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Home My WebLink AboutZMA201800003 Staff Report 2022-11-03COUNTY OF ALBEMARLE TRANSMITTAL TO THE BOARD OF SUPERVISORS SUMMARY OF PLANNING COMMISSION ACTION AGENDA TITLE: ZMA201800003 Southwood Phase 1 SUBJECT/PROPOSAUREQUEST: Rezone 33.96 acres from R2 Residential zoning district, which allows residential uses at a density of 2 units per acre, and Neighborhood Model District (NMD), which allows residential uses at a density of 3-34 units per acres, mixed with commercial, service, and industrial uses, to Neighborhood Model District (NMD). This request includes amending a portion of ZMA200500017 Biscuit Run included on TMP 90Al-1 E which is zoned NMD to remove the proffers from the parcel. A maximum of 450 units are proposed for a gross density of approximately 13 units per acre and a net density of approximately 19 units per acre. A maximum of 50,000 non-residential square footage is also requested. SCHOOL DISTRICT: Monticello High School, Burley Middle School, Cale AGENDA DATE: August 21, 2019 STAFF CONTACT(S): Walker, McCulley, Benish, Nedostup PRESENTER (S): Megan Nedostup BACKGROUND: Subsequent to a work session on June 4, 2019, followed by a revision to the proposal, a Planning Commission public hearing was held on July 23, 2019. At its meeting the Planning Commission voted 6:1 (Riley voted nay) to recommend approval of ZMA201800003. The Commission's staff report, action letter, and minutes are attached (Attachments A, B, and C). A number of emails were sent from community members to the Planning Commission concerning this application prior to the public hearing and they are provided in Attachment F. DISCUSSION: Since the Planning Commission meeting, the applicant has updated the Code of Development to provide non -substantive clarifications and to correct typos. One of the changes is in response to Planning Commissioner Dotson's request made at the Planning Commission meeting. He requested a commitment be made that the buildings within Block 11 be located away from Old Lynchburg Road, as it was depicted on the concept plan. The applicant has since revised the Code of Development to require parking between the trail buffer and any proposed buildings within Block 11 to address this request. The revised Code of Development is found in Attachment D. In addition, at its meeting on July 30th, the Planning Commission adopted two resolutions concerning the Southwood application. They are provided in Attachment G. RECOMMENDATIONS: Staff recommends that the Board adopt the attached Ordinance to approve ZMA201800003 (Attachment H) with the Signed Amended Proffer Statement (Attachment E). ATTACHMENTS: A — Planning Commission staff report- July 23, 2019 Al: Vicinity Map A2: Code of Development and Application Plan dated July 8, 2019 A3: Applicant response dated June 25, 2019 A4: Southwood Milestones A& June 4, 2019 PC Worksession Summary A& Performance Agreement AT Neighborhood Model Principles Analysis A8: Housing Mixture Plan dated July 1, 2019 A9: Traffic Impact Analysis dated January 7, 2019 A10: Proffers dated July 5, 2019 B — Planning Commission action letter C — Planning Commission minutes D — Revised Code of Development dated July 29, 2019 E — Signed Proffers dated July 30, 2019 F — Correspondence from community G — Planning Commission Resolutions from July 30th meeting H — Ordinance to approve ZMA201800003 County of Albemarle Planning Staff Report Project Name: ZMA 2018-003 Southwood Phase I Staff: Megan Nedostup, Principal Planner; Tori Kanellopoulos, Planner Planning Commission Hearing: July 23, 2019 Board of Supervisors Public Hearing: August 21, 2019 Owner: Habitat for Humanity Applicant: Habitat for Humanity; BRW Architects Acreage: approx. 33.96 acres Rezone from: R-2 Residential and Neighborhood Model District to Neighborhood Model District (NMD) TMP: 09000-00-00-001A0; 090A1-00-00-001E0; Location: Southwood Mobile Home Park located along Old 07600-00-00-051AO Lynchburg Road (State Route 631) off of Hickory Street approximately 350 feet from Ambrose Commons Drive. School Districts: Cale (Elementary); Burley (Middle By -right use: R2 residential uses at a density of 2 units per School); Monticello (High School) acre; NMD (ZMA2005-017) residential uses at a density of 3- 34 units per acres, mixed with commercial, service, and industrial uses Magisterial District: Scottsville Proffers: Yes Proposal: Rezone 33.96 acres from R2 Residential Requested # of Dwelling Units: 150 units (minimum) — 450 zoning district, which allows residential uses at a units (maximum) density of 2 units per acre, and Neighborhood Model District (NMD), which allows residential uses at a density of 3-34 units per acres, mixed with commercial, service, and industrial uses, to Neighborhood Model District (NMD). This request includes amending a portion of ZMA200500017 Biscuit Run included on TMP 90A1-1E which is zoned NMD to remove the proffers from the parcel. A maximum of 450 units are proposed for a gross density of approximately 13 units per acre and a net density of approximately 19 units per acre. A maximum of 50,000 non-residential square footage is also requested. DA (Development Area): Neighborhood 5 of the Comp. Plan Designation: Urban Density Residential — Southern and Western Neighborhoods Master Plan residential (6.01-34 units/acre); supporting uses such as places of worship, schools, public and institutional uses, neighborhood scale commercial, office, and service uses with a Center in the Southern Neighborhood within the Southern and Western Urban Area Master Plan ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 Parks and Green Systems — parks, playgrounds, play fields, greenways, trails, paths, recreational facilities and equipment, plazas, outdoor sitting areas, natural areas, preservation of stream buffers, floodplains and steep slopes adjacent to rivers and streams Affordable Housing Provided: Affordable Housing AMI (%): Performance Agreement: © Yes ❑ No Mixture (Attachment 6); Code of Development: 80%AMI Character of Property: The area proposed for Use of Surrounding Properties: Southwood Mobile Home rezoning was formerly part of the Biscuit Run State Park is adjacent to Old Lynchburg Rd, Biscuit Run Park to the Park land and consists of three parcels located to South, Covenant school to the north as well as residential the east of Old Lynchburg Road and southwest of areas. Phase 1 is located in the southwest portion adjacent the existing Southwood community. The parcels are to Biscuit Run Park and a portion is located along Old heavily wooded. Lynchburg Road. Factors Favorable: Factors Unfavorable: 1. The rezoning request is consistent with the 1. The rezoning request will add additional students recommendations within the Southern and to Cale Elementary, which is over capacity with no Western Neighborhoods Master Plan and plans for expansion for additional students. Comprehensive Plan. 2. The rezoning will add additional traffic to Old 2. The rezoning is within the Priority Area of Lynchburg Rd/51h Street Extended and impact the Southern and Western Neighborhoods existing intersections along the corridor. Master Plan. Improvements have been identified as high 3. The rezoning is consistent with the majority priority, however, funding has not been identified of the applicable Neighborhood Model for those projects to date. Principles. 4. The rezoning provides affordable housing that meets the housing policy within the Comprehensive Plan. 5. The rezoning request allows for future connections to Biscuit Run Park. 6. The rezoning supports the County Board of Supervisors Strategic Plan goal for Revitalizing Aging Urban Neighborhoods and is within an Opportunity Zone. RECOMMENDATION: ZMA2018-003 Southwood Phase 1: Based upon the favorable factors, staff recommends approval of the rezoning. ZMA2005-017 Biscuit Run: Staff recommends approval of the removal of proffers for TMP 90A1-1E. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 STAFF PERSON: Megan Nedostup and Tor! Kanellopoulos PLANNING COMMISION: July 23, 2019 BOARD OF SUPERVISORS: August 21, 2019 PETITION: PROJECT: ZMA201800003 Southwood Phase 1 MAGISTERIAL DISTRICT: Scottsville TAX MAP/PARCEL(S):090000000001A0;090A10000001E0;076000000051A0 LOCATION: Southwood Mobile Home Park located along Old Lynchburg Road (State Route 631) off of Hickory Street approximately 350 feet from Ambrose Commons Drive. PROPOSAL: Rezone property from residential to a mixed use- mixed income development. PETITION: Rezone 33.96 acres from R2 Residential zoning district, which allows residential uses at a density of 2 units per acre, and Neighborhood Model District (NMD), which allows residential uses at a density of 3-34 units per acres, mixed with commercial, service, and industrial uses, to Neighborhood Model District (NMD). This request includes amending a portion of ZMA200500017 Biscuit Run included on TMP 90A1-1E which is zoned NMD to remove the proffers from the parcel. A maximum of 450 units are proposed for a gross density of approximately 13 units per acre and a net density of approximately 19 units per acre. A maximum of 50,000 non-residential square footage is also requested. OVERLAY DISTRICT(S): Flood Hazard Overlay District; Steep Slopes- Managed and Preserved PROFFERS: Yes COMPREHENSIVE PLAN: Parks and Green Systems — parks, playgrounds, play fields, greenways, trails, paths, recreational facilities and equipment, plazas, outdoor sitting areas, natural areas, preservation of stream buffers, floodplains and steep slopes adjacent to rivers and streams; Urban Density Residential — residential (6.01-34 units/acre); supporting uses such as places of worship, schools, public and institutional uses, neighborhood scale commercial, office, and service uses with a Center in the Southern Neighborhood within the Southern and Western Urban Area Master Plan. MONTICELLO VIEWSHED: Yes CHARACTER OF THE AREA Southwood Mobile Home Park is located approximately A of a mile west of the Covenant School, and approximately 2 miles southwest of 5`h Street Station. The existing adjacent mobile home park consists of 341 mostly substandard mobile homes that house more than 1,500 residents. The area proposed for rezoning was formerly part of the Biscuit Run State Park land and consists of three parcels located to the east of Old Lynchburg Road and southwest of the existing Southwood community. The parcels are heavily wooded. The edges of Parcel 090A1-00-00-001EO contain preserved and managed slopes, and partially lie within the 100 Year Floodplain and Stream Buffer. Attachment 1 shows the location of the mobile home park and area proposed for rezoning. BACKGROUND A full list of milestones is provided in Attachment 4. Habitat for Humanity's process for the development and design of Phase 1 for Southwood consisted of a resident -led, resident -driven design. Habitat held a number of workshops with the Southwood Planning Committee which consists of existing residents of Southwood. The proposed Code of Development and Application Plan are a result of those workshops and input from the community and its residents. August 7, 2018 Joint PC/BOS Worksession The Planning Commission (PC) and Board of Supervisors (BOS) had the following recommendations: provide more information on Block B and ensure that the Code of Development regulations create spaces of human scale that also relate to the context of adjacent existing neighborhoods; affordable housing should be provided on site o, if not on site, preferably within the County; the percentage of affordable housing will continue to be addressed with this application ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 and possible supplementary documents; and a high-level concept plan should be provided to show how the rezoning and existing Southwood neighborhood relate to each other. June 4, 2019 PC Worksession The Planning Commission (PC) discussed and provided feedback for the questions below. A summary of the questions, discussion, and feedback is provided in Attachment 5. 1. What should be the maximum building height allowed per the Code of Development? 2. Should Old Lynchburg Road be a Framework Street? 3. Is the proposed recreation substitution request for Block B acceptable? Are sufficient recreational facilities being provided? 4. Within the Code of Development and Application Plan that have been submitted, are there aspects that require additional detail, revisions, or clarification? June 19, 2019 Board of Supervisors meeting The Board of Supervisors approved a performance agreement with Habitat for Humanity for Phase 1 of Southwood to support up to 155 affordable dwelling units (Attachment 6). SPECIFICS OF THE PROPOSAL Since the Planning Commission (PC) work session on June 41h(work session), the applicant has revised the application plan and code of development (COD). The COD has been re -formatted and re -organized, and Block A and B have been removed. Character Areas from the previous COD are now Blocks within the new COD. Applicant response to the feedback received at the work session is provided in Attachment 3. Below are the questions with staff comments on the applicant's resubmittal to address the questions in italics. 1. What should be the maximum building height allowed per the Code of Development? See detailed analysis provided in the Comprehensive Plan section of this report. 2. Should Old Lynchburg Road be a Framework Street? The applicant has revised the COD on Page 13 to include Old Lynchburg Rd. for the Setback and Building Regulations. 3. Is the proposed recreation substitution request for Block B acceptable? Are sufficient recreational facilities being provided? The applicant has revised the COD on Pages 15-16 to include recreational amenities and space by block. The total of these spaces meets the standards within the Zoning Ordinance for size. Exact recreational amenities to be decided at site plan stage by Southwood residents. Additional analysis and information is provided in the Neighborhood Model section of this report. 4. Within the Code of Development and Application Plan that have been submitted, are there aspects that require additional detail, revisions, or clarification? See applicant's response letter in Attachment 3. The applicant is proposing to rezone three parcels (approximately 33.96 acres) as part of Phase 1: two parcels are currently zoned R-2 Residential (2-3 units/acre) and one parcel is zoned Neighborhood Model District (NMD up to 34 units/acre) (Attachments 2 and 10). The proposed district is a unified NMD for all three parcels (up to 34 units/acre). A maximum of 450 residential units and up to 50,000 square feet of non-residential is proposed. The majority of the non- residential will be located along Old Lynchburg Road and Hickory Street. Habitat has committed to its residents with this proposal to provide a non -displacement strategy, and this first phase will allow current residents of Southwood to move into safe, permanent, affordable housing. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 4 Access to Phase 1 will be from Hickory Street. A new road will be located off of Hickory Street to provide access to Blocks 1-11. A future road connection to the existing Southwood community is provided along Blocks 5 and 7. This full connection will be made with a future rezoning and development of future phases. Green space and amenities totaling 42,300 square feet has been provided throughout Phase 1. The amenities consist of trails, recreational amenities, pedestrian connections, and a neighborhood soccer facility. Pages 15 and 16 of the Code of Development (Attachment 2) contains detailed information, including definitions, per block regarding the proposed amenities for the development. Page 7 of the Code of Development (COD) and the Application Plan show the proposed layout and blocks of the development. Page 4 of the Code of Development shows the Concept Plan. The Application Plan identifies the different blocks in the development which are described on page 6 of the COD, descriptions and a Table on Pages 8-12 that state the proposed uses for each block. The specific blocks, per the Code of Development, are described as follows: Blocks 1 and 2: These blocks will designate the greenspace along the perimeter of the development. They contain the environmental features such as floodplain, stream buffer, and preserved slopes. Blocks 3 through 12: These blocks will contain primarily residential uses. Non-residential uses are permitted in all blocks. The intensity of density and use transitions from Block 12 (most intense) to Blocks 3-4 (least intense). Non-residential uses in blocks 3-5 are restricted to a maximum building footprint of 3,000 square feet. Blocks 6-9 non-residential use is restricted to a maximum building footprint of 5,000 square feet. Blocks 10-12 non-residential is restricted to a maximum building footprint of 20,000 square feet. Overall maximum total square feet of non-residential is 50,000 square feet. Residential Village- Block 5: Block 5 is intended to provide the majority of rehousing for existing Southwood residents. It will provide a mixture of housing types and allow for smaller residential groupings on public or private amenities or streets. Neighborhood Center Special Area- Block 12: Within Block 12 there is an area designated to provide the most intense and highest density uses. This area is located along Hickory Street, and is 115 feet from both sides of the Hickory Street right of way. This request includes amending a portion of ZMA200500017 Biscuit Run included on TMP 90A1-1E, which is zoned NMD, to remove the proffers from the parcel. In March 2017, Habitat acquired the 20 acre 'exchange parcel' (TMP 90A1-1E) from the Virginia Department of Conservation and Recreation. The zoning and proffers on this parcel are still and place, and the applicant is requesting this parcel be removed from the proffers associated with ZMA2005-017. COMMUNITY MEETING The required community meeting was held on March 151h, 2018, at Southwood during the regularly scheduled 5"/Avon CAC meeting. The applicant has also met with residents of Montgomery Ridge subdivision. The concerns that were raised at the meeting included: density, types of units, definition of affordable/percentage of affordable housing, recreation facilities, trees along Old Lynchburg Road, traffic, private developers vs Habitat built, rehousing strategy, and connections to Biscuit Run. The analysis that addresses the concerns raised is included in the 'Comprehensive Plan', 'Neighborhood Model' and 'Anticipated impact on nearby and surrounding properties' sections in this Staff Report. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 COMPREHENSIVE PLAN Southern and Western Neighborhoods Master Plan (MP) The MP lists Southwood as a Priority Area, and the Land Use Plan designates these parcels as Urban Density Residential with a Center, and Parks and Green Systems. The descriptions of these land use designations and insets of the Land Use Map, Parks and Green Systems, and the Center designation are below. Urban Density Residential This designation represents residential areas with supporting uses and non-residential uses. Density ranges from at a density of 6.01-34 dwellings per acre. Building height is recommended at 1-3 stories, additional stories where appropriate. Primary uses include residential uses of all housing types. Places of worship, public and private schools, early childhood education centers (day care centers and pre-schools), public uses, and public institutional uses. Secondary uses include neighborhood serving retail/commercial areas. Land Use Map Parks and Green System This designation represents areas for parks, recreation, environmental preservation, and areas otherwise not intended for development. Land with this designation cannot be used to calculate available density for a parcel of land. Primary uses include parks, playgrounds, play fields, greenways, equipment, trails, paths, recreation equipment and facilities, plazas, outdoor sitting areas, and natural areas. Also, preservation of stream buffers, floodplains, known wetlands, and slopes of greater than 25% adjacent to rivers and streams. Property may be owned publicly or privately. Secondary uses include public and private outdoor art, monuments, and non -advertising signage. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 Center Designation 9. The Southwood (Figure 19) Center contains the existing Southwood Mobile Home Park which contains approximately 1500 residents, 342 mobile homes of various ages and states of repair, a Boys and Girls Club facility, and many children. It is recommended for Urban Density Residential development. Redevelopment of the Southwood Mobile Home Park should be as a mixed -income, mixed use community. A mixture of housing types for different income levels is expected. A retail and/or services area should be provided for the neighborhood. The proposed Southern Connector road project is also a part of the planned future development. At this time, Habitat for Humanity is planning for the redevelopment of the mobile home park as a mixed -income, mixed -use community. During the planning stage, opportunities may exist for the County to partner with Habitat for Humanity to help request grant money, significantly improve and expand the regional inventory of affordable housing, tie into the transportation network throughout the area, and if Habitat for Humanity is able to exchange land owned by the State for Biscuit Run State Park, obtain land to add to the County inventory of playing fields. Figure 19: Southwood Mobile Home Park Staff Analysis: Staff has reviewed the COD and Application Plan against the recommendations within the MP and Comprehensive Plan and found it be consistent with those recommendations. The only aspect that needs further analysis is regarding building height. As stated previously, the MP designates this area as a Center. The building height proposed for the most intense blocks 10-12, which contain the Neighborhood Center Special Area, are above the 1-3 story recommendation in the MP. However, the MP also states that additional stories could be considered where appropriate. The area of most concern regarding building height is at the corner of Hickory Street and Old Lynchburg Road, and was an issue raised at the June 4th work session. Since the work session, the applicant has revised the COD to propose the following: a maximum of 4 stories or 45 feet in Blocks 10-12, or 50 feet in the Neighborhood Center Special Area. At the work session, feedback was given that since Southwood is at the edge of the development area, the intensity of development should be lower in this location. Related, feedback was also given that consideration should be given to retain the vegetation/trees in this area. Strategy 2f, within the Development Areas Chapter of the Comprehensive Plan, provides guidance for Neighborhood Centers and the intensity of development for the County's Master Plan areas (see below). It states that when centers are areas of mixed use, such as what is proposed and recommended by the MP for Southwood, that they help provide a form that allows for a continuum of uses, from least intensive to most intensive. This continuum starts at the center (most intensive) and radiates outward from there. This strategy also states that centers should be visually discernible to help create and facilitate a sense of arrival, and that new centers should be created with the MP recommendations. As stated previously, the MP recommends that Southwood be developed as a mixed income, mixed use community to include a mixture of housing types, and a retail and/or services area should be provided for the neighborhood. Neighborhood Centers Strategy 2f: Continue to promote centers as focal points for neighborhoods and places for civic engagement. Neighborhood centers are focal points or places in a neighborhood or area where people congregate. A center may be a school or park, location of a major employer or a shopping area. Like the Charlottesville downtown mall, centers are destinations. They are very important in creating the identity of an area and can be the heart of a neighborhood. Identifying existing centers and places for new centers is a major component of developing a Master Plan. As seen in Figure 7, they are intended to be located within a comfortable walkable distance (approximately '/< mile) from homes. This distance can be increased up to'/z mile if a center contains a transit stop. when centers are employment hubs or areas of mixed use, they help provide a form that allows for a continuum of uses, from least intensive to most intensive. In Figure 7, the most intensive center would be found in Area S. Legend for Figure Z Pork or outdoor omeniry ■ Commercial or mixed use area ® Medium to high density residential area ❑ Low to medium density residential area Figure 7: Illustration''/a Mile Distance from Neighborhood Center 0❑❑01 � / Source: Corrmmity Design and Archilecture 2011 ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 Figure 8: Illustration of Continuum in Intensity of Use Area 1 2 3 4 Area 5 OW MEN / 1 U �J l.. ■ ya Source: Adapted by Albemarle County Community Development from Duany Ptater-Zyberk and Company image 2012 Development is least intensive in Area I and most intensive in Area 5. The height of buildings gradu- ally increases from Area 3 to Area 5, which has the tallest buildings. New centers should be created in accordance with Master Plan recommendations. Existing centers should be recognized and, in some cases, enhanced. Public investment may be needed to create a center, such as a new public park in or near an existing neighborhood. New centers should be created in accordance with Master Plans. As destinations, centers should be visually discernible to help create and facilitate a sense of arrival. A balloon test was conducted on June 18, 2019 based upon the request from the work session with the Planning Commission. Two balloons were flown at 50 feet to make the tallest possible building height at the location. County staff and officials, as well as the surrounding community were notified of the date and time of the balloon test. Regarding the existing vegetation in this location, recommendations regarding Cultural and Scenic Resource Protection, including buffers, is given in the MP on pages 53-54. A buffer is not shown on the Parks and Green Systems map in the MP. Page 54 of the MP provides guidance regarding buffers near Southwood, it states: "Provide a vegetative buffer along 5" Street/Old Lynchburg Road south from the southern most edge of the Southwood Mobile Home Park property to the southern Development Area boundary on both sides of the street." Staff has reviewed the revised COD and building height in relation to the surrounding area, and based upon the fact that the blocks that are above the recommended height within the MP are within the Center designation or are providing a transition based upon the guidance from the Comprehensive Plan regarding intensity of uses from Centers, and the guidance within the MP for this area regarding buffers, staff supports the additional height within Blocks 10-12 and the Neighborhood Center Special Area. The Neighborhood Model Staff has reviewed the proposal against the Neighborhood Model Principles and found that it is consistent with the majority of the principles. Concern has been raised by staff, PC, and BOS during work sessions regarding the adequacy of the type and amount of recreational amenities, which relates to the "Parks, Recreation Amenities, and Open Space" principle. Comment on how the concern was addressed by the applicant is below. The detailed Neighborhood Model Analysis for all of the principles can be found in Attachment 7. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 On pages 15-16 of the COD, Green Space and Amenities and definitions of the amenities are provided. Blocks 1 and 2 are dedicated to green space. These blocks include protected and preserved environmental features, including preserved slopes, stream buffer, and floodplain. There will be a trail network provided through this Blocks, creating connectivity through the development and with a possible future connection to Biscuit Run Park. This trail will be located within mile of all residential units in this Phase. Blocks 5-11 require six (6) pedestrian connections from the Framework Streets to the trail network. A total of 8,200 square feet of recreational amenities distributed within the Blocks, with 4,900 square feet in Blocks 5-8 and 3,300 square feet in Blocks 9-11. The type and location of recreational amenities will be provided during site plan stage and will be determined by Southwood residents. Block 12 includes a 6,500 square foot active use recreational amenity. This amenity must include a soccer facility. Existing residents identified the existing soccer field in Southwood as an important feature. Staff has found that the revised proposed amenities meets the requirements for area per the ordinance. Substitution of the types active recreation required by the zoning ordinance will be reviewed during the site plan stage, based upon input from the Southwood residents. This can be reviewed and approved administratively by the Planning Director per the zoning ordinance. Affordable Housing The COD provides for a minimum of 15% affordable housing units. As stated in the Housing Mixture Plan (Attachment 8), in combination with market rate dwelling units, affordable units provided in Phase 1 of Southwood redevelopment will be a mixture of owned and rented dwellings with tiers of affordability, ensuring families across the economic spectrum will have sustainable housing opportunity. Affordable opportunities will be available to families with incomes between 0% and 80%of the area median income established by HUD, adjusted by family size. This proposal is consistent with the Comprehensive Plan recommendation that a minimum of 15% of all units developed under rezoning and special use permits be affordable units and the methods of calculating affordability are consistent with the County's current affordable housing policy. In addition, the Board of Supervisors approved a performance agreement for requirements above the 15% for the rezoning. Stacy Pethia, the Housing Principal Planner, as reviewed the housing mixture plan, AM] data, and COD language for the 15% affordable housing and found it to be acceptable. She is also working with Habitat to develop a resident relocation plan, consistent with the Community Development Block Grant requirements, to assist any Southwood residents who may be impacted by infrastructure work in Phase 1 of the project. ZONING ORDINANCE REQUIREMENTS Relationship between the application and the intent and purposes of the requested zoning district: The purpose and intent of the Neighborhood Model District (NMD) zoning district is to: • Provide for compact, mixed -use developments • Integrate diversified uses within close proximity to each other within the development areas identified in the Comprehensive Plan • Incorporate principles of traditional neighborhood development, such as pedestrian orientation and a mixture of uses The NMD is intended to be a flexible zoning district to allow development consistent with the goals of the Future Land Use Plans in the Master Plans and the Neighborhood Model Principles. The form and content of this proposal is ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 10 consistent with the intent of the NMD. A variety of housing types and non-residential uses provide an appropriately - scaled mixture of uses and residential units. Anticipated impact on public facilities and services: Streets: A traffic impact analysis was provided by the applicant (Attachment 9). Kevin McDermott, Principal Planner for Transportation for the County has reviewed the proposal and associated traffic impact statement and has the following comments: • The TIA identifies existing failing movements at the intersections of Old Lynchburg Rd/5th St Extended/County Office Building, 5th St Extended/Stagecoach Rd/Apartment Complex, 5" St Extended/EB 1-64 ramp, and 5" St Extended/WB 1-64 ramp. Delay at these intersections continues to worsen in the future no -build scenario including worsening conditions at Old Lynchburg Rd/Sunset Ave. • Future build conditions differ from no -build in the following manner: o Old Lynchburg Rd/Sunset Ave fails for some movements in both AM and PM Peak hours o Old Lynchburg Rd/5th St Extended/County Office Building have additional failing movements and/or movements that become wholly inoperable during the peak hours. However, some of these were essentially inoperable in the no -build scenario. 0 5th St Extended/EB 1-64 ramp have additional failing movements and/or movements that become wholly inoperable during the peak hours. However, some of these were essentially inoperable in the no - build scenario • As stated in the TIA, many of these intersections would fail, some seriously, with or without the proposed Phase 1 development of Southwood. However, Phase 1 is expected to add 3,763 vehicle trips/day and 223 and 336 in the AM and PM peak hours respectively. This is a significant increase in vehicles on these roads that are already displaying serious problems. The conclusion in the TIA states that the development of Southwood is anticipated to have minimal to no impact on the study intersections when compared to background traffic conditions. While true that many of the intersections are failing in the future no -build, the cue lengths and delays do increase, at times significantly, under the build conditions. It should be noted that many of the movements will have already become inoperable in the future no -build so from this perspective the additional traffic will not have any impact. Transportation projects that address many of these issues have already been identified as high priorities in the 2019 Albemarle County Transportation Priorities. The worst intersection in both the build and no -build scenarios is the Old Lynchburg Rd/5th 5t Extended/County Office Building intersection. This intersection is already ranked at #7 on the Priority List and is recommended for improvements in the near future. However, funding for this project has not yet been identified. The Virginia Department of Transportation has begun a corridor study under the STARS program to evaluate the corridor in its entirety in order to develop potential long- and short-term improvements that will address the identified safety and operational issues. The results of this study will be specific projects to seek funding for and applicable funding programs but once again, no funding will be made available through the study. In conclusion, Phase 1 of Southwood as proposed would increase daily vehicle trips significantly on a corridor that is already experiencing a high level of peak hour congestion. This increase results in worsening operations at intersections with existing poor levels of service. However, these issues will need to be addressed with or without the Southwood development and ongoing planning to address the most serious operational issues in the corridor is occurring. Funding will be necessary in the near term to construct recommended improvements. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 11 Schools: Students living in the Southwood community attend/will attend Cale Elementary, Burley Middle School, and Monticello High School. Rosalyn Schmidt, along with the recent draft report (June 26`h) from the Long Range Planning Advisory Committee, from Albemarle County Public Schools have provided the following information for the application: Based on average yield rates, anticipate 450 residential units to yield between 50 -70 elementary students, however depending on those residents that will possibly relocate from the existing mobile homes, it may be less. The Southwood community currently has about 200 elementary students. Cale Elementary does not have any additional capacity, next year it will likely operate with four trailers on site. The Long Range Planning Advisory Committee report for schools requested in the FYI 21/22 CIP funds for expansion for an additional 8,800 sq ft at Cale that would remove the need for the trailers for the current school population and provide an expansion for the cafeteria and construct a music, art, and classroom addition. However, it also states that due to its already large size, as well as limited space to expand on the lot, it is not recommended that the school be enlarged to meet the long range needs. It recommends further study to develop a long-term solution for anticipated growth in the area. There is adequate capacity at Burley Middle School and Monticello High School and increased enrollment would benefit both schools. Fire and Rescue: Currently the Southwood community utilizes a larger percentage of County services than any other single development in Albemarle County. The redevelopment, and eventual removal of the mobile homes, is anticipated to reduce the amount of County calls for service including Fire/Rescue, Police, and Social Services. Fire and Rescue has not identified any issues with adequate access and water availability at this time, which will also be reviewed at the site planning stage and will have to meet Fire and Rescue requirements. Fire and Rescue has reviewed this rezoning application and has no objection to the proposal. Utilities: This project is in the Albemarle County Service Authority (ACSA) water and sewer service jurisdictional area. ACSA and RWSA did not identify any capacity issues with this proposal and public water and sewer are available to the property. ACSA has expressed no concerns about this rezoning application. Anticipated impact on environmental, cultural and historic resources: Blocks 1 and 2 include protected and preserved environmental features, including preserved slopes, stream buffer, and floodplain. These blocks allow protection of these environmental resources. Stormwater facilities will be designed in accordance with the Virginia Stormwater Management Program (VSMP) regulations administered by the Virginia Department of Environmental Quality (DEQ). There are no known cultural or historic resources on this site. Anticipated impact on nearby and surrounding properties: The existing Southwood community, immediately adjacent to the property, will be the most impacted by this proposal. Currently, the property has 341 mostly substandard mobile homes and more than 1,500 residents representing the County's largest concentration of substandard housing and utilizing a larger percentage of County services than any other single development in Albemarle County. The proposal allows for safe, affordable, permanent housing options to be provided for those residents. This proposal will have a positive impact for those residents. Many of the residents have been involved in the design of this community, and this will allow their vision to be realized. It will also impact those residents of Southwood who have not been as active in the process for Phase 1, who have been waiting for action to occur, to see house being built and how Habitat plans to keep their promise of non -displacement to those residents. The ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 12 redevelopment, and eventual removal of the mobile homes, is also anticipated to reduce the amount of County calls for service including Fire/Rescue, Police, and Social Services. Other nearby community concerns include the height of the buildings proposed at the intersection of Hickory and Old Lynchburg Road, loss of tree/vegetation, school capacity, and traffic impacts. These concerns have been analyzed and commented on in other portions of this report. Public need and justification for the change: The County's Comprehensive Plan supports development in the designated development areas that is consistent with the use, density, and form recommended in the Plan. Based upon the analysis provided in this report, staff believes this proposal is in conformity with use, density, and form recommended in the MP and Comprehensive Plan. In addition to Southwood being listed as a priority within the MP, it is also one of the Board of Supervisor's strategic plan goals for the County under Revitalize Aging Urban Neighborhoods. This first phase will allow existing residents of Southwood to move out of substandard housing that the majority does not meet building code and have safe, affordable housing options. Southwood is also within an Opportunity Zone, which allows for private investment to assist with the redevelopment, and the promotion of Opportunities Zones is a strategy within the County's Economic Development program, Project ENABLE. PROFFERS Proffer 1 provides for the removal of the proffers associated with ZMA2015-017 Biscuit Run that is part of TMP76-51A. This is the area referred as the exchange parcel. Proffer 2 provides future connections to Biscuit Run Park from Southwood's trail system, and provides the requirements for the trail system within Southwood. SUMMARY Staff has identified the following factors which are favorable to this rezoning request: 1. The rezoning request is consistent with the recommendations within the Southern and Western Neighborhoods Master Plan and Comprehensive Plan. 2. The rezoning is within the Priority Area of the Southern and Western Neighborhoods Master Plan. 3. The rezoning is consistent with the majority of the applicable Neighborhood Model Principles. 4. The rezoning provides affordable housing that meets the housing policy within the Comprehensive Plan. 5. The rezoning request allows for future connections to Biscuit Run Park. 6. The rezoning supports the County Board of Supervisors Strategic Plan goal for Revitalizing Aging Urban Neighborhoods and is within an Opportunity Zone. Staff has identified the following factors which are unfavorable to this rezoning request: 1. The rezoning request will add additional students to Cale Elementary, which is overcapacity with no plans for expansion. 2. The rezoning will add additional traffic to Old Lynchburg Rd/5th Street Extended and impact existing intersections along the corridor. Improvements have been identified as high priority, however, funding has not been identified for those projects to date. Based upon the favorable factors, staff recommends approval of ZMA2018-003 Southwood Phase 1. Staff also recommends approval of the removal of proffers for ZMA2005-017 Biscuit Run for TMP 90A1-1E. ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 13 PLANNING COMMISSION POTENTIAL MOTIONS FOR ZMA2018-003- Southwood Phase 1: A. Should a Planning Commissioner choose to recommend approval of this zoning map amendment: Move to recommend approval of ZMA201800003, Southwood Phase 1, for the reasons stated in the staff report. B. Should a Planning Commissioner choose to recommend denial of this zoning map amendment: Move to recommend denial of ZMA201800003, Southwood Phase 1 (state reasons for denial). PLANNING COMMISSION POTENTIAL MOTIONS FOR ZMA2005-017- Biscuit Run: A. Should a Planning Commissioner choose to recommend approval of this zoning map amendment: Move to recommend approval of the removal of the proffers for TMP 90A1-1E for ZMA20050017, Biscuit Run, for the reasons stated in the staff report. B. Should a Planning Commissioner choose to recommend denial of this zoning map amendment: Move to recommend denial of the removal of proffers for TMP for ZMA200500017 Biscuit Run (state reasons for denial). Attachments: Attachment 1: Vicinity Map Attachment 2: Code of Development and Application Plan dated July 8, 2019 Attachment 3: Applicant response dated June 25, 2019 Attachment 4: Southwood Milestones Attachment 5: June 4, 2019 PC Worksession Summary Attachment 6: Performance Agreement Attachment 7: Neighborhood Model Principles Analysis Attachment 8: Housing Mixture Plan dated July 1, 2019 Attachment 9: Traffic Impact Analysis dated January 7, 2019 Attachment 10: Proffers dated July 5, 2019 ZMA201800003, Southwood Planning Commission Public Hearing, July 23, 2019 14 - 76S-01--1i7;y� O 76-52L IV y - N �6.52 6F' ,yP ^� 76-53 01 ,�) ,� fjQG '�' r7 h N N h �O ?� 765-03--83 .�� oCo ^ ^� ^b' h� ^ e 76-53J S '. N 76-528 6� Q ^°' 76-53K ^ /� Legend (Note. Some hems on map may not appear in legend) Parcel Info `3 . h N 76S-02-OS-1N •y 76-51 B bin " 76-53H O6-S�. rn 76-53F2 p 1� g0 w 07.-7 'S 'Ism F 1 N sS-01 9'' O�@ t ,SOS. 76-53F1 VNel'� OF 90� '8 76-51 90A-2 19 DOE -A 90F m VIPFy 9tv90 F2 76-51A F. O F 1 soA-a 9pf 9OF �g 06 9°oe 90E-10 mo, L y ��•.;"� G��I26 Hickor•Y �J " n \e<, . v I Ail. D y 4�eF 9 n °�27 90A•1-1D \ h�cF �s OF �% °F-?) � 9 Q\ 90E-31 OF a8 9\ elkcks�on-p� 9QE F�9 JO 40 w soE 1 m A 3 J, ,0 90E=43 90-1 Ra•� / �, O GS�b° 90� flJ ° 90A1-1 9OA-3 ob N R` mut 90I E=56 a S7q�h s0 ! 90A1-IE / o 9 0�';MatCCto Oo_ 90-5 OG-01--H hJE-64 \ oIn + c 10 0� 9 9 V.9 '0 ,119 e�0 Off' 0 90 m OJ.B G, m ;yOC 9 01./ N 752 ft 90-60 90-37 a ae O m @ 90-5A U iy GIS-Web - GeNrapMmala Senicea w al,anmod orglgis O, A 1hRu (434)2966832 Any deterindatlon oftopo9my9y or motourn, or My depinon M Ml icallmpmvements, properly lines ar boundaries 1, for general Nfortnalion only and Mall mt be used for lye design, modification, or mmVnnaw of Improvements to real property odor loM plain cetennlnalion. May 7, 2019 MyJeterminallm oftabox,raphy or mMaura, or any depidion of physical Improvementsproperty lines or bound arias Is Mr gereral Information orgy and small mtbe used for Me design, fructification or con stmclion of Improvements to real property or for plain determinatiion. July 15, 2019 SOUTHWOOD PHASE I — A NEIGHBORHOOD MODEL DISTRICT — CODE OF DEVELOPMENT JULY 8, 2019 60•11j1HVIT, lei111:r."VIaI A NEIGHBORHOOD MODEL DISTRICT CODE OF DEVELOPMENT February 20, 2018 Revised July 2, 2018 Revised January 7, 2019 Revised March 18, 2019 Revised July 8, 2019 SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 TABLE OF CONTENTS 1.0 INTRODUCTION................................................................................................................................................................................3 FIGURE1: Vicinity Map......................................................................................................................................................................3 FIGURE2: Regional Context Map.................................................................................................................................................3 FIGURE3: Concept Plan....................................................................................................................................................................4 2.0 APPLICATION PLAN & CODE OF DEVELOPMENT........................................................................................................... 5 ContextWithin Southwood........................................................................................................................................................... 5 FIGURE4: Context Within Southwood..................................................................................................................................... 5 FIGURE 5: Connections to Existing Infrastructure.............................................................................................................. 5 3.0 BLOCK PLAN - GENERAL DESCRIPTION..............................................................................................................................6 Blocks.........................................................................................................................................................................................................6 GreenSpace - Blocks 1 and 2.........................................................................................................................................................6 Residential and Mixed Use - Blocks 3 through 12...............................................................................................................6 NeighborhoodCenter Special Area............................................................................................................................................6 ResidentialVillage................................................................................................................................................................................6 NeighborhoodPlaces.........................................................................................................................................................................6 FIGURE 6: Conceptual Render Interior View of Neighborhood Center Special Area along Hickory ......... 6 FIGURE7: Application Plan..............................................................................................................................................................7 4.0 LAND USES BY BLOCK................................................................................................................................................................... 8 Definitions............................................................................................................................................................................................... 8 General and Supplemental Regulations................................................................................................................................... 8 Parking.......................................................................................................................................................................................................9 TABLE 1: PARKING SPACE LOCATIONS....................................................................................................................................9 LandUses.................................................................................................................................................................................................9 TABLE 2: RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK........................................................................10 Residential and Non -Residential Uses Permitted/Prohibited by Block...................................................................10 TABLE 3: NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK............................................................11 5.0 DENSITY S SQUARE FOOTAGE BY BLOCK........................................................................................................................12 TABLE 4: DENSITY REGULATIONS BY BLOCK SUMMARY............................................................................................12 6.0 BUILT FORM REQUIREMENTS BY BLOCK..........................................................................................................................13 TABLE 5: SETBACK + BUILDING REGULATIONS BY BLOCK........................................................................................13 TABLE 6: SETBACK + BUILDING REGULATIONS BY BLOCK ILLLUSTRATIONS..................................................14 General Notes Applicable To All Blocks: ................................................................................................................................ 14 InternalARB...........................................................................................................................................................................................15 7.0 GREEN SPACE AND AMENITY REQUIREMENTS BY BLOCK.......................................................................................15 TABLE 7: MINIMUM GREEN SPACE AND AMENITY AREA BY BLOCK SUMMARY..............................................15 FIGURE 8: Conceptual Location of Amenity Areas...........................................................................................................15 Definitions.............................................................................................................................................................................................15 TrailBuffer Area.............................................................................................................................................................................15 FIGURE 9: Conceptual Landscape Plan: Trail Buffer / Block 2.....................................................................................16 TrailAmenities................................................................................................................................................................................16 FIGURE 10: Primative Trail (left) and Pedestrian Trail (right) Section Diagrams.................................................16 PedestrianConnection Area....................................................................................................................................................16 ActiveUse Recreational Area..................................................................................................................................................16 8.0 FRAMEWORK STREETS.................................................................................................................................................................17 FIGURE 11: Framework Streets Technical Plan...................................................................................................................17 FrameworkStreets............................................................................................................................................................................17 PossibleWaiver Streets...................................................................................................................................................................17 FIGURE12: Waiver Diagram.................................. ................ ................................................................................................... 17 FIGURE13: Waiver Diagram.....................................................................................................................................................17 FIGURE14: Waiver Diagram.....................................................................................................................................................17 TrafficImpact.......................................................................................................................................................................................17 FrameworkStreets Sections.........................................................................................................................................................18 9.0 EVALUATION CRITERIA...............................................................................................................................................................19 Proposed Impact on Public Facilities and Infrastructure..............................................................................................20 Impacton Environmental Features.........................................................................................................................................20 Strategiesfor Shared Stormwater.............................................................................................................................................20 Grading.................................................................................................................................................................................................. 20 10.0 AFFORDABLE HOUSING............................................................................................................................................................21 11.0 ATTACHMENTS.............................................................................................................................................................................21 TechnicalDocuments.....................................................................................................................................................................21 SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 1.0 INTRODUCTION Redevelopment of Southwood is unique in a number of ways. The most obvious of which is the existing trailer park community. Most development in the Charlottesville/ Albemarle area is greenfield in nature. Traditionally, lands sold by resident landowners are developed for new communities. Southwood is a 100-acre residential trailer park serving the housing needs of roughly 1,500 residents of Albemarle County; residents who are the foundation of the vibrant community and culture that exists today. The overall development philosophy envisions a multi -phase approach, allowing groups of residents to form multiple cohorts and to design their replacement housing and neighborhoods to their specific needs and desires. The replacement housing site for the first of these cohorts, the early adopters, is geographically located near the center of the first phase. Southwood is located along Old Lynchburg Road, just south of the City of Charlottesville where the four lane divided street transitions to a two lane rural road (see FIGURE 1: Vicinity Map). The property is within �the County's designated development area. It is surrounded by a mixture of residential and institutional/public uses b1n{le -1 and shares its southern propertyline with '. the Bicuit Run State Park (see FIGURE 2: Regional Context Map). =sue ! Phase I is planned within the project's undeveloped, thirty-four acres that includes the land swap tract, part of the original Biscuit Run NMD, and perimeter areas that have hidden the trailer park for r years. Within this undeveloped acreage, resident planners have provided for a portion of the replacement housing and increased the County's overall stock of affordable housing. The Code of Development establishes dwelling units for a mixture of incomes, non-residential uses, and provides the opportunity to continue the informal services offered within the community into occupations or even small business ventures. FIGURE I: VicinityMag r tEMAINING PARCELS ZMA \\\\��2005-017\\\\\\� not amended in this ZMA, rMP 90-5, 90-6D (portion), �90-17D, 90A-3, 90A 1-1, \\ 90A- I A, 90A- I B,\\\\ 20 FIGURE 2. Regional Context Mao —090AI-00-00-001 E0: AMEND AND REMOVE EXISTING NMD ZMA m 2005-017INCLUDING ASSOCIATED PROFFERS, APPLICATION PLAN, AND CODE OF DEVELOPMENT PPLICATION AREA REZO SOUTHWOOD NITY, NO G AT THIS TIME I\AV WE @ �, The resident planners chose to start on greenfield lands to provide a way for the community to redevelop without requiring off site rehousing. Phase I provides for the rehousing needs of a minimum of seventy- five families. As these families relocate into their new homes, redevelopment opportunities open up within the existing trailer park, allowing development to "leapfrog" from one area to the next. Keeping residents on site throughout the development, this plan allows the existing community to continue to be the foundation of the redevelopment. key components of community, often lost through temporary offsite housing, are preserved. Finally, mixed use, mixed income projects are more sustainable, and the sale of out parcels and lots to builders is critical to fund the project's financial needs. This document was prepared with the comprehensive participation and approval of the resident planners and represents their approach towards the re -development of their own neighborhood. Page 3 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 TRAIL BUFFER AREA— NEIGHBORHOOD BLOC�K2 OLD LYNCHBURG ROAD �AREAER SPECIAL FRAMEWORK STREET J , —� t J. • �,�.�. �:r"'� i NETWORK -APPLICABLE '�' �'� �• -Z,�,�. •�'� - :��'�•� 'a BUILDING SETBACKS AND ,� �i _ - - -- - ,. �, • � , REGULATIONS ARE MEASURED i FROM FRAMEWORK STREETS AND OLD LYNCHBURG ROAD - � 5'r BLOCK 9 BLOCK 11 O BLOCK 12 8.0 ACRE AMENITY < L .wn..aT. '•\ AREAANDGREEN SPACE W/ 10,000SF •/ BLOCK _ R, OF PRIMITIVE TRAIL i �i B&LOCK 10 "-r_----- ----ro L TO BE FIELD ��L •=aio- •��c��.��,:x LOCATED ` . . . . . . . . ..�F ` -�sop GENERALoa\� ■ T LOCATION OF r P I 1 1C ' ' `woo �� PRIMITIVETRAIL- ` 4 a.f 'L. EXACT LOCATION .� y/ BLOCKB �• � '"""`" a„a,a,I La A .5 �,TO BE DETERMINED• /;i �'� / ` ''I `' Y �' Maw .. r !` a g. w I Existing Southwood Community no rezoning at this time A' BLOCK 1 BLOCK 3 iii/// ° m.uF '•X' aoa�G oa BLOCKS I_ I ' ' �� 1 w I , BLOCK 6 PRESERVEDNPES ANb GREEN SPACE „ a AMEEIM AND GREEN SPACE AREA PRESERVED SLOPE TRAILBUR£R STREAM BUFFER FLOOD PLAT sue R (Dada - BLOCK 4 u A<Na 400/ �110A —' 100 rs 800 h4 S i woo 1 '♦ `\ a i, _.1/, ` ` r I i FIGURE J Concept Plan Page 4 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I - A NEIGHBORHOOD MODEL DISTRICT - CODE OF DEVELOPMENT JULY 8, 2019 2.0 APPLICATION PLAN & CODE OF DEVELOPMENT The following sections of this document include the Application Plan and the Code of Development and are designed to work together to detail the design approach and provide specific metrics for the various design elements. The Code of Development also includes concept drawings, that while not proffered, provide a visual representation of one of the possible outcomes provided through this Code. FIGURE 3: Phase I Concept Plan is one such representation. The drawing shows conceptual locations for the larger manmade elements such as the street network, pedestrian and bicycle facilities, buildings and parking, and public areas. Context Within Southwood The Southwood Trailer Park is served by private water and sewer systems. Public water is provided through the park's private water distribution system. Wastewater north of Hickory Street is collected through a private sewer network and eventually conveyed westward to the public sewer system. Wastewater south of Hickory is collected via smaller networks and ultimately treated in septic fields. Both utility systems are aged and failing. Similarly, the private road network is aged and in need of significant repairs and upgrades to meet current VDOT standards. Probably the most impactful of these upgrades is increasing the width of the roads. FIGURE 4: Context Within Southwood �IE11 oM IYnch uq mad 4001111` Lop LOW 0, '000000 _ --- ,, ; CONCEPTUAL LOCATION QF PHASE 2 l I FUTURE PHASES OF DEVE �.