or rear of primary buildings and must be no less than 15' furthe from the street than the front fagade of the primary building. 4.) "Office/R&D/Flex" expressly permits "Laboratories/Research and Development/Experimental Testing" "BR' = "By -right" "SP" _ "Special Use Permit" "N" _ "Not Permitted" SHIMP ENGINEERING, P.C. REVISED 17 MAY 2022 REVISED 07 FEBRUARY 2022 SUBMITTED 15 NOVEMBER 2021 ZMA2021-14 COD 13 AMENDMENT TOZMA201 -3 ALBEMARLE BUSINESS CAMPUS I Code of Development A Neighborhood Model District TABLE B. SQUARE FOOTAGE BLOCK BLOCK2 BLOCK3 BLOCK4 BLOCK5 TOTAL N Non -Residential Square Footage 0 20,000 25,000 4,000 45,000 94,000 MAX Non -Residential Square Footage 6,000 125,000,110,000 60,000 125,000 426,000 TABLE C. RESIDENTIAL DENSITY (Net Density Calc) BLOCK BLOCK2 BLOCK3 BLOCK4 BLOCK5 TOTAL Approximate Block Are (Net Acreage) 5.08 3.17 2.35 1.49 1.54 13.63 IN Residential Units 29 0 0 0 0 29 MAX Residential Units 128 85 56 38 39 NLAX Block Gross Densit (DUA) 25 2 23 25 25 Notes to Table C: 1.) Total number of residential units in Albemarle Business Campus not to exceed 128. P.) Overall maximum residential density not to exceed 10 DUA in Albemarle Business Campus. SHIMP ENGINEERING, P.C. REVISED 17 MAY 2022 REVISED 07 FEBRUARY 2022 SUBMITTED 15 NOVEMBER 2021 ZMA2021-14 COD 14 AMENDMENT TOZMA201 -3 TABLE D. GREENSPACE & AMENITIES LOCK 1 BLOCK 2 BLOCK 3 IBLOCK 4 LOCK 5 TOTAL Amenity Area MIN SF 44,257 74,488 SF for Blocks 2-5 118,745 Amenity Area MIN % 20% 20% for Blocks 2-5 20% Passive recreational Passive recreational Passive & active opportunities; rooftop deck, opportunities; central recreational Passive & active central greenspace, pedestrian greenspace, linear opportunities; recreational path, multi -use path, dynamic greenway adjacent to Passive Amenities clubhouse, fitness opportunities; transport plaza, linear multi -use path with recreational center, pool, sitting park/dog park, withreenway adjacent multi -use path with path sensory/experiential opportunities; garden, dog park, central greenspace, sensory/experiential plantings (edible trees & walking path landscaped walking pedestrian path (ibletes &shuplantings (edible trees &shrubs, flowers, shrubs, flowers, seasonsl path seasonal blooms) blooms), multi -use path, transit plaza Green Space MIN Sf 44,257 74,488 SF for Blocks 2-5 118,745 Green Space MIN % 20% s 20% for Blocks 2-5 20% Grass/other vegetation Grass/other Grass/other vegetation or water Grass/other vegetation or Grass/other or water feature vegetation or water feature water feature vegetation or Green Space Elements feature water feature Amenity + Green Space 20% 20% for Blocks 2-5 IN % 20% Notes to Table D: 1.) A minimum of 20% of Albemarle Business Campus shall be designated as green space and amenity area. In non-residential blocks, the 20% greenspace an amenity area minimum may be distributed among multiple blocks. Any block containing residential use must provide 20% greenspace and amenity area in that bloc and provide recreational facilities in accordance with 4.16 provided that facilities and equipment substitutions may be pursued at site plan. Examples ofpotential equipment and facilities substitutions are provided on Table DI. 2.) Amenities explicitly listed in each block provide an overview of potential amenity improvements. This list is not exhaustive and final amenities will be determine at site plan. 3.) Uses in green space may include, but are not limited to, stormwater areas, wooded slopes, graded & revegetated slopes of 25% to 50%, required yards on both residential & non-residential lots, landscaped areas, landscaped islands in parking lots, and other land covered in vegetation. Where areas for amenities are vegetated, amenities, such as in parks and playgrounds, shall be included in required greenspace calculations. 4.) Amenities identified in any standing performance agreement between the owner and the County shall be completed in accordance with any timelines for amenity completion identified in the standing performance agreement. Amenities per block required by this code of development, but not expressly identified in the performance agreement, must be completed prior to the issuance of certificate of occupancy for the first permanent building or structure located within that block. 