� I • W .YFE • • xxmiow •.. . IM11I T _uc.ivr.u`m� FIGURE 4: Context with Southwood shows how the Phase 1 Concept Plan relates to the existing portions of Southwood. Planning to date suggests that the future development will first continue south of Hickory, in an effort to address the failing septic systems, before continuing into the northern part of the project, which are currently served by sewer. The exhibit is included to provide a general sense as to how the resident planners see the remainder of project develop. Their plan identifies conceptual densities, neighborhood centers, special areas and specimen trees. FIGURE 5: Connections to Existing Infrastructure shows how the proposed infrastructure connects into the existing network of utilities and roadways. FIGURE S.- Connections to Existing Infrastructure TRAIL BUEEEF AREA / OLD LYNCHBURG ROAD _ _ CONCEPTUAL ` LOCATION SWIM , AL f LOCATION SANRPAY LOCATION SA SEWER A. ! / 11A AL LOCATION WA -`.. MAINION WATER f ` 1 t IIII l' r I\ EXISTING MOBILEHOMES ON I I \ , . FRFMEWCRRSTREETS ADINNONAL ROADS AND ALLEYSATAPPROPRIATE SCALE AND DIMENSION MAY BE DEVELOPED IN SITE PLANSTO CREATE MORE CONNECTOR ANOACCESS MSNNGSEPTICSYSTEM , r „gip, WATER ANDSANITARY I / i9EWEB00NN&TONSONS TRAIL BUFFEBAREA OLD LYNCHBURG ROAD I s/ \ \ \ \ STING I r, T l f .ROAD NETWORKEx �RDAO NETNOR'A s \ _,�t�l\�\� �1 / SECONDARY FIREACCESSONPPRO.0 r I I� LOCATION GIVEN. EIGCT LOCATION ANDSTANDAROSTOBE 1 ✓ DETERMINED WITH THE FIRE] or MARSHILL) ,if —FUT U E TO I ROADTHAL NEIWORIDN FUTURE ROAD NETYVORN y \ Page 5 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I - A NEIGHBORHOOD MODEL DISTRICT - CODE OF DEVELOPMENT JULY 8, 2019 3.0 BLOCK PLAN - GENERAL DESCRIPTION The project consists of general areas that are characterized by land use as primarily green space, residential, or mixed use. These areas may also include special designations, such as neighborhood center and placemaking locations, that are specifically identified by the County's Comprehensive Plan or through resident engagement. Blocks Land use, density regulations, and built form characteristics in Southwood Phase 1 are governed by blocks. The layout of the blocks is established by the framework street network shown in FIGURE 7: Application Plan. Applicable setbacks and building regulations with the blocks are measured from framework streets and Old Lynchburg Road. Approximate acreages of each block are provided in the supporting tables. The actual acreage of each block may deviate by 15%. Green Space - Blocks 1 and 2 Blocks 1 and 2 designate green space along the perimeter of the development. While other blocks contain additional green spaces, these two blocks are used to protect environmental features such as floodplain, stream buffer, and preserved slopes, provide visual softening and screening and offer natural amenity to the larger community. Residential and Mixed Use — Blocks 3 through 12 These blocks are primarily designated for residential use. Although non-residential uses are allowed in all blocks. Density and intensity of non-residential uses vary by block with a bias towards single family units with occassional home occupation type uses on the southern and eastern edge of the project and multi -family with commercial businesses in to Block 12. Block 12, designated for mixed use LIHTC funding is being pursued to help further increase the County's stock of affordable housing. Neighborhood Center Special Area The County's Comprehensive Plan identifies a neighborhood center along the initial section of Hickory Street. As such, the Code of Development focuses the most intense and highest density uses to this area. The area is defined as the area between Old Lynchburg Road and Bittemut Lane. Through the use of building heights, existing and new buffers, building setbacks, and top floor stepbacks, the built form standards accommodate higher density and frame Hickory Street while ensuring pedestrian orientation and guiding the focus away from Old Lynchburg Road and towards the first internal intersection. Residential Villaae Block 5 is the heart of the residential neighborhood and it is intended to host the majority of Southwood rehousing and allow for the most flexibility in design and use per site conditions and the Code of Development. This area will provide a mixture of housing types and allow for smaller residential groupings on public or private amenities or streets. Alleys, greenways, and/or internal sidewalk connections between residences and public amenities are permitted. Neighborhood Places Blocks 6, 7, 8, and 9 mediate intensity and provide connection. For example, the Block 8 area provides a transition from higher density of Blocks 10 through 12 to the less intense residential uses in Blocks 3 through 5. These blocks provide a pedestrian connection from the street network to the perimeter trail network. These blocks also provide an opportunity for a distinct identity, achieved either through use, form, intensity, or as a place to gather and connect to the natural area and trail amenity. Within these blocks are "place -making" reference points that suggest transition and connection between the developed communty and the natural amenity and trail system while creating a varied pedestrian experience and destination 'nodes' along the streets. FIGURE 6: Conceptual Render Interior View of Neighborhood Center Special Area along Hickory Page 6 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 FRAMEWORK STREETS - ADDITIONAL ROADS AND ALLEYS AT APPROPRIATE SCALE AND DIMENSION MAY BE DEVELOPED IN SITE PLANS TO CREATE MORE CONNECTION `L AND ACCESS 8.0 ACRE AMENITY AREA AND GREEN �\ SPACE W/ 10,000 SF OF PRIMITIVE TRAIL TO BE FIELD } .1 LOCATED GENERAL � 1 LOCATION OF '•� 'I PRIMITIVE TRAIL - '�\ EXACT LOCATION `O BE DETERMINED 1 BLOCK 6 I,ACRFs j/ PRESERVEDSLLJQS ANN, GREEN SPACE 1. s / AMENITY1 AND GREEN � SPACEAREA AREA � PRESERVED SLOPES TRAIL BUFFER STREAM BUFFER --- FLOODPLAIN r_ r• r• r• • r• r• 0 IW 1110 XV Nt BLOCK 8 095 ACRF5 o BLOCK 5 p Rm ACRE W BLOCK 4 �BLOCK om Acacs 0 1 TRAIL BUFFER AREA (� BLOCK 2 OLD LYNCHBURG ROAD BLACRE If" BLOCK 9 BLOCK 11 r IXE S.M ACRES r r i r r BLOCK 10-- .It. road 10� CENTER SPECIAL AREA 1 T - Iti 1 I � • IW I 1 ly i /BLOCK 12 I � r . r r r r r r r r II a oa 4111111111111111111 I 00W1111011111 woo ` — ftaft 411(RNVi W. 4%40 B'IIFRNVI LN. ftaft �- a$♦ WORM Existing Southwood Community no rezoning at this time s� SECONDARY FIRE ACCESS � ' (APPROX. LOCATION GIVEN, • • L. ' _� EXACT LOCATION AND • • L. ' I /' .000 STANDARDS TO BE DETERMINED ` WITH THE FlR€t�MSIIAL( '.00 7 woo 1 _ �• , ` I CONCEPTUAL CONNECTION TO FUTURE ROAD NETWORK ` 000 �w noun Man 40 ' — r 0000 / i FIGURE 7.'Application Plan Page 7 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I — A NEIGHBORHOOD MODEL DISTRICT — CODE OF DEVELOPMENT JULY 8, 2019 4.0 LAND USES BY BLOCK Definitions The following definitions supplant those found within Chapter 18 of the Albemarle County Code and in some cases define new uses and supplemental design standards. Notwithstanding Chapter 18 section 5.1.34, Flexible Use Structures shall be permitted on lots comprised of detached single-family dwellings and attached or semi-detached single-family dwellings subject to the following: Accessory Apartments: A separate, independent dwelling unit clearly subordinate to the principal single-family dwelling unit, as distinguished from a duplex, or other two-family dwelling. Flexible Use Structure. A separate, independent, accessory structure detached from or attached to, and located on the same parcel as the principal single-family dwelling unit, as distinguished from a duplex, or other two-family dwelling. Event Hall:A community space to be maintained by the neighborhood association or some other third - party organization or business, that can accommodate a variety of special events, public assemblies, and celebrations open to rent to the neighborhood and outside community. The event hall shall comply with minimum parking requirements for public assemblies in compliance with the Albemarle County Zoning Ordinance. Urban Agriculture. -An agricultural use as defined in Chapter 18 Section 3 of the Albemarle County Zoning Ordinance notwithstanding any accessory processing facilities other than allowable accessory units, structures, and/or sheds and including the keeping of allowable animals as described below. General and Supplemental Regulations Accessory Apartments: Each accessory apartment shall be subject to the following: a. Not more than one (1) accessory apartment, attached or detached, shall be permitted with any single- family dwelling. b. The gross floor area devoted to an accessory apartment shall have a minimum gross floor area of 200 square feet and not exceed 1,000 square feet or 50% of total gross floor area of the main dwelling unit, whichever is greater. c. The gross floor area of an accessory apartment shall not be included in calculating the gross floor area of the main dwelling unit for uses such as home occupations as provided in sections 5.2 and 5.2A and other similar uses in this chapter whose area within a dwelling unit is regulated. d. An accessory apartment shall enjoy all accessory uses availed to the main dwelling, except that no accessory apartment shall be permitted as accessory to another accessory apartment. e. An accessory apartment shall be provided with a minimum of one (1) off-street parking space, arranged so that each parking space shall have reasonably uninhibited access to the street, subject to approval of the zoning administrator. f. A single-family dwelling which adds an accessory apartment shall be deemed to remain a single-family dwelling and shall be considered one (1) dwelling unit for purposes of area and bulk regulations of the district in which such dwelling is located. Accessory Apartments will not count against the overall dwelling unit allowances. g. The owner must reside in main dwelling to which the apartment unit is accessory or the apartment unit itself. Flexible Use Structure: Each Flexible Use Structure shall be subject to the following: a. Not more than one (1) Flexible Use Structure, attached or detached, shall be permitted with any single- family dwelling. b. The gross floor area devoted to a Flexible Use Structure shall have a minimum gross floor area of 200 square feet and not exceed 1,000 square feet or 50% of total gross floor area of the main dwelling unit, whichever is greater. c. The gross floor area of the Flexible Use Structure shall not be included in calculating the gross floor area of the main dwelling unit for uses such as home occupations as provided in sections 5.2 and 5.2A and other similar uses in this chapter whose area within a dwelling unit is regulated. d. Maximum footprint area of Flexible Use Structures shall be limited to 1,000 square feet or 50% of total gross floor area of the main dwelling unit, whichever is greater. e. Minimum height of Flexible Use Structures shall be to 10 feet. Maximum height shall be limited to equal or less than that of the main building. f. All Flexible Use Structures shall be located in the rear or side of the lot. Notwithstanding any other requirements of this Code of Development, Flexible Use Structure setbacks shall be the same as for the principal building with which it shares a lot, except for the rear or side yard setback, which shall be a minimum of (3) three feet. g. A single-family dwelling which adds a flexible use structure shall be deemed to remain a single-family dwelling and shall be considered one (1) dwelling unit for purposes of area and bulk regulations of the district in which such dwelling is located. Flexible Use Structure will not count against the overall dwelling unit allowances. h. Flexible Use Structure may contain a dwelling unit and/or any Home Occupation Class A and/or Class B subject to special use permit and home occupation processes and regulations. A Flexible Use Structure may be a combination of allowed uses, subject to permitting processes and regulations. i. Flexible Use Structure requires one (1) dedicated parking space unless the Flexible Use Structure is a dwelling with three or more bedrooms, in which case the Flexible Use Structure will require two (2) parking spaces. Page 8 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 Agricultural Use: An agricultural use shall be permitted on lots comprised of detached single-family dwellings and attached or semi-detached single-family dwellings (duplexes and townhomes) subject to the following: a. The agricultural use may take place on a parcel subject to the following size requirements: • The side or rear yard ("yard") shall be at least 30% of the associated dwelling's footprint. • This yard space shall incorporate a chicken coop or other adequate covered structure and shall be fenced (ref. adequate shelter Chapter 4 section 100 (5) of the Albemarle County Code). b. Coops or structures must meet accessory structure setbacks (4.11.2).. c. The parcel shall have a fly -proof container for animal waste. d. Hens, goats, or bees may be permitted on the parcel subject to the following: • No more than 7 hens. • No more than 2 goats. • Beekeeping is permitted per County Ordinance. • On -site slaughter of one of each animal type is permitted per calendar year. e. Agricultural uses shall not require additional parking requirements beyond compliance with the parking regulations for dwellings as described in this Code of Development. Alley Parking: Perpendicular or parallel parking off of the alley. Community Garden: A parcel on which gardening is the primary use. Stand-alone Parking: Stand-alone parking must be accessory to a use in Phase I. This use may be residential, in which case the parking shall serve residential uses within the Southwood neighborhood. See parking section for regulations about the location of stand-alone parking - it is not required that parking requirements be met on a parcel. Amenity -Oriented Lots: Notwithstanding Chapter 18 sections 4.6.1 and 4.6.2 of the County Zoning Ordinance, attached and detached residential units with the front of the lot facing a grass or hardscaped mall, park, green space, open space, garden, or any other similar amenity area ("amenity") are permitted throughout the development, provided that the amenity must be at least thirty feet (301 in width, and an open area, from face of building to face of building must remain at forty feet (401 in width. The lot frontage may be obtained by the amenity rather than a public or private street. Mixed Use. -Mixed Use in a single building (residential and non-residential) are permitted. Parking Parking areas with 5 or more spaces must be relegated from Framework Streets and provided at rear of lots whenever possible. At a minimum, parking areas with 5 or more spaces must be behind the front face of the building. Parking areas with 5 or more spaces must be screened in accordance with Chapter 18 section 32.7.9.7. Safe pedestrian access from the parking spot to the associated building, parcel, or amenity or to a sidewalk must be provided for parking areas with 5 or more spaces. Requirements of Chapter 18 section 4.12 apply except for the following: Modification of Location Requirements for Parking Spaces. -The parking requirements for all residential and non-residential uses may be met on -street, off-street, off an alley, in a parking lot, in a stand alone parking lot, or in some similar parking situation as described in TABLE 1 so long as the total number of required parking spaces for the total number of residential and non-residential units are provided across the project. It is not required that parking requirements be met on a parcel. Calculations shall be balanced at each subdivision plat submission and parking is to be within a 300' radius of the furthest entrance on the associated building. Opportunities for stand alone parking accessory to a use shall be permitted for work or supplementary vehicles to decrease the demand on on -street and off-street parking within a 1/4 mile of any lot it serves or be located on a public transportation route. Opportunities for shared parking and shared driveways shall be permitted. Modification of Parking Requirements for Blocks 9-12. As an aggregate total, the ratio of parking spaces to residential dwelling units (as determined by density count) will be a minimum of 1.5 spaces per dwelling unit. TABLE 1: PARKING SPACE LOCATIONS (PARKING REQUIREMENTS MAY BE MET IN ANY OF THE FOLLOWING LOCATIONS) (OFF -SITE) ON -SITE ALLEY ON -STREET GARAGE ON OR OFF - STAND (OFF- PARKING PARKING PARKING SITE UNIT TYPE ALONE STREET) SHARED PARKING PARKING LOT OR BAY SINGLE-FAMILY DETACHED, CARRIAGE HOUSES, DUPLEXES, TOWNHOMES, AND OTHER DETACHED X X X X X AND ATTACHED UNITS APARTMENTS AND MULTIFAMILY X X X X X X TOURIST LODGING, BOARDING HOUSE X X X X X X NON-RESIDENTIAL USES X X X X X X Land Uses All uses that reference a section of the Albemarle County Ordinance are to include all uses, definitions, and interpretations as specified in the aforementioned ordinance reference unless a use, otherwise listed in the ordinance reference, is separately and explicitly listed in the use lists within this Code of Development. In this case, the zoning administrator shall refer to the separate listing for this specific use. The zoning administrator, after consultation with the director of planning and other appropriate officials, may permit as a use by -right, a use not specifically permitted; provided that such use shall be similar to uses permitted by -right in general character and more specifically, similar in terms of location requirements, operational characteristics, visual impact, and traffic generation. Page 9 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 Residential and Non -Residential Uses Permitke-&Prohibited by B10ck TABLE 2: RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK Greens ace/a enity area Trail buffer Residential Uses Block 1 Block 2 Block 3 Block 4 Block 5 Block 6 Block 7 Block 8 Block 9 Block 10 Block 11 Block 12 Accessory Uses and Buildings, including storage buildings - - P P P P P P P P P P Home Occupation, Class A (5.2) - - P P P P P P P P P P Boarding House, Detached Single Family - - P P P P P P P P P P Family Day Home (5.1.56) - - P P P P P P P P P P Group Home (5.1.07) - - P P P P P P P P P P Multifamily - - P P P P P P P P P P Semi-detached and attached single family including duplexes and townhomes - - P P P P P P P P P P Tourist lodging (5.1.17) - - P P P P P P P P P P Accessory Apartment - - P P P P P P P P P P Flexible Use Structure - - P P P P P P P P P P Home Occupation, Class B (5.2) - - SP SP SP SP SP SP SP SP SP SP Page 10 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I - A NEIGHBORHOOD MODEL DISTRICT - CODE OF DEVELOPMENT JULY 8, 2019 TABLE 3: NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK Non-residential uses Block 1 Block 2 Block 3 Block 4 Block 5 Block 6 Block 7 Block 8 Block 9 Block 10 Block 11 Block 12 Farmers Market (5.1.47) P P - - P P P P P P P P Public Uses: electric, gas, oil and communication facilities, excluding tower structures, owned and operated by a public utility P P P P P P P P P P P P Uses permitted by -right within floodway fringe in accordance with 30.3.05.1.2 of the Zoning Ordinance P P P P - - - - - - - - Uses permitted by special use permit within floodway fringe in accordance with 30.3.05.2.2 of the Zoning Ordinance SP SP SP SP SP SP SP SP SP SP SP SP Stormwater management facilities P P P P P P P P P P P P Public recreational facilities P P P P P P P P P P P P Tier I and Tier II wireless service facilities (5.1.40) P P - - - - - - P P P P Public playgrounds and parks P P P P P P P P P P P P Urban Agriculture P P P P P P P P P P P P Community Garden P P - - - P P P P P P P Retail store or seance (22.2.1a/b) - - P P P P P P P P P P Eating establishment - - P P P P P P P P P P Storage yard - - P P P P P P P P P P Religious assembly - - P P P P P P P P P P Public uses - - P P P P P P P P P P Community center (5.1.040/5.1.27) or neighborhood center - - P P P P P P P P P P Temporary construction uses (5.1.18) - - P P P P P P P P P P Stand-alone parking structures - - P P P P P P P P P P Mixed Use - - P P P P P P P P P P Day care, child care or nursery facility (5.1.06) - - - - - SP SP SP P P P P Assisted living - - - - - P P P P P P P Private school - - - - - - - - P P P P Laundromat - - - - - - - - P P P P Finacial Institution - - - - - - - - P P P P Medical Office - - - - - - - - P P P P Professional Offices - - - - - - - - P P P P Clubs and Lodges (5.1.02) - - - - - - - - P P P P Laboratories/Research/Development/Testing - - - - - - - - P P P P Manufacturing/Processing/Assembly/Fabrication - - - - - - - - P P P P Event Hall (5.1.27) - - - - - - - - P P P P Indoor Athletic Facilities - - - - - - - - P P P P Commercial Recreational Establishment - - - - - - - - P P P P Funeral Home - -I - - - - - - P P P P Page 11 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 5.0 DENSITY & SQUARE FOOTAGE BY BLOCK Table 4 Provides the metrics for development of each block. These metrics are subject to the following conditions: (1) The final acreage and number of dwelling units per block may vary by 15% so long as the number of dwelling units does not exceed the total miniums and maximums allowed across the entire development. (2) The total minimum number of dwelling units shall be achieved (3) The total maximum number of dwellings shall not be exceeded (4) At least two (2) different residential building typologies shall be provided in Blocks 3-5 and 10-11. (5) The total gross maximum square footage of non-residential uses shall not exceed 50,000 square feet. (6) Retail stores and services in blocks 3 - 8 shall not exceed a ground footprint of 1,600 net square feet. (7) Eating establishments in blocks 3 - 8 shall not exceed a ground footprint of 1,600 net square feet. TABLE 4: DENSITY REGULATIONS BY BLOCK SUMMARY LAND USE BLOCK DENSITY AREA RESIDENTIAL USES NON-RESIDENTIAL DESIGNATION RANGE (ac) USES (units / acre) MINIMUM MAXIMUM MAXIMUM NON - DWELLING DWELLING RESIDENTIAL UNITS UNITS BUILDING (SF) GREEN SPACE 8 1 0 8.0 0 0 0 BUFFER 2 0 1.3 0 0 0 NEIGHBORHOOD 3 3- 6 1.4 4 12 5,000 DENSITY 4 3 - 6 1.5 5 14 URBAN DENSITY 5 6 - 18 7.1 60 127 RESIDENTIAL VILLAGE NEIGHBORHOOD 6 0 - 28 1.1 0 31 10,000 MIXED USE / NEIGHBORHOOD 7 0 - 18 0.6 0 12 PLACES 8 0 - 18 1.0 0 17 9 0-34 1.8 0 61 URBAN DENSITY 10 6 - 34 1.8 11 62 20,000 MIXED USE 11 6 - 34 5.4 20 182 12 6 - 34 3.0 13 102 30,000 TOTAL MIN. AND MAX. ALLOWED DWELLING UNITSAND NON-RESIDENTIAL SQUARE 34.0 150 450 50,000 FOOTAGE Page 12 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 6.0 BUILT FORM REQUIREMENTS BY BLOCK TABLE 5: SETBACK + BUILDING REGULATIONS BY BLOCK REQUIREMENT BLOCKS 3 - 4 BLOCK 5 BLOCKS 6 - 9 BLOCKS 10 -12 NEIGHBORHOOD CENTER SPECIAL AREA 115' measured on both sides from hickory street right-of-way BUILDING HEIGHT MIN NO MIN NO MIN NO MIN 2 STORIES 2 STORIES MAX 3 STORIES OR 35' 3 STORIES OR 40' 3 STORIES OR 45' 4 STORIES OR 45' 4 STORIES OR 50' FRONT SETBACK MIN B 5' 5' 5' S' 10' MAX 25' 25' 25' 18.A 28• A STEPBACK MIN NA NA 15' E 15' E 1S, E AT BUILDING HEIGHT OF 40' 40' 3 STORIES OR 45' SIDE SETBACK MIN 3' 3' 5' S' NO MIN MAX NO MAX NO MAX NO MAX NO MAX NO MAX REAR SETBACK MIN NO MIN S' S' S' NO MIN MAX NO MAX NO MAX NO MAX NO MAX NO MAX TRAIL BUFFER SETBACK B MIN NA NA BLOCKS 6 - 8: NA 20' MIN 0' MIN MAX BLOCKS 9: 20' MIN/NO MAX NO MAX NO MAX GARAGE SETBACKS FRONT ACCESS MIN/MAX TO COMPLY WITH 4.19C/ NO MAX FRAMEWORK STREET FACING GARAGE OPENINGS AND/OR GARAGE DOORS ARE NOT ALLOWED IN THESE BLOCKS. ALL GARAGE ACCESS MUST BE SIDE LOADED OR RELEGATED TO THE REAR OF THE BUILDING. MAX PORCH AND DECK 4' 4' 4' 4' 9' ENCROACHMENT MAX EAVE AND OVERHANG 2' 2' 3' 3' 3' ENCROACHMENT SINGLE BUILDING FOOTPRINT 3,000 SF 3,000 SF 10,000 SF 20,000 SF 20,000 SF MAX NON-RESIDENTIAL STREET FACING BUILDING LENGTH NO MIN NO MIN NO MIN NO MIN 50' MIN 200' 200' 200' 200' 275' MAX 10' 10' 10' 10' 10' MIN AIR PASSAGE WIDTH A Up to an additional 22' of front setback may be provided for non-residential and mixed -use buildings for use as a front patio or courtyard and shall not exceed 25% of the length of the front facade. B Blocks 9 - 11 shall have a 20' building setback at the trail buffer (outdoor amenity and recreational structures are exempt). C The wall plane of all street facing garages must be set back a minimum distance of three feet (T) from the primary street facing building facade D A stepback is not required for buildings with a front setback of at least 15'. E Stepbacks apply to non-residential and multifamily residential buildings only. F Coops, other agricultural use structures, and other accessory buildings except for Flexible Use Structures and Accessory Apartments must meet accessory structure setbacks (4.11.2). G Flexible Use Structures as defined in the Code of Development have the same minimum setbacks as the principal buildings with which they share a lot except for rear and side setbacks, which shall be a minimum of 3'. Page 13 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 TABLE 6: SETBACK + BUILDING REGULATIONS BY BLOCK ILLLUSTRATIONS BLOCKS 3 - 4 BLOCKS BLOCKS 6 - 9 BLOCKS 10 -12 NEIGHBORHOOD CENTER SPECIAL AREA 115' measured on both sides from hickory street right-of-way SUMMARY ILLUSTRATIVE �Q DIAGRAM 2' EAVE/OVERHANG ENCROACHMENT 2' EAVE/OVERHANG ENCROACHMENT EaS\P� 3' EAVE/OVERHANG �� ENCROACHMENT SO, Bvi MAN, O �O• B��<p/,�qk �0• P�' BGi M (p�NG 4 STORIES OR • O/�B•4g 45' MAX HGT G '1,' 4STORIES OR 115' 50'MAX HGT G�FNG G24Cp � � �uGIH O@ �� SETBACK OR th i h GTH FO Ofp� FMgX STEPBACKSETBACK 0' STEPBACK 3' MIN SIDE 5' MIN SIDE _ 4' PORCH/DEC SETBACK SETBACK \�� ENCROACHMENT 3 STORIES OR 3 STORIES OR 3 STORIES OR ADDITIONAL 22' -.,. 9' PORCH /DECK - 3' MIN. SIDE SETBACK 40' MAX HGT 4'PORCH/DECK 40' MAX HGT 4'PORCH/DECK HGT SETBACK (25%MAX.( ENCROACHMENT ENCROACHMENT ENCROACHMENT% SAX 41 PORCH/DECK ADDITIONAL 22' FRONT LOAD GARAGE TO 5' MIN. 25' MAX FRONT 5' MIN. 25' MAX FRONT STEPBACK ® ENCROACHMENT SETBACK (25%MAX.) CONFORM W/ 4.19 W/ MIN. 3' SETBACK SETBACK SETBACK 40' 5' MIN. 18' MAX FRONT 10' MIN. 18' MAX FRONT 5' MIN. 25' MAX FRONT SETBACK SETBACK cnaer�r SUMMARY ILLUSTRATIVE HICKORY ST. R.O.W. SECTION THROUGH 115' 115' BLOCKS 3 - 12 AAA%. BUILDING HEIGHT PER - - -- - BLOCK. TYP. -- - --- � I. iT l - II I- III -1 III-_ I- III -1 III li� II II II IIIIIII IT -11111111- _ ILFI-J IIIL IIJi II,I�II ...l i1H 11I -TILL - ?I I'� IL III III -11- Ili li a _l ilk 1I— iTIII _.LI '. _-1 II IIII II I IIL- tl_I.. IL Ill II --.I 1...- 11111 IIIIIII General Notes Applicable To All Blocks: 1. All buildings adjacent to a Framework Street must have a minimum of one primary entrance facing the Framework Street. Corner buildings (facing two Framework Streets) may choose which Framework Street will receive the primary entrance. 2. Floor to Floor height for the ground floor as measured from the Finish Floor Elevation facing Hickory Street, will be a minimum of 12'-0" regardless of use for buildings in the Neighborhood Service Special Area. 3. Building height is defined per Albemarle County Zoning Ordinance. 4. Side and rear minimum setbacks for any primary structure shall be constructed and separated in accordance with the current edition of the building code, side setbacks for buildings that share a common wall may be 0'. 5. Street Facing Building Length is defined as the single or aggregate combined length of any buildings) facing a framework street without an open air passage to the rear of the parcel or a courtyard. 6. No lot shall have two fronts. 7. All max building heights shall allow for exceptions and projections per 4.10.3.2 and 4.10.3.3 of the zoning ordinance. When the maximum height regulation in the TABLE 5 is given in feet and stories, it shall be limited to whichever value is less. 8. Setbacks are measured from any Framework Street right-of-way, or back of sidewalk if sidewalk is outside of right-of-way, lot line, or trail buffer, if one is present, or Old Lynchburg Road. Page 14 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 Intemal AR8 An internal Southwood Architectural Review Board will review individual submissions for a new building or village's compliance with the Southwood Phase 1 Neighborhood Model Code of Development's architecture, landscaping, buffer, screening and other standards as set forth herein. The ARB's specific guidelines governing the quality and characteristics of the Character Areas will be determined, maintained, and periodically updated by the Southwood Architectural Review Board. The ARB will be established prior to issuance of first building permit, and will be comprised of at least 51% Southwood residents, and will remain in place at least until the issuance of the final certificate of occupancy for Phase I. 7.0 GREEN SPACE AND AMENITY REQUIREMENTS BY BLOCK TABLE 7: MINIMUM GREEN SPACE AND AMENITY AREA BY BLOCK SUMMARY BLOCK PRESERVE CONSERVE TRAIL & PATH AMENITY RECREATIONAL AMENITY & CIVIC SPACES MINIMUM RECREATIONAL AMENITIES & CIVIC SPACE TOTAL GREEN SPACE TOTAL AMENITY 1 180 5.97 0.23 2,000 LF Class B type 1 primitive trail 3 4 8.00 10,000 5 0.01 500 SF neighborhood park 6 0.05 2,000 SF neighborhood park or recreational amenity D 7 0.12 600 LF Class B type 1 primitive trails A 8 0.05 2,000 SF recreational amenity D 0.23 4,500 2 0.10 1.10 0.20 L740 LF Class B type 2 pedestrian trail 9 0.01 500 SF neighborhood park 0.10 870 LF Class B type 1 primitive trail B 10 0.06 2,500 sf recreational amenity 0.15 L300 LF Class B type 1 primitive trail C 11 0.06 2,500 sf recreational amenity D 1.78 25,050 12 0.15 6,500 sf active use recreational area 0.15 6,500 TOTAL 1.90 7.07 0.80 0.38 10.16 46,050 A Across three pedestrian connections distributed across blocks 6 — 8 B Across two pedestrian connections distributed across block 9 C Across two pedestrian connections distributed across blocks 10 and/or 11 D Space requirement is cumulative and may be provided using not more than 3 spaces, none of which can be smaller than 500 SF distributed across blocks GENERAL LOCATION OF PRIMA,IVE OtOf�NctietiRGETER TRAIL - EXACT BE TINED ROgO �.. 1 B6 I Definitions TRAIL BUFFER BLOCK 2 132 ACRES 9 j BLOCK ACRES LO BL00/ OCK 10 LBOACRES /BLOC �/0.95 AC K/y BLOCK 5 7.07 ACRES BLOCK 4 154 ACRES OLD LYNCHBURG ROAD BLOCK 11 / BLOCK 12 536 ACRES 2.99 ACRES GREEN SPACE AREA (BLOCK 1( �� -- L] TRAIL BUFFER AREA (BLOCK 2) CONCEPTUAL LOCATION OF ACTIVE USE REC AREA ® CONCEPTUAL LOCATION OF PEDESTRIAN CONNECTION AREA FIGURE 8: Conceptual Location ofAmenV Areas Trail Buffer Area The Trail Buffer Area, also known as Block 2, is an undisturbed or replanted landscaped buffer area with a trail and a minimum buffer width of 30', measured from the property line along Old Lynchburg Road. This Trail Buffer Area may be disturbed for trail construction, maintenance, and support, and any necessary grading, so long as the trail and plantings are replaced. The characteristics of the trail in this area will be equal to or better than 'Class B-type 2 high maintenance pedestrian path' as described by the Albemarle County Standard and Design Manual -Engineering (page 20, year 2019). The Trail Buffer Area shall be planted with a mixture of deciduous and evergreen trees and shrubs to be approved by the director of planning. See FIGURE 9: Conceptual Landscape Plan for illustrative concept of plantings in the Block 2 Trail Buffer Area and for the relationship between the Block 2 Trail Buffer Area, proposed trail setbacks, and buildings in the blocks along Old Lynchburg Road, Blocks 9 - 12. Page 15 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 20' BUILDING SET -- BACK BLOCKS 9 - I I* 30' TRAIL BUFFER BLOCKS 9 - 11 BLOCK 2� `BLOCK 9 BLOCK 10 NEIGHBORHOOD CENTER SPECIAL AREA END TRAIL BUFFER OLD LYNCHBURG ROAD �1 BLOCK 12 * BUILDING SETBACK DOES NOT APPLY TO NEIGHBORHOOD CENTER SPECIAL AREA FIGURE 9: Conceptual Landscape Plan: Trail Buffer/ Block2 Trail Amenities An important amenity of this project is a pedestrian trail originating within the 8.0 acre green space area of Block 1 and continuing within a 1.3 acre Trail Buffer Area of Block 2, which is to be used for passive use recreational activity. The field -located trail amenity is to be within a quarter -mile of any residential unit in the Phase 1 Southwood Development. The trail may connect to any existing or future network of trails and sidewalks internal to the Southwood neighborhood and is intended to help complete and connect to any potential future regional trails built by others in this southwestern area of the County. The trail network is to be consistent with the County's design standards for a 'Class B type 1 primitive trail' in Block 1 and 'Class B type 2' in Block 2. The general location of the trail is shown in FIGURE 8: Conceptual Location of Amenity Areas and FIGURE 9: Conceptual Landscape Plan: Trail Buffer; however, exact trail locations shall be determined by the Owner based on site conditions. Pedestrian Connection Area The Pedestrian Connection Area is a landscaped area with a minimum total width of 10' which must include a pedestrian and cyclist path with a minimum travel width of 5'. The characteristics of this path will be equal to or better than 'Class B-type 2 high maintenance pedestrian path' as described by the Albemarle County Standard and Design Manual -Engineering (page 20, year 2019) These areas will connect the Framework Street sidewalk network to either the Block 2 Trail Buffer Area or the primitive trail within Block 1. Pedestrian Connection Areas may be interrupted by future roads, alleys, or parking travelways and are not required to be continuous. The characteristics of the landscape plantings in the Pedestrian Connection Area contain a mix of trees, shrubs, and ground cover. Within each 100 foot length of Pedestrian Connection Area, the planting mix will contain a minimum quantity and variable locations/groupings of the following materials in addition to the trail surface: 4 flowering trees, 4 medium shrubs. See TABLE 7: GREEN SPACE AND AMENITY AREAS BY BLOCK for required locations and quantity and FIGURE 8: Conceptual Location of Amenity Areas for conceptual locations of the Pedestrian Connection Areas. ,c — J EARTH, ,INV- 6"COMPACTED I BARK,\ STONE DUST, GRAVEL, OR EQUIVALENT J STONE �� \�� FILTER FABRIC COMPACTED SUBGRADE 5 � FIGURE 10: Primative Trail !left) and Pedestrian Trail (right) Section Diagrams Neighborhood Park A Neighborhood Park is defined as a minimum of 500 sf of contiguous land that is suitable for providing passive gathering and/or unprogrammed open space for the neighborhood. The area must be accessible from a public way by pedestrians. The primary function of this space is to provide community -accessible green and open space for the neighborhood and the features and amenities within the Neighborhood Park will be determined by resident planners at site plan. Recreational Amenity A Recreational Amenity is defined as a minimum of 500 sf of contiguous land that is suitable for a variety of recreational activities. The area must have adequate drainage and proper proportions for recreational activities and gathering. This area must be open to the public and must be accessible from a public way by pedestrians and cyclists. The area may be used for a variety of active -use recreational activities, such as a basketball or sport court, sport field, playground, or some other use or uses to be determined by resident planners at site plan. Amenities and facilities appropriate to the recreational use or uses must be provided. Active Use Recreational Area The Active Use Recreational Area is defined as a minimum of 6,500 sf of contiguous land that is suitable for a variety of recreational activities. The area must have adequate drainage and proper proportions for recreational activities and for players and spectators to gather. This area must be open to public and must be accessible from Hickory Street by pedestrians and cyclists. This area may have a variety of functions during any given day, week, season, or year and is intended to be flexible to serve multiple purposes, however, use as a community -accessible neighborhood -scale active recreational soccer field must be possible. Page 16 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I — A NEIGHBORHOOD MODEL DISTRICT — CODE OF DEVELOPMENT JULY 8, 2019 8.0 FRAMEWORK STREETS R.P1— ly �` -_ -------1 i make - T XISTINQ WATER x �cIN FIGURE 11: Framework Streets Technical Plan Framework Streets The street and pedestrian system for Phase 1 at Southwood is envisioned as the connective framework between the main entrance from Old Lynchburg Road at Hickory and the residential development of Southwood Phase 1. The main framework road system sets up the first phase of a neighborhood center and 'main street' along road 1A from Blocks 9 through 11 as it travels north to south toward Blocks 3 through 8. The internal street system throughout Blocks 3 through 8 provides a safe neighborhood street system with a variety of on street parking options, with block dimensions that reinforce the scale and configuration of the community, maximizing connection and minimizing dead -ends and cul de sacs. Associated with the street system is a system of sidewalks and pedestrian connection areas that separates pedestrians from vehicles. This system provides safe and coherent connections between various areas of the community and links the network of internal sidewalks to the trail system at specifically identified pedestrian connection areas. The scale and configuration of road types varies in relationship to the density of development. If additional roads are designated at Site Planning, these additional roads will not be considered framework treets and will serve more utilitarian purposes and these non -framework streets may be private and secondary. All streets are intended to be public right of way where possible. The road sections on the following page conform to Albemarle County and VDOT standards. The location and the design of framework street sections are intended to provide the Southwood neighborhood with safe, pedestrian and neighborhood -friendly streets. Possible Waiver Streets In addition to the framework street sections provided within this Code of Development, the neighborhood is considering waivers to allow for road elements that deviate from current County and VDOT Standards. These modified road sections will continue to provide safe streets while integrating specific resident values and site constraints. As shown in FIGURES 12 - 14, these possible road waiver sections focus on two values: calming traffic to provide safe pedestrian experience and appropriately reducing the width of the right-of-way to allow more space for housing and amenities. FLIP PLANTING STRIP Traffic Impact FIGURE 12: Waiver Diagram reverse location of the planting strip and the sidewalk provides the perception of larger front yards and increased green space. FIGURE 13: Waiver Diagram A Yield Street allows for a reduced travel lane and provides on -street parking to calm traffic. FIGURE 14: Waiver Diagram To allow for a reduced sidewalk next to the curb adjacent to parking lane will reduce the actual width of the right-of-way and provide protection for the pedestrian. The actual non-residential square footage and number of dwelling units will not exceed an additional daily vehicle trip count of 5,000 for the entire Southwood development, TMPs 90A1-1E, 90-1A, 76-51A, 90A1-1D, 90A-4, and 90A-1C. Each subdivision plat or site plan within the Property shall designate the daily vehicle trip count provided and must be approved by VDOT. Page 17 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 Framework Streets Sections AN25DVPo) Pd'(2. 30'(LESS 50VPo) B' (TRAVEL LANE) (PARKIN(N`� OO N(251400 VP0) 25140D W0) 3G'(35 2A ]tl(<01l. VPD-INTERNALI �25'r 2B IS(4.'000 VPD-INTERNAL) +25'r VPD —125'I— K'Y 05' g. 06 OB 3' SO .E' 6 6 5 PIANTING $TRIP PLANTING STRIP 5 ( ) ( ) R PIPNTING STRIP) (P.O. STRIP 5' ( 1 6' B. (PLANTING STRIP) 8 CONCRETE CONCRETE CONCRETE ONCRETE DONORETE NCRETE (PUNTING SIRIPI BIOEWALK $IDEWAII( SIDEN4ILK RIGHTCF WAY SIDEWALK SIOEWPLK RIGHT OF WAY SIDEWALK RIGHT OF WAY VARIES VARIES VARIES NOTE: •`IF STREET PARKING IS NOTPROODED, YADTH SHALL BE REDUCED BY 0'. • BREAKS IN PARKING VALL BE COOROINATEOtM1H FIRWESCUE ACCOMMODATING FIREACCESS NEEDS. SECTION 1 WO LANE TWO-WAV VDOT SUBDIVISION STREET NO PARKING SECTION 2 TWO LANE TWO-WAY VDOT SUBDIVISION STREET WITH PARKING SECTION 3 ONE LANE ONE -WA SUBDIVISION STREET WITH OPTIONAL PARKING ND $cNF NS swF w s®IR SECTION 1 2 3 4 5 HICKORY STREET** X X X ROAD IA* X X ROAD 18 X X ROAD IC X X X ROAD 2 X X ROAD 3 X X ROAD X X X * SIDEWALK AND PLANTING ASSOCIATED WITH THE SOUTH SIDE OF ROAD 1A MAYBE CONSTRUCTED DURING THE CONSTRUCTION AND DEVELOPMENT OF FUTURE PHASES. ** A 5' BIKE LANE WILL BE ADDED TO THE CHOSEN STREET SECTION FOR HICKORY STREET ON THE CLIMBING SIDE, WITH THE OPTION TO ADD ONE TO THE DOWNHILL SIDE OR PROVIDE SHARROW PAVEMENT MARKINGS. BIKE LANES ARE OPTIONAL ON ALL OTHER STREETS AND MAY BE PROVIDED AT SITE PLANNING STAGE. Page 18 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I — A NEIGHBORHOOD MODEL DISTRICT — CODE OF DEVELOPMENT JULY 8, 2019 9.0 EVALUATION CRITERIA As envisioned in the purpose and intent of the Neighborhood Model District set forth in Chapter 18, section 20.A.1 of the Zoning Ordinance, the Plan of Development for Southwood has been designed to further the following principles: Pedestrian orientation This plan envisions sidewalks on all framework street as well as a 3,200 foot trail running from the entrance along Old Lynchburg Road through Block 2 to the 8.0 acre amenity area of Block 1, providing pedestrians with varied and secure options for mobility through all areas of Phase I. Because of this redundant system, there may be locations where it would be appropriate to have sidewalk present on only one side of any framework street. Meighborhood friendly streets and paths Streets will be designed with traffic -calming techniques that will result in slow -moving traffic and minimized road widths to the extent allowed. Building setbacks appropriate to building scale will create a built form that addresses the street. The proposed path through the natural areas will increase the community's ability to access existing natural resources. Interconnected streets and transportation networks The main road network proposed for Phase I sets a framework for developing a modified grid that both adapts to, and preserves the landscape to the extent possible. It enables an interconnected street system that will make travel intuitive. This network has been established with the opportunity for logical connections into the future phases of Southwood redevelopment and to the future Biscuit Run Park. This plan prioritizes a continuation and augmentation of the existing transportation partnership between the City of Charlottesville and Albemarle County which brings bus service to Southwood. Parks and open space as amenities This plan proposes the preservation of more than 9 acres of natural green space and amenity areas made up of sensitive ecological zones such as floodplain, stream buffer and steep slopes, as well as newly created recreational amenities and civic spaces, all to maintain the area's natural setting and feeling of tranquility in the future redevelopment. Potential connections to future county and regional trails and the existing amenities in the Southwood community such as trails, parks and sport courts will be able to provide multiple varied recreational opportunities to this development. Neighborhood centers The Neighborhood Center Special Area marks the intersection of Hikcoy and Old Lynchburg Road. This area serves as the entrance to the new Southwood, and as such is the most appropriate area for more intensive uses. Building regulations at this area support an appropriate scale to create non-residential opportunities and an activated street edge. The Neighborhood Places in Blocks 6 - 9 also provide opportunities for neighborhood commercial entities that would support the new neighborhood. Buildings and spaces of human scale' Maximum building heights proposed in this rezoning enable an urban form at a pedestrian -friendly scale. Pedestrian -centered street design and continuous sidewalks invite the neighborhood to engage with their community and create a neighborhood with a strong sense of place. Relegated parking. This plan envisions alleys in addition to main roads to allow for rear -loaded parking whenever appropriate, feasible, and allowable, and to minimize curb cuts. The parking plan allows flexible solutions like surface lots, on -street parking and shared driveways to allow for ample parking that can be responsive to exact site and conditions the future development presents. The parking requirements below will allow Southwood residents to have flexibility in locating required residential parking spaces to allow the neighborhood design flexibility to meet resident need. The project is within a half -mile of an existing bus stop in the adjacent Southwood Neighborhood. The project intends to encourage additional bus stops within the development when possible. The project also intends to encourage bike connectivity to a trail network outside of the Southwood Community. Mixture of uses and types Phase I allows for a wide range of commercial and residential uses, with the most intensive uses focused in Blocks 9 - 12 along Old Lynchburg Road, and less intensive uses in Blocks 3 - 8. There are opportunities for commercial uses that act primarily as support services to the residential development in Blocks 3 - 8. The uses proposed in this Zoning Map Amendment have been designated by community leaders and have been memorialized in the enclosed use tables. Mixture of housing types and affordability The Habitat homeownership model alongside innovative outside partnerships will provide sustainable affordable products available to a wide range of area median incomes. There will be ownership or rental structures to fit with the goals and aspirations of the community and the market. The Code of Development allows for a wide range of housing types such as single-family detached, single-family attached, townhomes, duplexes, apartments, and flexible use structures. Within each block, with the exception of block 12, at least two of those such housing types will be provided to ensure a varied built environment. Proactive financial coaching has already begun within the community to best prepare residents for their future housing goals. Site planning that respects terrain The team of landscape architects and environmental engineers that have been advising the redevelopment of Southwood have taken into consideration the unique conditions and topography present on this site. The road network's curvilinear design responds directly to existing grades and promotes the preservation of the natural areas at the edges of the site. All development shall comply with Chapter 18 section 30.7 of the Albemarle County Zoning Ordinance. Clear boundaries with rural areas Southwood is located at the southern edge of the growth area and is bordered to the south by County -leased parkland, serving as a natural and abundant barrier between this residential urban development and the rural areas to the south. The nearest rural areas are 0.5 miles to the west and 1.5 miles to the south. The Application Plan includes a 30' wide trail buffer from Hickory Street south along Old Lynchburg Road. Consistency with the Comprehensive Plan: Southwood is part of Albemarle County's Southern and Western Development Area, which calls for an Urban Density Residential development with up to 34DU/acre and mixed -income, mixed -use development. The maximum density proposed in this rezoning application is 34DU/acre and is contained to the most dense section of Blocks 10 - 12, diminishing to a maximum of 6DU/acre in the more residential sections of Blocks 3 - 4. The building regulations identify a Neighborhood Center as identified by the Comprehensive Plan, and the Trail Buffer Area of Block 2 along Old Lynchburg Road supports the designation of a "greenway" in that area. Page 19 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I — A NEIGHBORHOOD MODEL DISTRICT — CODE OF DEVELOPMENT JULY 8, 2019 Proposed Impact on Public Facilities and Infrastructure The Phase I development of Southwood will connect to the existing internal road Hickory Street, connecting approximately 330' south of Hickory Street's intersection with Old Lynchburg Road. This first phase does not contemplate large improvements at the intersection with Old Lynchburg Road, but does anticipate upgrading Hickory Street to the intersection for the entrance to Phase 1. Future phases and rezonings will continue to analyze these areas for additional improvements. A traffic study has contemplated total future build out to ensure long term development requirements are not missed during the early stages of the development. Both water and sanitary utilities are located in the area. The existing sanitary line, which follows the stream, along the south end of the parcel, is well positioned to accept the flow from the first phase of development. Connection to the existing sanitary line will need to be designed and constructed with care, as it is located in the Water Protection Ordinance buffer, however connections of this type are allowed per the ordinance. The existing waterline network that is located in Southwood runs to a master meter. With the completion of the Southwood Phase 1 project, it is anticipated that the neighborhood will continue to utilize the existing master meter, All new taps will connect into the water main in Old Lynchburg Road, allowing a service to be brought in to feed the first phase of development. The extension of this service will allow for individual meters to be set for each use, including both residential type units and commercial spaces. Coordination with the Rivanna Water and Sewer Authority and Albemarle County Service Authority has begun and will continue through the life of this project, including both during the rezoning application and the site plan/subdivision plan submissions. Because Southwood has existing water and sewer users, it is anticipated that redevelopment will be credited with an equal number of residential tap fees. Conversations have already begun with RWSA to coordinate through the site planning phases to calculate for these tap fee credits. The development of Southwood also allows for the potential to extend access to a trail system and/or what may be Biscuit Run Park. This trail system will allow residents and the community to enjoy the natural areas and terrain, including the stream that runs along the western and southern borders of Phase I. Impact on Environmental Features This site is surrounded by natural features, such as streams, small areas of wetlands, and steep slopes. Each of these features defines this area and has become important to the resident community to be preserved and honored in the development of this first phase. Members of the resident design team have walked the site and acknowledged the environmental features that make it unique, focusing on ways to preserve and integrate each of these areas into the first phase of development. The infrastructure and potential layouts carefully consider preserving these areas, while also making them accessible, allowing the environmental features of the area to be available for resident enjoyment. This access will be through a trail network developed in coordination with the Parks and Recreation department. The streams and wetlands on the site will be preserved in a way to honor the natural habitats associated with each in partnership with the County of Albemarle. Restoration of some of the streams is being contemplated. In addition, critical slopes are being honored along the south end of the property and stormwater and sanitary pipes will be located as to minimize disturbance of steep slopes and environmental feature. When utilities are required to pass through steep slopes, all grades will be restored to their predevelopment state. Strategies for Shared Stormwater Blocks 3 -8 will feature a mix of residential type units, but will primarily be of a lower density, resulting in less impervious surface and therefore a lower amount of required water quality treatment. Conversely, Blocks 9 -12 will feature a more dense development, having a higher ratio of impervious surface and a greater need for water quality treatment. While all blocks will look to use non-proprietary measures such as bioretention, infiltration, and preservation of wooded areas, Blocks 9 -12 will most likely require some form of proprietary treatment such as cartridge filtration or permeable pavers. While all water quality measures approved by DEQ will be a part of our toolbox during design, we will have a focus on the different areas as noted. Additionally, off -site water quality credits, in accordance with DEQ may also be used to meet requirements. Additionally, Southwood redevelopment, in partnership with Albemarle County staff, is simultaneously exploring a potential pilot project with the Department of Environmental Quality (DEQ) to pursue stream restoration as an on -site stormwater quality best management practice. However, as that is not yet an approved BMP, the other options, previously mentioned and shown on the concept plan can be implemented if it is determined that stream restoration does not meet the state requirements for water quality treatment. Water quantity requirements will be met on -site by outfalling directly to the stream, within the 100 year floodplain. Providing a stormwater outfall at this location will better move water through the drainage shed, versus allowing the upstream volume and flow to catch up to the on -site runoff. Grading An overlot grading plan and final design of retaining walls shall be reviewed and approved in conjunction with the site and subdivision development plans for Southwood Phase I. Retaining walls shall be a maximum of six (6) feet in height, as measured from the top of wall to the finished grade at the bottom of the wall. The overall retained height may exceed six (6) feet with multiple stepped walls or, at the discretion of the Director of Community Development, in a single wall. Page 20 of 21 7/12/2019 7:37 AM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 10.0 AFFORDABLE HOUSING The Owner shall provide affordable housing equal or greater to fifteen percent (15%) of the total number of residential dwelling units constructed on the Southwood Property, subject to the following conditions: a. These units may be created as for -sale or rental. The Owner reserves the right to meet the affordable housing objective through a variety of housing types, including but not limited to single family detached, single family attached, multifamily, accessory units, and Flexible Use Structures, ("Affordable Units"). b. "For -Sale Affordable Housing Units" shall be a residential unit offered for sale to Qualifying Families with incomes less than eighty percent (80%) of the area median income. All purchasers for for - sale affordable units shall be approved by Habitat for Humanity of Greater Charlottesville or Albemarle County Office of Housing or its designee. The Owner shall provide Habitat or the County or its designee a period of 120 days to identify and pre -qualify an eligible purchaser for the affordable units. The 120-day period shall commence upon written notice from the Owner that the units will be available for sale. This notice shall not be given more than 90 days prior to the anticipated receipt of the certificate of occupancy. If Habitat or Albemarle County or its designee does not provide a qualified purchaser within this 120-day period for such For -Sale Affordable Housing Units, the Owner shall have the right to sell the unit(s) without any restriction on sales price or income of the purchaser(s). c. "For -Rent Affordable Housing Units" shall be a residential unit offered at an initial rent that does not exceed the then -current and applicable maximum net rent rate approved by the Albemarle County Housing Office. "Net Rent" is defined as the amount of rent not including any tenant -paid utilities. Notwithstanding the foregoing, the monthly Net Rent may be increased by three percent per year following the first year of tenancy and still be deemed affordable. The designated affordable rental units shall remain affordable for a minimum of 10 years after initial occupancy. d. Affordable Units shall also be defined as any residential unit rented or sold to a current resident of the existing Southwood community with housing costs capped at 30% of the family's income. e. Each subdivision plat or site plan shall designate the number of affordable units provided and the minimum number of required affordable units per the Code of Development. 11.0 ATTACHMENTS Technical Documents Attached as a part of this Code of Development is a set of Technical Documents for the Project describing Impact on the Planned Development District, Existing Conditions, the Application Plan, Technical Road Grading Plan, Conceptual Utilities, Conceptual Stormwater Management Facility Locations, and Framework Street Sections. Page 21 of 21 7/12/2019 7:37 AM REZONING APPLICATION PLAN FOR VICINITY MAP 2 5 SOUTHWOOD REDEVELOPMENT PHASE 1 NEIGHBORHOOD MODEL TAX MAP 90 & 76, PARCELS 09000-00-00-001 A0, 090A 1-00-00-001 EO, 07600-00-00-051 AO SCOTTSVILLE DISTRICT, ALBEMARLE COUNTY, VIRGINIA ZMA 2018-003 PROPERTY INFORMATION OWNER/DEVELOPER: HABITAT FOR HUMANITY OF GREATER CHFRLOEIESVILLE SWOIWOOD CHARLOTIESVILLE LLC 919 WEST MAIN STREET CHARLOTTESW LE VA 2ZMl LEGALREFERIENCE: D. W5 PCAK].OB I]]3R= aAII MAGISTERIAL DISTRICT: SCOTTSVILIE NWne W RgecY: SpUMwP4 Plptel DUE: FNURRU UO3CHrfr PYJLroNO]l A0 0]�Wf0451 A0 SOWN Ap .: "T"me5 See ANGRa.—M CCRpge G,B- k BASE INFORMATION EOBECE OF BOUNDARY SURREY W ILLIAM S. ROUDABUSH. JR. 1974 ROUDABUSH. GALE 8 ASSOCIAI ES.INC 2CN ROUDABUSH. GALEBASSOCIATES.I NCD115 ROB CEOF TOPOGRAPHY: LOUISA AERIAL SURVEYS. INC. P.O. BO%31U MINERAL. VA gal 17 DATE OF PHOTOGRAPHY: 09/23NC W iE OF COMPIIATION:02NyN BLMCMNIYR(5l (SPOT EIEVAPONI CENTERLINE OF THE INTERSECTION OF HICKORY SUBLET AND BUTTERNUT LANE LFWALONT d.10 H IMERRENRCe AIBFMARIE COUNTY SERVICE AUTHORITY SEWN SERWCE.. AMENARIE COUNTY S.OE AUTHORITY THIS PROPERTY IS ZONED: R2- RESOENTAL AND NMD IROAI COE01 APPLICATION PLAN NOTES 1. THISZONING MAP AMENDMENT PROPOSES A CHANGE IN LAND USE F=R2-REA DEMIAL TO NMD(NEIGHWRHWD MODEL DISTRICT) FOR PARCELS W00M00H0DNIAOANDNfIp[001051AUAND FROM NMD INOGHBORHOOD MODEL DISIRICH WITH ASSOClATED PROFFERS TO NEV AND INA.1 ATED NM MR PARCE WOAISOCOW IIN. ALL PARCELS WILL BE CONSIDERED FOR ON E REONING UNDER ONE NMD. 2 THIS SEE LIES WITI N Ti E UPPER RIVANNA RIVER WATERSHED. 3 BEER TO CODE OF DEVELOPMENT FOR PROJECT DESCRIPTION. DRAWING INDEX \ AT 00 COVER SHEET a p AI01 REGONALNPLAN MAP BPARCEL OVERVIEW e AZM M 1 A2@ TEEM"CATELUCYTCNPIAN TECHWCALMN P o A210 SWM PIN ROADSECIIONS Southwood Phase 1 387 Hickory Sheet ChodottesAlle, VA 22902 W Habitat for Humanity Greater Charlottesville ,B,-. ZMA2018-003 hav4g: COVER SHEET CRIS NALSUFAUMON: 02j10/18 0)/LIS REYTSION MI 01/]/19RENSIONM2 p3/IB/19 REV6ON k3 W24/19 REVISON W6 Saxn by: CR AHI WY Wµ VD. UA KK CPpN9M:0 M19 MVRMChreti PC. Habitafor nt of Greater Charlottesville 0He TIMMONS GROUP waterstreet studio REGIONAL CONTEXT MAP z T IMPACT ON PLANNED DEVELOPMENT DISTRICT GENERAL PROJECT INFORMATION Name of Project: Southwood Phase I TM P: 09OA 1-00-00-001 EO Existing ZMA to be Amended: ZMA-2005-00017 AMENDING EXISTING PLANNED DEVELOPMENT DISTRICT Within the scope of this project is the intended removal of all proffers. Code of Development, and Application Plan associated with ZMA-2005-ODOI7 of tax map parcel 090A1{0-O0-MI FO. GRAPHICSCAIE tm RW R""'tI W D D]8 if➢] 2b =0 OR 090A1-00-00-001 E0: AMEND AND REMOVE EXISTING NMD ZMA 2005417 INCLUDING ASSOCIATED PROFFERS, APPLICATION PUN, AND CODE Of DEVELOPMENT AREA THWOOD NO REZONING AT THIS Southwood Phase 1 387 Hickory Sheet Charlottesville, VA 22902 W« Habitat for Humanity Greater Charlottesville ZMA2018-003 d N: REGIONAL CONTEXT MAP & PARCEL OVERVIEW ORIGINALSI wroON: Nj18/18 D)/LIS REVISION MI 0I/]/19RENSION%2 p3/1RhI e"N" k3 W24119 REVSION 46 S nEy: CRY WY VD rr CC t:® .11 Onp�hll ,PG. Habitafor nt of Grak,Chadrlt.ON TIMMONS GROUP waterstreet studio I 1 T E S I s arym�d sE l .1e :h- 01/0Z/MI9 A O1 Zoning Map Amendment EXISTING CONDITIONS 5 f —��j�� \ �� f✓j ( �j Southwood Phase 1 OLD IYNCHBURG ROAD 387 HicIRM ttesvStreet �1� � .,, �j Charlottesville, VA zx902 rD96DD.DD-DD-Ds1AD� Habitat for arlott svil Greater Charlottesville OF/ N� b 0/9#Al OD -OD G- ---- NN--,�� L= GRAPHIC $CAIE ■ m m ■ D Ip] NO 3DJ W W! 0 T '911# "W 4,0 /0#0 .90 00 , -. ZMA 2018-003 EXISTING CONDITIONS ORIGINAL5L.D50.: @Ml. 071=RE 10NMI 01%19REMONM2 p5/1R/19 REV6gN k3 WN/19 REV610N kd VD b/: UKcCRee Ey. VD UK MWIght: ® M19 Be Mhllec C. Habitat fHummity• Vater Chadotte011e TIMMONS GROUP waterstreet studio �R� 1TEer5 aFVad SeOI k Ii APPLICATION PLAN t I I IXW'L.¢01 e+onme olmknme i •S I I FRAMEWORK STREETS - ADDITIONAL ROADS AND ALLEYS AT APPROPRIATE SCALE 1 AND DIMENSION MAY BE -'� DEVELOPED IN SITE PLANS TO CREATE MORE CONNECTION 'll AND ACCESS 8.0 ACRE AMENITY AREA AND GREEN SPACE W/ 10,000 SF OF PRIMITIVE TRAIL � I TO BE FIELD .1 I LOCATED GENERAL � I LOCATION OF PRIMITIVE TRAIL - EXACT LOCATION \ TO BE DETERMINED BLOCK I. ACRES BLOCK 6 1.1d ACRFS BLOCK 4 flACRE3 1 TRAIL BUFFER BLOCK 2— IS2ACRES OLD LYNCHBURG ROAD NEIGHBORHOOD CENTER SPECIAL AREA f 1 •�. IW I I y I r / BLOCK 12 I / 299 ACRES I / / I \Q /0000�` ` I woo � T � I ■ BLOCK 8 ` ` RR RNU LN. 0 AACRES BINERNIRIN. BLOCK 5 ]DJ ACRES \ a PRESERVED'Slj/ GR EN SPACE�AN�%l.A j/ AMENITY D GREEN SPACE AREA PRESERVED SLOPES TRAIL BUFFER PROPOSED a ROADS STREAM BUFFER E%ISillt ZOADS ---- FLOODPIAIN i^ DUSTING BUILDINGS----i \ `� GRAPHICSCALE D R. Sre �02 B Application Plan Application Plan A2.01 `" Wm BLOCK 10 1 &I ACRES , { =4 f f I r BLOCK 9 BLOCK 11 / LN ACRES 536 ACRES / / / r � / raoa to I ` I 4 ,O Nola z 3�� 000 � 'N ------ 11• �Existing Southwood Community .000 t ---- ` -a------ _ I' `` ` no rezoning of this time •_ SECONDARY FIRE ACCESS ' 0000 (APPROX. LOCATION GIVEN, • • ' ' `� /, •� EXACT LOCATION AND STANDARDS TO BE HAL)DEWIiMINED Now • WITH THE FIREiv17l'RSAAL) ,+ mow 00 Oslo 400Y woo0 ` BLOCK 7 / • / • • i `` I ` D6d ACRES I • CONCEPTUAL CONNECTION TO ,� ` FUTURE ROAD NETWORK Room woo �t r Proea,,1: Southwood Phase 1 387 Hickory Sheet Charlottesville, VA 22902 Habitat for Humanity Greater Chadottesville ,o,¢,. ZMA 2018-003 a RQ APPLICATION PLAN ORIGINALSrIAa`SS`0"@M'. m/v1e RPMUON»I DI/]/19RENSIONM2 p3/18/19 e"'S" k3 06/2d/19 REV6ION or .awn 1: clacRee Wv VD KK —PNI9M:® M19 Iaa,,aRea,.PC. ��' •-Habitafor t of Greater Garotteville TIMMONS GROUP waterstreet studio ------ _ •\\boo I i _ _ _ _ _ \ \`sp — HATCHER CT. ° 1 I �� 3�'1'GREEq�/TF IL' / �. I>-- / e eft I \ ° BUF R REAB TRAIL L� / I FE _ s PROPOSED - I / BLOCK —/ WATERLINE easewErvr $LOCK 9. /' �t %/ �� BDISTANCE LOCK 1� ' A _ _ 1 , Ps. VARIGHT-OF-WAY _ a ' v`. •, �v , i � v � ,�� BLOCK 10 -'�� • ' • � _ A - ' (TYP.) T I , / I , A,_-CGOPOSED -�_Zc ' Z" �� WATERLINE -a ARY SEWERIn END ROAD IA BLOCK S ram- 'j Ii� P� I,I'PPR�XIMATE LOCATION FORwoad �i IL 1 DA�tYFIREACCESS C �k_ - �liV,�"6LN ''I fP-'�r�.A /V•� }� r- QL��OCfTION TO BE t ETETQAQFNED WITH FIRS i O - \ LI _ __- I ,PROPOSED REROUTE F �� { - MA AL DURING SITE 1 Q y�-� y AAC-� `�'� 0 . / C- O- ISING ROAD,MATCH P NNING PROCESS): I (E� �a�. --- -� \ �� --- _ EXISTING ROAD SE(tTlO s✓` BLOCKI BLOCK 3/' - \ ,i^ 1 h1l�L-\\OC\� B(_OKb 1 '' '' /.. `/ )J ti, a - - ptl'REA3iA5�SOR= ( RZOT_'! \1.1: _;�,;,_ /.4,, ,,'� ',/ -f l•' 7�/ L\'\'yur > ol BLOCK aCo'° // ; "�;;i /'?/' �. PROPdSED'� BLOCK 4 r \O, Lj IS, 1 %r�'././� V �\��°� r - �l�..., �A ��__� � _ / ,i/ � /'"'/�'•` -', -,-%�; c_ "- � ", _ �_ ems__ __�__ _r-�z - ,/211 411 CIL- `\ 1 ' \ \�\� � �.1. AAI�t,I �� nA-I Southwood Phase I W Hickory Street Charlottewile. VA 22902 Habitat for Humanity Greater Charlottesville pnT—Del 17010 o,, APPLICATION PLAN ORIGINALSU0M65pN:0]/hl/IB OMN REVISpN pN px] WIM19 ReAMen, IIII M24/19 IteISpN #4l ay..n M: mxtee br cw5 c. ma,Kdm: a a.vdaecn. r.e. blizat • for WAMW m Geatx CMnonmllk TIMMONS GROUP waterstreet studio M�RC HIT EL k WATER QUALITY ANALYSIS -----'' \` SITE DATA BLOCKS 1, 3-8 BLOCKS 2, 9-12 WATER QUALITY STRATEGIES TOTAL AREA = 20.98 ACRES =-----"/ STRATEGIES IN BLOCKS 2, 9-12 WILL BE SUCH TO ALLOW FOR DENSE APPROXIMATE IMPERVIOUS AREA = 7.17 ACRES ---- "s j DEVELOPMENT. AS SUCH PRIMARY TREATMENT FOR WATER QUALITY WILL BLOCK 2, 9-12 INCLUDE THE USE OF CARTRIDGE FILTRATION, AS WELL AS HYDRODYNAMIC TOTAL AREA = 12.98 ACRES / y„' , SEPARATORS. OTHER FORMS OF WATER QUALITY TREATMENT, INCLUDING NON APPROXIMATE IMPERVIOUS AREA = 11.07 ACRES PROPRIETARY TREATMENTS (SUCH AS BIORETENTION OR WATER QUALITY SWALES) WILL BE DETERMINED DURING FINAL DESIGN. OFFSITE WATER POST DEVELOPMENT LOAD (TP) (LB/YR) = 42.95 LB/YR 1 e °° / / QUALITY CREDIT PURCHASE WILL BE LIMITED TO BE IN ACCORDANCE WITH DEQ. MAXIMUM PERCENT LOAD REDUCTION REQUIRED = 20%— swuAaeAmP7,j�- TOTAL LOAD REDUCTION REQUIRED (LB/YR) = 29.03 LB/YR NOTE: STORMWATER MANAGEMENT LOCATION AND SIZING° IS CONCEPTUAL AND DOES NOT REPRESENT A / BLOCK 2 h SPECIFIC MEASURE. FINAL LOCATIONS WILL BE DEVELOPED WITH FINAL SITE AND VSMP PLANS. BLOCK �O BLOCK _ l _ - v_ fl If i1, ��1��1 r �-��° °\�"" c�— __�`�' / ii -" t� _1 \ •'�\�i t� � o- _ 6', \\ \ �'� w' i.l� ,iA ,% x, �f ,��a Ir, -- ,/ ,// -J• r I�-_ <�p \ -tw V x.-` iG \ L V' II/i `U 111 .'s rr �' I' ' I _ v .M swrvl ;�a=_a rval ;... - / ,o°apv / / r'i ___ ," \ \� IfY r , , i BLOC] I`\YXI / ° j BLOCK�3/ - JAI' -;� C%t j' r` '/.;'„-�!' nl I Irli ° r / BLOCKS 1,3-8 WATER QUALITY STRATEGIES BLOCK B / / A / '� °' � ° � �'S ,i BLOCKS 1, 3-8 WILL FEATURE A LESS DENSE DEVELOPMENT AND WILL '1 FOCUS ON INTEGRATING NON PROPRIETARY WATER QUALITY MEASURES INTO THE LANDSCAPE. IT IS ANTICIPATED THAT BIORETENTION AND ' INFILTRATION WILL BE USED THROUGHOUT THE SITE TO MEET WATER` / x �, ,;; QUALITY REQUIREMENTS. ADDITIONALLY, OTHER PROPRIETARY AND NON� U/ ��yY ' \ \ %" ' PROPRIETARY MEASURES MAY BE USED, ALONG WITH OFFSITE WATER j \ QUALITY CREDIT PURCHASE IN ACCORDANCE WITH DEQ. \`/\l)\\l\\ridgy\�� ° � °° �. � r/,'„ �� ''r _"�- . _ � �_ � _— 1 ��_ ��' y,��o \` \U I ��e\ /'• ll'r _ t vv �.v v _ � _ v' . / / "l;; off'% �; •� " �%� �� ,',h _ y .� _,/ ;k,�� - �U \�\ ��VAA\ I//� - � —� a-\—•�Z- � v �///:/r�'�'ir �t11 I I �--V. >' � lil �i,—� �.' 'I% .c c'-�\\\�� \\ \��\`\ n\f!�= �o �c`��\�`.\ `\�`( ,�/•'�/%/r','�rr u n ,�_,\ �\.\\ �is.f G� •)y�-A '�,`-,F�.�,/lr'�� ,-�%� _-D.--% -- '/'r0 \�� "-I Southwood Phase 1 387 Hickory Street Chorlottesnle. VA 22902 Habitat for Humanity Greater Charlottesville ;m wrnbev 17010 ewr°- CONCEPT STORMWATER PLAN ORlfxunE511&n65pn:HyZl/IH 1'.SC°' bIN}/IH REVISpn pl HIN)/19 REV $pN p] IXVIH/19 REVISION p3 Hd/1d/19 REVISON p0 dmrn M: cM1¢C4d IW cws c. <Onn6M11. 0 GVU11 M � b. m rmAkr CMnollesWlte TIMMONS GROUP waterstreet studio �RL HIT EL ....runvrm axow ssa Ni072 R2'(LESS (251 AN2W) za'(zsT<BDVPoI 2B'(LESSTHSN VP ) x'(zsTea wO) AIL u' $ DEG L-NE)�(PARKING)- 25' 30'NKH1 OCO VPD-INTERNAL) 25' r rONC�RERE 25' 36I�L02000 WD-INTERNAL) 2$ r 6 2$ 0..$ $ OR os' g 5 CONCRETE IANTING SIRI % $ $ (PLANTING MIR) TONCRETE B B $ FtANnNGSTRIP) (PLANTING STRIP) CONCRETE 5' (PI LNG STRIP) $ CONCRETE B CONCRETESIDEWNH WALK SIDEWALK $IDE (PLANTING STRIP) SIDEWAN( RIGHT OF WAY RIGHT OF WAY RIGHT DF WAY VARIES VARES VARIES NOTE 'IF STREETPARKING IS NOT PROVIDED, WDTH SHPll BE REDUCED SY B'. • BREAKS IN PARKING WILL BE CWRDINATED WITH FIRERFSCUE AC0WIIk0ADNG FIRE ACCESS NEEDS. SECTION 1 O LANE TWO-WAY VDOT SUBDIVISION STREET NO PARKING SECTION 2 O LANE TWO-WAY VDOT SUBDIVISION STREET WITH PARKING SECTION 3 ONE LANE ONE -WA SUBDIVISION STREET WITH OPTIONAL PARKING WO Nusme No sure SECTION 1 2 3 4 5 HICKORY STREET" X X X ROAD 1A' X X ROAD 113 X X ROAD 1C X X X ROAD X X ROAD X X ROAD X X X ' SIDEWALK AND PLANTING ASSOCIATED WITH THE SOUTH SIDE OF ROAD to MAYBE CONSTRUCTED DURING THE CONSTRUCTION AND DEVELOPMENT OF FUTURE PHASES. "A 5' BIKE LANE WILL BE ADDE DTO THE CHOSEN STREET SECTION FOR HICKORY STREET ON THE CLIMBING SIDE, WITH THE OPTION TO ADD ONE TO THE DOWNHILL SIDE OR PROVIDE SHARROW PAVEMENT MARKINGS. BIKE LANES ARE OPTIONAL ON ALL OTHER STREETS AND MAY BE PROVIDED AT SITE PLANNING STAGE. "-I Southwood Phase 1 387 Hickory Street ChOrbttemle. VA 22902 b Habitat for Humanity Greater Charlottesville ro wn,ee. 17010 ROAD SECTIONS CRICJIunL SU&n65pn:0y:H/ IH 01,N}/IH RLNSON pI 19R: EVIISpN p] ARM 9 RVON W24/19 04 N C., CB¢CL<d W CF <Opr�6M11. 0 GVUlt P.C. IT �b • N G W rn IkIft lk TIMMONS GROUP waterstreet studio M�RCBITECTS mnP�u zen mk ,Mel 01/07/2019 A2.04 Oning MOP Am¢ntlm¢nt RESPONSE LETTER June 25, 2019 Albemarle County Planning Commission 401 McIntire Road Charlottesville, Va 22902 Dear Members of the Planning Commission: Thank you for your feedback during the June 4, 2019 Planning Commission work session and subsequent work session summary letter. In response, Habitat submits the following response letter to document changes to the Southwood Phase 1 Code of Development (ZMA2018-003) and to provide additional information and exhibits to address questions and/or concerns expressed by members of the Planning Commission. QUESTION 1: What should be the maximum building height allowed per the Code of Development? There was general consensus that the previously proposed maximum building height of 65' was too high and that the project should scale down in height from the Hickory and Old Lynchburg neighborhood center. Also, there was consensus that more information was necessary for the Planning Commission to be able to evaluate the proposal, particularly as it relates to the area of development at the entrance to Southwood at the intersection between Hickory Street and Old Lynchburg Road. I. HEIGHT, INTENSITY AND STREET ACTIVATION CHANGES: a. HEIGHT AND STREET ACTIVATION: In the updated version of the Code of Development, there is a Special Area at the entrance to Southwood along Hickory Street that will contain unique characteristics, such as 12' first floor heights, a publicly accessible active use recreational facility, structured below grade parking where topographically appropriate, regulations against structured parking abutting Hickory Street and built forms to ensure opportunities to provide first floor non-residential uses. Provisions for these design characteristics will create an active, vibrant and pedestrian - friendly street edge, and also require this area to have building heights set at a maximum of 50' or four stories, whichever is less. However, this building height is relegated to this narrow Special Area along the frontage of Hickory Street to provide for these programmatic elements. This area corresponds to the Neighborhood Center identified in the Comprehensive Plan accommodating a density up to 34 units per acre. From this area, building heights are then scaled down progressively through the remaining blocks in both directions. The table regulating these heights and special characteristics can be found on page 13 and 14 in the Code of Development.. b. HEIGHT CALCULATION: The method for calculating height in this rezoning application will reflect the County's current definition of building height: Building, height of The vertical distance measured from the level of the curb or the established curb grade opposite the middle of the front of the structure to the highest point of the roof if a flat roof, to the deck line of a mansard roof, or the mean height level between the eaves and ridge of a gable, hip or gambrel roof. For buildings set back from the street line, the height shall be measured from the average elevation of the ground surface along the front of the building. Reference to this method of determining height can be found under NOTE 3 on page 14 of The Code of Development. c. TRANSITION OFHEIGHTAND INTENSITY. Reductions in heights and use intensity across all sections of Phase 1 are proposed in the revised version of the Code of Development to better mirror the development intention of appropriately scaling down intensity from the Hickory Street entrance to the shared border with Biscuit Run State Park. The 30' landscaped trail buffer will further act to soften the built edge along Old Lynchburg Road, and the eight acre natural area proposed at the southern edge of Phase 1 will further work to transition the development to the rural characteristics of Old Lynchburg Road to the south. These reductions are reflected on page 14 of The Code of Development and the proposed buffer and natural area requirements are reflected on page 15 and 16 of The Code of Development. IT FURTHER INFORMATION TO SUPPORT PLANNING COMMISSION EVALUATION: A. BALLOON TEST.- A balloon test was conducted on 18 June, 2019. Two balloons were flown by Network Building + Consulting at 50' to mark the tallest possible building height at this location per revisions to the Code of Development based on Albemarle County staff recommendation. Per Dominion requirements, the balloons were setback 50' from the power lines and were therefore flown approximately 50' back from the possible Old Lynchburg Road -facing building fagade. County staff and officials, as well as the surrounding community, were notified of the date and time of the balloon test. Photos taken on site are provided in ATTACHMENT A: BALLOON TEST. b. CONCEPTUAL RENDERINGS: BRW architects developed 3D renderings at several points along Old Lynchburg Road and Hickory Street, taking into account projected grading and landscaping plans to explore how buildings at the Neighborhood Center will relate to the existing Southwood neighborhood as well to Old Lynchburg Road. These renderings and a map are provided in ATTACHMENT B: RENDERINGS. c. SECTIONS: BRW architects has developed updated sections both through Old Lynchburg Road to explore the height relationships to existing neighborhoods and the Southwood community as well as a cross section through Phase 1 to explore maximum building heights and the transition in scale from most intense development at Hickory Street to least intense at the transition from Southwood to Biscuit Run Park. These sections are provided in ATTACHMENT C: SECTIONS. QUESTION 2: Should Old Lynchburg Road be a Framework Street? There was general consensus that Old Lynchburg should be a framework street. I. CHANGES: Revisions to the Code of Development include Old Lynchburg Road as a Framework Street and will be subject to all applicable building regulations. This revision can be found on page 14 of The Code of Development, Table 4. QUESTION 3: Is the proposed recreation substitution request for Block B acceptable? Are sufficient recreational facilities being provided? There was general consensus that significant amounts of active and passive use recreational facilities should be provided for a neighborhood of this scale. Also, Planning Commission members wanted to see active and accessible recreational facilities that united the new and the existing communities. I. MINIMUM GROSS REQUIREMENT CHANGES: This application amends the Green Space and Amenity Area regulations to address this concern and establishes minimum passive and active use square footages for all areas of Phase 1. This updated regulatory table can be found on page 15 of The Code of Development. H. ACTIVE USE AND PUBLIC ACCESS CHANGES: A publicly accessible active use recreational facility is regulated via the inclusion of a 6,500 sf active use space at Hickory Street (the specifics of which will be decided via a community charrette process but will likely include an urban scale soccer field) and will be made, per zoning, accessible to the entire community. The conceptual location of this area can be found in the map on page 15 of The Code of Development and the supporting regulations can be found in the Green Space and Amenity Area table on page 15 of The Code of Development. III. RESIDENT CHOICE AND TYPES OF USE: Habitat is in agreement with the recommendation from the Planning Commission that future substitutions in the type of recreation facilities provided be pursued in accordance with the demographics and interests of the community members who will live in the future neighborhood. Habitat is committed to a design process by which residents who will eventually purchase or rent homes in each individual neighborhood will participate in the site planning process to designate the appropriate amenities for their area. QUESTION 4: Within the Code of Development and Application Plan that have been submitted, are there aspects that require additional detail, revisions or clarification? The following materials have been produced in response to requests made by the Planning Commission: • CONCEPT PLAN: BRW architects has developed a revised version of an overall concept plan showing the current and future project area, including Phase 1 rezoning and the remainder of Southwood. This concept plan illustrates general development areas and critical connections between road and trail infrastructure and is provided in ATTACHMENT D: CONCEPT PLAN and can be found on page 4 of The Code of Development AREA MEDIAN INCOME DATA: In 2013, Habitat collected self -reported income from all households in the mobile home park through an intensive year -long survey and interview process. This data was recently updated in 2019 through a survey of 181 homes. Both data sets are included in the AMI data report. In addition, Habitat's Community Engagement staff has been working in one-on-one financial coaching relationships with the more than 70 families (Early Adopters) who have self -identified as interested in living in Phase 1. This AMI data set for the Early Adopter Families is also being provided. These tables can be found in ATTATCHMENT E: AMI DATA RESIDENTAL ANTIDISPLACEMENT AND RELOCATION ASSISTANCE PLAN: As requested by the Planning Commission and in accordance with federal standards set forth by the Uniform Relocation Act and HUD Section 104(d), the Residential Anti -displacement and Relocation Assistance Plan for Southwood Phase 1 can be found in ATTACHMENT F: RARAP. This plan establishes the methods that will be used to minimize resident displacement during development, as well as Habitat's commitment to support any family displaced and to replace on a one -for -one basis any lower -income dwelling unit demolished or removed for the purposes of redevelopment. SOUTHWOOD HOUSING MIXTURE PLAN: Habitat has developed a Housing Mixture Plan that outlines the housing typologies for both purchase and rent that will be available in Southwood Phase 1, as well as the affordability range of these products, from deeply affordable units to market rate. This plan also outlines the resident design process by which the exact mix of typologies will be established in each neighborhood to ensure that the products and lots designed through the site planning process will be accessible to the Southwood community. This Housing Mixture Plan is provided in ATTACHMENT G: HOUSING MIXTURE PLAN • AFFORDABILITY: As a continuation of the long-standing partnership between Habitat and Albemarle County, the parties have agreed upon a Performance Agreement (voted on by the Board of Supervisors on 6/19/19) that sets forth anticipated quantities, mechanisms and longevity of affordable products within Phase 1 of Southwood. Through this agreement, Habitat has committed to a minimum of 75 affordable housing units built or contracted to be built by Habitat, with the additional commitment to pursue award of a competitive financing application for 80 affordable rental units through Low Income Housing Tax Credits. Habitat built units are affordable to families between 25-80% of AMI and utilize deed restrictions with affordability provisions for a minimum of 40 years. No families will pay more than 30% of their income on housing expenses. LIHTC rentals are affordable to families below 80% of AMI and will retain that affordability for a minimum of 30 years. Additional innovative affordable housing products such as, but not limited to, Flexible Structures (accessory units) are being piloted in Southwood and will be affordable to renters at the lower end of the AM] scale. A copy of this Performance Agreement is provided in ATTACHMENT H: PERFORMANCE AGREEMENT HOUSING CHOICE AND VARIETY: Habitat has also created a new Housing Choice Pilot Program specifically for homebuyers who will purchase Habitat -built products within the Southwood neighborhood. This pilot program, unique to any Habitat affiliate nationally, will enable families to make more custom housing choices based on their needs, abilities and desires. Among the elements of this program is the ability for Southwood families to pay less than what they qualify for to purchase more modest units that meet their lifestyles while holding onto savings and/or a larger portion of their income for other purposes such as business incubation, educational goals, etc. Conversely, this program builds on the strength of the existing Southwood shared economy by allowing families to pool larger down payments to either buy down their monthly costs or purchase an upgraded or upsized home. Brochures describing the housing products and their associated costs through the Habitat program can be found in ATTACHMENT I: HABITAT HOUSING TYPES INTERNAL ARB: The Code of Development for Phase 1 provides for the creation of an internal ARB comprised of a minimum of 51 % existing Southwood community members that will be established before the submission of the first building permit. This Board will review all submissions for compliance with the Code of Development and will establish and periodically update ARB guidelines to evaluate the appropriateness of submissions. Regulatory language establishing this ARB can be found on page 15 of The Code of Development. These guidelines, like the Code of Development itself, will be co -created by the residents of Southwood. Attached to this letter is an example from a previous Habitat developed neighborhood for framework language that may serve as a template for how this ARB will function and what evaluation criterion it will use. This document can be found in ATTACHMENT J: ARB TEMPLATE IMPROVED INFRASTRUCTURE: Habitat agrees with the Planning Commission that immediate improvements to Quality of Life that could affect the Southwood community as a whole should be pursued, particularly improvements to the aging infrastructure on site. As such, Habitat has submitted to County staff a proposal for upgrades to all of Hickory Street, identifying the opportunity to leverage public and private funding through a Revenue Sharing application in the fall of 2019 to bring real-time improvements to community member's experience of living in the neighborhood and to develop healthy spine for the remaining phases of redevelopment. This upgrade, if approved by the County, could provide advanced road and underground utility improvements, including a modernization of the sewage system, to the current trailer park. The budget and exhibit produced by Timmons Engineering to explore this opportunity can be found in ATTACHMENT K: REVENUE SHARING USES, PROCESS and HOME OCCUPATIONS: The average trailer at Southwood comprises just 800 sf of living space, necessitating ad hoc space -creating solutions (such as sheds and additions) by community members whose lifestyles and families have outgrown this limited square footage. New, sustainable homes constructed in Phase 1 (generally between 1,060 and 1,200 sf) will better reflect the size demands of families, reducing the need for families to build on. At the same time, this code of development also includes provisions for sheds and home occupancies so that small-scale businesses can coexist within residential areas. Further, this code of development includes a Flexible Use Structure definition, which can be used cyclically as an accessory dwelling unit, storage facility or space to support small business enterprise. Finally, through the resident -driven design process, community members will co -create site plans on a block by block basis that allow for these accessory uses in ways that reflect and support their way of life. The definition for Flexible Use Structure can be found on page 8 of The Code of Development. The full permitted use list can be found on pages 10,11, and 12 of The Code of Development. CODE OF DEVELOPMENT REFORMATTING: Clear feedback from the Planning Commission on the legibility and usability of the previous version of the Code of Development has led to extensive revisions to the format of the current submission. While incorporating the substantive changes referenced above, the document has also been reorganized to minimize the need to cross-reference and provides more information in table format for better clarity. A simplified Block strategy has replaced the previous Block and Character Area strategy to make it easier to understand and regulate requirements across the site. NATURAL AREAS AND TRAIL BUFFER: Two major elements of the Phase 1 design will help protect existing trees, the 30' Trail Buffer along Old Lynchburg Road, which will be graded as minimally as possible to protect older tree specimen or replanted where necessary, and the 8-acre Natural area, which will be largely undisturbed and will maintain an older section of forest adjacent to a perennial stream. For this reason, our landscape architecture consultants do not recommend a landscaped berm over the 30' Trail Buffer, as it would disrupt existing forested areas more than necessary. All proposed road sections include street tree plantings. A map and description of both the Trail Buffer and Natural Area can be found on pages 15 and 16 of The Code of Development. Proposed road sections can be found on page 18 of The Code of Development. • COVER LETTER: To better capture revisions made as a result of feedback from neighbors, staff and the Planning Commission, a cover letter is included with this submission that outlines the substantive changes — such as reductions in building heights, addition of Old Lynchburg Road as a Framework Street, recreational facility changes, more specific block by block regulations, etc. -- as well as providing a guide on how to read the newly organized Code of Development. Thank you for your attention to these submissions; Bruce R. Wardell, AIA Principal brwarchitects for Residents of Southwood Greater Charlottesville Habitat for Humanity. ATTACHMENTS: A: BALLOON TEST B: RENDERINGS C: SECTIONS D: CONCEPT PLAN E: AM] DATA F:RARAP G: HOUSING MIXTURE PLAN H: PERFORMANCE AGREEMENT I: HABITAT HOUSING TYPES J: ARB TEMPLATE K: REVENUE SHARING L: CONTEXT & HISTORY DOCUMENT SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 1 Q09U Y9@[0 [PM/ROM �, building height study Two balloons were placed to mark the locations of proposed buildings on both sides of Hickory street. The balloons were pulled back approximately 50' from the facade of the buildings on Old Lynchburg Road due to proximity to power lines and the regulations set by Dominion. The balloons show heights of 50' for both of the buildings. 272' =SAN \N - EXIST.487.22 EXIST. 491.45' 000011 i --r� Y -- ---- - EXIST. POWER POLE, r I ELEV.489.95' , t I ' 7f_1 CIST. 489.40 ' 1 I•- { EXIST. 495.63' I � I � r I � r r \ r r � r � � r r f � — ------------�----------- TIMMONseGROUP ,• forH Humanity' of Greater Charlottesville ATTACHMENT A: balloon test waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS cMosby MbOtc 41 im, A I clMosby Mi �P- Py- I E IV clMosby Mi �P- I •, `t"mot _ r sj Mosby Moun�c . ;65 c 71WS E IV c'Mosby M-ount'C- A �re 11 144- Lv Lam I SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 7 93@UU ]DODD TM/RL DC9 D building height study View 6: Hatcher Court in Mosby Mountain Balloon not visible .100000 • TIMMONS GROUP for Habitat Humanity' of Greater Charlottesville ATTACHMENT A: balloon test waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS E IV clMosby MN ntain A �'-Ol 'rA A ew, I Mosby Mb" main �e w i N. e Y A SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 10 93@UU ]DODD TM/RL DC9 D building height study View 9: Intersection of Old Lynchburg Road and Sunset Avenue Ext., looking south Balloon not visible .10000 o TIMMONS GROUP for Habitat Humanity' of Greater Charlottesville ATTACHMENT A: balloon test waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS _ r, .-, i it, ij IA ' r _ . a C Mosby Mountains g N t q' �, v �S yy r 1 r � � `fix � la t �� • -. \� ' �r A'4°' f s ;�M 2 ♦ _ ♦ •'. Akr pw ��- - i• 4, • y t 1� •, •. ,+" .• ` < ^�.•:Yf Yam" •. i♦!1. J•-. •. rk y ♦ s ` Y .l'%.�' • lot ( r.1, V-1 w�+T+"•� `tips .f.�♦:.•' ' •. 1. ^ • $ sue'+ '-.may " "�`}' Y w*;.� �" _•�' a�`n . -M A Air, -61 46 •,� �•� � � - �+�. .. r ' � of M -. SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 2 93@UU Y@@D DM/RG ,'NC �, concept render interior view of Hickory i f` r" 1 Wit_• I "�' r —, I4 — ,E — � <— f rff� .1--.--� � » a. •e..,., 4 c .� Yam^' � � - r y-tlid`j , III •'• Habitat ATTACHMENT B: concept render ® waterstreetstudio TIMMONSGROUP , for Humanity' LANDSCAPE ARCHITECTS mua vumx .c.uv.e .xaouc. aoae of Greater Charlottesville .. CIVIL ENGINEERS . ' tip• a i 1 R 1 .• SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 4 Q09U ]MOOD pM/RL Q3C9 �, concept render approaching Hickory on OLR .100000 • TIMMONS GROUP for w Habitat Humanity' of Grealer Charl.tleullle ATTACHMENT B: concept render waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 5 �OM4G[]�OOD pM/RG Q3C9 �, concept render OLR looking north •'100 -0 -a Habitat ATTACHMENT B: concept render ® waterstreetstudio TIMMONSGROUP , for Humanity' LANDSCAPE ARCHITECTS mu. vumx .c.uv.e .xaouc. au.. of Greater Charlottesville CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 6 Q09U ]MOOD pM/RL Q3C2 �, concept render OLR looking north AY � r ,•a t r jI Yt � f � k e } 1\ It i )r } � R — L i �`✓ r 1 •'��0 Habitat ATTACHMENT B: concept render ® waterstreetstudio TIMMONSGROUP , for Humanity' LANDSCAPE ARCHITECTS mua vumx .c.uv.e .xaouc. aoae of Greater Charlottesville CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 7 �OM4G[]�OOD pG[]L°��C concept render intersection at Hickory and OLR •'100 -0 -a Habitat ATTACHMENT B: concept render ® waterstreetstudio TIMMONSGROUP , for Humanity' LANDSCAPE ARCHITECTS mu. vumx .c.uv.e .xaouc. au.. of Greater Charlottesville CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 8 �OM4G[]�OOD pG[]L°��C concept render intersection at Hickory and OLR ''"J' )ate cM •'��0 -'a Habitat ATTACHMENT B: concept render ® waterstreetstudio TIMMONSGROUP , for Humanity' LANDSCAPE ARCHITECTS mua vumx .c.uv.e .xaouc. aoae of Greater Charlottesville CIVIL ENGINEERS 11 , s may! Mosby Mountain « , w h ..y em ��ow, ,. i 111 1f16 BINf, a yr v 01lp1; *A " 11 IA��lFd` SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 2 ,5@9V Y@@[0 paG�,'N�, conceptual illustrative section 1 SECTION 1 HATCHER MOSBY MOUNTAIN SOUTHWOOD NEW SOUTHWOOD NEIGHBORHOOD CENTER SPECIAL AREA z MAX BUILDING ENVELOPE - 50'OR 4 STORIES - I WHICHEVER IS LESS - W/ A 15BUILDING STEPBACK OR O SETBACK AT 3 STORIES OR 45' SPA E LOCATION PROXE OLD S ; LYNCHBURG ! LOCATION AND HEIGHT APPROX LINE OF CURB HICKORY STREET BEHIND EXISTING SOUTHWOOD — ''.0 00 '�Habitat ATTACHMENT C: sections ® waterstreetstudio TIMMONSGROUP , for Humanity' LANDSCAPE ARCHITECTS •ooa vsmx wcxwee rxaouex aaxs of Greater Cnarloftesellle CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 3 Q09U Y9@[0 �, conceptual illustrative section 2 SECTION 2 Section through 265' 'Bar -Shaped' Building .100000 • TIMMONS GROUP HATCHER f'f , Habitat for Humanity' of Greater Charlottesville MOSBY MOUNTAIN SOUTHWOOD NEW SOUTHWOOD EXISTING SOUTHWOOD NEIGHBORHOOD CENTER SPECIAL AREA MAXIMUM BUILDING ENVELOPE - 50' OR 4 STORIES - z z WHICHEVER IS LESS - W/ A IS STEPBACK OR SETBACK Ji J AFTER 3 STORIES OR 45' � Iw wl d Ia aa r_f Z_r I I I ' I 25' 25' I OLD I ROAD lA LYNCHBURG ROAD —III=1 1=III=1111=III=III— — =1 1=1 11 11 11 11 1=1 =1 I —III —I 1=1 1=1 11 11 1=1 I 1 11 11=1 1 11 1 11 1 11 1 11 11=1 =111I11111111I111111111 1111111111III11111111III1111 Irl 111111111 1 11111111 -"-1 1=1 1=1 1=1 1=1 1=1 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 111 11 1= =1—I 11 1=1 1=1 1=1 11 1=1 11= 1=1 1=1—I 11 1=1 1=1 1=1 11=1 I 111 11 11111111111 - 11 11=1 1 11 1 11 1 11 1 11 1 11 1 11 11 I I I 1 11 11=1 11=1 I I-1 I I-1 I I t 1 11 1 11 1 11 1 11 11=1 1 11 1 11 1 11 11=1 11= IIIIiIIIIIiIIIIIiIIIIiilllliillll11111130' TRAIL _I i BUFFER _ iillllilllllilllllilllllilllllllllli llllil Illiii I1ii1 1111111ll1111- TIIIIiIIIIiiIllliilllliilllliilllliiillliiillliiillliiil PROPOSED MIXED USE RESIDENTIAL BUILDING -4 STORIES W/ TUCK UNDER PARKING ACCESSIBLE AND VISIBLE FROM SOUTH SIDE ATTACHMENT C: sections LINE OF CURB @ HICKORY STREET BEYOND waterstreetstudio LANDSCAPE ARCHITECTS CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 4 Q09U Y9@[0 [PM/R�,,NC �, conceptual illustrative section 3 SECTION 3 HATCHER MOSBY MOUNTAIN SOUTHWOOD EW SOUTHWOOD BLOCKS EXISTING SOUTHWOOD 10-12 Z I Z MAX BUILDING ENVELOPE - 45' OR 4 STORIES - WHICHEVER IS w w LESS OI h -------------------- I ()�� 1l OLD M M N A S LYNCHBURG ROADIA BUILDING SETBACK TRAIL BUFFER PROPOSED BUILDING HEIGHT AND LOCATION •'100 -0 -a Habitat ATTACHMENT C: sections ® waterstreetstudio TIMMONSGROUP , for Humanity' LANDSCAPE ARCHITECTS mua vumx .c.uv.e .xaouc. aoae of Greater Charlottesville CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 5 Q3@UV Y@@[0 pG[] 93M 9 conceptual illustrative section 4 SECTION 4 'r] MOUNTAIN SOUTHWOOD OLD LYNCHBURG R NEW SOUTHWOOD EXISTING SOUTHWOOD BLOCK 9 wl Iw �> MAX BUILDING >I ENVELOPE - 450R 3 w w STORIES - WHICHEVER 01 10 IS LESS I1-1I1=III=1I1=1I I- — I1-1I1=1I I` ' -1I I= BPROPOSED BUILDING BUILDING SETBACK HEIGHT AND LOCATION TRAIL BUFFER •'��0 -'* Habitat ATTACHMENT C: sections ® waterstreetstudio TIMMONS GROUP , for Humanity' LANDSCAPE ARCHITECTS mu. vumx.c.uv.e.xaouc. au.. of Greater Charlottesville CIVIL ENGINEERS PJ 10 ML A 4,111 1 000 SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 7 ,5@9V M@@[0 pG{]293[9 2 conceptual illustrative section 5 SECTION 5a SECTION 5b SECTION 5c SECTION 5d SECTION 5e typ. blocks 3-4 type block 5 type blocks 6-9 type blocks 10-12 neighborhood center 35' OR 3 STORIES, WHICHEVER IS LESS 4G OR 3 STORIES, WHICHEVER IS LESS 45' OR 3 STOIRES, WHICHEVER IS LESS 45' OR 4 STORIES, WHICHEVER IS LESS MAX. BUILDING HEIGHT PER BLOCK, TYP.-------- R 115' OR 4 STORIES, WHICHEVER IS LESS HICKORY ST. R.O.W. 115' '1.0 —0-0Habitat ATTACHMENT C: sections ® waterstreetstudio TIMMONSGROUP 1 for Humanity* LANDSCAPE ARCHITECTS vov. vI.m. acx.vee I ... U.. aU.s of Greater Charlottesville CIVIL ENGINEERS SOUTHWOOD PHASE 1 ZMA 2018-033 PAGE 1 Q09V ]MOOD [PM/aQ3C9 �, conceptual illustrative master plan Tf. r CONCEPTUAL LOCATION FUTURE ROAD NETWORK CONCEPTUAL LOCATION NEIGHBORHOOD DENSITY LOW CONCEPTUAL LOCATION URBAN RESIDENTIAL CONCEPTUAL LOCATION NEIGHBORHOOD PLACE CONCEPTUAL LOCATION NEIGHBORHOOD DENSITY MIXED USE CONCEPTUAL LOCATION NEIGHBORHOOD CENTER SPECIAL AREA CONCEPTUAL LOCATION GREEN SPACE • LOCATION OF EXISTING SPECIMEN TREE CONCEPTUAL LOCATION OF TRAIL NETWORK CONCEPTUAL MASTER PLAN ola lyncnourg roaa r CONCEPTUAL LOCATION ' OF PHASE 2 -yaFy 4 o . 's�vr' fa 2 u ' FUTURE PHASES DEVELOPMENT • r • 0 • •'1 000 0 0 i ff Habitat ATTACHMENT D: concept plan waterstreetstudio • • TIMMONS GROUP , for Humanity' LANDSCAPE ARCHITECTS mu. vumx .c.uv.e .x.ouc. an... of Greater Charlottesville CIVIL ENGINEERS ATTACHMENT E: AMI DATA Southwood Low to Moderate Income Beneficiary Survey and Homebuyer/Tenant Qualifications In 2013, Habitat conducted an extensive survey of all Southwood households, asking trailer owners and renters to register with the Property Management office and participate in a survey and interview with the on -site Community Engagement staff. Families were asked to self -identify into desired households regardless of their current living situations. This process resulted in 370 self -identified, ideal future households in the 341 trailers. A portion of the data gathered at that time pertained to households' self -reported income. Below is a table representing that data set: SOUTHWOOD AMI DATA-2013 homes <30% AMI 152 41% homes 30-50% AMI 105 28% homes 50-60% AMI 76 21% homes 60-80% AMI 27 7% homes 80-100% AMI 8 2% homes +100% AMI 2 1% Total Desired Groupings 370 100% More recently, from March to June of 2019, Habitat has conducted a baseline survey of a randomly sampled subsection of the neighborhood in partnership with Habitat for Humanity International to evaluate the community's Quality of Life. This survey will be revisited at the 3 and 5-year mark of this partnership with Habitat International. As part of this data collection effort, income data was self -reported. The data set from this survey is below: SOUTHWOOD AMI DATA-2019 homes <30% AMI 68 51% homes 30-50% AMI 39 29% homes 50-60% AMI 27 20% homes 60-80% AMI - 0% homes 80-100% AMI - 0% homes +100% AMI - 0% Total Homes 134 100% From both the initial community -wide survey in 2013 and from the updated random sampling in 2019, data consistently demonstrates that the majority — between 98-100%— of the Southwood community are families with low to moderate income. Early Adopter Income Data Since January of 2017, families have been invited to self-select into the Early Adopter cohort — individuals who are interested in living in the First Phase of Southwood redevelopment. As progress has been made toward approval of the rezoning application of Phase 1, the number of early adopters has increased from an initial group of 20 to more than 70 families today. All of these families have entered into a Financial Coaching relationship with Habitat's on -the -ground Community Engagement and professional housing counseling staff. Financial Coaching involves understanding a family's housing goals and working with them to become financially prepared for obtaining that goal. Work may include correction of tax documents and creation of profit and loss summaries for small business owners, increased relationships with banking institutions, debt reduction and household spending plan development. Through this coaching process, Habitat staff have been able to collect more accurate income data than provided by self -reported surveys. Below is the reported income data for 52 of the Early Adopter families. 100% of families participating are below 80% of area median income, though the distribution from extremely low to low to moderate is more weighted toward low and moderate income families than in the general Southwood census. This may be attributable to the possibility that families self -identifying as the "most ready" to stabilize their housing may be more financially secure than those in a typical cross section of Southwood. However, it is more likely that the personal relationships and individual attention afforded through the Financial Coaching relationships ensures a more accurate financial picture than self -reported data. SOUTHWOOD AMI DATA EARLY ADOPTERS Homes <30%AMI 13 25% Homes 30-50% AMI 22 42% Homes 50-60% AMI 11 21% Homes 60-80% AMI 6 12% Homes 80-100%AM] - 0% Homes +100%AM] - 0% Total Homes 52 100% /_V0I&X61:ILIa041a a IM-1"7_\S Residential Antidisplacement and Relocation Assistance Plan This Residential Antidisplacement and Relocation Assistance Plan (RARAP) is prepared by Habitat for Humanity of Greater Charlottesville (Habitat) in conjunction with Albemarle County (the County) in accordance with the Housing and Community Development Act of 1974, as amended; and HUD regulations at 24 CFR 42.325 and is applicable to our CDBG, UDAG and/or HOME -assisted projects. Background and Site -Specific Information Habitat first purchased Southwood Mobile Home Park in 2007 with the sole intent to redevelop the neighborhood into a mixed -use, mixed -income community. The ownership structure in Southwood is such that Habitat owns the property, and individual trailer owners own the mobile homes as real property and rent trailer pads from Habitat. In 2010, Habitat first established on -site resident support and counseling in the form of a Community Coordinator. That department has grown to a staff of 6 full time employees focusing on community engagement, resource support and financial coaching. In addition to weekly community meetings focused on Southwood Redevelopment (History+ Context document outline Southwood redevelopment attached), this team facilitates a Resource Trailer where any community member can access services and support to connect with area resources, notarize documents, receive tax document support and access the internet. The cost to rehabilitate failing infrastructure, the depreciating nature of an aging stock of mobile homes and the designation of Southwood as part of Albemarle County's intended growth area make a simpler rehabilitation project an impossible avenue for stabilizing this community. Shortly after purchase, Habitat expended more than $2.5MM in deferred maintenance to bring Southwood infrastructure to a serviceable level, and since the inception of its ownership of the park, has invested more than $19MM in maintenance, management and upkeep of the mobile home park. Wholesale refurbishment of all water, sewer, storm and road infrastructure is necessary to ensure the longevity of this property. 57% of the homes at Southwood were constructed prior to 1978 and the beginning of HUD regulations for mobile home construction, making these units unserviceable. 84% of homes were built more than 30 years ago with the newest trailer on site being constructed in 2003, 16 years ago. A recent regional housing study indicated that there is an estimated 12,000-unit deficit in our region for affordable housing with little to no inventory available to residents at or below 30% of area median income. Because of this lack of affordable housing, Habitat has consciously decided to offer deeply subsidized pad rental rates per the local market value for more than a decade. Habitat rents have increased from $240/month at the purchase of the park in 2007 by only $30 to $270/month. Comparable rent rates for mobile home pads in the area are $500 and greater. It was also in 2010 that Southwood extended written leases to all real property owners within Southwood. At that time, the final clause in the lease affirmatively established that Southwood was intended for redevelopment, and secured a minimum of 120-day notice in the event that a mobile home needed to be removed in the event of redevelopment (lease attached for reference). In 2013, in furtherance of the goal of redevelopment, all community members were asked to register with the main office and complete a survey and interview. All residents of the 341 homes that participated in this registration process were promised non -displacement, defined as, "facilitated healthy rehousing options for each current resident of the park." Any individual purchasing a trailer after January 31, 2014 has been notified that they have moved into Southwood after the initiation of redevelopment, and will not be guaranteed facilitated rehousing in the future of Southwood (application coversheet attached). Minimize Displacement Consistent with the goals and objectives of activities assisted under the Act, Habitat will take the following steps to minimize the direct and indirect displacement of persons from their homes: - Phased Development Plan to Minimize Displacement: The First Phase of Southwood redevelopment is being constructed on acreage not currently occupied by any mobile homes to minimize the impact of redevelopment on existing homes. This phase will result in approximately 75 replacement housing units and up to 80 LIHTC rental apartments if competitive tax credits are awarded to the project, providing a surplus of new affordable housing available to lower -income individuals - Resident -Driven Redevelopment: Existing Southwood community members are actively participating in the planning and development of the rezoning application and subsequent site plan documents for the First Phase of Southwood redevelopment. Residents are self -determining interest in living in the new neighborhood created by these documents and their vision and direction is guiding the development of the parcels and subdivisions that will make up this community - Prioritize on -site rehousing: Should any temporary housing be required, all displaced residents will first be offered the opportunity to be rehoused temporarily on site as they await the construction of their permanent replacement housing. Because of the nature of full-scale demolition and new construction, these temporary rehousing times may exceed one year, but this will allow families to stay in their neighborhood, school system, and community for the duration of their wait. It will also allow neighbors to self-select into phases of redevelopment, ensuring a non -coercive model for redevelopment - Financial Coaching + Housing Navigation: Southwood employs a significant, bi-lingual on -site Community Engagement staff and will continue to offer financial coaching and housing navigation for all displaced households to support their healthy rehousing goals - Replacement of Housing: Southwood redevelopment will offer a surplus of replacement housing units in Phase 1, constructing approximately 75 units. Current development estimates indicate that Southwood, once all phases are complete, will provide approximately 400 affordable housing units by the end of construction, replacing all 341 mobile homes on site today with sustainable affordable housing and increasing the affordable housing stock in the area - Affordable Housing Mechanisms: Southwood is envisioned to offer housing opportunities across the economic spectrum. Affordable rentals provided through LIHTC transactions, should credits be awarded through the competitive application process, will provide housing opportunities to individuals and families at 80% or below of AMI. These rentals will remain affordable for 30 years. Affordable homeownership opportunities provided through Habitat for Humanity will provide housing opportunities to individuals and families at 80% or below of AMI. These homes retain deed restrictions with affordability provisions for a minimum of 40 years. Habitat is also piloting the creation of affordable Accessory Dwelling Units as part of their homeownership program. These rental units would be provided at an affordable rate as established by HUD for a minimum of 10 years. Other innovative affordable partnerships are being sought to provide an even wider array of affordable housing typologies and tenures. Relocation Assistance to Displaced Persons Habitat will provide relocation assistance for lower -income tenants who, in connection with an activity assisted under the CDBG and/or HOME programs, are forced to move permanently or move personal property from real property as a direct result of the demolition of any dwelling unit or the conversion of a lower -income dwelling units in accordance with the requirements of 24 CFR 42.350. A displaced person who is not a lower -income tenant will be provided relocation assistance in accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 2970, as amended, and implementing regulations at 49CFR Part 24. f_V 0H1511111:ILId041aat7_1t7_1S One -for -One Replacement of Lower -Income Dwelling Units Habitat will replace all occupied and vacant habitable lower -income dwelling units demolished or converted to a use other than lower -income housing in connection with a project assisted with funds provided under the CDBG and/or HOME programs in accordance with 24 CFR 42.375. Before entering into a contract committing Albemarle County to provide funds for a project that will directly result in demolition or conversion of lower -income dwelling units, Albemarle County will make public by publication in the Daily Progress and submit to the HUD Field Office and the Commonwealth of Virginia the following information in writing: 1. A description of the proposed assisted project 2. The address, number of bedrooms, and location on a map of lower -income dwelling units that will be demolished or converted to a use other than as lower -income dwelling units as a result of an assisted project 3. A time schedule for the commencement and completion of the demolition or conversion 4. To the extent known, the address, number of lower -income dwelling units by size (number of bedrooms) and location on a map of the replacement lower -income housing that has been or will be provided 5. The source of funding and a time schedule for the provision of the replacement dwelling units 6. The basis for concluding that each replacement dwelling unit is designated to remain a lower -income dwelling unit for at least 10 years from the date of initial occupancy 7. Information demonstrating that any proposed replacement of lower -income dwelling units with smaller dwelling units (e.g. a 2-bedroom units with two 1-bedroom units) or any proposed replacement of efficiency or single -room occupancy (SRO) units with units of a different size, is appropriate and consistent with the housing needs and priorities identified in the HUD -approved Consolidated Plan and 24 CFR 42.375(b) To the extent that the specific location of the replacement dwelling units and other data in items M through 7 are not available at the time of the general submission, Habitat will identify the general location of such dwelling units on a map and complete the disclosure and submission requirements as soon as the specific data is available. Replacement not Required Based on Unit Availability Under 24 CRF 42.375 (d), Habitat may submit a request to HUD 9or to the State, if funded by the State) for a determination that the one -for -one replacement requirement does not apply based on objective data that there is an adequate supply of vacant lower -income dwelling units in standard condition available on a non-discriminatory basis within the area. Contacts Habitat for Humanity of greater Charlottesville, 434-293-9066, is responsible for tracking the replacement of lower income dwelling units and ensuring that they are provided within the required period. Habitat for Humanity of greater Charlottesville, 434-293-9066, is responsible for providing relocation payments and other relocation assistance to any lower -income person displaced by the demolition of any dwelling unit or the conversion of lower -income dwelling units to another use. ATTACHMENT G: HOUSING MIXTURE PLAN Southwood Housing Mixture Plan In combination with market rate dwelling units, affordable units provided in Phase 1 of Southwood redevelopment will be a mixture of owned and rented dwellings with tiers of affordability, ensuring families across the economic spectrum will have sustainable housing opportunity. Affordable opportunities will be available to families with incomes between 0% and 80% of the area median income established by HUD, adjusted by family size. In partnership with Albemarle County, via a Performance Agreement ratified by the Board of Supervisors on June 19`", 2019, Habitat has committed to a minimum of 75 affordable housing units built or contracted to be built by Habitat in Phase 1, with an additional commitment to pursue award of a competitive financing application for 80 affordable rental units through Low Income Housing Tax Credits. Process The typology and ownership structure of the 75 Habitat -built or contracted units in Phase 1 will be determined in direct partnership with families who have self -identified as interested in living in the first Villages in Southwood. Financial coaching has already begun with more than 70 families to determine their housing aspirations and begin to financially prepare for purchase or rental of those housing types identified. In July and August of 2019, families, equipped with an understanding of their financial capabilities, will participate with architects and engineers in a series of design charrettes to create the site plan for the first model village. The housing mix in, and layout of, this village will be decided by the residents, who will each choose a home to purchase or rent that suits their abilities and aspirations. Mixed in with these villages will be market rate homes as space permits. Phase 1 will consist of up to three resident -designed villages. Each subsequent village following Village 1 will follow the same resident -led design process and future resident cohorts will receive the same preparatory financial coaching. Unit Types To ensure a range of affordability, the following unit types and ownership mechanisms are potentially being pursued as options for Phase 1 of Southwood redevelopment: MECHANISM HOUSING TYPE OWNERSHIP OR RENTAL AMI RANGE AFFORDABILITY PERIOD Habitat -built, Habitat- contracted or Habitat -sold Deeply Discounted Units Rent 0-30% 40 years Condominium Own 20-80% 40 years Townhouse Own 30-80% 40 years Single Family Attached Own 40-80% 40 years Single Family Detached Own 50-80% 40 years Workforce Own 80-120% N/A Low Income Housing Tax Credits Apartment Rent 40-80% 30 years Senior Housing Rent 40-80% 30 years Supportive Housing Rent 0-80% 30 years Deeply Discounted Units Rent 0-30% 30 years Flexible Structure Accessory Units Rent 20-80% 10 years Market -built Apartment Rent 80-120% N/A Carriage House Rent 80-120% N/A Condominium Own 120%+ N/A Townhouse Own/Rent 120%+ N/A Single Family Attached Own 120%+ N/A Single Family Detached I Own 120%+ N/A Below are examples of housing products either built by Habitat or its NGO and for -profit partners. Exact housing styles and external design elements will be governed by the neighborhood ARB and will be informed by resident village designers. HABITAT DEEPLY DISCOUNTED SUPPORTIVE HOUSING ACCESSORY UNITS HABITAT DETACHED FZF, %;J.'ftfF TgT.Jf1fZ JQ 71fM 14, UHTCAPARTMENTS SENIOR HOUSING MARKET ATTACHED MARKET DETACHED ATTACHMENT G: HOUSING MIXTURE PLAN Conceptual Housing Mix Layout O4 O4Y1vCyBURC 'POgO FLOCK 1 BLOCK 3 . �s . F: a - BLOCK 2 1.32 Ace.; OLD LYNCHBURG ROAD ! r ' BLOCK 9 i.-- AwF; BLOCK 11 BLOCK 12 _r ACR-- BLOCK 8 09" A•-. -- BLOCK 5 j AGrtE:: i BLOCK 6 -.e=-= BLOC I S4 �.� oa 2 BLOCK 10 - - :,cr�................ I r, BLOCK L HOUSING TYPES 1-2 N/A— Open Space 3 4 Market Single Family Attached Market Single Family Detached Habitat Single Family Attached Habitat Single Family Detached 5-8 Market Single Family Attached Market Single Family Detached Deeply Discounted Units Habitat Condominium HabitatTownhome Habitat Single Family Attached Habitat Single Family Detached Workforce Accessory Units/Carriage Units 9-12 Market Apartments Market Townhomes Habitat Townhomes Deeply Discounted Units LIHTC Apartments ATTACMENT H: PERFORMANCE AGREEMENT AGREEMENT THIS AGREEMENT is made and entered into on June _, 2019, by and between the COUNTY OF ALBEMARLE, VIRGINIA, a political subdivision of the Commonwealth of Virginia (the "County', the ECONOMIC DEVELOPMENT AUTHORITY OF ALBEMARLE COUNTY, VIRGINIA, (the "Authority`, a political subdivision of the Commonwealth of Virginia, and HABITAT FOR HUMANITY OF GREATER CHARLOTTESVILLE, INC., a Virginia corporation and a 501(c)(3) (Section 501(c)(3) of the Internal Revenue Code) entity ("Habitat'. Recitals 1. The Propein. Southwood Charlottesville LLC, a limited liability company wholly -owned by Habitat, is the owner of approximately 32.5 acres composed of Tax Map Parcels 07600-00-00-051A0, 09000-00-00-001A0, and 090A1-00-00-00lE0, located in the Scottsville Magisterial District of Albemarle County (the "Property'). 2. The Project. Habitat intends to develop a mixed income, mixed use, development on the Property in which safe, clean, stable, affordable housing will also be provided for rent and for purchase by persons of various income levels (the "Project'. The Project is also known as "Phase 1" of Habitat's intended redevelopment of the neighborhood commonly known as "Southwood," which is composed of approximately 80 developable acres that will provide safe, clean, stable, affordable housing within a mixed income, mixed use, development. 3. The Project is Consistent With. Promotes, and Implements the County's Comprehensive Plan. The Project is consistent with, promotes, and implements several policies, objectives, and strategies of the Albemarle County Comprehensive Plan: A. Growth Management Chapter. The Growth Management chapter of the Comprehensive Plan includes the following statement: "Promoting the Development Areas as the place where a variety of land uses, facilities, and services exist and are planned to support the County's future growth, with emphasis placed on density and high - quality design in new and infill development." Strategy lb of the Growth Management chapter states: "To help promote the Development Areas as the most desirable place for growth, continue to fund capital improvements and infrastructure and provide a higher level of service to the Development Areas." B. Housing Chapter. The Housing chapter of the Comprehensive Plan includes Objective 4: "Provide for a variety of housing types for all income levels and help provide for increased density in the Development Areas." C. Economic Development Chapter. The Economic Development chapter of the Comprehensive Plan includes Objective 1: "Promote economic development activities that help build on the County s assets while recognizing distinctions between expectations for the Development Areas and the Rural Area," Objective 6: "Increase local business development opportunities, including support for entrepreneurial and startup businesses," and Strategy 1a: "Promote new employment activities in the Development Areas and encourage developers of commercial and industrial projects to incorporate the Neighborhood Model principles." D. Affordable Housing Policy. The Affordable Housing Policy in the Comprehensive Plan includes the following statement: "It shall be the policy of Albemarle County to support affordable housing for those who live and/or work in the County." Strategy 4 of the Affordable Housing Policy states: "Expand existing partnerships/programs and create new alliances with the private sector including nonprofit and fox -profit housing providers and lenders." E. Southern and Western Urban Neighborhoods Master Plan. The Southern and Western Urban Neighborhoods Master Plan states: `Redevelopment of the Southwood Mobile Home Park should be as a mixed -income, mixed use community. A mixture of housing types for different income levels is expected. A retail and/or services area should be provided for the neighborhood." Southwood is listed as one of three priority areas in the Master Plan. Attachment A Draft: June 19, 2019 4. The Project is Consistent With, Promotes, and Implements Habitat's Core Values. The Project is consistent with, promotes, and implements several core values of Habitat, including the following: A. Non -displacement. Facilitating healthy rehousing choices for each current resident of Southwood. B. Net Increase in Affordable Housing. Causing a significant increase in the overall local affordable housing stock responsive to the evolving regional need. C. Community Engagement. Creating a plan of development resulting from extensive interaction with Southwood residents — taking into account their needs, desires, and abilities — and other stakeholders in the community, including surrounding neighbors, County officials, and others. D. Asset -based Approach. Building on existing community assets by being responsive to what is already good about Southwood, both socially and physically. E. Self-help ModeL Basing redevelopment strategies on Habitat's central belief that a "hand up" is better than a "hand out." Redevelopment will include substantial opportunities for current residents and other low-income residents of the area to earn the chance to build and purchase Habitat homes and/or otherwise participate in the rebuilding of the Southwood community. F. Fiscal Responsibility. Managing the redevelopment process in a financially sustainable way that allows Habitat to continue with its core mission of building affordable homes into the future. 5. The Investment in the Project. The amount of funding and private investment by Habitat and other contributors, including the County and the Authority, in the Project is estimated to be $94,000,000.00. For the entirety of the development and redevelopment of the Southwood neighborhood beyond the Project, the amount of funding and private investment by Habitat and others is estimated to be $250,000,000.00. 6. The Animating Public Purposes of this Agreement. The animating public purposes for the County to enter into this Agreement include: A. Su000rfing Affordable Housing. Providing funding to facilitate the construction of safe, clean, stable, affordable housing for persons of various income levels. B. Promoting Economic Development Promoting the economic development and the increased vitality of the Southwood neighborhood and the County's southern urban ring. C. Enhancing the County's Tax Base and Jobs Base. Enhancing the County's tax base and jobs base by facilitating the redevelopment of the existing Southwood neighborhood into a mixed use development that, when developed will include commercial uses, affordable housing for persons of various income levels, and market -rate housing. 7. The Incentives to Enable the County to Achieve the Animating Public Purposes. To further incentivize and financially support Habitat in its construction of affordable dwelling units within the Project, the County Board of Supervisors agrees, subject to the terns and conditions of this Agreement, to: A. Provide Cash Contributions. Appropriate funds to the Authority, to be transferred to Habitat, in an amount of up to $1,800,000.00 for the construction of affordable dwelling units within the Project, when specific milestones are achieved by Habitat during Fiscal Years 2020 through 2022, or later. B. Rebate the Equivalent of a Portion of the Incremental Increase in Real Property Tax Revenue. Rebate to Habitat an amount equal to varying percentages of the increase in the incremental real property tax revenue ATTACMENT H: PERFORMANCE AGREEMENT generated within the Project for a period of 10 years or until $1,400,000.00 is rebated to Habitat, whichever occurs first, for the construction of affordable dwelling units within the Project. These incentives are in addition to the $675,000.00 in funding previously provided by the County through the Authority pursuant to a Performance Agreement dated January 10, 2018, and $2,250,000.00 through a pair of grants of State and Federal funds awarded to the County and to Habitat for the Project. 8. Habitat's Acceptance of the Incentives and Related Obligations. Habitat agrees to accept the funding and the rebate of real property taxes from the County and the Authority described in this Agreement as an incentive for Habitat to construct, or contract to construct, a minimum of 75 Habitat -built or Habitat -contracted homes qualifying as affordable dwelling units, and to diligently pursue a minimum of 80 additional affordable dwelling units within the Project, as provided in this Agreement. Habitat also agrees to accept the obligations stated in this Agreement as a condition to it accepting the funding and the rebate of real property taxes as described in this Agreement. 9. This Agreement Memorializes the Incentives and the Obligations. The County, the Authority, and Habitat desire to state their agreement to Habitat's milestones and obligations, and the County's and the Authority's incentives and obligations in this Agreement. 