5.) At least 90% of the residential units in the NMD will be within a quarter -mile walk of an amenity. AM LNUMLNI I LMHLU IY-J ALBEMARLE BUSINESS CAMPUS I Code of Development TABLE D1. RECREATIONAL EQUIPMENT & FACILITIES ALTERNATIVES Section 4.16.2 Minimum Facilities Alternative Facilities Minimum 2,000 sq. ft. tot lot Natural playscape (>_ 2000 sq. ft.) • Kiddie pool • Clubhouse 1/2 basketball court Fitness center Pool • Clubhouse Notes to Table D1: 1. The alternative equipment & facilities provided are non -exhaustive and are meant to provide a general framework for potential substitutions pursued at site plan. SHIMP ENGINEERING, P.C. A Neighborhood Model District REVISED 17 MAY 2022 REVISED 07 FEBRUARY 2022 SUBMITTED 15 NOVEMBER 2021 ZMA2021-14 COD 16 AMENDMENT TOZMA201 -3 Architectural Standards (Sections 20A.5g) ALBEMARLE BUSINESS CAMPUS I Code of Development In addition to any architectural, landscape, and site requirements illustrated or otherwise included A Neighborhood Model District in other sections of this application, the Entrance Corridor guidelines of Section 30.6 shall also apply, which may require features and/or treatments over and above those listed in this Code of Development. Architectural design and detail of structures will be subject to Architectural Review Board (ARB) review and Section 30.6 "Entrance Corridor Overlay District" of the Albemarle County Code, as applicable. 1. The illustrations in Figures 1 - 4 demonstrate possible form, massing, and proportions of structures within the NMD; final architectural designs to be determined at site plan. 2. Each building facade shall have a minimum of two material treatments; material treatments exclude windows and doors. TABLE E. LOT & BUILDING REGULATION BLOCK BLOCK2 BLOCK3 BLOCK4 BLOCK5 wilding Height Stories6 1 Min - 3 Max 1 Min - 4 Max 2 Min - 4 Max 1 Min - 3 Max 1 Min - 3 Max Height 45' 75' 60' 50' 50' Setbacks Primary Front' 5' Min 0' Min - 30' Max 5' Min - 30' Max 5' Min - 30' Max 5' Min - 30' Max Secondary Front' N/A N/A 0' Min - 30' Max 0' Min - 30' Max N/A Side 5' Min None None None None Rear None None N/A N/A None tepbacks For each story that begins For each story that begins For each story that begins above 52' in height or above 40' in height or for above 40' in height or Primary Front' None None for each story above the each story above the third for each story above the third story, whichever story, whichever is less, third story, whichever is less, the minimum the minimum stepback is less, the minimum stepback shall be 15 feet shall be 15 feet stepback shall be 15 feet For each story that begins For each story that begins above 45' in height or above 40' in height or for Secondary Front' N/A N/A for each story above the each story above the third N/A third story, whichever story, whichever is less, is less, the minimum the minimum stepback stepback shall be 15 feet shall be 15 feet Side and Rear None None None None None wilding Footprint Maximum Single wilding Footprint 20,000 30,000 40,000 30,000 40,000 Notes to Table E: 1.) For double -frontage lots in Blocks 3 & 4, 5th Street shall be considered the primary front and the interior road parallel to 5th Street shall be considered the secondary front. Primary facades of buildings in Blocks 3 & 4 shall be oriented to 5th Street. 2.) On any parcel with multiple main buildings, at least one main building shall meet the maximum setback. 3.) Front setbacks shall be measured from the edge of the right -of-way or the exterior edge of the sidewalk, if the sidewalk is outside the right-of-way. 4.) Surface parking in Blocks 3 & 4 shall not be located closer than 10' from the edge of the 5th Street right-of-way. 5.) Building separation shall comply with all applicable USBC regulations & Section 4.11 of the Zoning Ordinance. ) Minimum and maximum building story ranges are for abovice grade stories. 1S CT ,if REVISED 17 M Y 2022 REVISED 07 FEBRUA Y 2022 SUBMITTED 15 NOVEMBER 2021 ZMA2021-14 COD 18 AMENDMENT TOZMA201 -3 ALBEMARLE BUSINESS CAMPUS I Code of Development A Neighborhood Model District Notes to Table E (continued): 7.) Porches, eaves, and awnings shall be considered part of the structure and shall not extend closer to the street than the required setbacks. Awnings and railings shall not be subject to stepback regulations. 8.) Side setbacks for structures in Block 1 may be reduced for structures sharing a common wall. Parking Areas (Section 20A.5i(8)) Parking shall be generally located as shown in Figures 5 & 6. Table E of the Code of Development and the Application Plan shall be referenced for parking area restrictions. Parking, stacking, and loading shall be provided in accordance with Section 4.12 unless reductions to the minimum parking requirement are approved by the Zoning Administrator or his or her designee. A parking and loading needs study required by Section 33.19(D) shall be submitted in conjunction with the initial site plan. The parking and loading needs study may demonstrate that reductions from the minimum parking requirement may be permitted. Bike racks shall be installed at every building in the NMD and may be one method utilized to alleviate the need for automobile parking. Per Table A, parking structures are permitted in Block 2. Parking structures must be relegated behind the associated structure, and the parking structure may not exceed the height of the associated structure. Per Table E, buildings in Block 2 may be a maximum height of 75' SHIMP ENGINEERING, P.C. Per Table E, buildings in Block 2 may be a maximum height of 75', or 4 stories. The parking structure in Block 2 must be relegated behind the associated structure and may not exceed the height of the associated structure. REVISED 17 MAY 2022 REVISED 07 FEBRUARY 2022 SUBMITTED 15 NOVEMBER 2021 ZMA2021-14 COD 19 AMENDMENT TOZMA201 -3 Figure 5 ALBEMARLE BUSINESS CAMPUS I Code of Development Figure 6 A Neighborhood Model District 8 C c I c Q n ROUE 631(TM 51 n Yn n(n V Landscape Treatments (Section 20A.5h) Landscaping shall be generally located as shown in Figures 5 & 6 above. Landscaping and screening shall be provided in accordance with Section 32.7.9 of the Albemarle County Code and in accordance with Entrance Corridor Design Guidelines. Plantings may be provided in the Virginia Department of Transportation right-of-way only as permitted by VDOT. Dumpsters and Dumpster Pads on the Property shall be screened pursuant to Section 4.12.19 of the Zoning Ordinance. SHIMP ENGINEERING, P.C. REVISED 17 MAY 2022 REVISED 07 FEBRUARY 2022 SUBMITTED 15 NOVEMBER 2021 ZMA2021-14 COD 10 AMENDMENT TOZMA201 -3 Additional Landscape Treatments ALBEMARLE BUSINESS CAMPUS I Code of Development If surface parking is constructed in the southeast corner of Block 3, the grade and landscape treatments A Neighborhood Model District should work together to screen the parking area from the Entrance Corridor. Figures 7 & 8 depict general screening measures for future surface parking in the southeast corner of Block 3. Figure 8 Additional Landscape Treatments Continued For any nonresidential or mixed use structure greater than 50' in height constructed in Block 2, a minimum 20' planting strip must be planted along the northern property boundary for the extent of the building facade adjacent to the northern property boundary. The planting strip shall consist of a double staggered row of evergreen trees planted 15 on center, or a double staggered row of evergreen shrubs planted ten feet on center, or an alternative vegetative screening approved by the Director of Community Development or its designee. The 20' planting buffer permits the construction of a sidewalk in accordance with the Application Plan. SHIMP ENGINEERING, P.C. REVISED 17 MAY 2022 REVISED 07 FEBRUARY 2022 SUBMITTED 15 NOVEMBER 2021 ZMA2021-14 COD 111 AMENDMENT TOZMA201 -3 Sidewalks &Pedestrian Paths (Section 20A.5i(5)) ALBEMARLE BUSINESS CAMPUS I Code of Development Sidewalks and pedestrian paths shall be generally located per the Application Plan associated with A Neighborhood Model District ZMA201900003. Exact location of sidewalks and pedestrian paths will be determined at site plan. Sidewalks within the NMD must be constructed, at minimum, to VDOT standards, and will be provided on either side of any street within the NMD. Sidewalks will be located