10. The Relationship Between Affordable Housing and Economic Development. There is a direct relationship between affordable housing and a positive economic benefit to the County and the region. A The Comprehensive Regional Housing Study and Needs Assessment. "The Comprehensive Regional Housing Study and Needs Assessment," prepared by the Central Virginia Regional Housing Partnership of the Thomas Jefferson Planning District Commission (March 2019) (the "Report') includes the following: 1. A Description of the Regional Economy. In the context of the ability to afford housing, the Report describes the regional economy as follows: "The regional economy is largely split between high -wage professions requiring at least a college degree and lower -wage service jobs in restaurants, retail, hospitality and other sectors. Many service businesses offer only part-time employment without benefits, often on irregular schedules. Even two or three such jobs are not enough to afford most local housing. Accessing jobs requires car ownership or lengthy commutes on public transit, where available." Report, page 66. 2. The State of Housing in the Region. The Executive Summary to the Report details the regional rental and ownership housing markets and following is a sampling of those details: (i) housing prices have increased rapidly over the past 20 years and wages have not kept up; (ii) some of the strongest job growth in the region has taken place in the service sectors where wages are relatively low and hours are often limited; (ii) a number of factors have contributed to the rise of rents for older apartments and houses that traditionally would have been affordable to low and moderate income households; (iv) 9,000 renter households in the City of Charlottesville and Albemarle County, excluding student households, are paying more than 30 percent of their income for housing costs, the accepted affordability standard established by the United States Department of Housing, including over 4,000 renter households that are paying at least half of their income for housing, (v) the waiting list for Housing Choice Vouchers are estimated to be as high as 1,866 in the City of Charlottesville and 1,350 in Albemarle, Fluvanna, Louisa, and Nelson Counties, and wait times are estimated to be five to eight years; (vi) approximately 7.5 percent of the homeowners in the urban localities within the region are spending one-half or more of their income on housing costs; (vii) long commutes ("drive till you qualify') add transportation to the costs of homeownership in the rural localities in the region; (viii) Habitat receives 180 to 205 applications annually from households seeking to invest in building a home; and (ix) the Albemarle Housing Improvement Program, which provides home repairs for low and moderate income households, has a waiting list of 292 households in the City of Charlottesville and Albemarle County that need emergency repairs and rehabilitation for their homes. Report, Executive Summary, pages 3-7. Attachment A Draft: June 19, 2019 3. The State of Housings Impact on the Region's Economy. The Report summarizes the lack of affordable housing on the region's economy: "These housing problems have many consequences for the region's economy. Employers report difficulties in recruiting and retaining workers. Turnover and absenteeism are higher than desirable, in part, because of the burdens of those long commutes. Those who must recruit workers with specialized skills often find they are forced to pay higher salaries than their counterparts pay in other parts of the state. Economic development professionals across the region report difficulties in recruiting new businesses due to concerns about their ability to move and attract workers to a market with such high housing costs." Report, Executive Summary, pages 7-8. B. Other Studies and Reports. Many studies and reports link affordable housing to economic development. "The Role of Affordable Housing in Creating Jobs and Stimulating Local Economic Development: A Review of the Literature," prepared by the Center for Housing Policy (2011) reviews the studies conducted regarding the immediate and long-term economic benefits provided by affordable housing. In sum, the report finds a direct link between affordable housing and economic development, concluding that the studies reviewed demonstrate that "development of affordable housing increases spending and employment in the surrounding economy, acts as an important source of revenue for local governments, and reduces the likelihood of foreclosure and its associated costs. Without a sufficient supply of affordable housing, employers — and entire regional economies — can be at a competitive disadvantage because of their subsequent difficulty attracting and retaining workers." 11. This Agreement is Contingent Upon, But Not in Exchange for, Approval of ZMA 2018-00003. This Agreement is contingent upon the County Board of Supervisors approving ZMA 2018-00003 which, as currently proposed, would allow the uses and densities to enable the Project. However, this Agreement is not, and should not be construed to be, an Agreement by the Board to rezone the Property. In its consideration of ZMA 2018-00003, the Board may and will exercise its full legislative powers and discretion as authorized by law. 12. Enabling Authority. The County and the Authority are authorized to enter into this Agreement and to make the cash contributions and transfers as provided in this Agreement to Habitat pursuant to the following: A. Virginia Code 5 15.2-953, Virginia Code § 15.2-953 enables the County to give funds to any charitable institution that provides services to residents of the County, that provides housing for persons 60 years of age or older, and to provide funds to the Authority for the purposes of promoting economic development. B. Virginia Code Q 15.2-959. Virginia Code § 15.2-959 enables the County to engage in research, studies, and experimentation in housing alternatives, including the rehabilitation of existing housing stock and the construction of additional housing. C. Virginia Code § 15.2-1205. Virginia Code § 15.2-1205 enables the County Board of Supervisors to give, lend, or advance in any manner that it deems proper funds or other County property, not otherwise specifically allocated or obligated, to the Authority. D. Virginia Code S 15.2-4905(13). Virginia Code § 15.2-4905(13) enables the Authority to make loans or grants to any person, partnership, association, corporation, business, or governmental entity in furtherance of the purposes of the Industrial Development and Revenue Bond Act (Virginia Code § 15.2-4900 et seq.), including for the purposes of promoting economic development, provided that any loans or grants are made only from revenues of the authority which have not been pledged or assigned for the payment of any of the Authority's bonds. Terms and Conditions for the County's Contribution and Habitat's Use of Funds The parties agree as follows: 1. Purposes. The recitals state the general purposes and intentions of the parties for entering into this Agreement and ATTACMENT H: PERFORMANCE AGREEMENT provide general descriptions as to how those purposes and intentions will be achieved. In sum, the County and the Authority desire to support, and Habitat desires to provide, safe, clean, stable, affordable housing for persons of various income levels. In addition, by supporting affordable housing, the parties intend to promote the economic development and the increased vitality of the Southwood neighborhood and the County's southern urban ring by enhancing the County's tax base and jobs base as described in the recitals. 2. Definitions. The following terms are defined for this Agreement: "Affordable housing" means housing affordable to households with income not exceeding 80 percent of the area median income established by the United States Department of Housing and Urban Development adjusted by family size. In the context of this Agreement, "affordable housing" also means housing affordable to households with income not exceeding percentages less than 80 percent of the area median income. "Affordable dwelling unit" or "ADU" means a dwelling unit that qualifies as affordable housing and is, or is intended to be, occupied for persons qualifying for affordable housing. "Fiscal Year" means the County's fiscal year which runs from July 1 of the Calendar Year to June 30 of the following Calendar Year. "Habitat -contracted ADU" means an affordable dwelling unit that will be constructed by a third party pursuant to a construction contract between it and Habitat "Low Income Housing Tax Credits" means low income housing tax credits awarded by the Virginia Department of Housing and Community Development as the administrator of the federal Low -Income Housing Tax Credit (LHITC) program, is sponsored by the United States Treasury Department, and authorized by federal law to encourage the development of affordable rental housing by providing owners a federal income tax credit. "Project" means Habitat's intended 32.5 acre development and redevelopment of the Property to establish a mixed income, mixed use, development on the Property in which safe, clean, stable, affordable housing will also be provided for rent and for purchase by persons of various income levels. The Project is also known as "Phase 1" of Habitat's intended redevelopment of the neighborhood commonly known as "Southwood." "Property" means Albemarle County Tax Map Parcels 07600-00-00-051AO, 09000-00-00-OO1A0, and 090Al-00-00- 001E0. "Southwood" means the real property in Albemarle County owned by Southwood Charlottesville LLC composed of Tax Map Parcel Numbers 07600-00-00-051AO, 09000-00-00-001A0, 090AO-00-00-001CO, 090AO-00-00-00400, 090A1- 00-00-OO1DO, and 090Al-00-00-001EO, which in the aggregate is approximately 123 acres in size, 80 acres of which are developable, and of which the Project is a part. In the appropriate context in this Agreement, "Southwood" may refer to the current neighborhood within these described lands, or its future redevelopment. 3. Term of this Agreement. The term of this Agreement is from June. 2019 until the last period of affordability expires pursuant to Section 5(C)(1). 4. Contributions by the County and the Authority. The County agrees to appropriate to the Authority, and Authority agrees to transfer to Habitat, cash contributions as provided below: A. Prerequisites to Transferring the First Cash Contribution or Rebate. Before the County appropriates the first Cash Contribution described in Section 4(B) or the first Rebate described in Section 4(C), Habitat shall provide to the County the following information which must demonstrate to the County's satisfaction that the Project is economically viable: Attachment A Draft: June 19, 2019 1. Budget. A project budget for the Project. 2. Funding Plan. A plan showing how the Project and Southwood will be funded, with evidence satisfactory to the County, that it has or will have the financial ability to design and construct the Project, including proof that it has or will secure funds necessary, obtained commitments for any construction loans, received contributions, or received pledges. 3. Other Economic Information. Any other information reasonably requested by the County to ensure to the County's satisfaction the economic viability and Habitat's ability to achieve a minimum of 75 Habitat -built or Habitat -contracted ADUs within the Project 4. Habitat Professional Team. A list of the persons filling professional positions employed by Habitat and who are assigned to the Project, and any consultants hired, having experience in large mixed -use, mixed income developments that meets the requirements of Section 5(I). 5. Non -Displacement. A Non -Displacement Plan that meets the requirements of Section 5(E). B. Phased Cash Contributions. The County and the Authority will contribute up to $1,800,000.00 to Habitat in separate contributions (the "Cash Contribution') as follows: 1. Milestones for the Cash Contributions. Each Cash Contribution will be made in the stated sums when Habitat reaches the following milestones: a. Fiscal Year 2020 or later: $100,000.00. $100,000.00 will be contributed to Habitat in Fiscal Year 2020 or later upon written request by Habitat to the County Executive, to support Habitat's planning work and applications. b. Fiscal Year 2020 or later, $300,000.00. $300,000.00 will be contributed to Habitat in Fiscal Year 2020 or later when Habitat provides written evidence that. (i) it or a third party has been awarded Low Income Housing Tax Credits for 80 or more rental units of affordable housing within the Project, specifically, within the area referred to as Phase 1, Block B in the documents submitted by Habitat for ZMA 2018- 00003; or (ii) a developer obtains one or more building permits to construct 80 or more affordable dwelling units (ADUs) within the Project. c. Fiscal Year 2020 or later, $200,000.00. $200,000.00 will be contributed to Habitat in Fiscal Year 2020 or later when Habitat provides written evidence to the satisfaction of the County Executive that it has obtained actual donations, formal pledges, bank financing, and other forms of revenue, including revenue from parcel sales, when combined with the County s total contribution, to fund 75 percent (57) of 75 Habitat -built or Habitat -contracted ADUs within the Project. d. Fiscal Year 2021 or later, $300,000.00. $300,000.00 will be contributed to Habitat in Fiscal Year 2021 or later when Habitat provides written evidence to the satisfaction of the County Executive that a final site plan has been approved by the County to enable construction of at least 20 Habitat -built or Habitat - contracted ADUs within the Project and that it has obtained actual donations, formal pledges, bank financing, and other forms of revenue, including revenue from parcel sales, when combined with the County's total contribution, to fund 85 percent (64) of 75 Habitat -built or Habitat -contracted ADUs within the Project. e. Fiscal Year 2021 or later: $300,000.00. $300,000.00 will be contributed to Habitat in Fiscal Year 2021 or later upon Habitat providing written evidence to the County Executive that it has submitted to the County's Department of Community Development one or more complete building permit applications to ATTACMENT H: PERFORMANCE AGREEMENT construct the 37th Habitat -built or Habitat -contracted ADU within the Project. £ Fiscal Year 2022 or later: $600,000.00. $600,000.00 will be contributed to Habitat in Fiscal Year 2022 or later when Habitat provides written evidence to the satisfaction of the County Executive that Habitat has obtained actual donations, formal pledges, bank financing, and other forms of revenue, including revenue from parcel sales, when combined with the County s total contribution, to fund 95 percent (72) of 75 Habitat -built or Habitat -contracted ADUs within the Project. 2. How and When the Cash Contributions Will Be Transferred. The County Board of Supervisors will appropriate each Cash Contribution to the Authority within 45 days after the County Executive determines to his satisfaction that the applicable milestone has been reached. The Authority will transfer each Cash Contribution to Habitat within 30 days after it is received from the County. The Authority has no responsibility to transfer any Cash Contribution to Habitat that the Authority has not received from the County. Each Cash Contribution from the Authority to Habitat is a grant. 3. Purposes for Which the Cash Contributions May be Applied. Habitat shall use the Cash Contribution received from the Authority pursuant to Section 4(B)(1)(a) only to support Habitat's planning work and applications. Habitat shall use the Cash Contributions received from the Authority pursuant to Sections 4(B)(1)(b) through (f) only to construct or install the foundation, framing, windows and doors, roofing, exterior siding, drywall and other interior wall materials, insulation, rough and finish electrical, plumbing, and heating and cooling systems, underlayment, countertops and cabinets, trim, painting, appliances, flooring, kitchen appliances, finish work such as book shelves, and connections to utilities, and the like, for a Habitat -built or Habitat -contracted ADU. The Cash Contributions may not be used for site preparation or to construct or install within the Project any streets, utilities, common area improvements and amenities, or for any other purpose. 4. Determinations by the County Executive as to Whether a Milestone Has Been Reached. Any determination by the County Executive as to whether a milestone has been reached by Habitat pursuant to Section 4(B)(1) shall be reasonably made and shall be binding on the Authority. The County Executive may delegate this responsibility to any County officer. 5. Non -appropriation. Any Cash Contribution to be made by the County and the Authority pursuant to this Section 4(B) in any Fiscal Year is subject to non -appropriation by the County Board of Supervisors as provided in Section 7. 6. Extinguisbing an Obligation. Any obligation of the County and the Authority to make a particular Cash Contribution pursuant to this Section 4(B) is extinguished if Habitat does not reach the corresponding milestone by June 30, 2025 or another date as extended by a written agreement of the parties. Habitat must submit any evidence that it has reached a milestone to the County Executive by July 31, 2025. C. Rebated Real Property Taxes. The County and the Authority will rebate up to $1,400,000.00 to Habitat the equivalent of a portion of the increase in real property taxes collected from the Project in annual contributions as follows: 1. Real Property Tax Baseline. The "Real Property Tax Baseline" is the amount of real property taxes assessed by the County on the Property for the Calendar Year in which ZMA 2015-00003 is approved by the County Board of Supervisors. 2. Duration of the Rebate Period. The "Rebate Period" begins in the Calendar Year following the Calendar Year in which the Real Property Tax Baseline is established and continues for 10 Calendar Years, or sooner, when $1,400,000.00 has been rebated to Habitat pursuant to this Section 4(C). Attachment A Draft: June 19, 2019 3. Calculation of the Rebates. The amount of the real property taxes that will be rebated to Habitat (the "Rebate' is as follows: a. Until the End of Calendar Year 2024. One hundred percent of the increase in real property taxes collected by the County for the Property above the Real Property Tax Baseline will be rebated to Habitat until the end of Calendar Year 2024. b. Calendar Year 2025 and Thereafter. Fifty percent of the increase in real property taxes collected by the County for the Property above the Real Property Tax Baseline will be rebated beginning in Calendar Year 2025 and until the Rebate Period ends. 4. How and When the Rebate Will Be Transferred. Within 45 days after the full amount of the real property taxes have been paid for the Property for the applicable half of the Calendar Year, the County Board of Supervisors will semi-annually appropriate a Rebate to the Authority. The Authority will transfer the Rebate to Habitat within 30 days after it is received from the County. The Authority has no responsibility to transfer any Rebate to Habitat that the Authority has not received from the County. Each Rebate from the Authority to Habitat is a grant. 5. Purposes for Which the Rebates May be Used. Habitat may use each Rebate received under this Section 4(C) as follows: a. First: Construct Affordable Dwelling Units. Habitat shall first use the Rebate only to construct or install the foundation, framing, windows and doors, roofing, exterior siding, drywall and other interior wall materials, insulation, rough and finish electrical, plumbing, and heating and cooling systems, underlayment, countertops and cabinets, trim, painting, appliances, flooring, kitchen appliances, finish work such as book shelves, and connections to utilities, and the like, of a Habitat -built or Habitat -contracted ADU, until the 75th certificate of occupancy is issued for Habitat -built or Habitat -contracted ADUs within the Project. The Rebate may not be used for site preparation or to construct or install within the Project any streets, utilities, common area improvements and amenities, or for any other purpose. b. Second: Apply to Habitat Debt to Construct Affordable Dwelling Units. Any Rebate received by Habitat that can no longer be used as provided by Section 4(C)(5)(a) (because, for example, all Habitat - built or Habitat -contracted ADUs have been constructed in the Project), shall next be applied by Habitat to pay any debt incurred by Habitat to build Habitat -built or Habitat -contracted ADUs within the Project. c. Third: Rebates Deposited in Escrow Account for Affordable Dwelling Units in Subsequent Phases of Southwood. Any Rebate to be received by Habitat that can no longer be used as provided by Sections 4(C)(5)(a) and 4(C)(5)(b) shall be deposited in an escrow account established by the County instead of being directly transferred to Habitat. Habitat shall inform the County Executive in writing, with any supporting evidence it may have or that may be requested by the County Executive, that the Rebates can no longer be used as provided by Sections 4(C)(5)(a) and 4(C)(5)(b). Any Rebates deposited in an escrow account may be withdrawn by Habitat upon prior approval by the County Executive for the sole purpose of using the Rebate to construct or install ADUs outside of the Project but within Southwood. The transfer schedule established in Section 4(C)(4) applies to Rebates that will be deposited in an escrow account to the extent that it is practicable, allowing adequate time for the County Executive to reasonably consider the information provided by Habitat. 6. Non -appropriation. Any Rebate to be made by the County and the Authority pursuant to this Section 4(C) in any Fiscal Year is subject to non -appropriation by the County Board of Supervisors as provided in Section 6 of this Agreement. ATTACMENT H: PERFORMANCE AGREEMENT 7. Extinguishing an Obligation. Any obligation of the County and the Authority to make a particular Rebate pursuant to this Section 4(C) is extinguished on December 31 of the tenth Calendar Year following the Calendar Year in which the Real Property Tax Baseline is established, or when the County and the Authority have rebated to Habitat $1,400,000.00, whichever occurs first. D. Suspending Transfers of Cash Contributions or Rebates. The transfer of any Cash Contribution or Rebate from the Authority to Habitat shall be suspended at any time while Habitat is not in compliance with any obligation it has pursuant to Section 5. 1. Decision. The decision as to whether Habitat is not in compliance with any obligation it has pursuant to Section 5 shall be reasonably made by the County Executive. 2. Notice from the County to Habitat. The County shall provide written notice to Habitat that Habitat is not in compliance with one or more obligations it has pursuant to Section 5. The notice shall identify the obligations that Habitat is not in compliance with and recommend corrective actions to return to compliance. 3. Resolution. Habitat shall make good faith efforts to return to compliance with its obligations. If it disagrees with the County as to whether it is not in compliance with one or more of its obligations, Habitat may request to meet with the County pursuant to the dispute resolution procedure in Section 9(G) of this Agreement. The request must be made by Habitat in writing and be received by the County within 30 days after the date Habitat received the written notice from the County pursuant to Section 4(D)(2). E. Retuming the Cash Contributions and Rebates. Habitat shall return any Cash Contribution and Rebate (collectively, "County Funds' to the Authority, which in turn shall return the County Funds to the County, in the following circumstances: 1. Returns in Their Entirety. Habitat shall return the County Funds in their entirety in any of the following circumstances: a. Planning and Other Support Funding. The $100,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(a) shall be returned to the Authority in full if the Cash Contribution is not fully expended for Habitat's planning work and applications on or before June 30, 2021. b. Tax Credits Awarded or Other Affordable Housing Project The $300,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(b) shall be returned to the Authority in full if (i) the LIHTC credits that were awarded are voided or the award of the credits is rescinded before any LIHTC ADU is occupied on or before June 30, 2027; (ii) the developer obtaining one or more building permits to construct 80 or more ADUs fails to obtain from the County at least one certificate of occupancy for an ADU within the Project on or before June 30, 2027. c. Final Site Plan Approval for 20 ADUs. The $300,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(d) shall be returned if there is no legal, valid, final site plan for 20 or more Habitat -built or Habitat -contracted ADUs within the Project on or before June 30, 2025. d. Building Permits Issued. The $300,000.00 Cash Contribution transferred pursuant Section 4(B)(1)(e) shall be returned if building permits expire such that the number of building permits issued by the County is below 37 on or before June 30, 2025. e. Funding Levels. The Cash Contributions transferred pursuant to Sections 4(13)(1)(c), 4(B)(1)(d), or 4(B)(1)(f) shall be returned if the funding levels of 75 percent, 85 percent, or 95 percent for 75 Habitat - built or Habitat -contracted ADUs within the Project fall below those milestones before at least one certificate of occupancy is issued by the County for a Habitat -built or Habitat -contracted ADU within the Attachment A Draft: June 19, 2019 Project. £ Cash Contributions Not Applied for Habitat -built or Habitat -contracted ADUs. Any Cash Contributions transferred pursuant to Section 4(B)(1) shall be returned if the full amount is not applied solely to construct or install Habitat -built or Habitat -contracted ADUs as described in Section 4(B)(3). g. Rebates Not Applied for Habitat -built or Habitat -contracted ADUs or Other Specified Purposes. Any Rebates transferred pursuant to Section 4(C)(1) shall be returned if the full amount transferred in any particular Calendar Year is not applied solely for the purposes described in Section 4(C)(5). h. Habitat Ceases to Operate. If Habitat ceases to operate before the County issues the first certificate of occupancy for a Habitat -built or Habitat -contracted ADU within the Project, any County Funds shall be returned. 2. Prorated Returns. Habitat shall return the County Funds on a prorated basis in any of the following circumstances: a. Tax Credits Awarded or Other Affordable Housing Project The $300,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(b) shall be returned in the prorated amount of $3,750.00 for each certificate of occupancy not obtained from the County for an ADU within the Project by December 31, 2027 that is less than 80, provided that at least one certificate of occupancy has been issued for an ADU developed or installed as provided in Section 4(B)(1)(b). Example: If 70 certificates of occupancy for ADUs have been issued by the County by December 31, 2027, 10 certificates of occupancy were not timely obtained and Habitat must return $37,500.00. b. Certificates of Occupancy Issued for Fewer than 75 Habitat -built or Habitat -contracted ADUs. The Cash Contribution transferred pursuant to Section 4(B)(1)(c) through (f) shall be returned in the prorated amount of $20,000.00 for each certificate of occupancy not obtained from the County for a Habitat -built or Habitat -contracted ADU within the Project by December 31, 2027 that is less than 75, up to the amount of Cash Contributions that it received. Example: If 70 certificates of occupancy for Habitat - built or Habitat -contracted ADUs have been issued by the County by December 31, 2027, five certificates of occupancy were not timely obtained and Habitat must return $100,000.00. 3. Milestones Reached, Failed, Re -attained. Any Cash Contribution made pursuant to the milestones being reached pursuant to Section 4(B)(1)(c), (d), or (e), then returned by Habitat because Habitat thereafter no longer satisfied the milestone, shall be transferred again as provided in this Agreement if Habitat again timely reaches the milestone. 4. Timing of Returns. Habitat shall return any Cash Contribution or Rebate required by this Section 3(E) within 30 days after it receives a written demand for a return from the County. The Authority shall transfer any return to the County within 45 days after it receives the return from Habitat. F. Security Interest to Ensure the Return of County Funds. If Habitat fails to timely return any County Funds as required by Section 4(E)(4), the County, in its sole discretion, may record an instrument against any portion of the Property owned by Southwood Charlottesville LLC or Habitat, or both, or any other real property owned by Habitat in Albemarle County, at the time of the proposed recordation to secure the return. Habitat shall sign the documents necessary to allow the County to record its instrument, and shall not otherwise prevent, or seek to prevent, the County from recording its instrument. The County instrument shall be subordinate to any instrument recorded by one or more financial institutions to secure its funding provided to Habitat. The County shall sign the documents necessary to subordinate its instrument to the instrument recorded, or to be recorded, by the financial institution, and will not otherwise prevent, or seek to prevent, the financial institution from recording its instrument. The County shall promptly and timely release any instrument that it records to secure the return of any ATTACMENT H: PERFORMANCE AGREEMENT portion of the County Funds, when Habitat is no longer obligated return any amount. Habitat shall not be responsible for any costs, including recording costs, incurred by the County for it to record any instrument under this Section 4(F). In its sole discretion, the County may designate the Authority to exercise the rights, powers, and obligations of the County pursuant to this Section 4(F). 5. Obligations of Habitat. Habitat will provide ADUs within the Project as follows: Attachment A Draft: June 19, 2019 simplify tracking the periods of affordability, Habitat may group all the certificates of occupancy for ADUs issued in a Calendar Year to begin their period of affordability on January 1 of the next Calendar Year. 2. Dwelling Units Within Low Income Housing Tax Credit Projects. LIHTC ADUs shall qualify as affordable housing for a minimum of 30 years. The period of affordability begins on the date that the certificate of occupancy is issued by the County for each ADU. A. Construct or Contract to Construct at Least 75 Affordable Dwelling Units. Habitat shall provide a minimum 3. Dwelling Units that are Flexible Structure Types. Flexible structure types, including modular housing and of 75 Habitat -built or Habitat -contracted ADUs within the Project. carriage units, serving as second dwelling units on a lot, shall qualify as affordable housing for a minimum of 10 years. For the purpose of Habitat satisfying its obligation to provide 75 or more Habitat -built or Habitat- B. Construct or Install at Least 80 LIHTC Affordable Dwelling Units: Alternative. Habitat, or a third parry, shall contracted ADUs pursuant to this Agreement, only the first 10 flexible structure types will be counted toward construct or install a minimum of 80 LIHTC ADUs within the Project. If Habitat is unable to enter into a contract with Habitat's obligation. The period of affordability begins on the date that the certificate of occupancy is issued by a third parry by June 30, 2020, or Habitat or the third party is not awarded Low Income Housing Tax Credits for 80 or the County for each ADU. more ADUs by June 30, 2020, Habitat shall diligently pursue until June 30, 2021 other third parties to seek and obtain an award of 80 or more LIHTC ADUs or to otherwise contract with a developer to construct or install 80 or more 4. Dwelling Units Using Other Affordable Housing Strategies. Dwellings qualifying as affordable housing ADUs within the Project. If Habitat sells, leases, or otherwise transfers land in Block B in the Project to construct or using a combination of strategies, including those described above or any other strategies, including land banks install 80 or more LIHTC or other ADUs, all funds received by Habitat for the sale, lease, or transfer shall be used by or land trusts, shall qualify as affordable housing for a minimum of 30 years. The period of affordability begins Habitat for the Project. In addition: on the date that the certificate of occupancy is issued by the County for each ADU. To simplify tracking the periods of affordability, Habitat may group all the certificates of occupancy for ADUs issued in a Calendar 1. "Diligent pursuit" described. In order for Habitat to be deemed by the County to be diligently pursuing a third Year to begin their period of affordability on January 1 of the next Calendar Year. parry as required by this Section 5(B), Habitat shall, at a minimum, continuously market sufficient land within the Project to allow 80 or more ADUs to be constructed and to market the land for that purpose. The marketing shall D. Diligently Fundraise. From the date of this Agreement and until the design and construction of the ADUs within continue until the land is conveyed to a developer for the purposes described herein, or until June 30, 2021, the Project are 100 percent funded, Habitat shall actively and aggressively conduct a capital campaign to obtain whichever occurs first. The land shall be marketed at a price that will allow it to be developed for affordable contributions to pay for the cost of designing and constructing the ADUs within the Project. housing. 1. "Actively" conducting the capital campaign described. In order for Habitat to be deemed to be "actively" 2. Appra18a1 If the County does not agree that the land is being so marketed at an appropriate price, it may request conducting the capital campaign, the Habitat fundraiser required by Section 5(K) shall be dedicated exclusively that an appraisal be prepared at its cost. The appraiser shall be selected by agreement of the County and Habitat. to directing the capital campaign for its required duration. The fundraiser's dedication to directing the capital campaign may be non-exclusive if Habitat demonstrates to the County Executive's satisfaction that exclusive 3. Extinguishment of Obligation. If Habitat is unable to obtain a buyer and developer by June 30, 2021 to dedication to the capital campaign is not required for Habitat to meet its obligation under this Section 5(D). construct or install 80 or more ADUs within the Project, the obligation of this Section 5(B) is extinguished. The County Executive shall not unreasonably withhold approval. 4. Waiver by the County Board of Supervisors of the Obligation to Market the Land Until June 30, 2021. 2. "Aggressively" conducting the capital campaign described. In order for Habitat to be deemed to be Upon the written request by Habitat, the County Board of Supervisors may waive Habitat's obligation to market "aggressively" conducting the capital campaign, the Habitat fundraiser required by Section 5(K) shall conduct the land until June 30, 2021 if Habitat has an interested purchaser who would not be constructing or installing 80 or the capital campaign in a manner that is systematic, ambitious, and energetic for its duration. more LIHTC or other ADUs in Block B in the Project, but would be developing a project that promotes the economic and community development of Southwood. In evaluating a request, the Board will consider any relevant E. Develop and Implement a Non -Displacement Plan. Habitat shall develop and implement a non -displacement plan criteria including, but not limited to: (i) whether the development will provide civic space for Southwood; (ii) for each current Southwood resident (the "Non -Displacement Plano. The Non -Displacement Plan shall include at least whether the development will lease at affordable rates commercial space for Southwood residents and their 47 Habitat -built or Habitat -contracted ADUs, or market rate units, within the Project that will rehouse current residents businesses; (iii) enhanced open space for Southwood; (iv) funding for affordable housing within Southwood; and and a plan for rehousing options for Southwood residents living in trailers or manufactured homes as they are impacted (v) other features, elements, improvements, or services that promote the economic and community development of by the redevelopment of the Property for the Project. The Non -Displacement Plan shall meet or exceed the standards Southwood. If the transfer of the land by Habitat to a developer is not completed, the June 30, 2021 deadline shall of the Residential Anti -Displacement and Relocation Assistance Plan developed by the Virginia Department of Housing be extended an equivalent amount of time that the land was not actively marketed. and Community Development as required for the Vibrant Communities Initiative Grant The Non -Displacement Plan is subject to review and approval by the County Housing Planner or another County officer designated by the County C. Ensure Long-term Affordability. Habitat will ensure the long-term affordability of the ADUs within the Project Executive (the "County Housing Planner'. As provided in Section 4(A)(5), Habitat must obtain approval of the Non - as follows: Displacement Plan before the County appropriates the first Cash Contribution described in Section 4(B) or the first rebate described in Section 4(C). The County Housing Planner shall act on the Non -Displacement Plan, including any 1. Dwelling Units that are Habitat -built. Habitat -contracted, Habitat -sold. Habitat -built, Habitat- amendment thereto, within 30 days after it is received. The County Housing Planner shall not unreasonably withhold contracted, and Habitat -sold ADUs shall qualify as affordable housing for a minimum of 40 years. Affordability approval of the Non -Displacement Plan. Any amendment to the Non -Displacement Plan is also subject to review and may be achieved through deed restrictions, reserving in all ADUs a right of first refusal and granting the approval by the County Housing Planner. County a right of second refusal, by providing forgivable final mortgages, and other incentives. The period of affordability begins on the date that the certificate of occupancy is issued by the County for each ADU. To ATTACMENT H: PERFORMANCE AGREEMENT Attachment A Draft: June 19, 2019 F. Provide a Mixture of Housing. Habitat shall provide for a mixture of ADUs within the Project. In combination with subject to the consent of the County Housing Planner. Any ADUs constructed under the Low Income Housing Tax market rate dwelling units, the ADUs shall be a mixture of owned and rented dwellings, with tiers of affordability (i.e., Credit program shall meet the internal standards established by the United States Department of Housing and affordable to households with incomes not exceeding, for example, 20 percent, 40 percent, 60 percent, and 80 percent Community Development. of the area median income established by the United States Department of Housing and Urban Development adjusted by family size) (the "Housing Mixture Plan'. Habitat must submit a draft Housing Mixture Plan to the County's J. Reporting Obligations. Habitat shall provide information regarding the Project to the County as follows: Department of Community Development by not later than July 15, 2019. The Housing Mixture Plan is subject to review and approval by the County Housing Planner or another County officer designated by the County Executive 1. Annual Reports. Habitat shall provide to the County, at Habitat's expense, a written report that verifies in a (the "County Housing Planner'. Habitat must obtain approval of the Housing Mixture Plan before the first final site form and having a content reasonably satisfactory to the County Executive about Habitat's progress on the plan, or the first subdivision plat submitted to the County after August 21, 2019, within the Project that will include any milestones and expenditures of the County Funds described in Section 4, the membership of Habitat's dwelling units is approved by the County. The County Housing Planner must act on the Housing Mixture Plan, professional team as provided in Section 5(I) at the time of reporting, the status of its implementation of the including any amendment thereto, within 30 days after it is received. The County Housing Planner shall not Non -Displacement Plan as provided in Section 5(E), and the sales price of any parcel sold by Habitat in Phase unreasonably withhold approval of the Housing Mixture Plan. Any amendment to the Housing Mixture Plan is also 1, Block B. The report shall be provided to the County in June of each year until all County Funds have been subject to review and approval by the County Housing Planner. transferred and expended in compliance with this Agreement G. Develop and Implement Neighborhood Design Guidelines. Habitat shall develop and implement neighborhood 2. Affordable Dwelling Unit Tracking. Either in conjunction with the Annual Report described in Section design guidelines for the Project that are consistent with the Albemarle County Comprehensive Plan and the Southern 50)(1) or independently, Habitat shall provide to the County, at Habitat's expense, a written report stating: (i) and Western Urban Neighborhood Master Plan, or provide for this in the Code of Development and the Application the number of Habitat -built and Habitat -contracted ADUs within the Project; (il) the number of LIHTC or Plan submitted in conjunction with 7MA 2018-00003. For purposes of this Agreement, neighborhood design other ADUs in Phase 1, Block B; (iii) for the Habitat -built and Habitat -contracted ADUs, the number of units guidelines pertain to matters such as pocket parks, street lighting, benches, and other elements that pertain to the that are owner -occupied, rented, and qualifying as flexible structures to monitor the status of the Housing livability of the neighborhood (the "Neighborhood Design Guidelines'. If the Neighborhood Design Guidelines are Mixture Plan as provided in Section 5(F); (iv) for the Habitat -built and Habitat -contracted ADUs, the number not addressed in the Code of Development or the Application Plan, they shall be subject to review and approval by the of households within the various income levels described in Section 5(F) to monitor the status of the Housing County Director of Planning or another County officer designated by the County Executive (the "County Director of Mixture Plan; and (v) the date the County issued the certificate of occupancy and the period of affordability for Planning'). Habitat must obtain approval of the Neighborhood Design Guidelines before the first final site plan, or the each ADU to monitor Habitat's commitment to ensure long-term affordability as provided in Section 5(D). first subdivision plat submitted to the County after August 21, 2019, within the Project that will include any dwelling The report shall be provided to the County in June of each year during the term of this Agreement. units is approved by the County. The County Director of Planning must act on the Neighborhood Design Guidelines, including any amendment thereto, within 30 days after they are received. The County Director of Planning shall not 3. Failure to Maintain a Reached Milestone and Noncompliance with Any Section 5 Obligation. Habitat unreasonably withhold approval of the Neighborhood Design Guidelines. Any amendment to the Neighborhood shall provide to the County, at Habitat's expense, a written report if, at any time, one of the milestones Design Guidelines that is not included in an amendment to the Code of Development or the Application Plan is also established in Section 3(A), having first been reached, is no longer satisfied (e.g., the 75 percent fundraising subject to the review and approval by the County Director of Planning. milestone is no longer satisfied because a funding source has withdrawn), or if Habitat is in noncompliance with any requirement (including any approved plan) of this Section 5. The report shall be submitted within 30 H. Develop and Implement Minimum External Standards. Habitat shall develop and implement minimum external days after the milestone is no longer satisfied or noncompliance with any requirement of this Section 5 is standards for ADUs within the Project to ensure that they will blend with market rate units with respect to materials discovered. and style such as roof pitches, foundations, window types, and building materials (the "Minimum External Standards'. The Minimum External Standards shall be subject to review and approval by the County Director of Planning or 4. Other Information Requested by the County or the Authority. The County and the Authority may request another County officer designated by the County Executive (the "County Director of Plannnn. Habitat must obtain any other information regarding the status of the Project as either parry may reasonably require. Habitat shall approval of the Minimum External Standards before the first building permit for any ADU is approved by the County. provide the requested information within a reasonable period of time, not to exceed 30 days, unless otherwise The County Director of Planning must act on the Minimum Internal Standards, including any amendment thereto, agreed to by the County or the Authority. within 30 days after they are received. The County Director of Planning shall not unreasonably withhold approval of the Minimum External Standards. Any amendment to the Minimum External Standards is also subject to the review R. Habitat Professional Team. Until the County issues the certificate of occupancy for the 75tb Habitat -built or and approval by the County Director of Planning. Habitat -contracted ADU in the Project, Habitat shall have professional staff in its employment or under contract with the skills, experience, and capacity to successfully complete the Project. The professional staff shall include, at I. Develop and Implement Minimum Internal Standards. Habitat shall develop and implement, in conjunction with a minimum, a fundraiser and a project manager/ the County Housing Planner or another officer designated by the County Executive (the "County Housing Planner', developer having experience in developing a mixed income residential housing project of at least 70 dwelling units. minimum internal standards for ADUs within the Project that may include, by mutual consent, such standards as those Additionally, Habitat will maintain an affiliated agreement with Habitat for Humanity International which will have for minimum and maximum square footage, bedrooms, bathrooms, kitchen features including kitchen cabinets, staff members with, at a minimum, certification from the Association of Fundraising Professionals or a comparable countertops, dishwasher, garbage disposal, oven, stove, and laundry room with hookups (the "Minimum Internal certification who will provide fundraising services or consultation for the Project." Standards'. The Minimum Internal Standards shall be developed in concert with the minimum requirements of any other funding sources for an ADU within the Project but shall, in any event, meet minimum livability requirements. L. Maintain Status as a Charitable Organization. Habitat shall maintain its status as a charitable institution under Habitat must obtain approval of the Minimum Internal Standards before the first building permit for any dwelling unit the rules of the United States Internal Revenue Service until all County Funds have been transferred and expended is approved by the County. The County Housing Planner must act on the Minimum Internal Standards, including any in compliance with this Agreement. amendment thereto, within 30 days after they are received. The County Housing Planner shall not unreasonably withhold consent to the Minimum Internal Standards. Any amendment to the Minimum Internal Standards is also M. Continue to Own PropeM. Habitat or another entity wholly owned by Habitat including, but not limited to ATTACMENT H: PERFORMANCE AGREEMENT Southwood Charlottesville LLC, shall own land within the Project until all County Funds have been transferred and expended in compliance with this Agreement. The County Board of Supervisors may, in its sole discretion, determine that a change in the legal status of Habitat as a corporation (e.g, from a corporation to another entity) is not a change in ownership for purposes of this Agreement. 6. This Agreement is Contingent Upon Approval of ZMA 2018-00003. This Agreement is contingent upon the County Board of Supervisors approving ZMA 2018-00003 which, as currently proposed, would allow the uses and densities to enable the Project. If ZMA 2018-00003 is not approved by the County Board of Supervisors by June 30, 2020, this Agreement is void. 7. Non -appropriation. The obligation of the County to contribute County Funds as provided in this Agreement is subject to, and dependent upon, appropriations being made from time to time by the County Board of Supervisors. Therefore: A. Non -appropriation is not a Breach. The failure of the County Board of Supervisors to appropriate County Funds to the Authority, and for the Authority to transfer County Funds to Habitat, or the County's failure to perform any term or condition pursuant to this Agreement resulting from the failure of the County Board to appropriate County Funds, is not a breach of this Agreement. B. Obligations in the Event of Non -appropriation. During any Fiscal Year in which the County Board of Supervisors does not appropriate any County Funds, the other terms of this Agreement shall continue to apply. In particular, Sections 4(B) (3) and 4(C) (5) shall apply to any previously received County Funds that have not yet been expended; and Sections 5(C), 5(E), 5(F), 5(1), and 5(K) shall continue to apply to any Habitat -built or Habitat - contracted ADU in the Project for which Habitat has previously received County Funds. C. This Agreement does not Establish an Irrevocable Obligation. Under no circumstances shall this Agreement be construed to establish an irrevocable obligation on the County to contribute the County Funds to Habitat as provided in this Agreement. 8. Notices, Requests. Reports, and Correspondence. Any notices, requests, reports, or other correspondence required by this Agreement must be given in writing, and they are deemed to be received upon receipt or refusal after their mailing in the United States Mail by certified mail, postage fully pre -paid or by overnight courier ("refusal" means to return or when the certified mail or overnight courier package is not accepted by the addressee): If to Habitat, to: President and Chief Executive Officer Habitat for Humanity of Greater Charlottesville 919 West Main St Charlottesville, VA 22903 If to the County, to: Albemarle County Executive's Office 401 McIntire Road Charlottesville, Virginia 22902 Attention: Jeffrey B. Richardson, County Executive If to the Authority, to: Economic Development Authority Albemarle County Attachment A Draft: June 19, 2019 401 McIntire Road Charlottesville, Virginia 22902 Attention: Rod Gentry, Chair The names of the persons to whom any correspondence is to be addressed to their attention shall change as the persons in those positions change without amending this Agreement. Any report or correspondence required by this Agreement, and correspondence that is not required by this Agreement, may be sent First Class in the United States Mail or by email to email addresses provided by the parties with the express consent of the recipient. 9. Miscellaneous A. No Goods or Services Received by the County. The County Funds transferred by the Authority to Habitat pursuant to this Agreement are solely to enable Habitat to construct Habitat -built or Habitat -contracted ADUs in the Project. The descriptions of the services that will be provided by Habitat, in particular those stated in Recital 4 and in Section 5 of this Agreement state the public and charitable purposes that may be indirectly served by the County Funds, and are not a description of goods or services being procured by the County by this Agreement. B. Severability and Non-severability if the Agreement, or a Part Thereof. is Declared Invalid or Unenforceable. If one or more provisions of this Agreement are determined by a court having competent jurisdiction to be invalid or unenforceable, the following apply: 1. Non -severable: No Power to Appropriate or Transfer. If the provisions of this Agreement pertaining to the County's, the Authority's, or either's, power to appropriate or transfer the County Funds to Habitat are determined to be invalid or unenforceable, those provisions are non -severable and the entire Agreement is void and Habitat shall return to the Authority any County Funds it has received. 2. Severable: Some Power to Appropriate or Transfer. If one or more provisions of this Agreement, but not all, pertaining to the County's, the Authority s, or either's, power to appropriate or transfer the County Funds to Habitat are determined to be invalid or unenforceable, those provisions are severable and Habitat shall return to the Authority any County Funds it has received pursuant to any invalid or unenforceable provision. The parties agree to negotiate in good faith an amendment to this Agreement to delineate the parties' new rights and obligations. 3. Severable: Other Provisions. If any other provision of this Agreement other than those described in Sections 9(B)(1) and (2) is determined to be invalid or unenforceable, those provisions are severable and the remaining terms and conditions of this Agreement shall remain in force and have effect. C. Entire Agreement This Agreement states all of the covenants, promises, agreements, conditions, and understandings between the County, the Authority, and Habitat regarding the County s and the Authority's contribution of funds and Habitat's obligations. D. Goveming Law. This Agreement is to be governed by and construed in accordance with the laws of the Commonwealth of Virginia. E. Interpretation of this Agreement. This Agreement shall be interpreted in accord with how any terms are defined in this Agreement and otherwise by applying the plain and natural meaning of the words used, and not for or against any party by reason of authorship. F. Amendments. This Agreement may be amended by a written amendment signed by the authorized representatives of the parties. ATTACMENT H: PERFORMANCE AGREEMENT G. Dispute Resolution. If there is a dispute of any kind between any parties arising under this Agreement, upon the written request of a parry: 1. Designation of a Senior Representative: Negotiation. Each of the parties to whom the dispute pertains will designate one or more senior representative to negotiate with the other parties' senior representative in good faith and as necessary to attempt to resolve the dispute without any formal proceedings. 2. Corrective Action. If the negotiated resolution of the dispute requires any party to take, cause to be taken, or cease taking some action or practice, that parry shall do so within a reasonable period of time, not to exceed 90 days. 3. Dispute Resolution Process a Prerequisite to Starting Court Proceedings. No parry may initiate court proceedings by filing an action in a court of competent jurisdiction to resolve a dispute until the earlier of: (i) a good faith mutual conclusion by the senior representatives that amicable resolution through continued negotiation of the dispute does not appear likely; or (u) 90 days after the initial request to negotiate the dispute. After either condition has occurred, a party may file an action in the jurisdiction and venue provided in this Agreement and may pursue any other remedy available at law or in equity. Each party shall pay its own attorney's fees. 4. When the Dispute Resolution Process is Not Required. Nothing in this Section 8(G) will, however, prevent or delay a Parry from instituting formal proceedings to: (i) avoid the expiration of any applicable limitations period; or (ii) seek declaratory and injunctive relief. H. Venue. Venue for any litigation arising out of our involving this Agreement shall lie in the Circuit Court of the County of Albemarle or in the United States District Court for the Western District of Virginia. An action shall not be brought in any other court. I. Relationship of the Parties. This Agreement is intended solely for the purpose of establishing the relative rights and obligations of the parties and does not create any type of partnership, joint venture, joint venture, purchaser - vendor, or employer -employee relationship. J. No Third -Party Beneficiaries. This Agreement does not confer any rights on any person or entity who is not a parry, whether as a thud -parry beneficiary or otherwise. K. No Waiver of Sovereign Immunity or Other Immunities. This Agreement and any action taken by the County, the County Board of Supervisors, and the Authority pursuant to this Agreement is not, and shall not construed to be, a waiver of either sovereign immunity or any other governmental immunity that applies to the County, the County Board of Supervisors, or the Authority. L. Non -liability of County and Authority Officers and Employees. No County Supervisor or other County officer or employee, and no Authority Director or other Authority officer or employee, shall be personally liable to Habitat if there is any default or breach by the County, the County Board of Supervisors, the Authority, or the Authority's Board of Directors pursuant to this Agreement. M. Force Majeure. If Habitat's timely performance of any obligation in Section 5 of this Agreement is interrupted or delayed by any occurrence that is not caused by the conduct of the officers or employees of either the County, the Authority, or Habitat, whether the occurrence is an "Act of God" such as lightning, earthquakes, floods, or other similar causes; a common enemy; the result of war, riot, strike, lockout, civil commotion, sovereign conduct, explosion, fire, or the act or conduct of any person or persons not a parry to or under the direction or control of the County, the Authority, or Habitat, then performance of Section 5 is excused for a period of time that is reasonably necessary after the occurrence to remedy the effects thereof. WITNESS, the following authorized signatures: Approved as to form: County Attorney Attachment A Draft: June 19, 2019 COUNTY OF ALBEMARLE, VIRGINIA Jeffrey B. Richardson, County Executive ECONOMIC DEVELOPMENT AUTHORITY OF ALBEMARLE COUNTY, VIRGINIA W. Rod Gentry, Chairman HABITAT FOR HUMANITY OF GREATER CHARLOTTESVILLE, INC. ATTACHMENT I: HABITAT HOUSING TYPES What is in my monthly payment? PRINCIPAL - will not go up - controlled by Habitat TAXES, INSURANCE AND HOA FEES - can change over time - NOT controlled by Habitat What will my monthly expenses be? Water: $50 Electric: $200 Monthly Payment $260-$800 Water: $90 Electric: $100 Monthly Payment $500-$600 NOW FUTURE $511-$1,050 $690-$790 water and electric amounts estimated based on average use. Please work with your coach to find out what your costs might be. 40 P, -sout wwoo neighborhood Southwood Community Engagement Offices 1341 Bitternut Lane Charlottesville, Va 22902 (434) 202-0805 CONDOMINIUM ATTACHMENT I: HABITAT HOUSING TYPES condominium NOTES $500/mo 800square feet 2 bedrooms 1 bathroom $575/mo 1,100square feet 3-4 bedrooms 1-2 bathrooms $600/mo 1,100square feet 3-4 bedrooms 2 bathrooms +porch or balcony ATTACHMENT I: HABITAT HOUSING TYPES What is in my monthly PRINCIPAL payment? - will not go up - controlled by Habitat TAXES, INSURANCE AND HOA FEES - can change over time - NOT controlled by Habitat What will my monthly expenses be? Water: $50 Water: $90 Electric: $200 Electric: $100 Monthly Payment $260-$800 Monthly Payment $600-$800 NOW FUTURE $511-$1,050 $790-$990 water and electric amounts estimated based on average use. Please work with your coach to find out what your costs might be. �SOut 1 WOO neighborhood Southwood Community Engagement Offices 1341 Bitternut Lane Charlottesville, Va 22902 (434) 202-0805 I TOWNHOUSE 4 ATTACHMENT I: HABITAT HOUSING TYPES townhouse $600/mo 1,000square feet 2 bedrooms 2 bathrooms $750/mo 1,200square feet 3-4 bedrooms 2 bathrooms $800/mo 1,200square feet 3-4 bedrooms 2 bathrooms +side yard AW, Burnet III 1 220 Burnet Street Burnet II 1 124 Penick Court Paton 11341 Francis Fife Way NOTES ATTACHMENT I: HABITAT HOUSING TYPES What is in my monthly payment? PRINCIPAL - will not go up - controlled by Habitat TAXES, INSURANCE AND HOA FEES - can change over time - NOT controlled by Habitat What will my monthly expenses be? Water: $50 Water: $90 Electric: $200 Electric: $100 � Monthly Payment $260-$800 NOW $511-$1,050 Monthly Payment $800-1,100 FUTURE $990-$1,290 water and electric amounts estimated based on average use. Please work with your coach to find out what your costs might be. �sout %TffVW00 neighborhood Southwood Community Engagement Offices 1341 Bitternut Lane Charlottesville, Va 22902 (434) 202-0805 SINGLE FAMILY ATTAC H E D ATTACHMENT I: HABITAT HOUSING TYPES single family attached $800/mo 1,000square feet 2 bedrooms 2 bathrooms $950/mo 1,200square feet 3-4 bedrooms 2 bathrooms $1,100/mo 1,200square feet 3-4 bedrooms 2 bathrooms +side yard ir- Sunrise 11407 Midland Street Cleveland 1 546 Cleveland Ave A Belmont 11466 Avon Street NOTES ATTACHMENT I: HABITAT HOUSING TYPES What is in my monthly payment? PRINCIPAL - will not go up - controlled by Habitat TAXES, INSURANCE AND HOA FEES - can change over time - NOT controlled by Habitat What will my monthly expenses be? Water: $50 Water: $90 Electric: $100 Electric: $200 Monthly k Monthly Payment Payment $260-$800 $1,100-1,300 NOW $511-$1,050 FUTURE $1,290-$1,490 water and electric amounts estimated based on average use. Please work with your coach to find out what your costs might be. �SOut 1 WOO neighborhood Southwood Community Engagement Offices 1341 Bitternut Lane Charlottesville, Va 22902 (434) 202-0805 SINGLE FAMILY DETACHED ATTACHMENT I: HABITAT HOUSING TYPES single family detached $1,100/mo 1,000square feet 2 bedrooms 2 bathrooms $1,200/mo 1,300square feet 3-4 bedrooms 2 bathrooms $1,300/mo 1,300square feet 3-4 bedrooms 2 bathrooms + yard Charlton 1927 Charlton Ave 1301 Nunley Street Riverside 1 306 Riverside Ave NOTES ATTACHMENT c�cpi�ionSINGTYPES 350square feet :M 1 bedroom 1 bathroom r ATTACHMENT c��"i�ion SING TYPES 700square feet 2 bedrooms 1 bathroom ATTACHMENT J: ARB TEMPLATE 2018 HARMONY RIDGE 0000128; e DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS Prepared by./Return to: Lori H. Schweller, Esq. VSB No. 42399 LeClairRyan PLLC 123 East Main St., 8"' Floor Charlottesville, VA 22902 ATTACHMENT J: ARB TEMPLATE TABLE OF CONTENTS HARMONY RIDGE DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS Section Pape ARTICLE 1 DEFINITIONS........................................................................................................... 