generally as shown in Figures 9 & 10 of this Code of Development and as provided for in the Application Plan however, final sidewalk locations will be determined at site plan. Modifications to general sidewalk locations may be pursued at site plan so long as pedestrian connections providing comparable connectivity to the connections shown in Figures 9 & 10 are provided. The "comparable connectivity" of any modifications to the general location of sidewalk connections shown in Figures 9 & 10 shall be determined by the Director of Community Development or its designee. In addition to the general locations shown in Figures 9 & 10, sidewalks will be constructed to provide safe and convenient pedestrian connections between parking areas and building entrances. Pedestrian paths/allees/connections will be located generally as shown in Figures 9 & 10 of this Code of Development and as provided for in the Application Plan however, final pedestrian path/allee/connections locations will be determined at site plan. Modifications to general pedestrian path/allee/connection locations maybe pursued at site plan so long as pedestrian connections providing comparable connectivity to the connections shown in Figures 9 & 10 are provided. The "comparable connectivity" of any modifications to the general location of pedestrian path/allee/connections shown in Figures 9 & 10 shall be determined by the Director of Community Development or its designee. Figure 9 II IIII fl ��, R° e i — . % Sidewalk F m 0> Proposed two-way shared -use <_ _> Pedestrian Path <- - - -> Vehicular flow <• • • •> Pedestrian Alke Figure 10 SUBMITTED 15 NOVEMBER 2021 ZMA2021-14 COD 112 AMENDMENT TOZMA201 -3 TWO-WAY SHARED -USE PATH (VDOT STANDARDS) 5TH STREET EXTENDED F. ALBEMARLE BUSINESS CAMPUS I Code of Development A Neighborhood Model District 4(- -111, rzs �ssiDr TRAVEL LANE14 IANDSCAPE MULTI -USE PATH RVDOTE ' REQUIRED LATERAL OFFSET DISTANCE FROM FROM OF CURB 35' *To be dedicated if necessary for multi -use path improvements 1. Improvements shown in Figure 11 are within right-of-way and right-of-way reservation area adjacent to 5th Street 2. Plantings provided as permitted by VDOT PEDESTRIAN ALLEE <... > Figure 12 PFinal plantings to be determined at site plan CONCRETE, OR OTHER 'E SURFACE* -COMPACTED SUBGRAGE PEOESTRUN ALLEE PEDESTRIAN PATH FiguT E-i *Filter fabric to be provided if required T, GRAVEL, �R EQUIVALENT NNENT SURFACE SUBGRAOE* SHIMP ENGINEERING, P.C. ZMA2021-14 COD 113 AMENDMENT TOZMA201 -3 AFFORDABLE HOUSING 15% of the total residential dwelling units built within areas designated for residential use within the project shall be Affordable Dwelling Units (the "15% Affordable Housing Requirement"). The 15% Affordable Housing Requirement may be met through a variety of housing types, including but not limited to, for -sale units or rental units. For -Sale Affordable Dwelling Units: All purchasers of the affordable units shall be approved by the Albemarle County Community Development Department or its designee ("Community Development"). A for -sale Affordable Dwelling Unit shall mean any unit affordable to households with income less than eighty percent (80%) of the area median income (as determined by the U.S. Department of Housing and Urban Development (HUD) from time to time) such that housing costs consisting of principal, interest, real estate taxes and homeowners insurance (PITI) do not exceed thirty percent (30%) of the gross household income. The Applicant or its successor shall provide the County or its designee a period of ninety (90) days to identify and prequalify an eligible purchaser for the for -sale Affordable Dwelling Units. The ninety (90) day period shall commence upon written notice from the Applicant, or its successor, that the unit(s) will be available for sale. This notice shall not be given more than sixty (60) days prior to receipt of the Certificate of Occupancy for the applicable for -sale Affordable Dwelling Unit; the County or its designee may then have thirty (30) days within which to provide a qualified purchaser for such for - sale Affordable Dwelling Unit. If the County or its designee does not provide a qualified purchaser SHIMP