1 1.1 "Additional Area"................................................................................................... 1 1.2 "Annual Assessment"............................................................................................. 1 1.3 "Architectural Review Committee"........................................................................ 1 1.4 "Articles"................................................................................................................ 1 1.5 "Association"..........................................................................................................1 1.6 "Board of Directors"............................................................................................... 1 1.7 `Builder".................................................................................................................2 1.8 `Bylaws"........................................................................................................I........2 1.9 "Clerk's Office"...................................................................................................... 2 1.10 "Common Area".....................................................................................................2 1.11 "Declaration"..........................................................................................................2 1.12 "Developer.............................................................................................................2 1.13 "Developer Control Period".................................................................................... 2 1.14 "General Assessments"........................................................................................... 2 1.15 "Governing Documents"......................................................................................... 2 1.16 "Limited Common Area"........................................................................................ 2 1.17 "Limited Common Assessment"..........................................................3 1.18 "Lot"....................................................................................................................... 3 1.19 "Member"............................................................................................................... 3 1.20 "Owner"..................................................................................................................3 1.21 "Person"..................................................................................................................3 1.22 "Plat"......................................................................... 1.23 "Property.................................................................................................................3 1.24 "Resident"...............................................................................................................3 1.25 "Supplemental Declaration"...................................................................................3 1.26 "Zoning Ordinance"................................................................................................ 3 ARTICLE 2 ADDING AND REMOVING LAND FROM HARMONY RIDGE ........................ 3 TaxMap Nos: 2.1 Additional Area....................................................................................................... 3 250007000 2.2 Developer's Right to Make Additions.................................................................... 4 250007001 250007008 2.3 Supplemental Declarations..................................................................................... 4 250007002 250007009 2.4 Owners' Approval Not Required............................................................................4 250007003 250007010 2.5 Development of Additional Area............................................................................ 4 250007004 250007011 2.6 Developer's Right to Make Withdrawals............................................................... 4 250007005 250007012 250007006 250007013 ARTICLE 3 OWNERS' ASSOCIATION...................................................................................... 5 250007007 250007014 3.1 Membership............................................................................................................ 5 3.2 Class of Membership.............................................................................................. 5 I ATTACHMENT J: ARB TEMPLATE TABLE OF CONTENTS (continues) 3.3 Voting Rights.......................................................................................................... 5 3.4 Suspension of Voting Rights.................................................................................. 5 3.5 Articles and Bylaws to Govern; Property Owners' Association Act ...................... 5 ARTICLE4 COMMON AREAS................................................................................................... 5 4.1 Obligations of the Association................................................................................ 5 4.2 Owners' Rights of Enjoyment and Use of Common Areas .................................... 7 4.3 Limited Common Area........................................................................................... 8 4.4 General Limitations on Owners' Rights................................................................. 8 4.5 Delegation of Use................................................................................................... 8 4.6 Damage or Destruction of Common Area by Owner ............................................. 9 4.7 Rights in Common Areas Reserved by Developer ................................................. 9 4.8 Title to Common Area............................................................................................ 9 ARTICLE 5 ASSESSMENTS............................................................ 7 5.1 Lien and Personal Obligation for Paying Assessments .......................................... 9 5.2 Purpose of Assessments........................................................................................ 10 5.3 Annual Assessments............................................................................................. 10 5.4 Limited Common Expense Assessments.............................................................. 10 5.5 Special Assessments............................................................................................. 11 5.6 Date Annual Assessments Begin.......................................................................... 11 5.7 Consequences for Not Paying Assessments......................................................... 11 5.8 Subordination of Lien to Mortgages..................................................................... 12 5.9 Exempt Property................................................................................................... 12 5.10 Annual Budget...................................................................................................... 12 5.11 Capitalization of Association ................................................................................12 ARTICLE 6 ARCHITECTURAL CONTROL .... ATTACHMENTJ: ARB TEMPLATE TABLE OF CONTENTS (continues) 8.1 Utility Easements.................................................................................................. 22 8.2 Erosion and Sediment Control.............................................................................. 23 8.3 Maintenance of Lots............................................................................................. 23 8.4 Construction Easements and Rights...................................................................... 23 8.5 Right of Entry for Government Personnel............................................................ 24 8.6 Easement for Landscaping, Signs and Related Purposes ...................................... 24 8.7 Easement for Encroachment................................................................................. 24 8.8 Easements to Serve Additional Area.................................................................... 24 8.9 Access Easement................................................................................................... 24 8.10 Driveway Easement.............................................................................................. 24 ARTICLE 9 PARTY WALLS...................................................................................................... 25 9.1 General Rules of Law to Apply............................................................................ 25 9.2 Sharing of Repair Maintenance............................................................................ 25 9.3 Destruction by Fire or Other Casualty or Accident .............................................. 25 ARTICLE 10 GENERAL PROVISIONS.................................................................................... 26 10.1 Duration................................................................................................................26 10.2 Amendments......................................................................................................... 27 10.3 Enforcement..........................................................................................................27 10.4 Severability...........................................................................................................27 10.5 Assignment of Developer's Rights....................................................................... 27 10.6 Successors and Assigns......................................................................................... 27 10.7 Conflict................................................................................................................. 28 10.8 Compliance with Property Owners' Association Act ........................................... 28 ......................................... 12 ARTICLE I 1 DISSOLUTION OF THE ASSOCIATION....................... 6.1 Architectural Review Committee......................................................................... 12 6.2 Plans to be Submitted............................................................................................ 13 6.3 Administrative Fee................................................................................................ 13 6.4 Approval of Plans................................................................................................. 13 6.5 No Structures to be Constructed Without Approval ............................................. 14 6.6 Guidelines May Be Established............................................................................ 14 6.7 Limitation of Liability........................................................................................... 14 6.8 Other Responsibilities of Architectural Review Committee ................................ 14 6.9 Appeals................................................................................................................. 14 ARTICLE 7 USE OF PROPERTY............................................................................................... 15 7.1 Protective Covenants............................................................................................ 15 7.2 Maintenance of Property....................................................................................... 21 7.3 Security.................................................................................................................22 ARTICLE 8 EASEMENTS AND OTHER RESTRICTIONS..................................................... 22 ARTICLE 12 NOTICES.. ....... 28 .. 28 ATTACHMENT J: ARB TEMPLATE ATTACHMENT J: ARB TEMPLATE and declare the entire balance of any Annual Assessment or Special Assessment due and payable in full if any quarterly installment is not paid within thirty (30) days after the due date. 5.8 Subordination of Lien to Mortgages. The lien upon each Lot securing the payment of the assessments shall, once perfected, be prior to all other subsequent liens and encumbrances except (i) real estate tax liens on such Lot, (ii) liens and encumbrances recorded prior to the recordation of the Declaration, and (iii) sums unpaid on and owing under any mortgage or deed of trust recorded prior to the perfection of said lien. 5.9 Exempt Propertv. The following property subject to this Declaration shall be exempt from the assessments and liens created herein (i) any property used as a sales or leasing center, model, maintenance center or management facility by Developer or for similar purposes; (ii) all property dedicated and accepted by a public authority; (iii) all Common Areas; and (iv) all property wholly exempt from real estate taxation by state or local governments upon the terms and to the extent of such legal exemption. 5.10 Annual Budget. The Board shall adopt an annual budget for each year that shall provide for the annual level of assessments (including reserves and insurance deductibles) and an allocation of expenses. During such annual budget adoption, the Board may take action to increase the annual budget over the previous year's budget by up to 10%. Any increase to the budget over the previous year's budget in excess of 10°,', up to a 20% increase over the previous year's budget, may be approved by a simple majority vote of the membership with a quorum present. Any increase to the annual budget in excess of 20% may only be approved as a special assessment pursuant to Section 5.5 of this Declaration, 5.11 Capitalization of Association. Upon the acquisition of record title to a Lot by each grantee thereof, a contribution to the Association shall be made by or on behalf of grantee in the amount equal to one -quarter of the amount of the Annual Assessment payable on such Lot for that year and promptly deposited in the Association's reserves. The foregoing contribution shall be required to be made regardless of whether the grantee paid any consideration for the transfer of title; provided however, that no such contribution shall be due upon a transfer of title to a public entity or authority. Amounts payable under this Section 5.10 are in addition to any assessments and any fees associated with the Association's preparation and delivery of a disclosure packet pursuant to Va. Code § 55-509.4 et. seq., as amended. The amount of any unpaid capital contribution shall be deemed a Special Assessment that shall be a lien on such Owner's Lot. ARTICLE 6 ARCHITECTURAL CONTROL 6.1 Architectural Review Committee. There is hereby established a committee (the "Architectural Review Committee") for the purpose of reviewing and, as appropriate, approving or disapproving all Plans (hereinafter defined) submitted by Owners in accordance with this Article 6. Initially, the Architectural Review Committee shall be composed of one person, who need not be a Member of the Association, appointed by the Developer. Once 1000io of the Property and the Additional Area have been developed and conveyed to Owners, or the Developer delegates this responsibility to the Association in writing, whichever occurs first, the Architectural Review Committee shall be composed of one to three Members of the Association appointed by the Board. The member(s) of the Architectural Review Committee shall serve for such terns as may be determined by Developer or the Board, as the case may be. Nothing in this Article 6 or elsewhere in this Declaration shall be deemed to require the submission or approval of Plans for improvements constructed or to be constructed by the Developer on any Lots or Common Areas. 6.2 Plans to be Submitted. Before commencing the construction, erection or installation of any building, addition, patio, deck, fence, wall, exterior lighting, sign, mailbox or mailbox support, improvement or other structure (each of the foregoing an "Improvement" for the purposes of this Article 6) on any Lot, including any site work in preparation therefor; before commencing any alteration, enlargement, demolition or removal of an Improvement or any portion thereof in a manner that alters the exterior appearance (including but not limited to paint color) of the Improvement or of the Lot on which it is situated; before removing any tree with a diameter in excess of five (5) inches, measured three (3) feet above ground, any flowering tree (such as dogwood or redbud) or broad leaf evergreens (such as holly, laurel, or rhododendron) in excess of three (3) inches in diameter, similarly measured, or any live vegetation on slopes of greater than 25 percent (25%) gradient; or before planting any vegetable garden in a front or side yard of a Lot, each Owner shall submit to the Architectural Review Committee a completed application on the form provided by the Architectural Review Committee (the "Application"), a proposed construction schedule and plans and specifications of the proposed construction, erection, installation, alteration, enlargement, demolition or removal, or plantings, which plans and specifications shall include (unless waived by the Architectural Review Committee) (i) a site plan showing the size, location and configuration of all Improvements, including driveways and landscaped areas, and all setback lines, buffer areas and other features required under the Zoning Ordinance or the guidelines adopted by the Architectural Review Committee, (ii) landscaping plans showing any trees to be removed and retained and shrubs, plants and ground cover to be installed, and (iii) plans of the Improvements showing exterior elevations, construction materials, exterior colors, driveway material, and such other information as the Architectural Review Committee in its discretion shall require (collectively, the "Plans"). The Architectural Review Committee may, in its sole discretion, waive the requirement that any or all of the required Plans be submitted in a particular case where it determines such Plans are not necessary to evaluate the Application. The Architectural Review Committee shall not be required to review any Plans until a complete Application, construction schedule and Plans have been submitted. Submissions shall be directed to the Architectural Review Committee at the address of Developer in the same manner as notices are to be sent to Developer pursuant to this Declaration for so long as the member of the Architectural Review Committee is appointed by Developer, and thereafter to the Architectural Review Committee at the address of the Association in the same manner as notices are sent to the Association. 6.3 Administrative Fee. The Board may from time to time reasonably establish a fee for the Architectural Review Committee's review of Applications. Payment of any such fee to the Association shall be a condition to the approval or disapproval by the Architectural Review Committee of any Application. 6.4 Approval of Plans. The Architectural Review Committee shall not approve the Plans for any Improvement that would violate any of the provisions of this Declaration or of any 12 13 ATTACHMENT J: ARB TEMPLATE ATTACHMENT J: ARB TEMPLATE Supplemental Declaration applicable thereto. In all other respects, the Architectural Review Committee may exercise its reasonable discretion in determining whether to approve or disapprove any Plans, including, without limitation, the location of any Improvement on a Lot. If any submitted Plan for Improvement has not been approved or disapproved within sixty (60) days of the Architectural Review Committee's receipt of a complete submission package, then the Plan shall be deemed approved. 6.5 No Structures to be Constructed Without Approval. No Improvement shall be constructed, erected, installed or maintained on any Lot, nor shall any Improvement be altered, enlarged, demolished or removed in a manner that alters the exterior appearance (including paint color) of the Improvement or of the Lot on which it is situated, nor shall any tree removal or plantings requiring approval of the Architectural Review Committee be commenced, unless the Application, Plans and, if applicable, construction schedule have been approved by the Architectural Review Committee. After the Application, Plans and, if applicable, construction schedule have been approved, all Improvements shall be constructed, erected, installed, maintained, altered, enlarged, demolished or removed strictly in accordance with the approved Plans and with reasonable diligence and dispatch in accordance with the approved construction schedule. 6.6 Guidelines May Be Established. The Architectural Review Committee may establish guidelines to be used in considering whether to approve or disapprove Plans, subject to the approval of such guidelines by the Board. 6.7 Limitation of Liability. The approval by the Architectural Review Committee of any Plans shall not constitute a warranty or representation by the Architectural Review Committee of the adequacy, technical sufficiency or safety of the Improvements described in such Plans, and the Architectural Review Committee shall have no liability whatsoever for the failure of the Plans or the Improvements to comply with applicable building codes, laws and ordinances or to comply with sound engineering, architectural or construction practices. In addition, in no event shall the Architectural Review Committee have any liability whatsoever to an Owner, a contractor or any other party for any costs or damages (consequential or otherwise) that may be incurred or suffered on account of the Architectural Review Committee's approval, disapproval or conditional approval of any Plans. 6.8 Other Responsibilities of Architectural Review Committee. In addition to the responsibilities and authority provided in this Article 6, the Architectural Review Committee shall have such other rights, authority and responsibilities as may be provided elsewhere in this Declaration, in any Supplemental Declaration and in the Bylaws. 6.9 Appeals. Appeals from any decision of the Architectural Review Committee shall be heard by the Board upon the request of any Owner whose Lot is the subject of such decision, which request shall be made in writing to the Board within thirty (30) days after the Owner is advised of such decision. 14 LOCHLYN HILL ARCHITECTURAL STANDARDS ATTACHMENT J: ARB TEMPLATE AM LOCHLYN HILL ARCHITECTURAL STANDARDS The following are the guiding principles the Lochlyn Hill Architectural Review Board (LH- ARB) will use in conjunction with the builder/architect design team to develop the original built form of Lochlyn Hill. The Code of Development associated with the City PUD is a historical document that forms the foundation for the following Architectural Standards. The primary function of this document is to establish the baseline for interpretation by the LH-ARB. It is the expectation of the LH-ARB that the eventual homeowner led committee will include more specific rules to help in the governance of the LH-ARB when control is transferred to the Neighborhood. Specific rules will be documented throughout the initial phases of construction and as the Lochlyn Hill neighborhood evolves. Milestone Partners or its successor, the developer of Lochlyn Hill, will be available long term to assist the LWARB in managing the vision of the Neighborhood. Per the Homeowner's Association Declaration, at such time as final certificates of occupancy have been issued with respect to homes constructed on one -hundred percent (100%) of the Residential Lots Milestone shall remain in control of the LH-ARB. The LWARB powers will then be transferred to the Board of Directors of the Association, and at such time the Board shall appoint a committee comprised of not less than three (3) and no more than seven (7) members to enforce these provisions. Additionally, the LWARB shall include one representative appointed by Milestone as long as Milestone desires to have a representative on the Board. This document contains the following sections for reference: Architectural Values • Diversity • Pedestrian Oriented Neighborhood • Rhythm of Public/Private Spaces • Massing in Relations to Lot/Block/Neighborhood • Authenticity of Style • Sustainability • Landscaping Review Protocol • Builder • Homeowner Construction Protocol 1of8 3.1.16 — VERSION 1.1 ATTACHMENT J: ARB TEMPLATE ARCHITECTURAL VALUES Diversity Lochlyn Hill will feature an emphasis on diversity in the following categories: • Roof Treatment and Orientation • Elevations • Materials • Colors • Edge Treatments • Landscaping • Massing Diversity Guidelines: 1. The distribution of lot sizes at Lochlyn Hill creates inherent diversity between building product. Specific diversity constraints of elevations and colors are not necessary, but homebuilders and residents are encouraged to view the street as a composition. 2. A variety of roofing materials are encouraged, a minimum of 30-year architectural fiberglass shingles shall be met. Accent roof material is encouraged where appropriate to the architectural style. Pedestrian Oriented Neighborhood In order to encourage walkability throughout Lochlyn Hill, homes should artfully engage the street. The pedestrian zone will extend from front door to front door, creating a dynamic space that encourages social interaction and well-being. Pedestrian Orientation Guidelines: 1. Walkway material from the sidewalk to the front porch or other similar entranceway to the home, is encouraged to be diverse 2. Finished floor elevations of 2'+ higher than the sidewalk are strongly encouraged. Rhythm of Public/Private Spaces To foster a vital street complex it will be important to define the public spaces which are characterized by sidewalks from the semi-public defensible spaces, such as the home's front yard and front porch. Methods for defining those spaces include: • A broad variety of edge treatments including retaining walls, cheek walls, hedges, fences, landscaping, and slope may accomplish this distinction. • A buffer space that protects the private space on the front of the house. • A "Cool Zone" that is most commonly defined by a front porch, but could be a patio or terrace. • A raised finished floor to delineate the private space within the house as separate from the public realm 2of8 3.1.16 — VERSION 1.1 ATTACHMENT J: ARB TEMPLATE ATTACHMENT J: ARB TEMPLATE • Carefully crafted outdoor space in relation to floorplan on the side and/or back of the homes. Public/Private Space Guidelines: 1. Backyard privacy fences should not be taller than 6' and the finished side of the fence shall face out. Privacy fences may not start within the first 1/4 of the front of the house. Privacy fences are allowed on corner lots at the building setback and must include landscaping on the street side of the fence. 2. Fence Materials shall be wood or metal fencing, vinyl fencing is prohibited. Style of fencing shall be compatible with the architectural style of the house. When wood fencing is used, it shall be stained a uniform color (Thompson's Water Seal Semi -Transparent — Acorn Brown, Woodland Cedar, Harvest Gold, Maple Brown, Sequoia Red)(if another brand or color is proposed, it shall be submitted for review), painting is prohibited. When metal fencing is used, it shall be Black. 3. Edge treatments are required on all lots and should relate to the architectural style of the house. Edge treatment shall include both street sides on corner lots. Methods for treating the edge might include fences (wrought iron, picket, etc.), hedges, walls, curbs (cheek wall), slope and landscaping. 4. Edge treatments should work cohesively with architecture style of house. 5. Diversity is encouraged in fence and masonry material choices, provided they are compatible with the architectural character of the house and adjoining property treatments. Massing in Relation to Lot/Block/Neighborhood We value the exterior spaces throughout the neighborhood in conjunction with the living spaces inside the homes. Homes must: • Address the corners. • Possess diversity of roof structures and orientation • Address the public spaces • Be sited properly to ensure pleasant view sheds are captured. An example may include locating the house at the terminus of a street so that it becomes a prominent landmark. Massing Guidelines: 1. Carriage Houses: Each carriage house will meet the requirements for a single family dwelling as defined in the Virginia Uniform Statewide Building Code. Each Carriage House Unit shall conform to the Code of Development. They shall be on the same parcel as the primary dwelling unit to which it is an accessory. Carriage House Units may not be subdivided from the primary residence. The subdivision restriction shall be described on the plat creating such parcels and be incorporated into each deed conveying title to such parcels. a. All Carriage House Units must be constructed in the same architectural style as the primary residence and must employ the same exterior color 3of8 3.1.16 — VERSION 1.1 selections as the primary residence. Setback regulations for Carriage House Units shall be the same as those for garages b. Carriage House Units are separate, detached independent living units which are included with a single family detached unit and clearly subordinate to the primary residence. These units are typically located above a garage and are restricted to a maximum finished area of 800 square feet. These units may have a distinct street address and may be provided with separate utility meters if utilized as a rental unit. Homes on corner lots should address the corner, preferably with a side entry to the porch or terrace. Side elevations for corner lots should be well- proportioned. Authenticity of Style The style of the homes will be determined by the homebuilders. However, it will be important to pay specific attention to the authenticity of the components of the chosen architectural styles. Specific areas for concern are the: • eave • cornice • exterior materials • colors • differentiation of floors where appropriate • base, middle and top • Raised finished floor • proportion fagade components organization of elements elements themselves • trim dimensions, column dimensions, etc Authenticity Guidelines: 1. Architectural style should be supported by stylistically correct architectural detailing. 2. Material and color changes should occur at inside corners. They should not occur on outside corners or randomly on elevations. 3. Dog house chimneys are allowed with a foundation. The visibility from the street should be diminished by locating the chimney only on the back 2/3 of the side elevation of the house. Doghouse chimneys are not allowed on the side elevation facing the street on corner lots. 4. Shutters are to be full -operational or appear to be operational. 5. Eave overhangs should match the style of the house. 6. Soffits and porch ceilings are required to be paneled unless otherwise approved by the ARB. 7. Gutter downspouts are to be drained 10' away from the house or piped into the storm drain system. Gutters may not drain onto adjoining properties. 4of8 3.1.16 — VERSION 1.1 ATTACHMENT J: ARB TEMPLATE ATTACHMENT J: ARB TEMPLATE Sustainability Sustainability is defined by the quality of life in a place. A community is sustainable when the economic, social and environmental systems that make up that community are providing a healthy, productive, meaningful life for all residents, both present and future. The goals for Lochlyn Hill for Sustainability include: Utilization of Solar Orientation where possible and compatible with aesthetic goals • Public buildings and amenities will be sited to achieve an appropriate balance between solar insulation and the uses of the buildings or amenities. Energy Efficiency • Earthcraft Certification • HERS ratings • Energy Star Water Management & Conservation • Low flow fixtures • Rainwater roof catchments and storage • Utilizing stormwater for greywater systems, e.g. irrigation or toilet flushing. Durability Durable exterior finish materials High quality weather barrier and flashing details Flexible interior layouts (structure and utility layouts) (adaptive reuse) Indoor Air Quality • Controlled Mechanical Ventilation Low VOC finishes and adhesives Flooring options to meet American Allergy Institute standards. Daylighting • Orientation of buildings, placement of glazings, and coordination of overhangs to allow natural daylighting of interior spaces. Landscaping The landscaping at Lochlyn Hill should build on the themes and forms established by the built form. Native plants are encouraged, however it is recognized that many non- native species are functional, beautiful and favorites of gardeners. Home landscaping should also consider the composition of the street, including neighboring landscape installations and street trees. 1. The rezoning of Lochlyn Hill establishes a minimum quantity of trees and shrubs: MINIMUM PLANTING REQUIREMENTS Lot Width Deciduous Evergreen Tree Shrubs Trees 60' - 80' 2 1 30 50' - 59, 2 1 20 40' - 49' 1 1 15 30'- 39' 1 0 10 < 30' 0 0 5 MINIMUM PLANT SIZES AT TIME OF INSTALLATION Tree Deciduous Evergreen Shrubs Size 2-inch caliper 6' height 3 gallon container All disturbed areas must be re -vegetated with sod, grass, groundcover, or shrub masses. Homes with plant strips between the houses and the driveway are required to plant groundcover. 2. All new homes are required to have sod installed for all street -visible grass areas 3. Retaining walls visible from the street or other higher material quality and shall be compatible architecture materials and/or colors (e.g., sh interlocking concrete block, stacked fieldstone, visible from the street may be constructed o concrete, or pressure treated wood. 5of8 6of8 3.1.16 — VERSION 1.1 3.1.16 — VERSION 1.1 f public area shall be of a with the adjacent building all be finished with brick, etc.). Retaining walls not smooth plaster, finished ATTACHMENT J: ARB TEMPLATE ATTACHMENT J: ARB TEMPLATE Architectural Review Protocol Homebuilders The LH-ARB review process has been crafted to be collaborative. From Visioning to Design Development, the LH-ARB encourages dialogue with homebuilders to avoid difficulties at the Final Review. The steps to be followed for product review are: • Visioning — A presentation by the Lochlyn Hill LH-ARB to the homebuilders to begin the dialogue of the built form. • Schematic — Review by the LH-ARB of floorplans, siteplan and elevations. • Final Review — Homebuilders should submit the Final Review package to the LH-ARB administrator. Package to include: 1. LH-ARB Review Checklist 2. Detailedl/4"scale elevation drawings 3. Site Plan including elevations of finished floor and relationship to neighboring structures. 4. Landscape Plan including hard and softscape elements. 5. Color palette recommendations for recommended product. 6. Material submittals are requested. Final Inspection — Prior to third -party closing, homebuilder shall schedule a final inspection with the LH-ARB administrator for compliance purposes. LH-ARB Review Schedule: 1. Submittals on 1 sc and 3'd Monday of each month. 2. If submittals are complete, review by LH-ARB on the following Friday. 3. Approval or denial letter to be sent out the following Monday. 4. Final Inspection — Scheduled for Monday and Tuesdays, compliance letter available by Friday. Residents LH-ARB for residents should be limited to color changes, exterior modifications, and significant renovations. If there is a question about the applicability of an LH-ARB review, please contact the Property Manager. Depending on the nature of the renovations, the Property Manager will supply the submittal requirements to the resident. LH-ARB Review Schedule: 1. Submittals on Monday of each week. 2. If submittals are complete, review by LH-ARB on Friday. 3. Approval or denial letter to be sent out the following Monday. 4. Final Inspection — Scheduled for Monday and Tuesdays, compliance letter available by Friday. 7of8 3.1.16 — VERSION 1.1 Construction Protocol Homebuilders and Residents Due to the nature of the Lochlyn Hill community, construction activity will be closely monitored for sensitivity to the neighborhood. Specific requirements include: • Portable toilets should be provided by builders on construction site. • On -site materials should be delivered and stored only on site, or on an adjacent lot owned by the homebuilder. Materials should not be delivered and placed in open space or on lots not owned by homebuilders. • Trash should not accumulate on site. Dumpsters shall be located off of alleys when at all possible. • Each homebuilder is responsible for their workers and the workers of their subcontractors. • Construction hours are from 7:00 AM to 7:00 PM. Construction cannot begin on Sundays before 11:00 AM. • Contractors are responsible for keeping dust to a minimum. • Contractors are responsible for controlling drainage. • Construction traffic must use approved construction entrances only. • Parking should be on -site or on -street and not interfere with U.S. Mail delivery. • Parking is not allowed in open space. • Any and all damage is the responsibility of the homebuilder. • Concrete suppliers and contractors are not allowed to clean equipment in common areas, streets or vacant sites. A central designated concrete clean out site shall be identified by Milestone and used by each builder. • Use of neighboring hose bibs is prohibited. 8of8 3.1.16 — VERSION 1.1 ATTACHMENT J: ARB TEMPLATE LOCHLYN HILL Architectural Review Board Plan + Specification Submission Form Submission Date: Review Date: Builder/Owner: Street Address: Lot #: Model: Square Footage: Foundation Type: Site Plan Attached: Landscape Plan Attached: Exterior Finish Color+ Materials Siding 1: Color: Spec Sheet Attached Siding 2: Color: Spec Sheet Attached Siding 3: Color: Spec Sheet Attached Trim 1: Color: Spec Sheet Attached Trim 2: Color: Spec Sheet Attached Roof 1: Color: Spec Sheet Attached Roof 2: Color: Spec Sheet Attached Shutter: Color: Spec Sheet Attached Door: Color: Spec Sheet Attached Other Color + Materials: Comments: loft FSTONER@MILESTONEPARTNERS.CO- 434.245.5804 LLOPEZ@MILESTONEPARTNERS.CO-434.245.5803 300 2ND STREET NE, CHAR=ESVILLE, VA 22902 ATTACHMENT K: REVENUE SHARING PROJECT BUDGET: CONCEPTUAL PLANS SOUTHWOOD ROADWAY IMPROVEMENTS ALBEMARLE COUNTY 12/19/2018 CONSTRUCTION COSTS Phase Demolition, Saw Cut, and Earthwork $ 615,000 Undercut $ 110,400 Storm Sewer and Hydraulics $ 703,150 Pavement and Stone $ 867,750 Curb, Sidewalk, Pavement Markings, Misc. $ 1,037,513 Maintenance of Traffic $ 150,000 Landscaping $ 25,000 Erosion and Sediment Control / Seeding $ 125,000 Sub -Total A: $ 3,633,813 OTHER CONSTRUCTION BID COSTS Mobilization for Sub -Total A (Calculated per VDOT formulas) $ 211,691 Materials Testing $ 72,676 Construction Staking / Surveying (2%) $ 72,676 Sub -Total B: $ 357,043 Total Bid Items (A+B): $ 3,990,856 Contingency for Total Bid Items (25%) $ 997,714 Sub -Total C (Total Bid Items + Contingency): $ 4,988,570 CN OTHER COSTS AND SERVICES (ESTIMATED) Design and Permitting $ 300,000 PE VDOT Administration/Oversight (PE Phase) $ 10,000 PE Utility Relocations (Misc.) $ 100,000 RW Right -of -Way & Easement Acquisitions $ 250,000 RW Right -of -Way & Easement Acquisition Fees $ 50,000 RW Right -of -Way Contingency $ 80,000 RW VDOT Administration/Oversight(RW Phase) $ 10,000 RW PreConstruction and Construction Administration $ 40,000 CN VDOT Administration/Oversight(CN Phase) $ 15,000 CN Construction, Engineering & Inspection (CEI -Assume 6 months) $ 150,000 CN Wetland Mitigation / Stream Impacts $ 50,000 CN Sub -Total D: $ 1,055,000 TOTAL PROJECT BUDGET (C+D) (ROUNDED): SUMMARY: CURRENT Preliminary Engineering: $ 310,000 $ Right -of -Way: $ 490,000 $ Construction: $ 5,243,570 $ TOTAL: $ 6,043,570 $ $ 6,043,570 2021 COST ( REV -SHARE APP 338,745 $ 339,000 PE 535,436 $ 535,000 RW 5,729,790 $ 5,730,000 CN 6,603,972 $ 6,604,000 L ATTACHMENT L: CONTEXT & HISTORY Southwood Phase 1 Neighborhood Model Context & History Zoning Map Amendment 2018-003 Tax Map 90 + 76, Parcels 09000-00-00-001A0, 090A1-00-00-001E0, 07600-00-00-051A0 Submission Date: February 20, 2018 Revision #1: July 2, 2018 Revision #2: January 7, 2019 ATTACHMENT L: CONTEXT & HISTORY TABLE OF CONTENTS ATTACHMENT L: CONTEXT & HISTORY SECTION I / INTRODUCTION SECTION II / HISTORY & PROCESS EXECUTIVE SUMMARY INTRODUCTION Guiding Principles 6 Background + History 13 Non -displacement Redevelopment Core Values 13 Resident ownership New Story of Southwood 13 Healthy housing PubliclPrivate Partnership 14 A sense of place Action Plan 14 Safe neighborhoods Early Adopters 15 Cohesive design AFFORDABLE HOUSING PRELIMINARY STUDIES + ILLUSTRATIVE PLANS 9 Potential Product Solutions 16 Southwood AMI Data 16 Illustrative Concept Plan A.1 10 Healthy Housing Ecosystem 17 Illustrative Concept Plan A.2 11 RESIDENT -DRIVEN DESIGN Land Planning Workshops 18 Resident Committees 19 Community Guides Master Planning Community Outreach Rezoning Workshops 20 Where will Redevelopment Begin? 21 Market Day - Expanding Design Input 21 Design Development Workshops 22 Early Adopter Cohort Development 23 FUTURE ENGAGEMENT ACTIVITIES Village by Village Approach 24 Rezoning Future Phases 24 Conceptual Community Master Plan Strategy 25 SOUTHWOOD RESIDENT WORKSHOP SUMMARY 26-7 ATTACHMENT L: CONTEXT & HISTORY Section I Introduction ATTACHMENT L. CONTEXT & HISTORY EXECUTIVE SUMMARY GUIDING PRINCIPLES Habitat for Humanity of Greater Charlottesville is implementing a national model, community -based redevelopment process at Southwood Mobile Home Park. Southwood is currently home to 1,500 people in 341 trailers on 120 acres, and like many trailer parks across the nation, aging infrastructure, tenure insecurity, severe development pressure and a housing stock that was largely built prior to HUD safety standards, mean that this vibrant community of hard-working families was on the brink of permanent erasure prior to Habitat's purchase of the property in 2007. Through the process of physical redevelopment, Southwood will be transformed into a sustainable, mixed -income, mixed -use village without resident displacement, transferring physical and emotional ownership of the neighborhood to the families and neighbors that call it home. Southwood redevelopment begins with the strengths, dreams and aspirations of the existing community, building on their vision for the future and focusing on amplifying the culture and community that exist today, while creating an environment that welcomes new neighbors to the table. Central to the process at Southwood is authentic and intensive engagement with residents to provide them with the necessary information to make intelligent decisions about the future of their community. This focus on listening first requires putting aside assumptions and predetermined solutions for the neighborhood, approaching master planning as a process rather than a product. Habitat is committed to continuing this resident -driven design process on a village -by -village level, engaging with each new cohort of resident leaders to support them in the design of their own neighborhood. Maintaining long-term flexibility to allow this multi -year project to develop in response to changing resident aspirations is a critical component of its success. Habitat has been working side -by -side with the residents on financial literacy, long-term planning, small business support, and more, to facilitate the holistic transformation of the neighborhood to meet the vision of the community, and improve the quality of life for all its residents. At full build out, Southwood will include amenities to support the community vision like parks, community centers and affordable childcare, as well as ready access to additional jobs and support services. A range of housing types available to individuals across the economic spectrum will ensure a diverse, sustainable neighborhood where community members can move up without moving out. This application also takes into consideration the systems and amenities outside the boundaries of Southwood, and is responsive to long range transportation goals, Albemarle County Comprehensive Plan, future development of Biscuit Run Park, and current plans to strengthen existing multi -modal trails and connections between Albemarle County and the City of Charlottesville. This rezoning application focuses on the first phase of physical redevelopment only, an undeveloped greenfield adjacent to Southwood that will allow residents to see the promise of non -displacement in action. Rehousing opportunities on this site will allow the first cohort of residents to move from their current trailer in the developed portion of Southwood into their new, sustainable housing solution with as little disruption as possible to their lives, ensuring the continuity and success of the neighborhood. A future rezoning application for the remaining portion of Southwood will be designed alongside community members and submitted to Albemarle County for approval in the coming years. Approximately 20 million people live in trailers nationally, most of whom own their homes but not the land underneath them. Southwood will provide a blueprint at an unprecedented scale for empowering residents to improve their long-term housing, financial, and social conditions white achieving secure tenure. The unique non-profit/public partnership entered into by Habitat and Albemarle County will be a model for how to achieve redevelopment equitably, sustainably and attractively, both here in Central Virginia and nationwide. This Zoning Map Amendment requests the rezoning of three contiguous properties (Parcels 76-51A, 90-1A, and 90A1-1E) on 33.96 acres from R-2 and NMD to Neighborhood Model District (NMD). With a maximum of 450 residential units and a focus on providing a model for reinvesting in aging suburban neighborhoods, the community -generated design principles presented in this zoning map amendment will create a mixed -income, mixed -use community catalyzing the non -displacement and realization of secure tenure of the community that exists today. Through intensive engagement with Southwood residents, the staff and leadership of both Albemarle County and Habitat, elected and appointed local officials, and other community members, the following Guiding Principles for Southwood Redevelopment were formed. These values have shaped the regulatory elements proposed in the Code of Development associated with this request for a Zoning Map Amendment, and in addition to the guidelines provided by the NMD zoning designation and the Comprehensive plan, these six Principles should be used as an evaluative tool to measure the success of rezoning application. Southwood redevelopment should provide: Non -Displacement • Phased redevelopment approach • Small business support • Increased Density Resident Ownership • Resident leadership • Village -by -Village design approach • Flexibility Healthy Housing • Preserving housing choice • Ladders of opportunity • Mix of housing typologies Sense of Place • Distinct Character Areas • Integrated trail system • Natural Area amenity Safe Neighborhoods • Pedestrian oriented • Traffic -calming road design • Connection to area amenities Cohesive Design • Conceptual diagram • Environmental Features study • Neighborhood plan 5 ATTACHMENT L. CONTEXT & HISTORY Guiding Principle 1 NON DISPLACEMENT Beyond simply counting housing units, non -displacement is a principle that extends to the culture and community of the Southwood neighborhood. While the built environment and physical systems at Southwood are unsustainable, the people are strong and the community characterized by social cohesion. Through one-on-one counseling and affordable housing alternatives, Habitat is committed to supporting the healthy rehousing choices of every current resident of Southwood. • The phased redevelopment approach allows construction to begin on undeveloped land, demonstrating the intentions of non -displacement and ensuring as tittle disruption as possible to residents' lives (p. 4, Code of Development, Applica- tion Plan). • Small business support through individualized counseling and the opportunity to create business incubation spaces will ensure the continued economic vitality of Southwood, provide new opportunities for economic development, and sup- port the creation of neighborhood centers that look and feel as diverse and vibrant as the people of Southwood. • Increased density allows for necessary outparcel sales of market rate and non-residential land to help subsidize land de- velopment costs, allowing the housing stock at Southwood to reach deeper into the housing affordability spectrum and Guiding Principle 2 RESIDENT OWNERSHIP Habitat is committed to a non -coercive approach to redevelopment, ensuring that, through open and transparent information sharing, residents are equipped with the best information and tools to ensure a successful future for the community. This investment and ownership of the process wilt ensure an engaged, active community in Southwood and beyond. • Resident leadership has already resulted in 1,882 volunteer hours over the course of the last two years. Each family has been interviewed and 51 families have already indicated their excitement to participate in the first phase of redevelop- ment. Through peer -to -peer outreach and an approach that honors the knowledge and expertise of the community, continued resident leadership has intensified. Over the next two years, more families will step forward to design and move into Phase I. (p. 25, Early Adopter Cohort Development). • A Village by Village design approach means that residents will be working in groups alongside architects and designers to implement the flexible toolkit provided by this code of development (p. 26, Future Engagement Activities). • Flexibility in the development of a regulatory framework both protects the integrity of the Southwood neighborhood and is able to generate solutions that can respond to natural change over the lifetime of a community (p. 12-13, p. 5-7,, Code serve more low to moderate -income community members and further diversifying community opportunities. of Development, Character Areas). ATTACHMENT L. CONTEXT & HISTORY Guiding Principle 3 HEALTHY HO USING A sustainable Southwood depends on a diversification of the housing stock. Today, trailers are the only housing typology available, but the future of Southwood imagines a mix of use, type and affordability that will provide for a healthy and diverse housing ecosystem. This will be accomplished through: • Preserving housing choice by providing rental and ownership opportunities and the one-on-one housing counseling support necessary to help each resident achieve their housing goals. • Ladders of Opportunity will be provided through availability of market rate, work force and supported affordable housing options that ensure community members can move up without having to move out. • A mix of housing typologies from single family detached homes to innovative small footprint structures available to both current Southwood residents and new neighbors will allow the community to grow and diversify without losing its core character (p. 18-19, Potential Product Solutions). Guiding Principle 4 A SENSE OF PLACE Phase I will serve as the gateway to a wholly new community, and as such, special attention has been paid to design elements that both preserve the natural setting that community members value while ensuring an attractive and harmonious presence along Old Lynchburg Road. • A multi -block approach ensures an appropriate massing and scale of the various sections of the first phase of redevelop- ment. This provides the highest intensity at the Hickory Street entrance and scaling down from there to meet the more residential scale of the existing Southwood neighborhood, and the park -like setting that borders the community to the south (p. 10, Code of Development, Layout) An Integrated trail system providing access to over 3,000 linear feet of walking and biking paths that will wind along the edge of Phase I, allowing neighbors to choose between a variety of walking and biking experiences as they navigate their community while also buffering Old Lynchburg Road and Biscuit Run Park from development impacts (p. 11, Code of Development) • A natural area amenity that bounds the South edge of Southwood Phase 1 and provides eight acres of naturally wooded walking trails that follow one of Southwood's many water features and could provide future pedestrian connections into Biscuit Run Park preserving the natural feel of the Southwood neighborhood (p. 10, Code of Development, Green Space) ATTACHMENT L: CONTEXT & HISTORY Guiding Principle 5 SAFE NEIGHBORHOODS Southwood is a young community of families that value togetherness and connection. Providing adequate amenities to support the lives of the residents and prioritizing safety are critical components of the regulatory framework. Pedestrian oriented design elements, such as required connective paths between the street edge and the trail areas ensure a pleasant and varied pedestrian experience that will allow easy access from more residential areas of phase I to non-residential and amenity areas (p. 11, Code of Development, Green Space and Amenity Definitions) • Traffic -calming road design through the potential waiver street sections for lanes and yield streets as well as more traditional right of way widths will allow framework streets to function appropriately to the scale of the neighborhood slowing traffic and prioritizing the safe movement of children and families over ease of vehicular access (p. 17 Code of Development) • Connection to area amenities and the ability of the neighborhood to connect through trails to these and wider resources will enable families to take advantage of future amenities like Biscuit Run Park and the ever-expanding bike and walking systems developed by Albemarle County and the City of Charlottesville Guiding Principle 6 COHESIVE DESIGN Though this first request for rezoning focuses on a phase of Southwood redevelopment, community members have been working alongside designers to ensure that, at full build out, the neighborhood will function as a cohesive whole. A Conceptual diagram that employs principals from the resident -driven design work in phase I to the remainder of the Southwood neighborhood is included in this document. This diagram finds commonalities in spaces throughout the neighborhood and indicates the potential long-term development patterns in Southwood, ensuring that one village will be compatible with the next (p. 27 Conceptual Southwood Master Plan Strategy) • Working with an environmental engineer, an environmental features study has identified three naturally occurring streams and several wetlands areas throughout the Southwood property. These areas of environmental sensitivity have been mapped and provide a guide for a network of interconnected trails and green spaces that will encircle and connect the fully developed Southwood neighborhood (p. 10, Existing Conditions Map) • A Neighborhood Plan that takes a holistic approach to improved quality of life wilt be developed concurrently with resident -driven site planning, producing a governing document not just for the physical elements of redevelopment, but the aspects of the neighborhood necessary to ensure improved outcomes in health, education, safety, transportation, etc. (see Diagram p. Q. This same plan will be reviewed and updated every three to five years, to allow it to evolve and change with the community and provide further support for redevelopment efforts rJ 0 ATTACHMENT L. CONTEXT & HISTORY PRELIMINARY STUDIES + ILLUSTRATIVE PLANS The Southwood Neighborhood Model Code of Development includes a variety of regulatory and dimensional requirements that will guide the village by village redevelopment of Phase 1. The following pages contain preliminary volumetric studies for each character area, as well as two illustrative plans, to better illustrate the varied quality of the Code's potential results. As various iterations of these studies were developed during the planning and refinement of the Code of Development, they provided the resident planners and consultant team with examples that informed modifications and adjustments to the Code. In addition to the building regulations, it is the intention that an internal ARB will provide further guidance on form and development within the neighborhood. Through the regulations and requirements of the Code of Development and the intended internal Southwood ARB guidelines, we believe the efforts and intentions of the resident -led process and many community meetings and discussions have been and will be captured within building regulations. The following images should be considered as illustrations, with the understanding the specific design and arrangement for the property will be provided in detail during the Site Plan process within the limits and characteristics of the community defined by the resident planner's Code of Development. ATTACHMENT L: CONTEXT & HISTORY Illustrative Concept Plans Concept A.1 1 X Y / OLD LYNCHBURG ROAD _- Z ter' _fir i r- -I ^ u "ee cur �.,� fiO,r_ `g Conceptual Landscape Plan at Hickory and Old Lynchburg Road Neighborhood Center Special Area Townhomes 94 Single -Family Attached 4 Single -Family Detached 37 Multi -Family Total Units Affordable Units (15%) 260 395 60 Accessory Units and Flexible Use Structures 53 Civic Space 0.60 Acres Amenity Areas 2.37 Acres Green Space Total Green Space 8.3 Acres 11.27 Acres Note: totals shown here are for illustrative purposes only and are not to be interpreted as minimums or maximums. See Code of Development for all applicable minimums and maximums. ATTACHMENT L: CONTEXT & HISTORY Concept A.2 OLD LYNCHBURG ROAD Townhomes 45 Single -Family Attached 34 Single -Family Detached 38 Multi -Family Total Units Affordable Units (15%) 316 433 65 Accessory Units and Flexible Use Structures 40 Civic Space 0.6135 Acres Amenity Areas 2.39 Acres Green Space Total Green Space 8.3 Acres 11.306 Acres Conceptual Landscape Plan at Hickory and Old Note: totals shown here are for illustrative purposes only and are not to be Lynchburg Road Neighborhood Center Special Area interpreted as minimums or maximums. See Code of Development for all applicable minimums and maximums. 11 ATTACHMENT L CONTEXT & HISTORY Section II History of the Partnership and Process with the Residents 12 ATTACHMENT L. CONTEXT & HISTORY INTRODUCTION Background +History The Southwood Mobile Home Park was built in the 1950s with just a few trailers around a single road. Over the last 60 years it has expanded to include 341 homes, 26 roads, and two community centers. In 2007 in the face of significant redevelopment pressure, failing infrastructure and the likelihood of catastrophic resident displacement, Habitat purchased Southwood with the goal of redeveloping it as a mixed -income, sustainable neighborhood without resident displacement. During the past ten years, Habitat has focused on building trust, preserving the park for existing residents, addressing significant deferred maintenance issues, creating capacity among residents to be community leaders and facilitating the provision of social, educational and health services. To date, Habitat has invested more than 19 million dollars in operations and deferred maintenance in the community and partnered with more than 30 social services providers. Redevelopment Core Values After completing Sunrise, the first trailer park in the nation to be transformed into a mixed -income community without resident displacement, and stabilizing the physical conditions at Southwood, Habitat began the physical redevelopment process in earnest in 2011 when its Board of Directors approved the following core value statement to guide redevelopment: Habitat for Humanity of Greater Charlottesville is committed to redeveloping the Southwood Mobile Home Park as a well -designed, sustainable, mixed income community of substantial benefit to the region guided by the following core values: Non displacement: Facilitating healthy rehousing choices for each current resident of the trailer park. Net increase in affordable housing: Causing a significant increase in the overall local affordable housing stock responsive to the evolving regional need. Community engagement., Creating a plan of development resulting from extensive interaction with Southwood residents - taking into account their needs, desires and abilities - and other stakeholders in the community (surrounding neighbors, County officials, etc.). Asset -based approach: Building on existing community assets by being responsive to what's already good about Southwood, both socially and physically. Self-help model: Basing redevelopment strategies on Habitat's central belief that a "hand up" is better than a "hand out. Redevelopment will include substantial opportunities for current residents and other low-income residents of the area to earn the chance to build and purchase Habitat homes and/or otherwise participate in the rebuilding of the community. Fiscal responsibility: Managing the redevelopment process in a financially sustainable way that allows Habitat to continue with its core mission of building affordable homes into the future. Southwood is a diverse community of 1,500 hard-working people. Family and education are deeply valued, as well as the affordability of living at Southwood and the proximity to Charlottesville and its many resources. We appreciate the peace and physical beauty of the park and there is a richness of culture, youth and entrepreneurial spirit. We aspire to provide a better life for our children and a legacy for generations to come. The Southwood neighborhood is a special place characterized byfaith, resilience and hope. We are committed to working hard, with neighbor helping neighbor, to build a stable, diverse and bright future for all members of our community. YOUR SOUTHWOOD STORY Understanding the strengths and assets that we possess is an important first step in celebrating what's great about our community and in planning for the eventual redevelopment of Southwood. Our story of Southwood will serve as the foundation for a plan of redevelopment that honors what we currently value about Southwood. New Story of Southwood Following an intensive survey and interview process with all 341 homes in Southwood in 2013, Habitat's Community Engagement staff sat down for 158 one-on-one interviews with Southwood residents to document the New Story of their community - their values, dreams and vision for their families and their future. After hundreds of hours of in-depth conversation, the stories were gathered for common ideas, creating a list of nine repeating themes. These themes were brought to a working group of residents who were asked to first verify that the information reflected their own picture of the community and second, to prioritize and narrow down the list. The working group agreed on the following guiding values and definitions: Family: The priority and the thing that keeps us going, where you learn the purpose of life, the nucleus of society and the foundation of everything Affordable: A good price and you get more value for your money, within our means, more space for less money and closer to things in the city Education: Important for learning different skills for a better future and a better quality of life, founded in the family and transmitted in schools and universities, an opportunity to develop new skills to get a better job Community: Neighbors learning from one another, supporting each other, having fun together, and working together towards a common goal, events when we all come together, when we collaborate with each other Quiet. A country setting, quaint, with lots of trees and flowers, a peaceful place to live Hard -Working. Our responsibility to support and care for family, working together and helping others, having goals in your life and working hard to achieve them ATTACHMENT L: CONTEXT & HISTORY Action Plan PubliciPrivate Partnership In October of 2016, the Albemarle County Board of Supervisors unanimously adopted a resolution supporting a collaborative redevelopment process for the Southwood Community, setting in motion a unique private -public partnership that"could serve as a blueprint for future revitalization and redevelopment of the County's aging suburban infrastructure." This partnership clearly acknowledges that the success of sustainable, holistic redevelopment of Southwood depends on multi-sectoral coordination, support and maximum flexibility. Southwood redevelopment presents an opportunity for the Commonwealth, Albemarle County and other investors to receive significant social and financial return on investment. A 2013 study by the University of Virginia Weldon Cooper Center For Public Service estimated that a redeveloped Southwood will generate 17x the tax revenue for Albemarle County than it does currently. At build out, Southwood will include private investments - direct contribution of dollars into the local economy - of more than $200MM. Once a multiplier is applied, the total economic impact will be significantly higher, likely approaching $1.5B. Additionally, the study showed that Habitat's development of Southwood without resident displacement will provide significant cost avoidance. According to the study, if Habitat were not able to redevelop the property and the resultant market forces displaced the area's most vulnerable residents, the cost in rehousing assistance alone over a 4.5 year period using a formula based on the Federal Relocation Act standard would be $21MM. On top of the quantifiable financial benefits and savings attributable to housing improvement and expansion, successful redevelopment at Southwood will address significant needs in such realms as education, social services, safety, land use, transportation, economic development, recreation and access. Since the passage of the resolution, County and Habitat officials, staff members and professional planners have been working side -by -side with residents to understand the vision of the community, to develop a process for moving forward and to work cooperatively toward improving the immediate and long term quality of life for all Southwood's residents. The complexity, scale and vision of this project will require the investment of policy, planning, direct services, and financial resources to ensure success. Subject matter experts and staff from both Habitat and the County have been tasked with putting resident voices at the center of their work, seeking to find pathways to create the safe and inclusive neighborhood that Southwood desires. In January of 2018, Habitat and the County jointly agreed to an Action Plan for accomplishing these goals and milestones over the next few years. This plan outlined the formation of five distinct but interrelated teams [see diagram below[ as well as near, mid and long-term deliverables for each group. COMMUNITY VISION MASTER PLAN REZONING SITE PLAN HOUSING COMPLIANCE PLANNING SERVICES EDUCATION AMENITIES ECONOMIC DEVELOPMENT SAFETY HEALTH TRANSPORTATION EXEC COMMUNITY VISION FUNDING COMMUNITY ENGAGEMENT PREDEVELOPMENT PLANNING LAND DEVELOPMENT IMPLEMENTATION or n c Z 14 ATTACHMENT L. CONTEXT & HISTORY Early Adopters HOUSING In 2014, Habitat's board voted to elevate the value of "resident readiness" as the single most important metric guiding the timing r VIVIENDAS • ••- ...... ••• ``•• • c.ke �Pr�eyl'Propio ,t'le ...1..„Own Spaces' ESpdelo'+Pn� vac,da•7 of physical redevelopment. In order to move forward in partnership with residents, Habitat is pioneering the concept of Early .. �. •. - }N "�ih"•Patin+Porch lPatto+Porche••••�••• • Adopters - asking people to "raise their hands" to participate when they are ready, and working with individual cohorts to plan • .-, •, ^ outdoor space + Yarl jEsdacio Exterior + Yarda••• 410 •• • and designnot only the master plan, but the villages the will live in. Y p 9 Y eeslArnoles r•••• •auwY+ r.CA•; i • h. t..P (+ • Glrn-GardenslJardines•• • • •°vflr'iyM. In 2013, surveys and interviews were completed with representatives of eve household in Southwood, during which each Y p P every 9 ••••• Detached Homesl Caws Separadaso•M • family that participated was promised support in healthy rehousing. Then, during the summer of 2015, Habitat staff began to , ... "Y6'1ApartmentslApartamentos •N •N• il o rn•.+h....s �l :. 4` Townhome5Casa5 Ado5adas•N It work with Southwood residents to identify aspirations and values for the redevelopment of Southwood. Over the course of 108 hr` �:-• ` e• N . .�,-"q rk,nglEstacionamien'to *:•$ 3 x t;• interviews tastingon average 45 minutes each, staff had in-depth conversations with residents about what the valued about g p Y ` � =-: -indoor Living SpacelEspacios Interiorej gi r lW z their current housing situation, the spaces in the neighborhood they liked, the services they found supportive of their families • •• W tsT o w 1 • � Simple HomeslCasas Sencillasivj W MMYr y v e and their way of life, and the things they wanted to build on for the future. Transcripts of these conversations were combed for Remodeling + AdditlonslRemodelacibn + Adicidn• • j v repeating themes, the initial building blocks for an emerging set of values the community could establish and utilize to govem the direction of their future. Through that process, three categories rose to the top: housing, outdoor spaces, and businesses + amenities. In January of 2017 those themes were brought back to the community to verify, add, subtract and modify until they became an accurate representation of general community aspirations. Eighty households read and responded to the priorities, kicking off the next stage in community -driven redevelopment - the eventual identification and formation of the Early Adopter team. This intensive process of listening, reflecting back honoring the wishes of the community and following up with frank conversation around constraints and opportunities is the foundation for the resident -driven design process outlined in the following sections. Lessons learned from this process influenced the approach to physical redevelopment, locating the first phase on land where no trailers exist in order to communicate clearly to residents that Habitat and the County are serious about engaging with residents directly in this planning process that will determine their future and that neither entity will overlay its vision over top of their existing neighborhood. Habitat and residents have agreed on a key principle -'nothing about you without you. OUTDOOR COMMUNITY SPACES ESPACIOS COMUNALES EXTERIORES ark- Torch "a'rO"ie *•k ••N• I o5Paho" yParkslParques tfair • g. Ir— ay9roundsrrq Paues in/a junW�•• ••• mK Nat • 1 • • f•6tMr �� •A� Islptscinas 1 •( ••••talking + athsicaminos pat Laminar + Moritar e, iNBiciclea •• K0••••• BNK ra•A IPf0i ¢'� spertsloeFrtes••••••••• l ghtinglLuces�••• ••� ••••&P • �NBus Stopsl Paradas de Bus�l• ••• N• ••wey� falorS -i 3••N • ,�r„„j ,, safe Place5lEspacios Seguroi• • • • • • ebaessewt Lft7 thering Places Lu res , rvrv�� • • • BUSINESSES, SERVICES + AMENITIES NEGOCIOS, SERVICIOS + INSTALACIONES ' ejOd Businesses lNeg.—o' -•• 3 • ' tl It NN •• Tq_, orgv`F, ••��hlldcarel Cuidado rnfantil • • •• ••'r • • q a p o • YNu �jeN.erCrNaltw�arkehioe•s y s••• FoodlComida I r� esse,.Whl In4e t ma, we �eroa b C-ii t��dGia • • •iG T S• • ta9�a�• gaass �paa••••• de I PoollPiscina••••• • Gyml Gimnasio•••• •• • • I° " a ••••• ••e�may �esesloases • ••••• r e r ••• Go Dn,+c[ • N•Wss`ane'Girls Club • • t-u',or QQ'rR `c�kO' P��`°s%s.e..vKems • • • • • • v t•� •N• Via 4, $tom cidrMilrogramslProgramas Para Nenos••••••••M••ob • -4jpnG ,b k Places to GatherlLuyar Oonde Reunit e' goo Oft*"-Fie41a51 at'ty + • P1ac� �o o-A <Icoa; nq 15 ATTACHMENT L. CONTEXT & HISTORY AFFORDABLE HOUSING Potential Product Solutions The first commitment the Board of Directors of Habitat made to the Southwood Community was to redevelop the neighborhood as a well -designed, sustainable, mixed income community without resident displacement, placing a premium on creating tenure security for existing residents. Through the years working side -by -side with Southwood families, that understanding of non -displacement has expanded beyond a simple one -for -one replacement of housing units to a broader and more complex concept of cultural, economic, and individual non -displacement. Southwood redevelopment has the opportunity to renovate the infrastructure of the mobile home park without disrupting what makes this community great - the people that call it home. Habitat's vision is a Greater Charlottesville community where everyone can find a decent place to live, and Southwood is a model for how to counter severe displacement pressure in a manner responsive to the specific community under threat. Data from Southwood families indicate that 98% of community members earn at or below 80% of the HUD -identified 2018 area median income for Charlottesville -Albemarle, qualifying them as extremely low to moderately low income households [see table below]. It is important, then, that Habitat staff work one-on-one with families in housing and financial coaching to facilitate healthy rehousing choices for each current resident of the park, and that the development provide a range of housing products and ownership structures to meet family goals. The organization is committed to supporting housing choice on site in the redeveloped Southwood as well as within the region, and will continue to build affordable homeownership opportunities in our service area throughout the development of Southwood, providing greater housing options for Southwood residents and the community as a whole. Albemarle County's chapter on Housing in the adopted Comprehensive Plan identifies affordable housing as a main housing objective, and provides guidance that, "at a minimum, 15% of all lunits developed under rezoning and special use permits are affordable." This rezoning application therefore establishes a minimum threshold of 15% affordable housing units for all of Phase I of Southwood redevelopment. At full build out, it is the goal of Habitat that housing at Southwood will be responsive to the community it serves, and because of this commitment to supporting the housing choice of current residents, it is likely that approximately 40-60% of the total housing stock w ll be affordable to residents making 80% or less of area median income. Southwood today is completely comprised of aging mobile homes with little opportunity within the community for family growth and individual upward mobility. According to community surveys, the majority of residents enjoy living in Southwood, largely because of the quality school district and proximity to economic opportunities. The choice to own their home - even though trailers are considered personal property, are a negative asset and do not provide tenure security - is also almost always a factor in a resident's decision to live in Southwood, highlighting the challenge of living in a region where homeownership is primarily available to individuals at 120% or above of area median income. On the facing page are examples of housing types and subsidy mechanisms that may exist in Southwood to make the shift from a homogeneous and physically degraded housing stock that has largely exceeded its useful life to a healthy and diverse housing ecosystem. In light of this, Habitat is pioneering its own model for affordable homeownership, exploring a tiered program that will allow families greater agency and choice in housing product and cost and ensure a wider spectrum of affordable homeownership options within a single community than ever before. Southwood AMI Data 15 0 0% 30% 50% 60% 8097 100% 12097 INCOME LEVELS - 2018 AMI SOUTHWOOD AMI DATA homes <30% AMI 122 36% homes 30-50% AMI 149 44% homes 50-60% AMI 33 10% homes 60-80% AMI 26 8% homes 80-100% AMI 6 1% homes +100% AMI 6 1% Total Homes 341 100% 16 ATTACHMENT L: CONTEXT & HISTORY SUPPORTIVE HOUSING MARKET RATE TOWNHOMES LIHTC APARTMENT i MARKET RATE ATTACHED SENIOR HOUSING MARKET RATE DETACHED nnoi�n� i..vivw MEMO LIVEIWORK HABITAT TOWNHOMES MARKET RATE CONDO Healthy Housing Ecosystem SUPPORTIVE HOUSING ACCESSORY UNITS SENIOR HOUSING HABITAT HOMES LIc- WORKFORCE LIVEJWORK MARKET RATE HOMES 0% 307. 50% 60% 807 100% 1207 INCOME LEVELS - 2018 AMI 17 ATTACHMENT L: CONTEXT & HISTORY `" i r s resident Sa CO P\E actuales VALU£ *N DISPLACEMENT fQCl�i�ct{in� heal rehwsiny GiloiCes �Df each current re5denr of +he, +Yailexpa(k — R �"uNDAMENTA�; VA�o N DEsp�q�lM�Errro 51 Qp o fac;londo RESIDENT -DRIVEN DESIGN Land Planning Workshops lot � ' —.Oda As the foundation for authentic, meaningful conversations about the community's aspirations for the future, this workshop series served as a two-way transfer between resident leaders and professional planners of skills, information and values. Community members learned about some of the constraints on land development like flood plain and steep slopes, availability and accessibility of necessary infrastructure and the impact of density on the financial feasibility of redevelopment. Models and interactive workshops gave community members the tools to begin translating their lived experience into two-dimensional THEMES 01. Land Use 02. Housing Typologies 03. Affordability 04. Yards + Parking 05. Roads + Infrastructure 06. Non -Residential Uses 07. Neighborhood Planning Discussion about desired commercial and non-residential uses provided context as residents grappled with how to balance community aspirations - such as a neighborhood with amenities that support the health and wellbeing of the whole family - with personal aspirations of individuality and private space. Developing a common definition for affordable - no more than 30% of a family's income being devoted to housing expenses - and understanding how incorporating a significant number of market rate homes into the neighborhood created the opportunity for a wide range of housing products, while also subsidizing the development of affordable lots, resulted in resident leaders advocating for well -designed higher density that allowed Southwood to be financially viable, keeping intact the existing community while making space for new neighbors. These community values of affordability and inclusivity inspired the resident cohort to begin thinking in terms of "we over me" representations of their preferences, allowing them to communicate in the language architects, engineers and planners use to identifying that attached housing and smaller but meaningful open space resulted in greater access and opportunity for the discuss character and place. entire community. 2017Land Planning '�#ezoning Design Development ATTACHMENT L: CONTEXT & HISTORY woo Resident Committees as Block B) that would guide conversations with potential developers. After the initial Land Planning workshops, resident leaders continued their work by forming three redevelopment committees. Resident planners felt motivated to learn more about the planning and design process, diving deeper into the intricate and Committee groups met once a month to train for events and activities that occurred over the summer of 2017, reporting out complicated world of land development. These community members saw the unprecedented opportunity to make sure the about their work to the wider community at monthly redevelopment meetings. Each committee was charged with different future neighborhood of Southwood represented their aspirations, dreams and vision, and rose to the challenge. tasks and each spoke to different skill sets the leaders possessed, allowing residents to deepen their knowledge and strengthen Community Outreach the collective identity of the cohort, all while advancing the goals of redevelopment. The Community Outreach committee focused on neighborhood -wide communications and inspiring others to feel as passionately Community Guides about redevelopment as they did. The Outreach Committee worked hard to increase knowledge about redevelopment among Community Guides honed their presentation skills, focusing on opportunities to bring updates and information about redevelopment Southwood community members. This peer -to -peer leadership style is integral to Habitat's approach to redevelopment, to outside audiences. They worked together to identify the key themes and lessons learned from the Land Planning workshops, understanding that a recommendation from a trusted friend and neighbor is more valuable than the endorsement of an outsider. how to engage donors, interested community members and outside decision makers. Community Guides presented at various Outreach committee members received training on the specific skill of door knocking, learning the techniques necessary for events in the following months, including a State Leaders meeting hosted by Virginia House Delegates David Toscano and Criegh successful one-on-one interactions with friends and neighbors about sometimes difficult and complicated subjects. After training, Deeds and attended by 40 leaders from more than 15 state and local agencies with various ties to Southwood redevelopment. resident leaders divided into groups of two and advertised for various monthly community meetings in their neighborhood. This group pulled on the strengths of residents who felt called and able to share the story of Southwood in front of large After these door knocking initiatives, redevelopment meeting attendance increased by 30%. audiences, recognizing that when advocating for change in their community, no voices spoke more eloquently than those of Being natural conveners, residents drawn to the Community Outreach committee were able to share their skills in motivation the community. and active listening with the larger community, reaching deeper into Southwood and expanding the capacity of Habitat to Master Planning engage directly with as many residents of the park as possible. Master Planners continued to meet with architects, engineers and planners throughout the summer to hone the concepts identified through the initial planning workshops and prepare for the development of the rezoning application. They worked through various planning sketches to establish density goals for residential blocks (formerly known as Block A), favoring higher density over less efficient land plans, and developed overarching design principles for non-residential blocks (formerly known Committee Development WZoning Design Development ATTACHMENT L: CONTEXT & HISTORY CASa HOUSE CASA HOUSE I , HOUSE • • •• BLOCK B I • • BL A • Rezoning Workshops f CALLEJON ALLEY Building on the vision, vocabulary and leadership skills established through the Land Planning workshop series and subsequent committee development, these sessions first introduced the rezoning process to resident leaders, and then examined the various elements of the application to ensure continuity between what was submitted and the goals of the community. Rezoning was introduced as a process to establish new regulations that would provide a guide and framework for future development of Phase I, and that these regulations would form the overall character and feel of their neighborhood. Important decision points and opportunities for interacting with the community, like the public hearings with the Planning Commission and Board of Supervisors were discussed, and the proactive public -private partnership between Southwood and the County was highlighted. Here, residents formalized their two -block approach, identifying the two distinct areas within Phase I. Block A (now known as Blocks 1 and 3 - 8) more internal to the site, was desired to be more residential and neighborhood -focused in nature, while 2018 LA CALLS ROAD (PARKING ON ONE SIDE E51J1CIONAMIENTO N UN LADD d ' V CASH HOUSE THEMES 01. Rezoning Process 02. Block Design 03. Uses 04. Road Network 05. Road Design Block B (now known as Blocks 2, 9 - 12), the neighborhood's primary entrance and frontage along Old Lynchburg Road, was more appropriate for more intensive uses. This rationale guided group activities in which the community discussed various potential uses and their appropriateness for each block. The community's work established the Use Matrix, with a wide range of residential uses in all blocks, but the majority of higher intensity non-residential uses restricted to Blocks 10 - 12. Residents also expressed preference for an interconnected road network with a modified grid that respected the natural terrain as much as possible white achieving density goals, as well as road section designs that prioritized traffic calming measures and minimal right of way widths. Moving from resident -derived concepts to technical drawings and regulatory tables without losing the sense of ownership or ability for residents to see themselves reflected in this work has resulted in an informed and engaged community with a sophisticated grasp of these development principles. Rezoning Approvals ATTACHMENT L: CONTEXT & HISTORY Where will Redevelopment Begin? Two key points became clear in talking with residents about the first phase of redevelopment. One, that the physical and psychological benefits of starting construction on land not currently occupied by trailers would outweigh the added costs of building the necessary infrastructure to access this greenfield, and two, that for many community members, inspiration and belief in the possibility of the future would only come once there was a first village they could see and touch. Embracing these concepts and honoring the community's insight has meant developing this Zoning Map Amendment request to focus first on more than 30 undeveloped acres adjacent to the developed portion of Southwood, both to demonstrate Habitat's commitment to non -displacement and to expedite a first phase of redevelopment. Walking tours of this forested area equipped residents with an understanding of the land that influenced their approach to neighborhood design, and brought abstract land development concepts into real, tangible terms. Knowing where redevelopment will begin has further inspired the belief that this transformation is possible. Market Day - Expanding Design Input At the end of the first series of redevelopment workshops, a focus group of resident leaders continued meeting to develop an activity that would demonstrate to the larger community the experience of planning their future neighborhood. Building on the final workshop of the series, residents and architects developed an interactive activity for neighbors to design their own neighborhood block. During Market Day, a spring health and wellness fair for the entire community, residents lead their neighbors in this design exercise, resulting in 80 community members working in multiple teams to develop conceptual design solutions for their future neighborhood. A sample of layouts from that design exercise are pictured on the right 6 A :n 21 ATTACHMENT L: CONTEXT & HISTORY Design Development Workshops This series focused on further refinement and identification of critical design principles the community wanted to codify in the request for rezoning. Here the neighborhood moved from an open framework to conceptual designs that will serve as guides for the future development of individual neighborhoods. This stage of design began with field trips, with community members visiting local neighborhoods, experiencing the architectural and engineering concepts they had been discussing in previous workshops in person, evaluating how various design decisions impacted the overall feel and character of a neighborhood. With these site visits in mind, residents came together for design intensives, working in small groups to design and redesign areas of the first phase using color coded blocks and scaled model props. Residents were asked to refine their designs while thinking about the overarching principles they were striving for, like connectivity, amenities and a mix of housing types. W, THEMES 01. Precedent Studies 02. Connection 03. Amenities and Open Space 04. Mix of Housing Types Family -oriented designs and amenities, like parks or multi -modal paths, and special attention to accommodations for vulnerable populations, like seniors and those with limited mobility, were interwoven with a wide rage of housing typologies from apartments to affordable duplexes and townhomes to market rate single family detached options. Multiple groups highlighted the importance of mixing housing typologies in the same phase, but not necessarily directly adjacent to each other, to promote the meshing of a newly formed community that would be welcoming to people from all walks of life. These concept models were then turned into the illustrative drawings and plans featured in this booklet. These are meant to serve as a high-level guide for future development and future resident cohorts' designs for their neighborhoods, while maintaining the overall flexibility that will result in an organic, vibrant neighborhood that is responsive to the values of each future resident cohort. Rezoning Approvals 111 evelopment i CONTEXT & HISTORY ATTACHMENT L.- l �R1 low, 000* �► r� ` , ( •fit( OL Rom~ � • , 7� Early Adopter Cohort Development After the initial submission of the rezoning application in February of 2018, resident leaders developed an agenda for a series of redevelopment meetings that would provide an update and an opportunity for self -identification into the rapidly forming Early Adopter cohort to the larger Southwood community. Residents identified that it was important to highlight key past milestones that inspired confidence and faith in commitments to non -displacement and affordability. Residents celebrated the completion of a Land Swap with the Commonwealth of Virginia which provided Habitat access to an additional 20 acres of undeveloped land adjacent to Southwood. And they identified the importance of underwriting changes Habitat initiated that would allow more community members to be able to take advantage of affordable homeownership opportunities. It was also critical to community leaders to inspire a sense of the gathering momentum around redevelopment, pointing to the three to five year time horizon by which the first Southwood community members could be moving into their new homes in the first phase of redevelopment. Overwhelmingly, Southwood resident planners feel that building a First Model Village will be the catalytic event that inspires future cohorts of Southwood residents to take proactive steps toward homeownership and toward joining their neighbors in intensive block by block community planning. Meetings were held on a variety of days at multiple times to provide opportunity to folks regardless of their work schedules and commitments to learn more about redevelopment. During the two weeks these meetings were held, 80 families were represented with almost half - 37 out of those that attended - self -identifying as interested in participating in the first phase of Southwood redevelopment. By the time of this Submittal, some nine months later, an additional 14 families have come forward, bringing the total number of families voicing interest in being part of the first phase of redevelopment to 51. One-on-one outreach by Southwood's trained financial coaches and housing counselors began with those residents to better understand families' housing aspirations and financial situations and to create individualized paths forward toward their family goals. As future cohorts are established the process will repeat itself with every family until Southwood redevelopment is complete. 341 families interviewed 21 resident leaders 51 early adopters 67 workshops 158 hours of childcare 203 total resident participants 100 % doors knocked 1000 meals provided 1,882 volunteer hours of resident leadership K 23 ATTACHMENT L: CONTEXT & HISTORY KEY REZONING i>.Itat • CONCEPT r y�. p�� r:ylri ila I'It'iY r 2 NT 13.1 r:rylrt �tl �Y PLANNING u" - ',r Q If • SITE PLANING r: ' a ^ I r r I f� i _ .1 "1� i" 1 /% `y �'��` yyl` � _•__•� it +,. i` `i+`'�` ��It/ i BUILDING J O COMPLETED j-�.._--- --�..✓ 4�.._--- --'�.r 2018 2019 FUTURE ENGAGEMENT ACTIVITIES Village by Village Approach Beginning in the summer of 2019, the Early Adopter cohort will come together to look at a higher level of detail at Block A (now known as Blocks 1 and 3 - 8), identifying the exact location of the First Model Village, refining the appropriate housing types to suit the housing aspirations of their specific design cohort, further developing road layouts and right of way design and developing the civic and amenity components that will identify their neighborhood. This work will culminate in a submission of the first site plan and subdivision plan for Phase I of Southwood redevelopment in 2019. This process of resident -led site planning will happen for a minimum of two distinct villages in Block A (now known as Blocks 1 and 3 - 8) of the first phase of Southwood redevelopment, tying into overarching design principles and the framework established by the rezoning application while allowing each neighborhood to develop organically with a specific resident group in mind. Moving forward, each new village will set the context for future village development. THEMES 01. Location of First Village 02. Refinement of Housing Types 03. Unit and Road Layouts 04. New Resident Cohort 05. Resident Leadership Rezoning Future Phases 2020 Current conceptual timelines indicate that the rezoning of the next phase of Southwood redevelopment will occur as early as 2020, building on the lessons learned from site planning and implementation of the first phase of redevelopment. Inspired by the work of the Early Adopters, new resident cohorts will form and will engage in the same curriculum, first acquiring the foundational understanding of the principles of land development, then building on these principles as they define the rules, regulations and design characteristics of their own rezoning application and then turning these guiding principles into the exact sites and subdivisions of their future neighborhoods. It will be critical to tap the wisdom and knowledge of the first cohort of Early Adopters to help refine and market these new planning initiatives, as well as lead and train their peers in the work of land design. Rezoning Approvals Design Development ATTACHMENT L: CONTEXT & HISTORY Conceptual Southwood Master Plan Strategy old lynchburg road Based on the resident led development strategies used for creating new neighborhoods in Phase 1, future phases of redevelopment throughout Southwood will follow similar processes. Redevelopment in each future phase will provide the opportunity for residents to lead the design process for their own neighborhoods. Similar physical conditions to \ those of the blocks and land use designations developed for this Code r . of Development exist throughout the whole of Southwood, therefore CONCEPTUAL LOCATION \ ' OF PHASE 2 future phases will likely follow similar patterns of development. The 1 �' of illustration of the overall community of Southwood uses color to fJ ,yam ! aZ • ~' show how similar neighborhoods will be redeveloped in future phases. ' °^ • • \ Residential neighborhoods are envisioned to have similar characteristics tt throughout the entire community. Similarly, neighborhood places are envisioned to have similar characteristics. Hickory Road will always have FUTURE PHASES OF DEVELOPMENT • • a specific characteristic as the central spine of the community and thus . • may develop with a unique set of characteristics the residents determine. CONCEPTUAL LOCATION FUTURE • The presence and clarity of the Neighborhood Center at the intersection ROAD NETWORK CONEINCEPTUAL ON CONCEORM000 • `: of Hickory and Old Lynchburg Road will continue to deepen as future OD DE DETIONNSIW LOW CONCEPTUAL LOCATION URBAN • development may complete the center by extending it to the intersection RESIDENTIAL of Bittemut. This area will continue to be envisioned as a village destination, CONCEPTUAL LOCATION NEIGHBORHOOD PLACE This location more non-residential uses and civic attractions. L CONCEPTUAL LOCATIONallowing NEIGHBORHOOD DENSITY MIXED USE _._.—WAS r � also corresponds to the Albemarle County's Comprehensive Plan for a -L_.—.—.—.--, CONCEPTUAL LOCATION NEIGHBORHOOD CENTER SPECIAL AREA �, —L--�-� neighborhood center. -CONCEPTUAL LOCATION GREEN SPACE Density will also vary throughout different sections of the community. The • LOCATION OF EXISTING SPECIMEN TREE illustration communicates the variety of density through three gradations CONCEPTUAL LOCATION OF TRAIL NETWORK of color. The areas are intended to illustrate how density, intensity of use, CONCEPTUAL MASTER PLAN and building regulations will step down from the Neighborhood Center, to the areas of higher density urban residential, to the neighborhood edges of lower density residential. As in the Code of Development, the Neighborhood Places will have similar characteristics as places of connection to the trail amenity and places to for community gathering. The illustration also indicates conceptual locations for future roads and green space and trail amenities. 25 SOUTHWOOD RESIDENT WORKSHOP SUMMARY FROM 2016 - 2018 w ! . _ him ACTIVITIES N. GORE SFLAMMI Mlxnr-nMay _.. NoNDISPIk'FMfNT � •.�� -7 .nx+� -ca,- ee wlw..uwua.m •.D'R a fi� wr• at7--�� ro,csfr-.n L.mr '•i�/s.PoB. .^.;./.,mq __ - `' _�.• I �� __v:P- VALOR NNp1MEMAL: ' ? t^� 'P+Is �` ALLnNZABLE. i• . SIN D@tgMlFNlo i�M� w+.vw.aaunnnwxwv \ I1 f� aw rus suwu n�w. •a9«,.. T„"! -'1 - �++r sof ea..eae m 'fit v 4. -. 2W,amnm N. J,da a.mw Ia,=.i�— i-."r11 w----- iS _ awlm�e+o-daaa .-awl-• "41ey bly� ____________._.__- •►t to Oil- .. Of AM ...INITIAL L .., � ^s+ �'':�- _ �,��Q `♦�� I 0#1��tt��4: RESIDENT ov�r LED .•.,d. _ �': •tea PLANNING v w EFFORTS.... ` = : _■ •�* �'�.�� r ! ■ ■ f _ a ♦ ♦rrir previous- 2016 2017 31 MAY 2018 11 JUNE 2018 26 JULY 2018 - J LA Lv�Q 26 BLOCK A (now know as blocks 1, 3 - 8) SUMMARY 07 AUGUST 2018 I �v Setback Variation Building Wall Variation 'Amo lit SEiback ST�EPbak 23 AUGUST 2018 BLOCK B (now know as blocks 2, 9 - 12) It THREE TYPES OF OPEN SPACE 27 SEPTEMBER 2018 JANUAILRY 2019 1 rQ;r�"�_ r JUNE 2019 1 ...FUTURE RESIDENT LED PLANNING EFFORTS.... TIMMONS GROUP W3terstreetStual0 .•.. 27 Key Milestones Relevant to the Southwood Rezoning Proposal This history represents the extensive outreach and collaboration of Habitat to Southwood residents and its partnership with the County in preparation for the redevelopment and this rezoning request. Key milestones include: • 2007 -- Habitat for Humanity (Habitat) acquired the Southwood Mobile Home Park. • 2011-- Habitat established core values for the Southwood redevelopment project. The most important value is non -displacement, while others include increasing the net amount of affordable housing and using a community -driven approach. • October 5, 2016 -- The Board of Supervisors approved a resolution for a partnership between the County and Habitat. • November 2016 -- Southwood redevelopment Action Plan was included as part of the Albemarle County FY17-19 Strategic Plan, under the 'Revitalize Aging Urban Neighborhoods' priority. • January 2017 through April 2017-- Habitat led a series of bimonthly workshops through which 70 Southwood residents became versed in planning and design topics from neighborhood and land use planning to block patterns and road design. • March 2017 -- Habitat acquired the 20 acre 'exchange parcel' from the Virginia Department of Conservation and Recreation, giving Habitat the space it needed for redeveloping Southwood. This would allow Habitat to build in a greenfield area without having to move residents out of their homes. • September 8, 2017 -- The Board of Supervisors considered questions from Staff on Southwood and provided additional input. The Board emphasized that this project should be flexible and adapt over time and should be directed by residents as much as possible. The Board recommended that a variety of commercial uses be allowed, determined mainly by residents, and that residents have opportunities to start and continue their own businesses. • January 10, 2018--The Board of Supervisors unanimously approved the appropriations, redevelopment team approach, action plan for Phase I and the Performance Agreement for the Southwood redevelopment project. The appropriations included $400,000 (FY18) for the ZMA application process and $275,000 (FY19) for the application plan and code of development. (Link to Documents) • February 20, 2018 -- The ZMA application for Phase I was submitted by Habitat. • June 2018 -- Two charrettes were held to provide more clarity and detail for the application from discussions within the Executive Team, Southwood residents, Habitat staff (including their consultants BRW Architects, Water Street Studios, Timmons Group Engineers), Board of Supervisors members, Planning Commission members and County Staff attended. Residents used scaled wooden and paper pieces to build their concept of Phase I, including housing, parking, roads and greenspaces. They incorporated different types of housing, both market and affordable, as well as a mixture of uses. Habitat consultants are currently designing renderings that will use residents' models from the charrettes, while accounting for environmental and other limiting factors. • July 2, 2018 -- The ZMA application for Phase I was resubmitted. • July 26, 2018 -- Habitat and their consultants held a meeting/charrette where they presented the combined renderings from the results of the June charrettes to the Southwood residents. • August 7, 2018 -- The Planning Commission and Board of Supervisors held a joint work session with Habitat and Staff. The questions discussed included: the character of each character (formerly transect) area and how they relate to Neighborhood Model Principles and the Comprehensive Plan; the location of and percentage of affordable housing; and where additional detail was needed within the Code of Development and Application Plan. The Planning Commission and Board of Supervisors had the following recommendations: provide more information on Block B and ensure that the Code of Development regulations create spaces of human scale that also relate to the context of adjacent existing neighborhoods; affordable housing should be provided on site or at least within the County; the percentage of affordable housing will continue to be addressed with this application and possible supplementary documents; and a high-level concept plan should be provided to show how the rezoning and existing Southwood neighborhood relate to each other. • January 7, 2019 -- The ZMA application for Phase I was resubmitted. • February 12, 2019 -- Joint workshop on the Code of Development with Habitat, BRW, Timmons Group, and Staff. Addressed feedback from the joint Planning Commission and Board of Supervisors work session. • February 21, 2019 -- Second joint workshop on the Code of Development with Habitat, BRW, Timmons Group, and Staff. • March 18, 2019 -- The ZMA application for Phase I was resubmitted. • June 4, 2019- Planning Commission Worksession • June 19, 2019- Board of Supervisors approval of performance agreement • June 25, 2019- ZMA application was resubmitted Due to the scope and complexity of the proposed redevelopment, a multi-disciplinary/functional team approach was presented to the Board that included teams for the following areas: Planning, Services, Policy Funding, and Executive team which would be led by the residents' vision for Southwood. See diagram below. Team Diagram: Southwood Rezoning Phase I Planning Commission Work Session Summary June 4, 2019 Question 1: What should be the maximum building height allowed per the Code of Development? • Additional information is needed to evaluate the height within C-5 of Block B: 1. Balloon test should be completed. Recommend it be raised at different heights to show the impact along Old Lynchburg Road and Mosby Mtn. 2. Recommend renderings (3D) and sections should be provided that show how the building(s) would relate to existing Southwood residents, Mosby Mtn, and Old Lynchburg Rd. and that would take into account topography and vegetation. These should be added into the Code of Development. 3. Information on how the structured parking would work in this area with the building and topography. 4. Information on how building height is calculated. (See below for definition of building height from the ordinance) Building height of. The vertical distance measured from the level of the curb or the established curb grade opposite the middle of the front of the structure to the highest point of the roof if a flat roof, to the deck line of a mansard roof, or the mean height level bet%veen the eaves and ridge of a gable, hip or gambrel roof For buildings set back from the street line; the height shall be measured from the average elevation of the ground surface along the front of the building. 5. Information on the programming for the building to determine appropriateness of building height. • General consensus that 65 feet seems too tall for C-5. Neighborhood Center type scale was recommended- 2-3 stories. Discussion that 4 stories could be considered with a well -designed building. • Recommend that the applicant consider that Southwood is at the edge of the growth/development area for the building heights and intensity of development. Question 2: Should Old Lynchburg Road be a Framework Street? • General consensus with Staff recommendation that Old Lynchburg Rd should be a Framework Street and regulations should apply. Question 3: Is the proposed recreation substitution request for Block B acceptable? Are sufficient recreational facilities being provided? • General consensus that additional active recreational areas need to be provided for the residents of Southwood. Additional considerations: 1. Space for older children to play. 2. Southwood residents should be involved in the programming of the recreation. 3. Statements on how these spaces could help with the integration of the "new" residents with the existing Southwood community. Question 4: Within the Code of Development and Application Plan that have been submitted, are there aspects that require additional detail, revisions, or clarification? • In preparation for the Southwood Public Hearing the PC requests the following materials from the applicant and/or staff preferably 2 weeks but at least 1 week prior to the meeting: 1. An overall project conceptual plan (showing the multi -phase project area- including Phase 1 rezoning and the remainder of Southwood) that delineates the approach to maintaining the integrity of the traditional legacy community. 2. The average AMI of the early adopters and the AMI of the other residents (minus early adopters). (While AMI is not broken out in this way, early adopters vs other residents, current AMI data can be found on page 18 of the 'Context and History Document'.) 3. The anti -displacement strategy for all residents, not just the early adopters. 4. A concept plan articulating the overall residential "mix" location strategy for affordable and market rate housing and commercial. 5. An Albemarle County school impact analysis. 6. A transportation analysis of Old Lynchburg Road to the south of Southwood considering its potential long-term (40 years) traffic volume increases due to its connection to Rt 20 and Rt 29 via Plank Road. • Information on the affordability of the project. How is the affordable housing being provided? What are the commitments for affordability for property/land sold to other developers? What are the requirements and longevity? Are HOA fees factored into the affordability equation? • More information on the internal ARB 1. What will the role be? 2. What are the expectations? 3. How will disputes be resolved? • Are there ways in which the new water and sewer system can serve/help the existing Southwood community? • How will the lifestyle of the residents be translated to the new community. One example: lots of people with tools, bikes, storage areas • Concern about affordability on a larger scale and how the redevelopment of Southwood makes the entire area more valuable and could raise home prices over the area. Assessments would be raised for all in the area and could create less affordability in other nearby areas. • Recommendation that the Code of Development be improved. Concerns about format/layout and that it's difficult to understand/not user-friendly. • Would like to know more about the ability to retain existing trees and the level of retention vs. replacement. • A memo of changes and how concerns were addressed should be provided for the public hearing. RESOLUTION TO APPROVE THE PERFORMANCE AGREEMENT AMONG THE COUNTY OF ALBEMARLE, THE ALBEMARLE COUNTY ECONOMIC DEVELOPMENT AUTHORITY, AND HABITAT FOR HUMANITY OF GREATER CHARLOTTESVILLE, INC. WHEREAS, the Board of Supervisors finds that it is in the best interest of the County to enter into a Performance Agreement (the "Agreement") with the Albemarle County Economic Development Authority (the "EDA"), and Habitat for Humanity of Greater Charlottesville, Inc. ("Habitat for Humanity"), regarding the County's financial contribution to Habitat for Humanity, through the EDA, to be used for the construction of affordable dwelling units by Habitat for Humanity or builders acting under contract with Habitat for Humanity within the Southwood Neighborhood. NOW, THEREFORE, BE IT RESOLVED that the Board of Supervisors of Albemarle County, Virginia hereby approves the Agreement with the EDA and Habitat for Humanity, and authorizes the Chair to execute the Agreement on behalf of the County once it has been approved as to substance and form by the County Attorney. I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true and correct copy of a Resolution duly adopted by the Board of Supervisors of Albemarle County by a vote of six to zero, as recorded below, at a meeting held on June 19, 2019. Clerk, Board of County Sup r isors Ave Nay Mr. Dill Y _ Mr. Gallaway Y Ms. Mallek Y _ Ms. McKeel Y Ms. Palmer Y _ Mr. Randolph Y Attachment A Draft: June 7, 2019 AGREEMENT THIS AGREEMENT is made and entered into on June _, 2019, by and between the COUNTY OF ALBEMARLE, VIRGINIA, a political subdivision of the Commonwealth of Virginia (the "County D, the ECONOMIC DEVELOPMENT AUTHORITY OF ALBEMARLE COUNTY, VIRGINIA, (the "Authority'D, a political subdivision of the Commonwealth of Virginia, and HABITAT FOR HUMANITY OF GREATER CHARLOTTESVILLE, INC., a Virginia corporation and a 501(c)(3) (Section 501(c)(3) of the Internal Revenue Code) entity ("HabitaeD. Recitals 1. The Property. Southwood Charlottesville LLC, a limited liability company wholly -owned by Habitat, is the owner of approximately 32.5 acres composed of Tax Map Parcels 07600-00-00-051AO, 09000-00-00-OO1A0, and 090A1-00-00-OOIE0, located in the Scottsville Magisterial District of Albemarle County (the "Property'. 2. The Project. Habitat intends to develop a mixed income, mixed use, development on the Property in which safe, clean, stable, affordable housing will also be provided for rent and for purchase by persons of various income levels (the "Project'. The Project is also known as "Phase 1" of Habitat's intended redevelopment of the neighborhood commonly known as "Southwood," which is composed of approximately 80 developable acres that will provide safe, clean, stable, affordable housing within a mixed income, mixed use, development. 3. The Project is Consistent With, Promotes, and Implements the CounWs Comprehensive Plan. The Project is consistent with, promotes, and implements several policies, objectives, and strategies of the Albemarle County Comprehensive Plan: A. Growth Management Chapter. The Growth Management chapter of the Comprehensive Plan includes the following statement: "Promoting the Development Areas as the place where a variety of land uses, facilities, and services exist and are planned to support the County's future growth, with emphasis placed on density and high -quality design in new and infill development." Strategy lb of the Growth Management chapter states: "To help promote the Development Areas as the most desirable place for growth, continue to fund capital improvements and infrastructure and provide a higher level of service to the Development Areas." B. Housing Chapter. The Housing chapter of the Comprehensive Plan includes Objective 4: "Provide for a variety of housing types for all income levels and help provide for increased density in the Development Areas." C. Economic Development Chapter. The Economic Development chapter of the Comprehensive Plan includes Objective 1: "Promote economic development activities that help build on the County's assets while recognizing distinctions between expectations for the Development Areas and the Rural Area," Objective 6: "Increase local business development opportunities, including support for entrepreneurial and startup businesses," and Strategy 1a: "Promote new employment activities in the Development Areas and encourage developers of commercial and industrial projects to incorporate the Neighborhood Model principles." D. Affordable Housing Policy. The Affordable Housing Policy in the Comprehensive Plan includes the following statement: "It shall be the policy of Albemarle County to support affordable housing for those who live and/or work in the County." Strategy 4 of the Affordable Housing Policy states: "Expand existing partnerships/programs and create new alliances with the private sector including nonprofit and for -profit housing providers and lenders." E. Southem and Western Urban Neighborhoods Master Plan. The Southern and Western Urban Neighborhoods Master Plan states: "Redevelopment of the Southwood Mobile Home Park should Attachment A Draft: June 7, 2019 be as a mixed -income, minced use community. A mixture of housing types for different income levels is expected. A retail and/or services area should be provided for the neighborhood." Southwood is listed as one of three priority areas in the Master Plan. 4. The Project is Consistent With, Promotes, and Implements Habitat's Core Values. The Project is consistent with, promotes, and implements several core values of Habitat, including the following: A. Non -displacement Facilitating healthy rehousing choices for each current resident of Southwood. B. Net Increase in Affordable Housing. Causing a significant increase in the overall local affordable housing stock responsive to the evolving regional need. C. Community Engagement Creating a plan of development resulting from extensive interaction with Southwood residents — taking into account their needs, desires, and abilities — and other stakeholders in the community, including surrounding neighbors, County officials, and others. D. Asset -based Approach. Building on existing community assets by being responsive to what is already good about Southwood, both socially and physically. E. Self-help Model Basing redevelopment strategies on Habitat's central belief that a "hand up" is better than a "hand out." Redevelopment will include substantial opportunities for current residents and other low-income residents of the area to earn the chance to build and purchase Habitat homes and/or otherwise participate in the rebuilding of the Southwood community. F. Fiscal Responsibility. Managing the redevelopment process in a financially sustainable way that allows Habitat to continue with its core mission of building affordable homes into the future. 5. The Investment in the Project. The amount of funding and private investment by Habitat and other contributors, including the County and the Authority, in the Project is estimated to be $94,000,000.00. For the entirety of the development and redevelopment of the Southwood neighborhood beyond the Project, the amount of funding and private investment by Habitat and others is estimated to be $250,000,000.00. 6. The Animating Public Purposes of this Agreement The animating public purposes for the County to enter into this Agreement include: A. Supporting Affordable Housing. Providing funding to facilitate the construction of safe, clean, stable, affordable housing for persons of various income levels. B. Promoting Economic Development Promoting the economic development and the increased vitality of the Southwood neighborhood and the County's southern urban ring. C. Enhancing the County's Tax Base and Jobs Base. Enhancing the County s tax base and jobs base by facilitating the redevelopment of the existing Southwood neighborhood into a mixed use development that, when developed will include commercial uses, affordable housing for persons of various income levels, and market -rate housing. 7. The Incentives to Enable the County to Achieve the Animating Public Purposes. To further incentivize and financially support Habitat in its construction of affordable dwelling units within the Project, the County Board of Supervisors agrees, subject to the terms and conditions of this Agreement, to: Attachment A Draft: June 7, 2019 A. Provide Cash Contributions. Appropriate funds to the Authority, to be transferred to Habitat, in an amount of up to $1,800,000.00 for the construction of affordable dwelling units within the Project, when specific milestones are achieved by Habitat during Fiscal Years 2020 through 2022, or later. B. Rebate the Equivalent of a Portion of the Incremental Increase in Real Property Tax Revenue. Rebate to Habitat an amount equal to varying percentages of the increase in the incremental real property tax revenue generated within the Project for a period of 10 years or until $1,400,000.00 is rebated to Habitat, whichever occurs first, for the construction of affordable dwelling units within the Project. These incentives are in addition to the $675,000.00 in funding previously provided by the County through the Authority pursuant to a Performance Agreement dated January 10, 2018, and $2,250,000.00 through a pair of grants of State and Federal funds awarded to the County and to Habitat for the Project. 8. Habitat's Acceptance of the Incentives and Related Obligations. Habitat agrees to accept the funding and the rebate of real property taxes from the County and the Authority described in this Agreement as an incentive for Habitat to construct, or contract to construct, a minimum of 75 Habitat - built or Habitat -contracted homes qualifying as affordable dwelling units, and to diligently pursue a minimum of 80 additional affordable dwelling units within the Project, as provided in this Agreement. Habitat also agrees to accept the obligations stated in this Agreement as a condition to it accepting the funding and the rebate of real property taxes as described in this Agreement. 9. This Agreement Memorializes the Incentives and the Obligations. The County, the Authority, and Habitat desire to state their agreement to Habitat's milestones and obligations, and the County's and the Authority's incentives and obligations in this Agreement. 10. The Relationship Between Affordable Housing and Economic Development There is a direct relationship between affordable housing and a positive economic benefit to the County and the region. A. The Comprehensive Regional Housing Study and Needs Assessment. "The Comprehensive Regional Housing Study and Needs Assessment," prepared by the Central Virginia Regional Housing Partnership of the Thomas Jefferson Planning District Commission (March 2019) (the "ReporeD includes the following: 1. A Description of the Regional Economy. In the context of the ability to afford housing, the Report describes the regional economy as follows: 'The regional economy is largely split between high -wage professions requiring at least a college degree and lower -wage service jobs in restaurants, retail, hospitality and other sectors. Many service businesses offer only part-time employment without benefits, often on irregular schedules. Even two or three such jobs are not enough to afford most local housing. Accessing jobs requires car ownership or lengthy commutes on public transit, where available." Report, page 66. 2. The State of Housing in the Region. The Executive Summary to the Report details the regional rental and ownership housing markets and following is a sampling of those details: (i) housing prices have increased rapidly over the past 20 years and wages have not kept up; (ii) some of the strongest job growth in the region has taken place in the service sectors where wages are relatively low and hours are often limited; (iii) a number of factors have contributed to the rise of rents for older apartments and houses that traditionally would have been affordable to low and moderate income households; (iv) 9,000 renter households in the City of Charlottesville and Albemarle County, excluding student households, are paying more than 30 percent of their income for housing costs, the accepted affordability standard established by the United States Department of Housing, including over 4,000 renter households that are paying at least half of Attachment A Draft: June 7, 2019 their income for housing; (v) the waiting list for Housing Choice Vouchers are estimated to be as high as 1,866 in the City of Charlottesville and 1,350 in Albemarle, Fluvanna, Louisa, and Nelson Counties, and wait times are estimated to be five to eight years; (vi) approximately 7.5 percent of the homeowners in the urban localities within the region are spending one-half or more of their income on housing costs; (vii) long commutes ("drive till you quaW) add transportation to the costs of homeownership in the rural localities in the region; (viii) Habitat receives 180 to 205 applications annually from households seeking to invest in building a home; and (ix) the Albemarle Housing Improvement Program, which provides home repairs for low and moderate income households, has a waiting list of 292 households in the City of Charlottesville and Albemarle County that need emergency repairs and rehabilitation for their homes. Report, Executive Summary, pages 3-7. 3. The State of Housings Impact on the Region's Economy. The Report summarizes the lack of affordable housing on the region's economy: "These housing problems have many consequences for the region's economy. Employers report difficulties in recruiting and retaining workers. Turnover and absenteeism are higher than desirable, in part, because of the burdens of those long commutes. Those who must recruit workers with specialized skills often find they are forced to pay higher salaries than their counterparts pay in other parts of the state. Economic development professionals across the region report difficulties in recruiting new businesses due to concerns about their ability to move and attract workers to a market with such high housing costs." Report, Executive Summary, pages 7-8. B. Other Studies and Reports. Many studies and reports link affordable housing to economic development. "The Role of Affordable Housing in Creating Jobs and Stimulating Local Economic Development: A Review of the Literature," prepared by the Center for Housing Policy (2011) reviews the studies conducted regarding the immediate and long-term economic benefits provided by affordable housing. In sum, the report finds a direct link between affordable housing and economic development, concluding that the studies reviewed demonstrate that "development of affordable housing increases spending and employment in the surrounding economy, acts as an important source of revenue for local governments, and reduces the likelihood of foreclosure and its associated costs. Without a sufficient supply of affordable housing, employers — and entire regional economies — can be at a competitive disadvantage because of their subsequent difficulty attracting and retaining workers." 