ENGINEERING, P.C. ALBEMARLE BUSINESS CAMPUS I Code of Development A Neighborhood Model District during the ninety (90) day period, the Applicant or its successor shall have the right to sell the unit(s) without any restriction on sales price or income of the purchaser(s). This shall apply only to the first sale of each of the for -sale Affordable Dwelling Units. For -Rent Affordable Dwelling Units: 1.) RENTAL RATES: The net rent for each rental housing unit which shall qualify as an Affordable Dwelling Unit ("For -Rent Affordable Dwelling Unit") shall not exceed HUD's affordability standard of thirty percent (30%) of the income of a household making eighty percent (80%) of the area median income (as determined by HUD from time to time). In each subsequent calendar year, the monthly net rent for each For -Rent Affordable Dwelling Unit may be increased up to three percent (3%). The term "net rent" means that the rent does not include tenant -paid utilities or Homeowners Association fees. The requirement that the rents for such For -Rent Affordable Dwelling Units may not exceed the maximum rents established in this Section shall apply for a period of ten (10) years following the date the certificate of occupancy is issued by the County for each For -Rent Affordable Dwelling Unit, or until the units are sold as low or moderate cost units qualifying as such under either the VHDA, Farmers Home Administration, or Housing and Urban Development, Section 8, whichever comes first (the `Affordable Term'). 2.) CONVEYANCE OF INTEREST: All deeds conveying any interest in the For -Rent Affordable REVISED 17 MAY 2022 Dwelling Units during the Affordable Term REVISED 07 FEBRUARY 2022 shall contain language reciting that such unit is SUBMITTED 15 NOVEMBER 2021 ZMA2021-14 COD 14 AMENDMENT TOZMA201 -3 subject to the terms of this Section. In addition, all contracts pertaining to a conveyance of any For -Rent Affordable Dwelling Unit, or any part thereof, during the Affordable Term shall contain a complete and full disclosure of the restrictions and controls established by this Section. At least thirty (30) days prior to the conveyance of any interest in any For -Rent Affordable Dwelling Unit during the Affordable Term, the then -current Owner shall notify the County in writing of the conveyance and provide the name, address and telephone number of the potential grantee, and state that the requirements of this Section have been satisfied. 3.) REPORTING RENTAL RATES: During the Affordable Term, within thirty (30) days of each rental or lease term for each For -Rent Affordable Dwelling Unit, the Applicant or its successor shall provide to the Housing Office a copy of the rental or lease agreement for each such unit rented that shows the rental rate for such unit and the term of the rental or lease agreement. In addition, during the Affordable Term, the Applicant or its successor shall provide to the County, if requested, any reports, copies of rental or lease agreements, or other data pertaining to rental rates as the County may reasonably require. Tracking: Each subdivision plat and site plan for land within the Property shall designate lots or units, as applicable, that will satisfy the 15% Affordable Housing Requirement. Such subdivision plat(s) or site plan(s) shall not be required to identify the method by which the 15% Affordable Housing Requirement will be satisfied. The aggregate number of such lots or units designated for affordable units SHIMP ENGINEERING, P.C. ALBEMARLE BUSINESS CAMPUS I Code of Development within each subdivision plat or site plan shall constitute a minimum of fifteen percent (15%) of the lots or units in such subdivision plat or site plan, unless such subdivision plat or site plan does not contain any residential uses. The Applicant, at the Applicants option, may accelerate the provision of affordable units ahead of the 15% Affordable Housing Requirement and shall be entitled to receive credit on future subdivision plat(s) or site plan(s) for any such units provided beyond the 15% Affordable Housing Requirement. A Neighborhood Model District REVISED 17 MAY 2022 REVISED 07 FEBRUARY 2022 SUBMITTED 15 NOVEMBER 2021 ZMA2021-14 COD 115 AMENDMENT TOZMA201 -3