11. This Agreement is Contingent Upon, But Not in Exchange for, Approval of ZMA 2018-00003. This Agreement is contingent upon the County Board of Supervisors approving ZMA 2018-00003 which, as currently proposed, would allow the uses and densities to enable the Project. However, this Agreement is not, and should not be construed to be, an Agreement by the Board to rezone the Property. In its consideration of ZMA 2018-00003, the Board may and will exercise its full legislative powers and discretion as authorized by law. 12. Enabling Authority. The County and the Authority are authorized to enter into this Agreement and to make the cash contributions and transfers as provided in this Agreement to Habitat pursuant to the following: A. Virginia Code % 15.2-953. Virginia Code § 15.2-953 enables the County to give funds to any charitable institution that provides services to residents of the County, that provides housing for persons 60 years of age or older, and to provide funds to the Authority for the purposes of promoting economic development. B. Virginia Code S 15.2-959. Virginia Code § 15.2-959 enables the County to engage in research, studies, and experimentation in housing alternatives, including the rehabilitation of existing housing stock and the construction of additional housing. 4 Attachment A Draft: June 7, 2019 C. Virginia Code S 15.2-1205. Virginia Code § 15.2-1205 enables the County Board of Supervisors to give, lend, or advance in any manner that it deems proper funds or other County property, not otherwise specifically allocated or obligated, to the Authority. D. Virginia Code Q 15.2-4905(13). Virginia Code § 15.2-4905(13) enables the Authority to make loans or grants to any person, partnership, association, corporation, business, or governmental entity in furtherance of the purposes of the Industrial Development and Revenue Bond Act (Virginia Code § 15.2-4900 et seq.), including for the purposes of promoting economic development, provided that any loans or grants are made only from revenues of the authority which have not been pledged or assigned for the payment of any of the Authority's bonds. Terms and Conditions for the Cou!M's Contribution and Habitat's Use of Funds The parties agree as follows: 1. Purposes. The recitals state the general purposes and intentions of the parties for entering into this Agreement and provide general descriptions as to how those purposes and intentions will be achieved. In sum, the County and the Authority desire to support, and Habitat desires to provide, safe, clean, stable, affordable housing for persons of various income levels. In addition, by supporting affordable housing, the parties intend to promote the economic development and the increased vitality of the Southwood neighborhood and the County's southern urban ring by enhancing the County's tax base and jobs base as described in the recitals. 2. Definitions. The following terms are defined for this Agreement: "Affordable housing" means housing affordable to households with income not exceeding 80 percent of the area median income established by the United States Department of Housing and Urban Development adjusted by family size. In the context of this Agreement, "affordable housing" also means housing affordable to households with income not exceeding percentages less than 80 percent of the area median income. "Affordable dwelling unit" or "ADU" means a dwelling unit that qualifies as affordable housing and is, or is intended to be, occupied for persons qualifying for affordable housing. "Fiscal Year" means the County's fiscal year which runs from July 1 of the Calendar Year to June 30 of the following Calendar Year. "Habitat -contracted ADU" means an affordable dwelling unit that will be constructed by a third parry pursuant to a construction contract between it and Habitat. "Low Income Housing Tax Credits" means low income housing tax credits awarded by the Virginia Department of Housing and Community Development as the administrator of the federal Low -Income Housing Tax Credit (LIHTC) program, is sponsored by the United States Treasury Department, and authorized by federal law to encourage the development of affordable rental housing by providing owners a federal income tax credit. "Project" means Habitat's intended 32.5 acre development and redevelopment of the Property to establish a mixed income, mixed use, development on the Property in which safe, clean, stable, affordable housing will also be provided for rent and for purchase by persons of various income levels. The Project is also known as "Phase I" of Habitat's intended redevelopment of the neighborhood commonly known as "Southwood." Attachment A Draft: June 7, 2019 "Property" means Albemarle County Tax Map Parcels 07600-00-00-051AO, 09000-00-00-001A0, and 090A1-00-00-OOlEO. "Southwood" means the real property in Albemarle County owned by Southwood Charlottesville LLC composed of Tax Map Parcel Numbers 07600-00-00-051AO, 09000-00-00-001A0, 090AO-00-00-00ICO, 090AO-00-00-00400, 090A1-00-00-001DO, and 090A1-00-00-001E0, which in the aggregate is approximately 123 acres in size, 80 acres of which are developable, and of which the Project is a part. In the appropriate context in this Agreement, "Southwood" may refer to the current neighborhood within these described lands, or its future redevelopment. 3. Term of this Agreement. The term of this Agreement is from June. 2019 until the last period of affordability expires pursuant to Section 5(C)(1). 4. Contributions by the County and the Authority. The County agrees to appropriate to the Authority, and Authority agrees to transfer to Habitat, cash contributions as provided below: A Prerequisites to Transferring the First Cash Contribution or Rebate. Before the County appropriates the first Cash Contribution described in Section 4(B) or the first Rebate described in Section 4(C), Habitat shall provide to the County the following information which must demonstrate to the County's satisfaction that the Project is economically viable: 1. Budget A project budget for the Project. 2. Funding Plan. A plan showing how the Project and Southwood will be funded, with evidence satisfactory to the County, that it has or will have the financial ability to design and construct the Project, including proof that it has or will secure funds necessary, obtained commitments for any construction loans, received contributions, or received pledges. 3. Other Economic Information. Any other information reasonably requested by the County to ensure to the County's satisfaction the economic viability and Habitat's ability to achieve a minimum of 75 Habitat -built or Habitat -contracted ADUs within the Project. 4. Habitat Professional Team. A list of the persons filling professional positions employed by Habitat and who are assigned to the Project, and any consultants hired, having experience in large mixed -use, mixed income developments that meets the requirements of Section 5(I). 5. Non -Displacement. A Non -Displacement Plan that meets the requirements of Section 5(E). B. Phased Cash Contributions. The County and the Authority will contribute up to $1,800,000.00 to Habitat in separate contributions (the "Cash Contribution's as follows: 1. Milestones for the Cash Contributions. Each Cash Contribution will be made in the stated sums when Habitat reaches the following milestones: a. Fiscal Year 2020 or later, $100,000.00. $100,000.00 will be contributed to Habitat in Fiscal Year 2020 or later upon written request by Habitat to the County Executive, to support Habitat's planning work and applications. b. Fiscal Year 2020 or later; $300,000.00. $300,000.00 will be contributed to Habitat in Fiscal Year 2020 or later when Habitat provides written evidence that: (i) it or a third parry has been awarded Low Income Housing Tax Credits for 80 or more rental units of affordable housing within the Project, specifically, within the area referred to as Phase 1, Block B in the documents submitted by Habitat for ZMA 2018-00003; or (u) a developer obtains one or Attachment A Draft: June 7, 2019 more building permits to construct 80 or more affordable dwelling units (ADUs) within the Project. c. Fiscal Year 2020 or later; $200,000.00. $200,000.00 will be contributed to Habitat in Fiscal Year 2020 or later when Habitat provides written evidence to the satisfaction of the County Executive that it has obtained actual donations, formal pledges, bank financing, and other forms of revenue, including revenue from parcel sales, when combined with the County's total contribution, to fund 75 percent (57) of 75 Habitat -built or Habitat -contracted ADUs within the Project. d. Fiscal Year 2021 or later. $300,000.00. $300,000.00 will be contributed to Habitat in Fiscal Year 2021 or later when Habitat provides written evidence to the satisfaction of the County Executive that a final site plan has been approved by the County to enable construction of at least 20 Habitat -built or Habitat -contracted ADUs within the Project and that it has obtained actual donations, formal pledges, bank financing, and other forms of revenue, including revenue from parcel sales, when combined with the County's total contribution, to fund 85 percent (64) of 75 Habitat -built or Habitat -contracted ADUs within the Project. e. Fiscal Year 2021 or later. $300,000.00. $300,000.00 will be contributed to Habitat in Fiscal Year 2021 or later upon Habitat providing written evidence to the County Executive that it has submitted to the County's Department of Community Development one or more complete building permit applications to construct the 37t" Habitat -built or Habitat - contracted ADU within the Project. f. Fiscal Year 2022 or later, $600,000.00. $600,000.00 will be contributed to Habitat in Fiscal Year 2022 or later when Habitat provides written evidence to the satisfaction of the County Executive that Habitat has obtained actual donations, formal pledges, bank financing, and other forms of revenue, including revenue from parcel sales, when combined with the County's total contribution, to fund 95 percent (72) of 75 Habitat -built or Habitat - contracted ADUs within the Project. 2. How and When the Cash Contributions Will Be Transferred. The County Board of Supervisors will appropriate each Cash Contribution to the Authority within 45 days after the County Executive determines to his satisfaction that the applicable milestone has been reached. The Authority will transfer each Cash Contribution to Habitat within 30 days after it is received from the County. The Authority has no responsibility to transfer any Cash Contribution to Habitat that the Authority has not received from the County. Each Cash Contribution from the Authority to Habitat is a grant. 3. Purposes for Which the Cash Contributions May be Applied. Habitat shall use the Cash Contribution received from the Authority pursuant to Section 4(B)(1)(a) only to support Habitat's planning work and applications. Habitat shall use the Cash Contributions received from the Authority pursuant to Sections 4(B)(1)(b) through (f) only to construct or install the foundation, framing, windows and doors, roofing, exterior siding, drywall and other interior wall materials, insulation, rough and finish electrical, plumbing, and heating and cooling systems, underlayment, countertops and cabinets, trim, painting, appliances, flooring, kitchen appliances, finish work such as book shelves, and connections to utilities, and the like, for a Habitat -built or Habitat -contracted ADU. The Cash Contributions may not be used for site preparation or to construct or install within the Project any streets, utilities, common area improvements and amenities, or for any other purpose. 4. Determinations by the County Executive as to Whether a Milestone Has Been Reached. Any determination by the County Executive as to whether a milestone has been reached by Attachment A Draft: June 7, 2019 Habitat pursuant to Section 4(B)(1) shall be reasonably made and shall be binding on the Authority. The County Executive may delegate this responsibility to any County officer. 5. Non -appropriation. Any Cash Contribution to be made by the County and the Authority pursuant to this Section 4(B) in any Fiscal Year is subject to non -appropriation by the County Board of Supervisors as provided in Section 7. 6. Extinguishing an Obligation. Any obligation of the County and the Authority to make a particular Cash Contribution pursuant to this Section 4(B) is extinguished if Habitat does not reach the corresponding milestone by June 30, 2025 or another date as extended by a written agreement of the parties. Habitat must submit any evidence that it has reached a milestone to the County Executive by July 31, 2025. C. Rebated Real Property Taxes. The County and the Authority will rebate up to $1,400,000.00 to Habitat the equivalent of a portion of the increase in real property taxes collected from the Project in annual contributions as follows: 1. Real Property Tax Baseline. The "Real Property Tax Baseline" is the amount of real property taxes assessed by the County on the Property for the Calendar Year in which ZMA 2018-00003 is approved by the County Board of Supervisors. 2. Duration of the Rebate Period. The "Rebate Period" begins in the Calendar Year following the Calendar Year in which the Real Property Tax Baseline is established and continues for 10 Calendar Years, or sooner, when $1,400,000.00 has been rebated to Habitat pursuant to this Section 4(C). 3. Calculation of the Rebates. The amount of the real property taxes that will be rebated to Habitat (the "Rebate' is as follows: a. Until the End of Calendar Year 2024. One hundred percent of the increase in real property taxes collected by the County for the Property above the Real Property Tax Baseline will be rebated to Habitat until the end of Calendar Year 2024. b. Calendar Year 2025 and Thereafter. Fifty percent of the increase in real property taxes collected by the County for the Property above the Real Property Tax Baseline will be rebated beginning in Calendar Year 2025 and until the Rebate Period ends. 4. How and When the Rebate Will Be Transferred. Within 45 days after the full amount of the real property taxes have been paid for the Property for the applicable half of the Calendar Year, the County Board of Supervisors will semi-annually appropriate a Rebate to the Authority. The Authority will transfer the Rebate to Habitat within 30 days after it is received from the County. The Authority has no responsibility to transfer any Rebate to Habitat that the Authority has not received from the County. Each Rebate from the Authority to Habitat is a grant. 5. Purposes for Which the Rebates May be Used. Habitat may use each Rebate received under this Section 4(C) as follows: a. First: Construct Affordable Dwelling Units. Habitat shall first use the Rebate only to construct or install the foundation, framing, windows and doors, roofing, exterior siding, drywall and other interior wall materials, insulation, rough and finish electrical, plumbing, and heating and cooling systems, underlayment, countertops and cabinets, trim, painting, appliances, flooring, kitchen appliances, finish work such as book shelves, and connections to utilities, and the like, of a Habitat -built or Habitat -contracted ADU, until the 75th Attachment A Draft: June 7, 2019 certificate of occupancy is issued for Habitat -built or Habitat -contracted ADUs within the Project. The Rebate may not be used for site preparation or to construct or install within the Project any streets, utilities, common area improvements and amenities, or for any other purpose. b. Second: Apply to Habitat Debt to Construct Affordable Dwelling Units. Any Rebate received by Habitat that can no longer be used as provided by Section 4(C)(5)(a) (because, for example, all Habitat -built or Habitat -contracted ADUs have been constructed in the Project), shall next be applied by Habitat to pay any debt incurred by Habitat to build Habitat -built or Habitat -contracted ADUs within the Project. c. Third: Rebates Deposited in Escrow Account for Affordable Dwelling Units in Subsequent Phases of Southwood. Any Rebate to be received by Habitat that can no longer be used as provided by Sections 4(C)(5)(a) and 4(C)(5)(b) shall be deposited in an escrow account established by the County instead of being directly transferred to Habitat. Habitat shall inform the County Executive in writing, with any supporting evidence it may have or that may be requested by the County Executive, that the Rebates can no longer be used as provided by Sections 4(C)(5)(a) and 4(C)(5)(b). Any Rebates deposited in an escrow account may be withdrawn by Habitat upon prior approval by the County Executive for the sole purpose of using the Rebate to construct or install ADUs outside of the Project but within Southwood. The transfer schedule established in Section 4(C)(4) applies to Rebates that will be deposited in an escrow account to the extent that it is practicable, allowing adequate time for the County Executive to reasonably consider the information provided by Habitat. 6. Non -appropriation. Any Rebate to be made by the County and the Authority pursuant to this Section 4(C) in any Fiscal Year is subject to non -appropriation by the County Board of Supervisors as provided in Section 6 of this Agreement. Extinguishing an Obligation. Any obligation of the County and the Authority to make a particular Rebate pursuant to this Section 4(C) is extinguished on December 31 of the tenth Calendar Year following the Calendar Year in which the Real Property Tax Baseline is established, or when the County and the Authority have rebated to Habitat $1,400,000.00, whichever occurs first. D. Suspending Transfers of Cash Contributions or Rebates. The transfer of any Cash Contribution or Rebate from the Authority to Habitat shall be suspended at any time while Habitat is not in compliance with any obligation it has pursuant to Section 5. 1. Decision. The decision as to whether Habitat is not in compliance with any obligation it has pursuant to Section 5 shall be reasonably made by the County Executive. 2. Notice from the County to Habitat. The County shall provide written notice to Habitat that Habitat is not in compliance with one or more obligations it has pursuant to Section 5. The notice shall identify the obligations that Habitat is not in compliance with and recommend corrective actions to return to compliance. 3. Resolution. Habitat shall make good faith efforts to return to compliance with its obligations. If it disagrees with the County as to whether it is not in compliance with one or more of its obligations, Habitat may request to meet with the County pursuant to the dispute resolution procedure in Section 9(G) of this Agreement. The request must be made by Habitat in writing and be received by the County within 30 days after the date Habitat received the written notice from the County pursuant to Section 4(D) (2). Attachment A Draft: June 7, 2019 E. Remming the Cash Contributions and Rebates. Habitat shall return any Cash Contribution and Rebate (collectively, "County Funds') to the Authority, which in turn shall return the County Funds to the County, in the following circumstances: 1. Returns in Their Entirety. Habitat shall return the County Funds in their entirety in any of the following circumstances: a. Planner and Other Support Funding. The $100,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(a) shall be returned to the Authority in full if the Cash Contribution is not fully expended for Habitat's planning work and applications on or before June 30, 2021. b. Tax Credits Awarded or Other Affordable Housing Project The $300,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(b) shall be returned to the Authority in full if: (i) the LIHTC credits that were awarded are voided or the award of the credits is rescinded before any LIHTC ADU is occupied on or before June 30, 2027; (ii) the developer obtaining one or more building permits to construct 80 or more ADUs fails to obtain from the County at least one certificate of occupancy for an ADU within the Project on or before June 30, 2027. c. Final Site Plan Approval for 20 ADUs. The $300,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(d) shall be returned if there is no legal, valid, final site plan for 20 or more Habitat -built or Habitat -contracted ADUs within the Project on or before June 30, 2025. d. Building Permits Issued. The $300,000.00 Cash Contribution transferred pursuant Section 4(B) (1) (e) shall be returned if building permits expire such that the number of building permits issued by the County is below 37 on or before June 30, 2025. e. Funding Levels. The Cash Contributions transferred pursuant to Sections 4(B)(1)(c), 4(B)(1)(d), or 4(B)(1)(f shall be returned if the funding levels of 75 percent, 85 percent, or 95 percent for 75 Habitat -built or Habitat -contracted ADUs within the Project fall below those milestones before at least one certificate of occupancy is issued by the County for a Habitat -built or Habitat -contracted ADU within the Project. f Cash Contributions Not Applied for Habitat -built or Habitat -contracted ADUs. Any Cash Contributions transferred pursuant to Section 4(B)(1) shall be returned if the full amount is not applied solely to construct or install Habitat -built or Habitat -contracted ADUs as described in Section 4(B)(3). g. Rebates Not Applied for Habitat -built or Habitat -contracted ADUs or Other Specified Purposes. Any Rebates transferred pursuant to Section 4(C)(1) shall be returned if the full amount transferred in any particular Calendar Year is not applied solely for the purposes described in Section 4(C)(5). h. Habitat Ceases to Operate. If Habitat ceases to operate before the County issues the first certificate of occupancy for a Habitat -built or Habitat -contracted ADU within the Project, any County Funds shall be returned. 2. Prorated Returns. Habitat shall return the County Funds on a prorated basis in any of the following circumstances: 10 Attachment A Draft: June 7, 2019 a. Taut Credits Awarded or Other Affordable Housing Project The $300,000.00 Cash Contribution transferred pursuant to Section 4(B)(1)(b) shall be returned in the prorated amount of $3,750.00 for each certificate of occupancy not obtained from the County for an ADU within the Project by December 31, 2027 that is less than 80, provided that at least one certificate of occupancy has been issued for an ADU developed or installed as provided in Section 4(B)(1)(b). Example: If 70 certificates of occupancy for ADUs have been issued by the County by December 31, 2027, 10 certificates of occupancy were not timely obtained and Habitat must return $37,500.00. b. Certificates of Occupancy Issued for Fewer than 75 Habitat -built or Habitat - contracted ADUs. The Cash Contribution transferred pursuant to Section 4(B)(1)(c) through (0 shall be returned in the prorated amount of $20,000.00 for each certificate of occupancy not obtained from the County for a Habitat -built or Habitat -contracted ADU within the Project by December 31, 2027 that is less than 75, up to the amount of Cash Contributions that it received. Exa=le: If 70 certificates of occupancy for Habitat -built or Habitat -contracted ADUs have been issued by the County by December 31, 2027, five certificates of occupancy were not timely obtained and Habitat must return $100,000.00. 3. Milestones Reached, Failed, Re -attained. Any Cash Contribution made pursuant to the milestones being reached pursuant to Section 4(B)(1)(c), (d), or (e), then returned by Habitat because Habitat thereafter no longer satisfied the milestone, shall be transferred again as provided in this Agreement if Habitat again timely reaches the milestone. 4. Timing of Returns. Habitat shall return any Cash Contribution or Rebate required by this Section 3(E) within 30 days after it receives a written demand for a return from the County. The Authority shall transfer any return to the County within 45 days after it receives the return from Habitat. F. Security Interest to Ensure the Return of County Funds. If Habitat fails to timely return any County Funds as required by Section 4(E) (4), the County, in its sole discretion, may record an instrument against any portion of the Property owned by Southwood Charlottesville LLC or Habitat, or both, or any other real property owned by Habitat in Albemarle County, at the time of the proposed recordation to secure the return. Habitat shall sign the documents necessary to allow the County to record its instrument, and shall not otherwise prevent, or seek to prevent, the County from recording its instrument. The County instrument shall be subordinate to any instrument recorded by one or more financial institutions to secure its funding provided to Habitat. The County shall sign the documents necessary to subordinate its instrument to the instrument recorded, or to be recorded, by the financial institution, and will not otherwise prevent, or seek to prevent, the financial institution from recording its instrument. The County shall promptly and timely release any instrument that it records to secure the return of any portion of the County Funds, when Habitat is no longer obligated return any amount. Habitat shall not be responsible for any costs, including recording costs, incurred by the County for it to record any instrument under this Section 4(F). In its sole discretion, the County may designate the Authority to exercise the rights, powers, and obligations of the County pursuant to this Section 4(F). 5. Obligations of Habitat. Habitat will provide ADUs within the Project as follows: A. Constructor Contract to Construct at Least 75 Affordable Dwelling Units. Habitat shall provide a minimum of 75 Habitat -built or Habitat -contracted ADUs within the Project. B. Construct or Install at Least 80 LIHTC Affordable Dwelling Units: Alternative. Habitat, or a third party, shall construct or install a minimum of 80 LIHTC ADUs within the Project. If Habitat is unable to enter into a contract with a third parry by June 30, 2020, or Habitat or the third party is not awarded Low 11 Attachment A Draft: June 7, 2019 Income Housing Tax Credits for 80 or more ADUs by June 30, 2020, Habitat shall diligently pursue until June 30, 2021 other third parties to seek and obtain an award of 80 or more LIHTC ADUs or to otherwise contract with a developer to construct or install 80 or more ADUs within the Project. If Habitat sells, leases, or otherwise transfers land in Block B in the Project to construct or install 80 or more LIHTC or other ADUs, all funds received by Habitat for the sale, lease, or transfer shall be used by Habitat for the Project. In addition: 1. "Diligent pursuit" described. In order for Habitat to be deemed by the County to be diligently pursuing a third party as required by this Section 5(B), Habitat shall, at a minimum, continuously market sufficient land within the Project to allow 80 or more ADUs to be constructed and to market the land for that purpose. The marketing shall continue until the land is conveyed to a developer for the purposes described herein, or until June 30, 2021, whichever occurs first. The land shall be marketed at a price that will allow it to be developed for affordable housing. 2. AppraisaL If the County does not agree that the land is being so marketed at an appropriate price, it may request that an appraisal be prepared at its cost. The appraiser shall be selected by agreement of the County and Habitat 3. Extinguishment of Obligation. If Habitat is unable to obtain a buyer and developer by June 30, 2021 to construct or install 80 or more ADUs within the Project, the obligation of this Section 5(B) is extinguished. 4. Waiver by the County Board of Supervisors of the Obligation to Market the Land Until June 30, 2021. Upon the written request by Habitat, the County Board of Supervisors may waive Habitat's obligation to market the land until June 30, 2021 if Habitat has an interested purchaser who would not be constructing or installing 80 or more LI ITC or other ADUs in Block B in the Project, but would be developing a project that promotes the economic and community development of Southwood. In evaluating a request, the Board will consider any relevant criteria including, but not limited to: (i) whether the development will provide civic space for Southwood; (u) whether the development will lease at affordable rates commercial space for Southwood residents and their businesses; (iii) enhanced open space for Southwood; (iv) funding for affordable housing within Southwood; and (v) other features, elements, improvements, or services that promote the economic and community development of Southwood. If the transfer of the land by Habitat to a developer is not completed, the June 30, 2021 deadline shall be extended an equivalent amount of time that the land was not actively marketed. C. Ensure Long-term Affordability. Habitat will ensure the long-term affordability of the ADUs within the Project as follows: 1. Dwelling Units that are Habitat -built. Habitat -contracted, Habitat -sold. Habitat -built, Habitat -contracted, and Habitat -sold ADUs shall qualify as affordable housing for a minimum of 40 years. Affordability may be achieved through deed restrictions, reserving in all ADUs a right of first refusal and granting the County a right of second refusal, by providing forgivable final mortgages, and other incentives. The period of affordability begins on the date that the certificate of occupancy is issued by the County for each ADU. To simplify tracking the periods of affordability, Habitat may group all the certificates of occupancy for ADUs issued in a Calendar Year to begin their period of affordability on January 1 of the next Calendar Year. 2. Dwelling Units Within Low Income Housing Tax Credit Projects. LI ITC ADUs shall qualify as affordable housing for a minimum of 30 years. The period of affordability begins on the date that the certificate of occupancy is issued by the County for each ADU. 12 Attachment A Draft: June 7, 2019 3. Dwelling Units that are Flexible Structure Types. Flexible structure types, including modular housing and carriage units, serving as second dwelling units on a lot, shall qualify as affordable housing for a minimum of 10 years. For the purpose of Habitat satisfying its obligation to provide 75 or more Habitat -built or Habitat -contracted ADUs pursuant to this Agreement, only the first 10 flexible structure types will be counted toward Habitat's obligation. The period of affordability begins on the date that the certificate of occupancy is issued by the County for each ADU. 4. Dwelling Units Using Other Affordable Housing Strategies. Dwellings qualifying as affordable housing using a combination of strategies, including those described above or any other strategies, including land banks or land trusts, shall qualify as affordable housing for a minimum of 30 years. The period of affordability begins on the date that the certificate of occupancy is issued by the County for each ADU. To simplify tracking the periods of affordability, Habitat may group all the certificates of occupancy for ADUs issued in a Calendar Year to begin their period of affordability on January 1 of the next Calendar Year. D. Diligently Fundraise. From the date of this Agreement and until the design and construction of the ADUs within the Project are 100 percent funded, Habitat shall actively and aggressively conduct a capital campaign to obtain contributions to pay for the cost of designing and constructing the ADUs within the Project. 1. "Actively" conducting the capital campaign described. In order for Habitat to be deemed to be "actively" conducting the capital campaign, the Habitat fundraiser required by Section 5(K) shall be dedicated exclusively to directing the capital campaign for its required duration. The fundraiser's dedication to directing the capital campaign may be non-exclusive if Habitat demonstrates to the County Executive's satisfaction that exclusive dedication to the capital campaign is not required for Habitat to meet its obligation under this Section 5(D). The County Executive shall not unreasonably withhold approval. 2. "Aggressively" conducting the capital campaign described. In order for Habitat to be deemed to be "aggressively" conducting the capital campaign, the Habitat fundraiser required by Section 5(K) shall conduct the capital campaign in a manner that is systematic, ambitious, and energetic for its duration. E. Develop and Implement a Non -Displacement Plan. Habitat shall develop and implement a non - displacement plan for each current Southwood resident (the "Non -Displacement Plan'D. The Non - Displacement Plan shall include at least 47 Habitat -built or Habitat -contracted ADUs, or market rate units, within the Project that will rehouse current residents and a plan for rehousing options for Southwood residents living in trailers or manufactured homes as they are impacted by the redevelopment of the Property for the Project. The Non -Displacement Plan shall meet or exceed the standards of the Residential Anti -Displacement and Relocation Assistance Plan developed by the Virginia Department of Housing and Community Development as required for the Vibrant Communities Initiative Grant. The Non -Displacement Plan is subject to review and approval by the County Housing Planner or another County officer designated by the County Executive (the "County Housing Planner'D. As provided in Section 4(A)(5), Habitat must obtain approval of the Non -Displacement Plan before the County appropriates the first Cash Contribution described in Section 4(B) or the first rebate described in Section 4(C). The County Housing Planner shall not unreasonably withhold approval of the Non -Displacement Plan. Any amendment to the Non -Displacement Plan is also subject to review and approval by the County Housing Planner. F. Provide a Mixture of Housing. Habitat shall provide for a mixture of ADUs within the Project. In combination with market rate dwelling units, the ADUs shall be a mixture of owned and rented dwellings, with tiers of affordability (i.e., affordable to households with incomes not exceeding, for 13 Attachment A Draft: June 7, 2019 example, 20 percent, 40 percent, 60 percent, and 80 percent of the area median income established by the United States Department of Housing and Urban Development adjusted by family size) (the "Housing Mixture Plan'D. The Housing Mixture Plan is subject to review and approval by the County Housing Planner or another County officer designated by the County Executive (the "County Housing Planner'D. Habitat must obtain approval of the Housing Mixture Plan before the first final site plan or subdivision plat within the Project that will include any dwelling units is approved by the County. The County Housing Planner shall not unreasonably withhold approval of the Housing Mixture Plan. Any amendment to the Housing Mixture Plan is also subject to review and approval by the County Housing Planner. G. Develop and Implement Neighborhood Design Guidelines. Habitat shall develop and implement neighborhood design guidelines for the Project that are consistent with the Albemarle County Comprehensive Plan and the Southern and Western Urban Neighborhood Master Plan, or provide for this in the Code of Development and the Application Plan submitted in conjunction with ZMA 2018- 00003. For purposes of this Agreement, neighborhood design guidelines pertain to matters such as pocket parks, street lighting, benches, and other elements that pertain to the livability of the neighborhood (the "Neighborhood Design Guidelines'. If the Neighborhood Design Guidelines are not addressed in the Code of Development or the Application Plan, they shall be subject to review and approval by the County Director of Planning or another County officer designated by the County Executive (the "County Director of Planning'). Habitat must obtain approval of the Neighborhood Design Guidelines before the first final site plan or subdivision plat within the Project that will include any dwelling units is approved by the County. The County Director of Planning shall not unreasonably withhold approval of the Neighborhood Design Guidelines. Any amendment to the Neighborhood Design Guidelines that is not included in an amendment to the Code of Development or the Application Plan is also subject to the review and approval by the County Director of Planning. H. Develop and Implement Minimum External Standards. Habitat shall develop and implement minimum external standards for ADUs within the Project to ensure that they will blend with market rate units with respect to materials and style such as roof pitches, foundations, window types, and building materials (the "Minimum External Standards'D. The Minimum External Standards shall be subject to review and approval by the County Director of Planning or another County officer designated by the County Executive (the "County Director of Planning'). Habitat must obtain approval of the Minimum External Standards before the first building permit for any dwelling unit is approved by the County. The County Director of Planning shall not unreasonably withhold approval of the Minimum External Standards. Any amendment to the Minimum External Standards is also subject to the review and approval by the County Director of Planning. I. Develop and Implement Minimum Internal Standards. Habitat shall develop and implement, in conjunction with the County Housing Planner or another officer designated by the County Executive (the "County Housing Planner'D, minimum internal standards for ADUs within the Project that may include, by mutual consent, such standards as those for minimum and maximum square footage, bedrooms, bathrooms, kitchen features including kitchen cabinets, countertops, dishwasher, garbage disposal, oven, stove, and laundry room with hookups (the "Minimum Internal Standards'. The Minimum Internal Standards shall be developed in concert with the minimum requirements of any other funding sources for an ADU within the Project but shall, in any event, meet mmirnum livability requirements. Habitat must obtain approval of the Minimum Internal Standards before the first building permit for any dwelling unit is approved by the County. The County Housing Planner shall not unreasonably withhold consent to the Minimum Internal Standards. Any amendment to the Minimum Internal Standards is also subject to the consent of the County Housing Planner. Any ADUs constructed under the Low Income Housing Tax Credit program shall meet the internal standards established by the United States Department of Housing and Community Development. 14 Attachment A Draft: June 7, 2019 J. Reporting Obligations. Habitat shall provide information regarding the Project to the County as follows: 1. Annual Reports. Habitat shall provide to the County, at Habitat's expense, a written report that verifies in a form and having a content reasonably satisfactory to the County Executive about Habitat's progress on the milestones and expenditures of the County Funds described in Section 4, the membership of Habitat's professional team as provided in Section 5(1) at the time of reporting, the status of its implementation of the Non -Displacement Plan as provided in Section 5(E), and the sales price of any parcel sold by Habitat in Phase 1, Block B. The report shall be provided to the County in June of each year until all County Funds have been transferred and expended in compliance with this Agreement. 2. Affordable Dwelling Unit Tracking. Either in conjunction with the Annual Report described in Section 50)(1) or independently, Habitat shall provide to the County, at Habitat's expense, a written report stating: (i) the number of Habitat -built and Habitat -contracted ADUs within the Project; (u) the number of LIHTC or other ADUs in Phase 1, Block B; (iii) for the Habitat -built and Habitat -contracted ADUs, the number of units that are owner -occupied, rented, and qualifying as flexible structures to monitor the status of the Housing Mixture Plan as provided in Section 5(F); (iv) for the Habitat -built and Habitat -contracted ADUs, the number of households within the various income levels described in Section 5(F) to monitor the status of the Housing Mixture Plan; and (v) the date the County issued the certificate of occupancy and the period of affordability for each ADU to monitor Habitat's commitment to ensure long-term affordability as provided in Section 5(D). The report shall be provided to the County in June of each year during the term of this Agreement. 3. Failure to Maintain a Reached Milestone and Noncompliance with Any Section 5 Ob ' ation. Habitat shall provide to the County, at Habitat's expense, a written report if, at any time, one of the milestones established in Section 3(A), having first been reached, is no longer satisfied (e.g., the 75 percent fundraising milestone is no longer satisfied because a funding source has withdrawn), or if Habitat is in noncompliance with any requirement (including any approved plan) of this Section 5. The report shall be submitted within 30 days after the milestone is no longer satisfied or noncompliance with any requirement of this Section 5 is discovered. 4. Other Information Requested by the County or the Authority. The County and the Authority may request any other information regarding the status of the Project as either party may reasonably require. Habitat shall provide the requested information within a reasonable period of time, not to exceed 30 days, unless otherwise agreed to by the County or the Authority. K Habitat Professional Team. Until the County issues the certificate of occupancy for the 75tb Habitat -built or Habitat -contracted ADU in the Project, Habitat shall have professional staff in its employment or under contract with the skills, experience, and capacity to successfully complete the Project. The professional staff shall include, at a minimum, a fundraiser and a project manager/ developer having experience in developing a mixed income residential housing project of at least 70 dwelling units. L. Maintain Status as a Charitable Organization. Habitat shall maintain its status as a charitable institution under the rules of the United States Internal Revenue Service until all County Funds have been transferred and expended in compliance with this Agreement. M. Continue to Own Property. Habitat or another entity wholly owned by Habitat including, but not limited to Southwood Charlottesville LLC, shall own land within the Project until all County Funds have been transferred and expended in compliance with this Agreement. The County Board of Supervisors may, in its sole discretion, determine that a change in the legal status of Habitat as a 15 Attachment A Draft: June 7, 2019 corporation (e.g., from a corporation to another entity) is not a change in ownership for purposes of this Agreement. 6. This Agreement is Contingent Upon Approval of ZMA 2018-00003. This Agreement is contingent upon the County Board of Supervisors approving ZMA 2018-00003 which, as currently proposed, would allow the uses and densities to enable the Project. If ZMA 2018-00003 is not approved by the County Board of Supervisors by June 30, 2020, this Agreement is void. 7. Non -appropriation. The obligation of the County to contribute County Funds as provided in this Agreement is subject to, and dependent upon, appropriations being made from time to time by the County Board of Supervisors. Therefore: A. Non -appropriation is not a Breach. The failure of the County Board of Supervisors to appropriate County Funds to the Authority, and for the Authority to transfer County Funds to Habitat, or the County's failure to perform any term or condition pursuant to this Agreement resulting from the failure of the County Board to appropriate County Funds, is not a breach of this Agreement. B. Obligations in the Event of Non -appropriation. During any Fiscal Year in which the County Board of Supervisors does not appropriate any County Funds, the other terms of this Agreement shall continue to apply. In particular, Sections 4(B)(3) and 4(C)(5) shall apply to any previously received County Funds that have not yet been expended; and Sections 5(C), 5(E), 5(F), 5(1), and 5(I) shall continue to apply to any Habitat -built or Habitat -contracted ADU in the Project for which Habitat has previously received County Funds. C. This Agreement does not Establish an Irrevocable Obligation. Under no circumstances shall this Agreement be construed to establish an irrevocable obligation on the County to contribute the County Funds to Habitat as provided in this Agreement. 8. Notices, Requests. Reports, and Correspondence. Any notices, requests, reports, or other correspondence required by this Agreement must be given in writing, and they are deemed to be received upon receipt or refusal after their mailing in the United States Mail by certified mail, postage fully pre- paid or by overnight courier ("refusal" means to return or when the certified mail or overnight courier package is not accepted by the addressee): If to Habitat, to: President and Chief Executive Officer Habitat for Humanity of Greater Charlottesville 919 West Main St Charlottesville, VA 22903 If to the County, to: Albemarle County Executive's Office 401 McIntire Road Charlottesville, Virginia 22902 Attention: Jeffrey B. Richardson, County Executive If to the Authority, to: Economic Development Authority Albemarle County 401 McIntire Road Charlottesville, Virginia 22902 16 Attachment A Draft: June 7, 2019 Attention: Rod Gentry, Chair The names of the persons to whom any correspondence is to be addressed to their attention shall change as the persons in those positions change without amending this Agreement. Any report or correspondence required by this Agreement, and correspondence that is not required by this Agreement, may be sent First Class in the United States Mail or by email to email addresses provided by the parties with the express consent of the recipient. 9. Miscellaneous A. No Goods or Services Received by the County. The County Funds transferred by the Authority to Habitat pursuant to this Agreement are solely to enable Habitat to construct Habitat -built or Habitat -contracted ADUs in the Project. The descriptions of the services that will be provided by Habitat, in particular those stated in Recital 4 and in Section 5 of this Agreement state the public and charitable purposes that may be indirectly served by the County Funds, and are not a description of goods or services being procured by the County by this Agreement. B. Severabifity and Non-severabifity if the Agreement, or a Part Thereof, is Declared Invalid or Unenforceable. If one or more provisions of this Agreement are determined by a court having competent jurisdiction to be invalid or unenforceable, the following apply: 1. Non -severable, No Power to Appropriate or Transfer. If the provisions of this Agreement pertaining to the County's, the Authority's, or either's, power to appropriate or transfer the County Funds to Habitat are determined to be invalid or unenforceable, those provisions are non -severable and the entire Agreement is void and Habitat shall return to the Authority any County Funds it has received. 2. Severable, Some Power to Appropriate or Transfer. If one or more provisions of this Agreement, but not all, pertaining to the County's, the Authority s, or either's, power to appropriate or transfer the County Funds to Habitat are determined to be invalid or unenforceable, those provisions are severable and Habitat shall return to the Authority any County Funds it has received pursuant to any invalid or unenforceable provision. The parties agree to negotiate in good faith an amendment to this Agreement to delineate the parties' new rights and obligations. 3. Severable, Other Provisions. If any other provision of this Agreement other than those described in Sections 9(B)(1) and (2) is determined to be invalid or unenforceable, those provisions are severable and the remaining terms and conditions of this Agreement shall remain in force and have effect. C. Entire Agreement This Agreement states all of the covenants, promises, agreements, conditions, and understandings between the County, the Authority, and Habitat regarding the County's and the Authority's contribution of funds and Habitat's obligations. D. GovenW= Law. This Agreement is to be governed by and construed in accordance with the laws of the Commonwealth of Virginia. E. Interpretation of this Agreement. This Agreement shall be interpreted in accord with how any terms are defined in this Agreement and otherwise by applying the plain and natural meaning of the words used, and not for or against any party by reason of authorship. F. Amendments. This Agreement may be amended by a written amendment signed by the authorized representatives of the parties. 17 Attachment A Draft: June 7, 2019 G. Dispute Resolution. If there is a dispute of any kind between any parties arising under this Agreement, upon the written request of a party: 1. Designation of a Senior Representative; Negotiation. Each of the parties to whom the dispute pertains will designate one or more senior representative to negotiate with the other parties' senior representative in good faith and as necessary to attempt to resolve the dispute without any formal proceedings. 2. Corrective Action. If the negotiated resolution of the dispute requires any party to take, cause to be taken, or cease taking some action or practice, that party shall do so within a reasonable period of time, not to exceed 90 days. 3. Dispute Resolution Process a Prerequisite to Starting Court Proceedings. No party may initiate court proceedings by filing an action in a court of competent jurisdiction to resolve a dispute until the earlier of Q) a good faith mutual conclusion by the senior representatives that amicable resolution through continued negotiation of the dispute does not appear likely; or (ii) 90 days after the initial request to negotiate the dispute. After either condition has occurred, a party may file an action in the jurisdiction and venue provided in this Agreement and may pursue any other remedy available at law or in equity. Each party shall pay its own attorney's fees. 4. When the Dispute Resolution Process is Not Required. Nothing in this Section 8(G) will, however, prevent or delay a Party from instituting formal proceedings to: O avoid the expiration of any applicable limitations period; or (ii) seek declaratory and injunctive relief. H. Venue. Venue for any litigation arising out of our involving this Agreement shall lie in the Circuit Court of the County of Albemarle or in the United States District Court for the Western District of Virginia. An action shall not be brought in any other court. I. Relationship of the Parties. This Agreement is intended solely for the purpose of establishing the relative rights and obligations of the parties and does not create any type of partnership, joint venture, joint venture, purchaser -vendor, or employer -employee relationship. J. No Third -Party Beneficiaries. This Agreement does not confer any rights on any person or entity who is not a party, whether as a third -parry beneficiary or otherwise. K No Waiver of Sovereign Immunity or Other Immunities. This Agreement and any action taken by the County, the County Board of Supervisors, and the Authority pursuant to this Agreement is not, and shall not construed to be, a waiver of either sovereign immunity or any other governmental immunity that applies to the County, the County Board of Supervisors, or the Authority. L. Non -liability of County and Authority Officers and Employees. No County Supervisor or other County officer or employee, and no Authority Director or other Authority officer or employee, shall be personally liable to Habitat if there is any default or breach by the County, the County Board of Supervisors, the Authority, or the Authority's Board of Directors pursuant to this Agreement. M. Force Majeure. If Habitat's timely performance of any obligation in Section 5 of this Agreement is interrupted or delayed by any occurrence that is not caused by the conduct of the officers or employees of either the County, the Authority, or Habitat, whether the occurrence is an "Act of God" such as lightning, earthquakes, floods, or other similar causes; a common enemy, the result of war, riot, strike, lockout, civil commotion, sovereign conduct, explosion, fire, or the act or conduct of any person or persons not a party to or under the direction or control of the County, the Authority, or Habitat, then performance of Section 5 is excused for a period of time that is reasonably necessary after the occurrence to remedy the effects thereof. ILI WITNESS, the following authorized signatures: Approved as to form: County Attorney Attachment A Draft: June 7, 2019 COUNTY OF ALBEMARLE, VIRGINIA Jeffrey B. Richardson, County Executive ECONOMIC DEVELOPMENT AUTHORITY OF ALBEMARLE COUNTY, VIRGINIA W. Rod Gentry, Chairman HABITAT FOR HUMANITY OF GREATER CHARLOTTESVILLE, INC. 19 Neighborhood Model Principles Analysis ZMA201800003 — Southwood Phase 1 Pedestrian All setbacks and building regulations are measured from both framework Orientation streets (proposed streets) and Old Lynchburg Road. Buildings at or over 40 feet in height in Blocks 6-12, and buildings at or over 3 stories or 45 feet in the Neighborhood Center Special Area, must have a stepback of at least 15 feet. A stepback is not required for buildings with a front setback of at least 15 feet. Additional building regulations are included to provide a pedestrian - accessible and pedestrian -scaled environment, including maximum building footprints and maximum building lengths, with air passage regulations. All Framework Streets street sections include a 5-foot sidewalk with adjacent 6-foot planting strip. In locations with access to the trail network, it may be appropriate to only have sidewalks on one side of the Framework Street. The proposed trail in Blocks 1 and 2 will provide additional pedestrian connectivity and meet the County's standards for a Class B-type 2 pedestrian path. Pedestrians have both sidewalks and trails as options to navigate the development. Mixture of Uses A mixture of residential and non-residential uses is proposed with this development. The Blocks vary in intensity of permitted uses and density, with the highest density and intensity in Blocks 10-12, which include the designated Center (`Neighborhood Center Special Area'). The intensity and density transition down through the Blocks. A variety of uses are permitted in Blocks 3-12, with Blocks 1 and 2 reserved for green space and natural areas. The proposed uses were developed and vetted by current Southwood residents, who also decided to locate more intense uses in the designated Center area. Neighborhood The Code of Development includes special designations, such as Centers neighborhood centers and placemaking locations, which were identified either in the Comprehensive Plan or by Southwood residents. The Southern and Western Neighborhoods Master Plan identifies a Center at the Hickory Street entrance into Southwood. This area is labeled "Neighborhood Center Special Area" in the Code of Development and has its own set of regulations. A mixture of uses is proposed for this area, as well as adjacent and nearby blocks. This area is intended to have the highest intensity of uses and highest density. There will be an identifying and placemaking feature in this Center, such as a soccer field. The uses are intended to primarily serve the residents of Southwood. Mixture of A variety of housing types are allowed in the Code of Development, Housing Types including single-family attached and detached, and multifamily. The and residential and mixed -use blocks (Blocks 3-12) vary in density. All housing Affordability types are permitted in Blocks 3-12. At least two (2) different housing types must be provided in Blocks 3-11. This application meets the County's housing policy in the Comprehensive Plan (Housing Chapter, Strategy 6b) for 15 percent of all units developed under rezonings to be affordable. There is also a separate performance agreement, approved by the Board of Supervisors, for additional affordable units and requirements for the affordable units that above those required under the County policy. Interconnected The Application Plan shows the proposed road network, which consists of Streets and Framework Streets. Additional roads and alleys may be proposed at the Transportation site planning stage, which will primarily serve to enhance connectivity and Networks provide parking access for residential units. The proposed road network provides interconnectivity and does not contain cul-de-sacs. Proposed future road connections to the existing Southwood neighborhood are shown in the Code of Development. These include Hickory Street, Wharton Drive, and Pliny Road. Blocks 6, 7, 8, and 9 are considered `Neighborhood Places' in the Code of Development and provide pedestrian connections from the street network to the trail network. The trail network is proffered and the Biscuit Run Park master plan shows eventual connections into Southwood. Multi -modal There are pedestrian networks through proposed sidewalks and trails Transportation throughout the development. Sidewalks are at least 5-feet wide, and trails Opportunities must meet County standards. The trail will meet County standards. The majority of the proposed Framework Streets are local streets where bicyclists would be able to safely ride within the travel lane. Bike lanes are optional on these streets and may provided at the site planning stage. A 5- foot bike lane will be added to Hickory Street on the climbing side, with the option to also add a bike lane to the downhill side or provide a sharrow pavement markings. There is an existing bus stop located within the Southwood neighborhood. Additional opportunities should be explored for another bus stop to be located within Phase 1. Parks, Blocks 1 and 2 are dedicated to green space. These blocks include Recreational protected and preserved environmental features, including preserved Amenities, and slopes, stream buffer, and floodplain. There will be a trail network provided Open Space through this Blocks, creating connectivity through the development and with a possible future connection to Biscuit Run Park. This trail will be located within'% mile of all residential units in this Phase. Blocks 5-11 require six (6) pedestrian connections from the Framework Streets to the trail network. These Blocks also require 8,200 square feet of recreational amenities distributed through the Blocks, with 4,900 square feet in Blocks 5-8 and 3,300 square feet in Blocks 9-11. Block 12 includes a 6,500 square foot active use recreational amenity. This amenity must include a soccer facility. Existing residents identified the existing soccer field in Southwood as an important feature. Buildings and The Code of Development regulates building standards by Block. The Space of maximum building height has been revised to 50 feet or 4 stories, to be Human Scale more consistent with a neighborhood service center. Buildings are encouraged to be set close to the street and sidewalk. Larger setbacks are permitted to allow for additional pedestrian uses and amenities, such as a patio, courtyard, or plaza. Buildings transition through the Blocks, with the greater intensity of use and density concentrated in the Blocks closest to Hickory Street. Buildings adjacent to Framework Streets are required to have at least one primary entrance facing the Framework Street. An internal ARB will be established, to provide residents with continued input into the form of development and architectural standards. Parking areas with five (5) or more spaces must be relegated from Framework Streets. Garages in Blocks 5-12 are not permitted to face Framework Streets. This is consistent with a pedestrian -oriented development. Relegated Parking areas with five (5) or more spaces must be relegated from Parking Framework Streets and provided at the rear of lots whenever possible. These parking areas must at least be behind the front face of the building and must be screened. A variety of methods to achieve parking requirements are permitted in the Code of Development, including standalone, street, alley, shared, and garage parking. There are opportunities for reduced parking requirements. All garages in Blocks 5-12 must be side -loaded or relegated to the rear of the building, and garages are not permitted to face Framework Streets. While street -facing garages are permitted in Blocks 3-4, the wall plane of these garages must be set back at least three (3) feet from the primary building fagade. This arrangement provides for a pedestrian -oriented environment. Redevelopment This first phase of redevelopment for Southwood is located on property that is currently not developed, therefore, for Phase I, this principle does not apply. A general concept plan is shown for future phases, including potential road connections, densities, green space, and uses. Respecting Disturbances to preserved steep slopes should be avoided whenever Terrain and possible. All development must meet the standards of Section 18-30.7 of Careful the Zoning Ordinance. The road network has been designed based on the Grading and existing grades on the site and to preserve natural areas at the edges of the Re -grading of site. Terrain Clear This proposal is not adjacent to the Rural Area. However, Old Lynchburg Boundaries Road has existing natural characteristics and is tree -lined in this area. A 30- with the Rural foot trail buffer is provided along Old Lynchburg Road where it is adjacent Area to this proposal. The trail buffer will contribute to the existing character of the street and replace landscaping that will need to be removed for development. The trail buffer provides an additional setback from this street, which has a significant traffic volume and is different in character from the Framework Streets. Southwood Housing Mixture Plan In combination with market rate dwelling units, affordable units provided in Phase 1 of Southwood redevelopment will be a mixture of owned and rented dwellings with tiers of affordability, ensuring families across the economic spectrum will have sustainable housing opportunity. Affordable opportunities will be available to families with incomes between 0% and 80% of the area median income established by HUD, adjusted by family size. In partnership with Albemarle County, via a Performance Agreement ratified by the Board of Supervisors on June 19`h, 2019, Habitat has committed to a minimum of 75 affordable housing units built or contracted to be built by Habitat in Phase 1, with an additional commitment to pursue award of a competitive financing application for 80 affordable rental units through Low Income Housing Tax Credits. Process The typology and ownership structure of the 75 Habitat -built or contracted units in Phase 1 will be determined in direct partnership with families who have self -identified as interested in living in the first Villages in Southwood. Financial coaching has already begun with more than 70 families to determine their housing aspirations and begin to financially prepare for purchase or rental of those housing types identified. In July and August of 2019, families, equipped with an understanding of their financial capabilities, will participate with architects and engineers in a series of design charrettes to create the site plan for the first model village. The housing mix in, and layout of, this village will be decided by the residents, who will each choose a home to purchase or rent that suits their abilities and aspirations. Mixed in with these villages will be market rate homes as space permits. Phase 1 will consist of up to three resident -designed villages. Each subsequent village following Village 1 will follow the same resident -led design process and future resident cohorts will receive the same preparatory financial coaching. Unit Types To ensure a range of affordability, the following unit types and ownership mechanisms are potentially being pursued as options for Phase 1 of Southwood redevelopment: MECHANISM HOUSING TYPE OWNERSHIP OR RENTAL AMI RANGE AFFORDABILITY PERIOD Habitat -built, Habitat- contracted or Habitat -sold Deeply Discounted Units Rent 0-30% 40 years Condominium Own 20-80% 40 years Townhouse Own 25-80% 40 years Single Family Attached Own 25-80% 40 years Single Family Detached Own 40-80% 40 years Workforce Own 80-120% N/A Low Income Housing Tax Credits Apartment Rent 40-80% 30 years Senior Housing Rent 40-80% 30 years Supportive Housing Rent 0-80% 30 years Deeply Discounted Units Rent 0-30% 30 years Flexible Structure Accessory Units Rent 0-80% 10 years Market -built Apartment Rent 80-120% N/A Carriage House Rent 80-120% N/A Condominium Own 120%+ N/A Townhouse Own/Rent 120%+ N/A Single Family Attached Own 120%+ N/A Single Family Detached Own 120%+ N/A Below are examples of housing products either built by Habitat or its NGO and for -profit partners. Exact housing styles and external design elements will be governed by the neighborhood ARB and will be informed by resident village designers. HABITATDEEPLY HARITATATTACHED DISCOUNTED SUPPORTIVE HOUSING ACCESSORY UNITS U 34, HABITAT DETACHED LiHTCAPARTMENTS MARKETAPARTMENT MARKETATTACHED SENIOR HOUSING O�Y�CHBURO RO`10 Conceptual Housing Mix Layout /RLOCK 1g ACRES CKI B�CK 3 &fACRES BLOCK5 BLOCK 6 : 114 ACRES . Se RE'SBUD i 0 be BLOCK OLD LYNCHBURG ROAD BLOCK HOUSING TYPES Tenure type AMI Range Affordability Provisions Period Approximate Number (range) 1-2 N/A —Open Space Market Single Family Attached Ownership/rental Unrestricted NA 0-20 Market Single Family Detached Ownership/rental Unrestricted NA 0-40 3 4 Habitat Single Family Attached Ownership 25%-80% AMI 40 yrs 0-15 Habitat Single Family Detached Ownership 25%-80%AMI 40 yrs 0-10 Accessory Units Rental 0%-80% AMI 10 yrs 0-5 Market Single Family Attached Ownership/rental Unrestricted NA 0-12 Market Single Family Detached Ownership/rental Unrestricted NA 0-10 Deeply Discounted Units Rental 0%-30%AMI variable 0-5 Habitat Condominium Ownership 20%-80% AMI 40 yrs 0-20 5-8 Habitat Townhome Ownership 25%-80%AMI 40 yrs 0-30 Habitat Single Family Attached Ownership 25%-80% AMI 40 yrs 0-15 Habitat Single Family Detached Ownership 40%-80%AMI 40 yrs 0-10 Workforce Ownership/Rental 60%-120%AMI NA 0-10 Accessory Units/Carriage Units Rental 0%-80% AMI 10 yrs 0-5 Market Apartments Rental Unrestricted NA 200-225 Market Townhomes Rental Unrestricted NA 0-30 9-12 Habitat Townhomes Ownership 25%-80%AMI 40 yrs 0-30 Deeply Discounted Units Rental 0%-30%AMI variable 0-5 LIHTC Apartments Rental 40%-60% AMI 30 yrs 80 S s� TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS. To: Kevin McDermott (Albemarle County) From: Steve Schmidt, PE, PTOE RE: Southwood Traffic Analysis Date: January 7,2019 Copy: Craig Kotarski, PE, LEED AP (Timmons Group) 1001 Boulders Parkway P 804.200.6500 Suite 300 F 804.560.1016 Richmond, VA 23225 wwwAimmon&com ��p,LCIJ OF G JSTFPHFN 0. SCI-NMT> Lie. No. 04998_5 L Timmons Group has performed a revised traffic analysis in support of the rezoning application for the redevelopment of Southwood. The original analysis was submitted on October 24, 2018 and VDOT issued comments on December 20, 2018. This revised analysis incorporates those comments along with a revision to the proposed development. The analysis was completed to determine the impact of the traffic generated by the proposed development on the surrounding roadway network. The site is located south of Route 631(Old Lynchburg Road) and bifurcated by Hickory Street in Albemarle County, Virginia. See Figure 1 for the site location (all Figures are located at the end of the report). The scope of this analysis was developed at two (2) scoping meetings held with Albemarle County and Virginia Department of Transportation (VDOT) representatives. A copy of the original scoping agreement is included in Appendix A. At a subsequent meeting, the Sunset Avenue intersection, the 1-64 interchange ramps and the background developments were added to the scope of the study. As noted above, VDOT issued comments on December 20, 2018 and a response to those comments is included in Appendix A. Background Information The site is currently occupied by 341 existing mobile home units. The proposed development will occur in the following two phases: - Phase 1: o The existing 341 mobile home units will remain 0 300 new dwelling units consisting of: 270 a pa rtments/town homes 30 single family units 50,000 S.F. of commercial space • Assumed as 25,000 S.F. of office space and 25,000 S.F. of retail space Phase 2: o The existing 341 mobile home units will be replaced by 500 new dwelling units for a net increase of 159 dwelling units consisting of: • 143 apartments/townhomes • 16 single family units Southwood —Traffic Analysis �•0000 January 7, 2019 � "� Page 2 of18 TIMMONS GROUP As discussed and detailed below, the traffic counts indicate the existing mobile homes generate traffic comparable to typical apartment units and therefore the traffic removed bythe removal of the 341 mobile homes was assumed to be equal to the traffic generated by the addition of 341 new apartments units. Primary access to the site will be provided by the existing Route 631/Hickory Street intersection, with no new connections to Route 631. Secondary access would be provided by Hickory Street to Stagecoach Road to Route 631. For purposes of this analysis the completion of Phase 1 was assumed in 2024 and Phase 2 in 2030. In accordance with the scoping meeting, this analysis includes the following intersections: 1. Route 631 (Old Lynchburg Road)/Hickory Street (unsignalized); 2. Route 631 (Old Lynchburg Road)/Sunset Avenue Extended (unsignalized); 3. Route 631 (5`h Street Extended)/Old Lynchburg Road (unsignalized); 4. Route 631 (5" Street Extended)/Stagecoach Road (unsignalized); 5. Route 631 (5th Street Extended)/1-64 EB Ramps (signalized); and 6. Route 631 (5" Street Extended)/1-64 WB Ramps (signalized). The analysis looks at the study intersections under 2018 existing conditions, 2024/2030 Background Traffic conditions and 2024/2030 Total Traffic conditions. The 2024/2030 Background Traffic conditions consist of the following: 1. Existing traffic volumes (2018). 2. 1% annual growth in traffic, compounded annually. The traffic growth was applied to the mainline Route 631 movements only. 3. Traffic from other approved developments (all developments are assumed to be completed by 2024): a. Whittington (40 single-family D.U. and 4 multi -family D.U); b. Wintergreen Farms (69 single-family D.U.); c. Timberland Park (80 multi -family D.U.); d. Sunset Overlook (35 single-family D.U.); e. Royal Fern (26 single-family D.U. and 30 multi -family D.U.); f. Fifth Street Place (116 multi -family D.U.); g. Brookdale (96 multi -family D.U.); h. 5`h Street Development (27,500 5F commercial retail); and i. Region Ten Women's Shelter (7,900 SF commercial retail). The 2024/2030 Total Traffic conditions includes the 2024/2030 Background Traffic volumes and the traffic that will be generated by the proposed Southwood development. Existing Roadway Network Old Lynchburg Road/51h Street Extended (Route 631) is a 4-lane divided major collector at Hickory Street and transitions to a minor arterial roadway east of Country Green Road. Old Lynchburg Road has a posted 45 MPH speed limit. For the purpose of this study, Old Lynchburg Road was assumed to run east -west. Southwood —Traffic Analysis �••:0% January 7, 2019 Page 3 of IS TIMMONS GROUP A westbound left turn lane is provided at the intersection of Old Lynchburg Road/Hickory Street and extra pavement provides an eastbound de -facto right turn lane. Hickory Street is a 2-lane undivided local roadway with a posted 25 MPH speed limit. The road connects Old Lynchburg Road from the southeast to 5" Street Extended in the northeast. The existing roadway geometry is shown on Figure 2. Existing Traffic Volumes Existing AM and PM peak hour traffic volumes were collected in February and April 2018. The raw traffic data is included in Appendix B and the peak hours are shown on Figure 3. The counts indicate the AM peak hour occurs from 7:30-8:30 AM, and the PM peak hour occurs from 5:00- 6:00 PM. Existing Traffic Capacity AnalVsls Capacity analyses were performed to assess traffic conditions for each of the analysis scenarios. The analysis includes delay, level of service, and 95" percentile queuing. The intersections were analyzed using SYNCHRO Version 9.1 based on HCM 2010 methodologies with the following assumptions: • The peak hour factor (PHF) for the overall intersection was obtained from the turning movement counts (see Appendix B); • Heavy vehicle percentages for each movement based on the collected traffic data; and • All other software defaults remain unchanged. The existing capacity analysis was performed based on the existing lane use shown on Figure 2 and the existing peak hour counts shown on Figure 3. The results of the analysis are summarized in Table 1 and the analysis worksheets are contained in Appendix C. Southwood -Traffic Analysis ,.•� oS January 7, 2019 Page 4of18 TIMMONS GROUP Table 1: Intersection Level of Service, Delay, and Queue Summary for 2018 Existing Traffic Conditions AM PEAK HOAR FM PEAK H]U3 Th" NCF4 MID '., HCM MID NRrsemm and!MoagmRaM TWa NCdtrtl Kp0a01 UR Slaa9a (R) Dal (a4 ) 95M IM Porattle (way ',....IDS ),. 95tl1 FermMle Q.ea h= R L R L OItl Lynchburg Rl (E Wgl at EBTM1ru t 1 -- t 1 - Hickory Still DIED EB Might t 1 t 1 Uinigallzetl MAgv h f f f WBIINt 300 8.3 N - 3 R6 A 5 I WBApph,aRh _-. 26 A 20 A AS that kJtt 10.9 B 15 9.5 - A 8 WAq'4ds/i 109 B A5 '. A - 2. qJ LyitliGeg li(E6WB) at EB Itl[ 275 7.5 A 0 8.0 A D EBl1eIrGyR CM1UM 5Mave (NB) 1 S.A.6 (SB) .w ®AAorRa l 03 A 05 t Uregtaliza] 8.1 A 0 7- A 0 WBItlI 300 WBThu I 02 - A -- 01 A - WBA,i h W L-T R 12.0 ''., B 0 11.3 B 0 NBA,,-,h -. 120 e 11.3 B --.-- SBL-TR 21D '.. c- 103-- 15B C 95 SBAW-Z 21,0 ". C 158 C 3. Old LWd" li (By 0IeR 3W 7.8 A 3 0.3 A 3 SM Street bmxLLtl IWB)M MThru t _ - _- t__ Caety Cm4lPx(NB) MRight 115 1 1 1 1 06LiAlll i](SED !$Agvwtli 0.6 A 07 A - UrAgref etl Ail 3C0 9.2 A 8 ] 0 A 0.-_.-� WB N9M 325 1 1 I i WBAppzwcfr IJ A - 02 A - PBThru ft 24.3 C 0 16.0 C 0 Wit 2% 10.4 B 0 9.3 A 5 ABAADRAl 160 C 95 A EBIeR 25) 42J E 133 28.9 0 ]3 SBTFru-RIgM 10.3 ". B 3 10.2 B 5 SBA1p /� 954 E 243 C 4. 511 Sal 6ffihJ(ESWB) at EB L ft 2M 8.1 A 0 EBThru Spg¢wtli RUM QA) AlgalOhirl(RED EB 19M ISO t ". I t t Ilregaliza] EBApawdi &1 '.. A -- QO A AS ft 315 11.3 '., B 30 9.0 A 15 WB Thru I I t WB RigM 225 1 1- - 1 WBAppzoa,,h 42 A - 1.6 A - WThru-Left 59.6 F 3 45.1 E 3 HBRight 125 14.6 B 45 11.3 B 25 NBAVezoadr 150 C - 119 5 - SBLT-R 624 F 8 331.3 F 18, 58Approa 624 F - 3313 F - 5.51FShall 6MKhad(EBWB)at EB Thru 35.1 D '483 25.0 C 243 I-E9 EB LRRanp (SB) EB ThritRlght 35.3 D - 25.1 C Sigaltzal EBAP1111 M1 352 0 - 25.0 C - WBLCR 138 22A C 188 17, B 275 WBThm 11.0 B JS 9.1 A 85 Al 14,1 B - 121 5 - SBL-T R 187.6 F '.73S 350.9 F 8846 SBA,ytihgath 1826 F - 350.9 F Cal 20.9 E 120.2 F 6. SM SR¢N Fab1LLtl(EBWB) at EB left 130 8.8 A m105 10.5 B m61 I-64WBOR-Rad,(RB) EDThm 02 A m141 03 A m1O Sigalhal 25 A 22 A - EBA,,twr WBTbru 16.6 B 198 15.7 B 231 AD Right �WB4Wsgghh 85 232 C 63 2H2 C 226 19.6 B 21.1 C MehifiTrcu 328 C 162 319 C 1W 2125 F #372 17.4 E 140 alI'M LW A64ppwO1 1591 F 549 O Weral -- 42.0 D -- M.3 '.. C - 1 Sttl}PO tlres al praui]e kal NSerNce or tlelaybr uaigwlizetl moveme�a with ru ¢nPic9y wlumes. KM 2ll10 raPt6 Peues in numlzr M�aM1lclea. Quew55cwn are'm feet, aaimiy 25awage ieFitJe leyM. F- SIDI parcgille wlana m apal queue may be lager. Q. alwwn a algal alkr Mo Oilkg. m- Vdime W 95th pel'. is m.[e by uRidam 9gal. Southwood —Traffic Analysis �•0000 January 7, 2019 � "� Page 5of18 TIMMONS GROUP As shown in Table 1, each of the movements at the Old Lynchburg Road/Hickory Street intersection operates at Level of Service (LOS) B or better during both peak hours with minimal to no queueing. With the exception of the southbound left, each of the movements at the 51h Street Extended/Old Lynchburg Road intersection operates at LOS C or better during both peak hours with minimal to no queueing. The southbound left turn operates at LOS E in the AM peak hour and LOS D in the PM peak hour. With the exception of the northbound thru-left movement and southbound approach, each of the movements at the 51h Street Extended/Stagecoach Road intersection operates at LOS B or better during both peak hours with minimal to no queueing. The northbound thru-left movement and southbound approach operate at LOS E or F in one or both peak hours. It is important to note that these are very low volume movements; the queues associated with the LOS E and F are a maximum of 28 feet, or just over one car length. The 1-64 EB ramps currently operate at an overall LOS E during the AM peak hour and overall LOS F during the PM peak hour. The 1-64 WB ramps operate at an overall LOS D during the AM peak hour and an overall LOS C during the PM peak hour. 2024 Background Traffic Volumes Nine (9) approved developments were included in the background traffic volumes for 2024. The background site locations, trip generation, and traffic distributions for the nine (9) approved developments are included in Appendix D. The combined, anticipated traffic from all nine (9) approved background developments is shown on Figure 4. A 1% annual growth rate has been applied to all mainline movements only on Old Lynchburg Road/5" Street Extended over a six -year period (2018 to 2024) to account for growth not included in the approved background developments. The resulting 2018 existing + growth traffic volumes are shown on Figure 5. Figure 4 and Figure 5 were then summed to result in the 2024 total background traffic volumes, shown on Figure 6. 2024 Background Traffic Capacity Analysis The capacity of the study intersections under 2024 background traffic conditions was analyzed using the methodologies discussed above, the existing lane geometries shown on Figure 2, the total background volumes shown on Figure 6, the existing PHF, and the existing heavy vehicle percentages. The results of the analysis are summarized in Table 2 and the analysis worksheets are contained in Appendix E. Southwood -Traffic Analysis �•�: January 7, 2019 Page 6 of18 TIMMONS GROUP Table 2: Intersection Level of Service, Delay, and Queue Summary for 2024 Background Traffic Conditions AM PEAK YqR FTI FTAK IWR Tu<n ICM 2010 HEM 2010 kitSUNdm and Type NCmbtl MISS rtaM A,xnagg Iane S�Odg¢ (R) ( M1) 95M lD5 Ng Un e Weue ( i LOS 95M PermNle Qece R R 1. CN LyitlNrrg RotJ (ESWB)a[ FBThru t i 1 1 FEE Ali t t t t HdRa"Sigh"I" B) LhtgnalizM EBA,,z f , _ z , WBLeR 300 SA A 3._ 72 A..-- 5- WBThru.- 1' r t t t �.. WBAAp-nMz 2.3 A '.. - -- L8 A - - lAleR-RgM 11.2 B 15 93 A 8 WAAUYURA 112 B~'.. 9.7 A 2. Did Lyrd" RON(FBWB) M EBLeft 275 7.5 A '.. 0 8.1 A 0 Ch-h Fn .(NB) ann i9H t t W- t t--�.. Surte[Arerxe 6t (SB) ®AA'P-oach 03 A 0.5 A WB LN1 300 8.1 A 0 2.6 A 0 OrsignalizeJ t t WBTh. t - WBRight 363 t - t t -- WBAg ,dch 06 A - 91 A NBL-T-R 12.1 B 0 120 B --0-- WAgva 12.1 B - I20 B SBL-T-R 21.0 C 65 31.8 D 1as SBAApa 21,0 C 318 O - 3. IX Lrla"R (EBY ®Left 3W 9.0 A S 104 5-,-----5-- SM Street EMtdM M11) M ®TM1m-- _-t t t.--- - COwtty Qmpaai EB Nght-- 115 t - t t EBApp"o al A - 09 A OM LyitlYvrg RON(513) LYsgralitad WB left 300 9.1 A 8 &0 A 0 WBTM1ru t t WBRi9H 325 t t t� WB Approach 12 AA NBTM1ru-left 38.4 E D a N5Right 250 10.8 B A 5 NBA,co 1S8 C B -- t631202.4 SBIeR 250 386.6 F FSBThru-Right 104 B B 8 SBAppioach 3684 F F 4. SM S. EZRvdarl(EAWB) at EB IM[ 250 8.6 A B 0 -. EBThU Stagahici RON(NB) t t AparMM Cnglex (SB) FB RgH-- 250 t t t LMgnalii EBAgvm 0.0 A - 01 A - WBIeR 315 14.1 B 45 10.0 A 18 WBTM1ru t - t - WBN9H 225 1 t WBA�,o 4.0 A - 1.3 A NBTM1ru-left 133.9 F 5 93.0 F 5 IA WgM 125 10.9 C 63 12.0 B 30 ABAaRg /r 20.0 C - 1a1 B - SBL-T-R 803 F 23 1508.8 F 335 58Ag-w 80.3 F - 15X8 F - 5.SMStreet 6tCAs](EBWB)at MTFm 95.5 F Y695 34.9 C #393 1-64 FB pFRary (SB) MThm-Right 100.4 F - 351 D Sgralii EBAppioadr 97.9 F - 35,0 C - ii 238 32.8 C 216 30.0 C Y350 11 117 B 134 10.0 A 233 --WBApproadr------ --18.1 B -- 167 B SBL-T-R 262.1 F 8862 424.4 F #1" SBAppnarh 2621 F 4744 F Ur -all 121.7 IF 152.8 F 6.5M Street 6tCAs](EBWB) at EB halt 138 10.5 B W29 15J B rtgt9 1-64WBLR-Ramp(NB) EBThru 0.1 A m122 02 A_,_. m123 Signalized EBAppioadr _. 2.8 A 33 A,-- WBTM1ru 20.2 C 215 12.9 B 362 -- WBRIght 85 30.4 C ". 142 321 D #442 WBAP ,,ViI 24.5 C '.. ZK6 C NB IeR-Thru 36.4 D 201 M.0 D 206 NB NgH UR 2]l6 F #105 932 F #249 WA�o 206.2 F O.erall 51.1 D - 26.1 C -- tSY HRD Jces rat pgSS1M lerel of uMre atlelay Mr un5gralized rvenrer25 wtlF ro cpiNi[tirg lanes. H M 2810 rgrr69ueu. in Uniker of NeNdei Q. Sli are M Rii aS uni, 25 anai N,hde Iei #- YiM petgitik fume Rai .,aftq. nay W bR V. QCe sli is ma. after two Rei m -vdi AS 95M cehi cui IS mNanad by Kstream Mi Southwood —Traffic Analysis *60"0% January 7, 2019 � "'� Page 7of18 TIMMONS GROUP As shown in Table 2, each of the movements at the study intersections are expected to operate at similar LOS and queueing to the existing conditions. The 95`h percentile queue for the southbound left at the 5" Street Extended/Old Lynchburg Road intersection exceeds the extents of the storage length during both the AM and PM peak hours due to the increases in traffic related to the nine (9) approved background developments. The 1-64 ramps will continue to operate at deteriorating levels of service with the addition of the approved background development traffic. The ramp signal timings were held under existing conditions, with no optimizations. The analysis indicates that if the approved background development traffic and 1% annual growth rate occur as forecasted, improvements will be needed along the corridor. Capacity improvements will be required at the majority of study intersections. Phase 1(2024) - Proposed Development Trip Generation and Distribution As noted above, the proposed Phase 1 development will contain 300 new dwelling units consisting of 270 apartments/townhomes, and 30 single family units. Additionally, Phase 1 will contain 50,000 S.F. of commercial space which was assumed to be split evenly at 25,000 S.F. of office space and 25,000 S.F. of retail space. The trips that will be generated by the proposed Southwood development were estimated using the rates/equations in ITE's Trip Generation Manual, 10`h edition and are shown on Table 3. As shown in Table 3, Phase 1 will generate 223 AM peak hour trips (93 in and 130 out), 301 PM peak hour trips (161 in and 140 out), and 3,564 average daily trips. The trips generated by the proposed development were distributed to the roadway network based on the existing travel patterns, the nature of the use, and the previously completed traffic studies. The following residential directional distributions were assumed - To/From the East on Route 631 (Old Lynchburg Road/5`h Street Extended) — 90% - To/From the North on Old Lynchburg Road —10% The following commercial/retail directional distributions were assumed: - To/From the East on Route 631 (Old Lynchburg Road/5`h Street Extended) —90% - To/From the North on Old Lynchburg Road — 5% - To/From the West on Old Lynchburg Road — 5% The directional distributions were then applied to the study intersection as shown on Figure 7 for the residential portion and Figure 8 for the commercial portion. The site trip distribution percentages shown on Figures 7 and 8 were applied to the trip generation shown in Table 3 to distribute the Phase 1 new trips to the surrounding roadway network. The resulting Phase 1 site -generated trips are shown in Figure 9. Southwood —Traffic Analysis January 7, 2019 Page 8 of 18 Table 3: Phase 1 Site Trip Generation TIMMONS GROUP WEEKDAY Tf E AM PEAK HOUR PM PEAK FOUR LAND USE CODE AMOUNT UNITS AD IN IN OUT TOTAL IN OUT TOTAL Phase 1 Residentiallrl Apartments/Townhomes 22012I 270 D.U. 2,000 28 95 123 90 53 143 Single Family 210 30 D.U. 343 7 19 26 20 12 32 Residential Subtotal 300 D.U. 2, 343 35 114 149 110 65 175 Commercial Retail 820 25,000 S.F. 944 15 9 24 46 49 95 Office 710 25,000 S.F. 277 43 7 50 5 26 31 Commercial Subtotal 50,000 S.F. 1,221 58 16 74 51 75 126 Phase 1 Total(') 3,564 93 130 223 161 140 301 Phase 2 Residential(4) Aparbnents/Townhomes 220t21 143 D.U. 1,040 15 52 67 51 30 81 Single Family 210 16 D.U. 193 4 12 16 11 6 17 Residential Subtotal 159 D.U. 1,233 19 64 83 62 36 98 Phase 2 Total 1,233 19 64 83 62 36 98 Southwood Total (Phase 1 + Phase 2) 4,797 112 194 306 223 176 399 Source: ITE Trip Generation, 10th Edition. 1. Residential trip generation assumes 10% of the units will be single family dwelling units. All others will be apartments/townhomes. 2. ITE includes townhomes and apartments in the same category with the loth edition. 3. The overall de\elopment (Phase 1 + Phase 2) is capped at 5,000 daily trips. To ensure maximum flexibility, Phase 1 trips were assumed to be split evenly between residential and commercial uses. 4. Phase 2 consists of 500 total units but will replace the existing 341 units currently on site for a net increase of 159 units. Southwood —Traffic Analysis January 7, 2019 Page 9 of 18 2024 Total Future Traffic TIMMONS GROUP The 2024 total background traffic volumes (Figure 6) were combined with the site -generated trips (Figure 9) to yield the 2024 total traffic future volumes shown on Figure 10. 2024 Total Future Traffic Capacity Analysis The operational capacity of the study intersections under 2024 total future traffic conditions was analyzed using the methodologies discussed prior, the existing lane geometries shown on Figure 2, the future volumes shown on Figure 10, the existing PHF, and the existing heavy vehicle percentages. The results of the analysis are summarized in Table 4 and the analysis worksheets are contained in Appendix F. As shown in Table 4, each of the movements at the study intersections continue to operate at similar LOS and queueing to the background conditions. All movements at the main entrance at the Old Lynchburg Road/Hickory Street intersection will operate at LOS A or B in both peak hours. The existing westbound left turn lane on Old Lynchburg Road will adequately accommodate the 951h percentile queue. Southwood -Traffic Analysis �•�: January 7, 2019 Page 10 of18 TIMMONS GROUP Table 4: Intersection Level of Service, Delay, and Queue Summary for 2024 Total Future Traffic Conditions AM PEAKHWC FM FfAA 11WR Too HCM 2010 20 10 N grr am Ty}e NCatrd MVRn4ngb APpoeM rare Storage( )rarhtk Queue het)M(R) R R1. tltl Lyrchlmg Roa!(E VVB)at EB TM1ru t t tNduy HA! Street(NB) EB Ri9M f f -- trnistRahetl FBArya'wdi r IWBrM[ 360 82 A 10 80 ..WBTM1ru t ttWBAypoach 51 A W IMFRgro 12.9 B 40 112 B 2B WAAp'zbtli 129 1 8 I1.2 B 2. tltl Ltnhhag Roa!(EAWB) at ®IA[ 225 BR A 3 9] A ". 3 CMrnlhEMa�(NB) _.._..... fBThm Rgt --_ -. i - t -_--_. ----- t -_--. • _-_-_.... ,-1 S.Auenue f#(5B) ®App h 04 A 07 A '.. W01M[ 3W a's A 0 2.9 A 0 Wgrnlizetl WBTM1ru t t -- t t WB R19M 363 t t t - WBAppwch 04 A - 01 -.1 A -- As L-T-1, 15.5 C 0 17.6 C 0 126 C - AR"' ach II C - 430 E 138 5B1-T-R 109.2 f 320 SBAppca[h tW J I - 430 F - 3. tltl Lynn" Roal(EBY MLsft 300 9.3 A 8 11.1 B ) 5 SM StrREtlndel MR)at EBThru r 1 r-__1-a-- ConlyCwnqv(MR) EB Right lls r t OltlLyofWrgRoatl(5B) ®Appoa�h OB AA -- Orsigrelizetl WB IM[ 3W 100 8 _B 82 A 0 WBTM1ru t r WBRight 325 1 1- WBAppcarh 1.1 A -- 0.1 A WTM1miclt 11J r 3 35.5 L 3 WRight 210 "1 B 0 9.1 A 5 ASAppz0adh 210 O - I08 8 -- SBIeR 210 6982 F D0 443.0 F 545 SBTM1m-W9M1t 10, B 3 115 B LO SBAP11-1h 6056 , 24, F 4. SM Strxt6 Wed (EBWB)at E9 Left 210 09 A 0 114 B 3 Sorge®dl Road (NB) EBTMu A{urtrrent Cwno_(5B) EB Right 250 -- Ugralizul l$App-h I A - 0.1 A WBIfR It, 161 C 55 10.9 � B z5 WBTM1ru 1 -- WBW9M1t 225 1 - 1 -- WBAppwlh 43 A -- 15 A NBTM1m-tM la,3 f 0 "1 t, F l0 NB RIghl 121 22, C 83 14.1 B 38 /ffiAppwlh 231 C - 16.4 C SR L-T-R 199.6 f 35 22B5.5 F 368 58Appwrh 1..6 F =.1 F S. AF Strat Esientled(E WB)at EB TM1ru 1220 f s266 59.5 O k425 161MX-RamP(SB) EBThruRight 136A E 15.0.__.1)-�._. ScJdlival e61ppk,h 1311 f - 54.8 0 W1. 238 32., C m214 360 D >349 .13 TM1ru 12.0 B 11 10.9 B 210 - Wd Appwdh I,/ 9 - IB.3 _ 1 B 1B1T-R 2839 E F801 SW] F 1 JIM SeAppzwch 2839 F 5031-.F - Ouerall 139.6 F 164.0 F '. 6. SM Streft Exo3tletl (FBWB)aI EBLeR 138 113� B ml3B 16.2 B m1 03 EBTMu -_ _._ _ 0.1 A m122 _�_.... 0.1 A '. m112 - F64 WBOR-Ramp IPB) FBApprkzch 35 A Sgral¢1 31 A WBTM1m 218 C 232 19.6 �.B 395 WB RIgM1[ 85 329 C 169 910 D� #499 WBApprwrh 262 C - U.9 L l PH IM[iM1ru 30.9 D 3239 409 O #25I PH IligM LMi 277.6 E 3985 997 F ". #262 ABA,y'zbtln t966 F -- )38 F ., O.eran 50.5 1 D 221 C ''. -- t Sy Hmrl not Prwtle kW of seMce or tlelay for unsignahzetl movements with no oariiNrg wlumes. HCM 2010 chats queues In number of whicles.Que-shoran are of assuming 25'aaraW whide lergM. # -95M Pncendle wlume exeetls awt,, quans may Ee longer. Q.p.¢ shmn is maintain atRr two ry ins. in - Volume fa 95M Percentile quon, is meRrei try uratream signal. Southwood —Traffic Analysis January 7, 2019 Page 11 of 18 2030 Background Traffic Volumes .10N* • ® % TIMMONS GROUP To develop 2030 background traffic volumes, as discussed above, in addition to the nine (9) other developments under construction, a 1% annual growth rate has been applied to all through movements on Old Lynchburg Road/5" Street Extended over a twelve-year period (2018 to 2030). The resulting 2018 existing +growth traffic volumes are shown on Figure 11. Figure 4 (approved background development traffic) and Figure 11 were then summed to result in the 2030 total background traffic volumes shown on Figure 12. 2030 Background Traffic Capacity Analysis The capacity of the study intersections under 2030 background traffic conditions was analyzed using the methodologies discussed above, the existing lane use shown on Figure 2, the total background volumes shown on Figure 12, the existing PHF, and the existing heavy vehicle percentages. The results of the analysis are summarized in Table 5 and the analysis worksheets are contained in Appendix G. As shown in Table 5, each of the movements at the study intersections will continue to operate at similar LOS and queuing as in 2024 Background conditions. The 95" percentile queue for the southbound left at the 51h Street Extended/Old Lynchburg Road intersection continues to lengthen and exceeds the extents of the storage length. The 1-64 ramps will continue to operate at deteriorating levels of service with the addition of the approved background development traffic. The ramp signal timings were held under existing conditions, with no optimizations. As noted under 2024 background conditions, the analysis indicates that if the approved background development traffic and 1% annual growth rate occur as forecasted, improvements will be needed along the corridor. Capacity improvements will be required at the majority of study intersections. Southwood -Traffic Analysis Wes: January 7, 2019 Page 12 of18 TIMMONS GROUP YOUR VISION ACHRVIH. I ... US. on - Table 5: Intersection Level of Service, Delay, and Queue Summary for 2030 Background Traffic Conditions AM PEAK HOIM PM FLAK ICUR Turn HCM 20ID HEM 20I0 &INNNO. aM TIpe MCmtrd Movement am Apprwrh . SVrage (IL) cela 95M (ser/'�eh) MS Noi Qnc (�ywh) 95M Ifs Bera�le Queue L ft le ft 1. Old LyiKHur9 Roatl(EBWB) at EBTIm t t 1 t MIXdy S.(NB) EB Mgft t '. t t t Ik 'graAzetl EBAAm auh t t t I , WBIfR 300 8.9 A 3 ].] A 5 WBTh. 1 t 1 WBAgvaah Z2 A t.l A NB Led-RigM1t 11.4 B 15 9.8 A 8 NBAApn4N 11.4 B -- 98 A - 2. ON L}+MWrg mad(Ei at EB IeR 275 76 A 0 8.2 A 0 Chi Emoun-(MR) EBTM1ru-lU, t 1 i - 1 t - SurtutAwn- Ed. (Set EBAFprai 0.3 A 05 A WBIeR 300 83 A 0 ]] A 0 LMgmalizetl WBTM1ru 1 1 1 t WB Milk 353 1 i t t WBAApafN 05 A 01 A NBL-T-R 129 B 0 12.2 B 0 WAApoaN 1 12.9 B I2,2 8 SBL-T-R 46.7 E 253 23.5 C 80 SBAppri 907 E 2.5 C 3. Old LyrcfWrg Raatl(Ei EBIeR 300 9.1 A 5 10.7 B 3 SM Street E#eMetl (WB)a[ EBThu _... 1 I 1 1 - Couerty Cwnplex (NB) EB RIgM 115 1 1 EBAIaroah Ol A - LO A ON Lyrdiburg mad (Sy) WB L41 8.0 A 0 Noegralized 300 9.8 A 8 WBTM1ru t I t WBIli9M 325 1 1 i 1 WBAppraah 12 A -- 0.1 A - NBTM1ru-Left 422 E 3 282 D 0 NB RIgM 250 11.0 B O � 9.6 A 5 ABAApra4h 235 C 10.3 B SBI 250 9750 F ]OB 2]0.0 F 455 SBTho-Right 10.6 B 3 11,0 B 10 SBAlpraah 453.3 F 2212 F 4. SM Street EMeMetl(E6WB) at EBI 250 8.7 A 0 10.8 B 0 EBTM1ru t 1 -- 1 1 -- Stagecoach mad (NBA Ap..NmComplex(SB) EB Right 250 1 i 1 1 Im"mil'zetl EBAFprmah 00 A _a 01 A IN WB [ 315 149 B 10.1 B 18 WBTM1ru 1 1 i 1 WB M'm 225 I 1 1 1 1 WBAFpraah 41 A 13 A NBThm-Left _. 1553 F 5 _._ IW I __... F 5 NB Right R ...... 125 199 C 65 13.1 . __. B 30 MAApraah 21.1 C 14.2 B SBL-T-R n8.9 F 155 I891.4 F 350 SBAFpraah T8.9 F 18914 F 5. 5M Street ftMlSIVI(ERWB) at EBTM1ru 1275 F t740 47.8 D #423 1-64 EB W-Rartp(SB) EBThu Wght 1355 F QA D - SgrtalizM EBApraah 1315 F 429 O WBIMI 238 39.3 C 228 35.9 D #384 WBTM1ru 118 B 145 IOI 8 294 WBAAprwh IB) B I88 B SBL-T-R 280.8 F #891 474.4 F #1008 SBAI,araa h 280.8 F 424.4 F -- Owhall 139.] F 153.2 E 6. 5M Street Extended (E WB)at EB led 138 11.3 B m135 163 5 m97 EBThu 01 A m128 02 A m1m 1-69 WBOd Ramp(W SigmlizM EBAIaraah 31 A 34 A WBTh. 215 C 22B 189 S 389 Wit Milk 85 353 D 173 48.5 0 #496 WBAAprwh 224 C M..8 C NB -Thor 3]] D #214 37.2 0 216 NB RigM1t U1T 314] F #521 118.8 F #299 NBApproah 226.3 F 861 F Uerall 5].6 E - 30.7 C -- t SY HRO tices m[ pmritle level of service or delay for unsignalizetl movements wit no mnAirtig Volumes. KM 2010 retorts queues in nunber of vehicles. Q tires shown are in feet, assuming 25average Ohide lenAr. #- 95M Ferymble Volume queue may be longer. Qieue shown is matlmum after (wo fides. in - Volume do 95t perrenMe quece is meRretl W upstream Si Southwood —Traffic Analysis �•0000 January 7, 2019 � "� Page 13 of18 TIMMONS GROUP Phase 2 (2030) - Proposed Development Trip Generation/Distribution As noted above, the proposed Phase 2 development will replace the existing 341 mobile home units with 500 new apartment/townhomes and single-family dwelling units. The existing traffic counts at the main site entrance (Old Lynchburg Road/Hickory Street) were compared to the ITE Trip Generation Manual data for both mobile home park and a pa rtment/town homes. It is important to note that existing mobile homes have a secondary access point via Hickory Street to Stagecoach Road to Route 631. As shown in Table 6, at the primary entrance point only, the existing mobile home park generates 61% more trips in the AM peak hour and approximately the same number of PM peak hour trips as compared to ITE mobile home park data. It should be noted that the ITE data for mobile home parks is extremely limited (only 1 study). When compared to ITE apartment/townhome data, at the primary entrance point only, the existing mobile home park generates 7% and 13% fewer trips in the AM and PM peak hours, respectively. As noted above, it assumed that approximately 20% of the site traffic will utilize the secondary access point. As shown in Table 6, the existing mobile home park generates traffic comparable to the ITE data for apartments/townhomes. Therefore, the removal of the 341 mobile homes was assumed to be equal to 341 new apa rtment/town homes units from a traffic generation perspective. The existing 341 mobile home units will be replaced by 500 new dwelling units for a net increase of 159 dwelling units. For purposes of the analysis, it was assumed the additional units will consist of 143 apartments/ townhomes, and 16 single family units. The trips that will be generated by Phase 2 of the Southwood development were estimated using the rates/equations in ITE's Trip Generation Manual, 10th edition and are shown on Table 7. As shown in Table 7, Phase 2 of the proposed development will generate 83 AM peak hour trips (19 in and 64 out), 98 PM peak hour trips (62 in and 36 out), and 1,233 average daily trips. The trips generated by the proposed development were distributed to the roadway network according to the directional distributions discussed prior (see Page 8). The site trip distribution percentages shown on Figures 7 and 8 were applied to the trip generation shown in Table 7 to distribute the new trips to the surrounding roadway network. The resulting Phase 2 site - generated trips are shown in Figure 13. Southwood —Traffic Analysis January 7, 2019 Page 14 of 18 Table 6: Mobile Home Park Trip Generation Comparison TIMMONS GROUP WEEKDAY ITE AM PEAK HOUR PM PEAK HOUR LAND USE CODE AMOUNT UNITS ADT IN OUT TOTAL IN OUT TOTAL Existina Mobile Home Trip Comparison Existing Traffic Counts at Old Lynchbruq Road/Hickory Street(n N/A 36 107 143 83 70 153 Mobile Home Park 341 D.U. ITE Trip Generation(2) Mobile Home Park<31 240 341 D.U. 1,705 28 61 89 97 60 157 Aparbnents/Townhomes 220 341 D.U. 2,537 35 118 153 ill 65 176 Comparison Existing Counts %s ITE Mobile Home Difference (Counts - ITE) N/A 8 46 54 (14) 10 (4) Percent Difference N/A 61 % -3% Existing Counts vs ITE Apartments Difference (Counts - ITE) N/A 1 (11) (10) (28) 5 (23) Percent Difference N/A -7% -13% 1. The Old Lynchburg Road/Hickory Street intersection serves as the main entrance to the mobile home park and all traffic in/out at the intersection is generated by the mobile home park. Secondary access prouded by Stagecoach Road to Hickory Street. 2. Source: ITE Trip Generation, loth Edition. 3. The ITE data for mobile home park is extremely limited (only 1 study). Southwood —Traffic Analysis January 7, 2019 Page 15 of 18 Table 7: Phase 2 Site Trip Generation TIMMONS GROUP WEEKDAY ifE AM PEAK HOUR PM PEAK HOUR LAND USE CODE AMOUNT UNITS ADT IN OUF TOTAL IN OUT TOTAL Phase 1 Residential(') Aparbnents/Townhomes 220a) 270 D.U. 2,000 28 95 123 90 53 143 Single Family 210 30 D.U. 343 7 19 26 20 12 32 Residential Subtotal 300 D.U. 2, 343 35 114 149 110 65 175 Commercial Retail 820 25,000 S.F. 944 15 9 24 46 49 95 Office 710 25,000 S.F. 277 43 7 50 5 26 31 Commercial Subtotal 50,000 S.F. 1,221 58 16 74 51 75 126 Phase 1 Total(3) 3,564 93 130 223 161 140 301 Phase 2 Residential(4) Aparbnents/Townhomes 220a) 143 D.U. 1,040 15 52 67 51 30 81 Single Family 210 16 D.U. 193 4 12 16 11 6 17 Residential Subtotal 159 D.U. 1,233 19 64 83 62 36 98 Phase 2 Total 1,233 19 64 83 62 36 98 Southwood Total (Phase 1 + Phase 2) 4,797 112 194 306 223 176 399 Source: ITE Trip Generation, 10th Edition. 1. Residential trip generation assumes 10% of the units will be single family dwelling units. All others will be apartments/lownhomes. 2. ITE includes townhomes and apartments in the same category with the 10th edition. 3. The o%erall de%elopmenl (Phase 1 + Phase 2) is capped at 5,000 daily trips. To ensure maximum flexibility, Phase 1 trips were assumed to be split e%enly between residential and commercial uses. 4. Phase 2 consists of 500 total units but will replace the existing 341 units currently on site for a net increase of 159 units. Southwood —Traffic Analysis January 7, 2019 Page 16 of 18 2030 Total Future Traffic TIMMONS GROUP The 2030 total background traffic volumes (Figure 12) were combined with the Phase 1 and 2 site - generated trips (Figure 9 and Figure 13) to yield the 2030 total future traffic volumes shown on Figure 14. 2030 Total Future Traffic Capacity Analysis The capacity of the study intersections under 2030 total future traffic conditions was analyzed using the methodologies discussed above, the existing lane geometries shown on Figure 2, the future volumes shown on Figure 13, the existing PHF, and the existing heavy vehicle percentages. The results of the analysis are summarized in Table 8 and the analysis worksheets are contained in Appendix H. As shown in Table 7, each of the movements at the study intersections would continue to operate at similar LOS and queueing to the background conditions. All movements at the main entrance at the Old Lynchburg Road/Hickory Street intersection will operate at LOS B or better in both peak hours. The existing westbound left turn lane on Old Lynchburg Road will adequately accommodate the 951h percentile queue. Southwood -Traffic Analysis �•0000 January 7, 2019 � "� Page 17 of18 TIMMONS GROUP Table 8: Intersection Level of Service, Delay, and Queue Summary for 2030 Total Traffic Conditions AM FLAK HJJR PM PEAK FCUR Tan KM 2010 HCM 2010 L[aucti0n aid TpE MCaNd MOwmnlaM Apvu3Ui Late 5ttft) (rt) Way (sJwh) 95M I1)5 PertaNle Qeei D" Ise4 ) �' AM P¢rtsNk Qee R R 1. ae LymmglWaa (FBWB)a[ EBTIw i t ! t t EB RgM it Hickory Street(M) L"nadizel EBAppo /i t - t--WBLeR 3W 8.9 13 82 ' A 20WB TMu tiiWBApprzadi 53 - 40 A--MB Lef'Right 144 58 11.8 B 35 WAppiauh 144 B "8 B 2 M Lyrfri Road(EBWB) at BLeR 275 81 A I01 Chroh Em2Ke(0) EBThruRight _-t _3_ t .. t t --. S. A..iirt(SB) EBAp osch 05 A O.B ". A WB LeR 3W 8.8 A 3 ltagrtalizM WBToh t t t t AS Main 363 t t t t-- WBAgAuvb 04 A - 00 A Ni I7.4 C 0 19.9 ". C 0 WA,ynaY/i D.4 C - 199 A 513L-T-0. 196.6 F 553 79.t F 20 5BAµv2vb 1A 6 F - NR F - 3.CWLyrclidrtgReib(EB)/ MIfR 300 9.6 A 8 11.7 B 0 $M Str¢e[Etlntleb (WB)M fBTtcu t -_1 t - -. t --f Cwrty C.0-I115) MRgot 115 t - CWLyMWmgRoad (SB) EBA,gbaaog OB A II A - WBI 3m 10.5 B 8 LYagraIRM 84 A 0 Via Ill --.t .._--_-.. t t - WBN9M 325 t t -- t t WBA,qucedi L1 A 6l A PH Thr--g 62.3 F 3 429 t E 3 10.1 I B IA 0.igM 250 11.6 B 0 '. 5 AffiAppiwrh 319 D - L9 B - saL 250 886.6 F 880 654.5 F FHB SBTIwRgM ill B 3 12.1 B 13 SBA,, h 8256 F - 506.4 F 4. SM Streit EtleMeJ(Hi at MIfR 250 9.0 A 0 11.9 B 3 StagarrhaN RreJ (Ni TB t t t t ACerMemcamplex(SB) MRgm 258 t t -- t t th4g.dirm EBAn"'i ----00 A _ Ot -A-.I "taft 315 I1.9 C 65 11.4 B 28 WB'RnLt - t WB N9M - - WBApproarirl A - 1.6 A - NBThroLCR1.5 F 10 215.8 F l3 NB Right 12576.0 D 105 No B 40 NBAppi 11h, D - 178 C 5BL-T-R55 F 183 4015.0 F 380 SBAppiwrh55 F - 40150 F - 5.SMS.EMngeJ(iiiiat EBThu 1J9.J F 3097 9IA F F525 1 EB Ctf-Ramp(SB) EBTnrRlght 196.9 F - 92.5 F SigN¢e! EBAnohasch 1883 F -- 919 F - WBIeR ]38 33.5 C him3].6 D m3352 WBTFru 12.2 B rigs 10.7 B 280 WBAAgr 6 -___ 19.2 B - 189 B - 5BL-T-R 3012 F x919 535.8 F k10B8 SBAp,ohnni 3012 F 5358 F - O lml 1692 F - 178.8 F - 6.SMStreNExtrAN(E6WB)at MLitt 138 123 B m149 17.6 B mill EBThru 1-"lasm-Rarni 0.1 A m119 0.1 A m110 si,.1izM - EBAppiwdr 34 A - 38 A WBThm 23.9 C 248 218 C #977 WB Right 85 41.5 D 19, 58.4 E #518 WBApIic 31,1 C - 946 D NB Left Thru 4L3 D 255 35.8 D F290 NB RIgin UM 314J F :52, 1L8.8 F #313 ASAp,iw 221.8 1 F 81 F Peall DO E --- 33.2 C I t SYfCH11i not prouitle tonal of service or gAry fw imsigrohi maanm6 with no ¢Millt wlumes. WM 2010 r¢pd6 peas in Punta M veheles. Qaes slam are in hN, aavmng 2S aona2ge o gta Wi #- AM pertentile odume emMs hipai queue may le lager. Qau+Slcxn a aatlmun aM# Cr0 cides. m - Vd. fw 95M'hyark rrai is neRrM by µstream signal. Southwood —Traffic Analysis January 7, 2019 Page 18 of 18 Conclusions TIMMONS GROUP The analysis indicates that if the approved background development traffic and 1% annual growth rate occur as forecasted, improvements will be needed along the corridor. Capacity improvements will be required at the majority of study intersections. The proposed development of Southwood will add some traffic to the corridor but will not cause any new intersection to fail and/or queues to extend beyond the available storage when compared to background conditions. All movements at the main entrance at the Old Lynchburg Road/Hickory Street intersection will operate at LOS B or better during both peak hours. The existing westbound left turn lane on Old Lynchburg Road will adequately accommodate the projected 95`h percentile queue. Friday, July 5, 20197/5/2019 4:50:56 PM PROFFER STATEMENT ZMA No. 2018-003 Original Proffers X Amendment Tax Map and Parcel Number(s): 09000-00-00-001A0, 090A1-00-00-OOIE0, 07600-00-00-051A0 Owner(s) of Record: SOUTHWOOD CHARLOTTESVILLE, LLC Date of Proffer Signature: 33.96 acres; TMP 90-1A (7.94 acres), TMP 76-51A (1.23 acres) to be rezoned from R-2 to NMD and TMP 90A1-IE (23.33 acres) which is to be rezoned from NMI) to NMD. Southwood Charlottesville LLC, is the owner (the "Owner") of Tax Map and Parcel Number 09000-00-00- OOIAO, 090A1-00-00-OOIE0, 07600-00-00-051AO (the "Property") which is the subject of rezoning application ZMA No. 2018-003, a project known as "Southwood Phase 1" (the "Project"). Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the Owner hereby voluntarily proffers the conditions listed below which shall be applied to the Property if it is rezoned to the zoning district identified above. These conditions are voluntarily proffered as a part of the requested rezoning and the Owner acknowledges that (1) the rezoning itself gives rise to the need for the conditions; and (2) such conditions have a reasonable relation to the rezoning requested. This proffer statement shall supersede and replace in all respects the proffer statements approved by the Board of Supervisors in connection with ZMA 2005-00017. Removal of Proffers and Amendment of Code of Development for Biscuit Run ZMA 2005-00017 included on Tax Map Parcel 090A1-00-00-OO1E0. All existing proffers associated with the Code of Development, applications, and Application Plan for ZMA 2005-00017 relating to Tax Map Parcel 090A1- 00-00-001EO are hereby removed and superseded by these proffers. Tax Map parcel 090A1-00-00-001E0 (along with parcels 09000-00-00-00 1 AO and 07600-00-005 1 AO) may comply with the application plan the Code of Development, entitled, "Southwood Phase I Neighborhood Model," dated February 20, 2018, last revised January 7, 2019. 2. Trails, Parks, Civic Spaces. a. Greenway Connections to Potential Adjacent County Parkland. At any time from approval of this rezoning application until the final certificate of occupancy is granted for Phase I, upon written request by Albemarle County, the Owner shall dedicate to the County, at no cost to the County and within six (6) months of the aforementioned written request, an easement, deed property within the 8.0 acre green space described in paragraph 2(b) to the County, and/or enter into an agreement with the County to provide a public trail connection between the Trail described in paragraph 2(b) below and any trail constructed by the County on abutting County property, TMP 09000-00-00-00500. The land under easement, associated trail connection, associated signage, and any associated structures shall be maintained in perpetuity by Albemarle County. b. Trail Network. The Owner shall establish a trail on the Property ("the Trail"), consistent with the County's design standards for a Class B type 1 primitive nature trail, within the 8.0 acre green space and amenity area shown and described as Block 1 on pages 4 and 6 of the Code of Development. The general Friday, July 5, 20197/5/2019 4:50:56 PM location of the Trail is shown on the Application Plan on page 7 of the Code of Development; however exact trail locations shall be determined by the Owner based on site conditions and the then - current uses of the green space and amenity area and in coordination with the County. Installation of the Trail shall commence concurrently with the site work for Blocks 3-8 and the entire Trail shall be substantially completed prior to issuance of the one hundredth (100') Permit for a dwelling within Blocks 3-8. The Trail shall be maintained by a property owners association established for Southwood. The public trail connection between the Trail and a potential, adjacent County trail network mentioned in paragraph I(a) shall be maintained by the County as described in section 2a above. c. Owner shall provide a pedestrian connection between the northern terminus of the trail within Block 2 to the existing natural trail along the northern edge of the Southwood Trailer Park. The trail may be provided as an enhanced sidewalk (minimum ten (10) foot wide) along the Phase I streets, a Class B type 2 pedestrian trail around the perimeter of Block 12, or, subject to agreement of VDOT and adjacent property owner, as a Class B type 2 pedestrian trail within the ROW along Old Lynchburg Road, to the public road reservation through TMP 76-51. The pedestrian improvements shall be constructed prior to the issuance of the 300`s Certificate of Occupancy in Phase 1. SOUTHWOOD CHARLOTTESVILLE, LLC, a Virginia limited liability company By: Dan Rosensweig, Manager COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Fax (434) 972-4126 August 2, 2019 Ms. Rush Otis Habitat for Humanity 919 W. Main St Charlottesville VA 22903 RE: ZMA201800003 Southwood Phase 1 Dear Ms. Otis, The Albemarle County Planning Commission, at its meeting on July 23, 2019, recommended approval for the reasons stated in the staff report by a vote of 6:1 (Riley nay), for the above -noted petition (ZMA201800003 Southwood Phase 1) to the Board of Supervisors. If you should have any questions or comments regarding the above noted action, please do not hesitate to contact me at (434) 296-5832. Sincerely, Megan Nedostup Principal Planner Planning Division Cc. Southwood Charlottesville LLC PO Box 7305 Charlottesville VA 22906 Habitat for Humanity of Greater Charlottesville/Southwood 919 W. Main St Charlottesville VA 22903 Albemarle County Planning Commission DRAFT Minutes July 23, 2019 The Albemarle County Planning Commission held a public hearing on Tuesday, July 23, 2019, at 6:00 p.m., at the County Office Building, Lane Auditorium, Second Floor, 401 McIntire Road, Charlottesville, Virginia. Members attending were Tim Keller, Chair; Julian Bivins, Vice -Chair; Daphne Spain; Jennie More; Pam Riley; Bruce Dotson; Karen Firehock; and Luis Carrazana, UVA representative. Other officials present were David Benish, Interim Director of Planning; Carolyn Shaffer, Clerk to Planning Commission; Greg Kamptner; Megan Nedostup; Stacey Pethia; and Andy Herrick. Call to Order and Establish Quorum Mr. Keller called the regular meeting to order at 6:01 p.m. and established a quorum. From the Public: Matters Not Listed for Public Hearing on the Agenda Mr. Keller noted that there was a translator present in the audience, who could come forward to the microphone as needed. A representative from Habitat for Humanity addressed the public and said that if Spanish translation was desired, to take a headset and translation would be provided. She then addressed the public in Spanish. Mr. Keller invited comment from the public on other matters not listed on the agenda. Hearing none, he then noted that it had been advertised that the public hearing on Southwood would be addressed first, and then a regular item dealing with housing policy. Mr. Keller said that in the final agenda, these items will be reversed. Mr. Keller asked for a motion that the Southwood item be addressed first. Mr. Bivins moved that the Southwood item occur first, in light of the number of people in attendance interested in Southwood, and to make the amendment to the Comprehensive Plan regarding housing the second item, as originally advertised. Ms. More seconded the motion, which passed by a vote of 7:0. Public Hearing Items ZMA201800003 Southwood Phase 1 Mr. Keller said that in the staff report, there were potentially two items for the Commission to vote on. He said that there would actually only be one item to vote on, which would be clarified by staff. He then asked for the staff report. Ms. Megan Nedostup, principal planner presenting the Southwood rezoning, said that she knew there would be a good amount of discussion and comments. She said that the staff report Albemarle County Planning Commission DRAFT Minutes July 23, 2019 1 contained an extensive, detailed analysis and that since the project has been discussed in previous work sessions, she would quickly provide an overview of the property's location, highlight the proposal and items that have been revised since the work session that took place on June 4, and provide staff factors (favorable and unfavorable) in order to provide ample time for questions. Ms. Nedostup said that the county attorney, Mr. Greg Kamptner, was also present to provide an overview of the performance agreement. She said that the housing planner, Ms. Stacey Pethia, along with transportation planner Mr. Kevin McDermott, and Adam Moore with VDOT, to answer questions as well. Ms. Nedostup said that the Southwood mobile home park was located along Old Lynchburg Road. She indicated to two maps — one an aerial photograph, and the other highlighting the parcels along with environmental features. Ms. Nedostup indicated to Old Lynchburg Road on the aerial photo, as well as to three parcels. She said that Biscuit Run Park is to the south and indicated to the Whittington subdivision located in the southwest, and to the Mosby Mountain subdivision which is directly across the street to the west. Ms. Nedostup said that the county office building was off the map and indicated northwards to where it would be located and said that Covenant School is located to the north as well. Ms. Nedostup said that the properties are mainly wooded and contain a number of environmental features, including streams. She indicated on the second map to Old Lynchburg Road and noted the stream buffer and flood plain, as well as managed and preserved steep slopes. Ms. Nedostup said that within the existing parcel are 341 existing mobile homes on what will be Phase II and indicated to this area on the map. She noted, however, that this area is not requested for rezoning at present time. Ms. Nedostup said that the proposal is to rezone 33.96 acres from R-2 Residential and Neighborhood Model District (NMD) to all NMD. She said that 450 maximum residential units and 50,000 square feet of nonresidential is proposed. Ms. Nedostup said that open space that contains trails, steep slopes, stream buffer, and flood plain are within Blocks 1 and 2. She indicated to a hatched area along an edge of the map, which is Block 1 and contains the steep slopes, floor plain, and stream buffers, as well as a trail to be located in this area. Ms. Nedostup said that there are trail buffers that go along the edge of the property line and along Old Lynchburg Road. She said that there are recreational areas (both active and passive) and neighborhood parks that are distributed across the rest of the blocks. Ms. Nedostup said that the Comprehensive Plan designates these parcels as Urban Density Residential, which is 6-34 units per acre, with a center designation at Hickory Street and Old Lynchburg Road. She said that the Master Plan states that the redevelopment of Southwood Mobile Home Park should be as a mixed -income, mixed -use community, and that a mixture of housing types for different income levels is expected. Ms. Nedostup said that a retail and/or services area should be provided for the neighborhood. Ms. Nedostup said that since the work session, the code of development and application plan was updated and reformatted. She presented a slide that shows that each character area is now its own block and indicated to a neighborhood center special area overlay that was added along Hickory Street within Blocks 11 and 12. Ms. Nedostup said that future phases of the development plan were added on page 5 and indicates in the code of development how the rest of Southwood might be developed if using the Albemarle County Planning Commission DRAFT Minutes July 23, 2019 2 same block types and intensity. She said that the greenspaces and amenities, including descriptions, are provided in the code of development on pages 15 and 16, and in total meet the requirements of the ordinance for size. Ms. Nedostup said that in addition to the changes within the code, the building height for blocks adjacent to Hickory Street was reduced from 65 feet to four stories (or 45 feet), and within the neighborhood center special overlay it was reduced to four stories (or 50 feet). She said that the building regulations table on page 13 has been updated to include Old Lynchburg Road, noting there was a question in the work session about whether the framework street and building regulations would apply to Old Lynchburg Road, and that they have been revised to apply. Ms. Nedostup said that in addition, since the last work session, the Board of Supervisors approved the performance agreement for Southwood on June 19. Ms. Nedostup said that the factor favorable staff found with the application are that the rezoning request is consistent with the recommendations within the Southern and Western Neighborhood Master Plan and Comprehensive Plan. She said that the rezoning is within the priority area of the Southern and Western Neighborhood Master Plan, and that the rezoning is consistent with the majority of applicable neighborhood model principles, provides affordable housing that meets the policy within the Comprehensive Plan. Ms. Nedostup said that the request allows for future connections with Biscuit Run Park, and the rezoning supports the county Board of Supervisors' strategic plan goal for revitalizing aging urban neighborhoods and is within an opportunity zone. Ms. Nedostup said that the unfavorable factors that were described in detail in the staff report are that the rezoning request will add additional students to Cale Elementary School, which is over capacity with no plans at present time for expansion, and it will add additional traffic to Old Lynchburg Road and 5`h Street Extended and impact existing intersections along the corridor. She said that improvements have been identified as high priority; however, funding has not been identified for those projects to date. Ms. Nedostup asked Mr. Kamptner to come forward to provide an overview of the performance agreement. Mr. Kamptner presented slides as well as a verbal presentation of the history of the project and how it has evolved into its present state in respect to the performance agreement. He said that in October 2016, the Board of Supervisors adopted its first resolution related to the project, identifying Southwood as a priority area and one of the county's designated development areas. Mr. Kamptner said that the project has also made its way into the Board of Supervisors' strategic plan, both for Fiscal Years 17 — 19 and FY 20 — FY 22 strategic plan as part of its objectives to revitalize aging urban neighborhoods. He said that the board recognizes in the strategic plan the desire to partner with Habitat for Humanity to redevelop the site. Mr. Kamptner explained the rationale as to why the board because involved with the project and to the county's collaboration with Habitat. He said that within the performance agreement, it notes that the county supports the construction of 75 Habitat -built or Habitat -funded affordable dwelling units within Phase I, with the possibility of an additional 80 ADUs being constructed in Phase I. Mr. Kamptner said that it also enables the redevelopment of a neighborhood that has been identified as having a concentration of sub -standard housing, through a non -displacement policy and by providing a mixed -use, mixed -residential development. Mr. Kamptner said that the county's involvement also includes partnering with those investing in Albemarle County Planning Commission DRAFT Minutes July 23, 2019 3 the project. He said that $94 million is estimated to be invested in Phase I, with the ultimate investment in Phase II and subsequent phases (totaling about $250 million). He said that the project would also achieve the Comprehensive Plan and strategic plan goals and objectives that are identified in the performance agreement. Mr. Kamptner said that the performance agreement goes to some length in laying out the various policies that the project supports, which was intentional as the project is important and is different than the way the county has done business in the past. He said that it hits on a number of the Board of Supervisors' Comprehensive Plan policies. Mr. Kamptner indicated to a slide, stating that the county would be making cash contributions and that the performance agreement lays out a number of milestones that Habitat will have to achieve before the funding begins. He said that first, there are a number of prerequisites to meet before any money is contributed by the county through the EDA, and that these prerequisites are intended to ensure that the county is satisfied, and that the project is financially viable. Mr. Kamptner said that a budget would be required as well as other documents and records to satisfy the county that the project is economically viable. He said that once this happens and the thresholds are met, there are cash contributions over a series of fiscal years totaling $1.8 million, if all the milestones are reached. Mr. Kamptner said that additionally, there will be synthetic tax increment financing. He explained that as the property starts to develop and the real property tax value on the land and the buildings increases, those taxes are collected by an agreement, the county will rebate funds of the real property tax collected in the amount of 100% of the tax collected in the first five years, then 50% in the five years following that, up to a total not to exceed $1.4 million. Mr. Kamptner said that the county's contribution under the performance agreement could be as much as $3.2 million in addition to the $675,000 that the county has already contributed to facilitate the project getting to its present state. He also said that $2.25 million in grants have been rewarded so far for the project. Mr. Kamptner said that there are also a number of clawbacks that are detailed in the performance agreement. He said that the reason for these is that this is the public's money, and the county wants to ensure that the community is receiving the value of the county's contribution. Mr. Kamptner said that the key milestone for Phase I is reaching 75 ADUs that are either Habitat - built or Habitat -contracted. He indicated on a slide and said that regarding the total of $1.8 million, $1.5 million is tied to milestones related to the 75 Habitat units, with an additional $300,000 contribution if another affordable housing developer is able to construct up to 80 or more ADUs in Phase 1. Mr. Kamptner offered to answer any questions and noted that the proposal was approved by the Board of Supervisors on June 19 and by the County Development Authority on July 16. Mr. Keller asked the commissioners if there were any questions. Hearing none, he opened the public hearing and invited the applicant to speak. Mr. Don Franco with Rod Bush and Gayle introduced himself and said that he was representing the design team for the Southwood project and for Habitat. He said that he had attended a prior Planning Commission meeting but that this was the first time he was attending in respect to this Albemarle County Planning Commission DRAFT Minutes July 23, 2019 4 project. Mr. Franco said that he has been involved for years on the project and based on the input received from the prior meeting, there were many technical aspects of the submittal. He said that Ms. Mandy and he became more involved in rewriting the code of development and making it easier to read by consolidating the information. Mr. Franco said that much of the plan is still the same, and the team has attempted to clear up some of the confusion over the various points that were not coming across as intended in previous presentations and submittals. He said that as Ms. Nedostup indicated earlier, there were substantial changes made, including a reduction in the height of the buildings, which had been a major factor. Mr. Franco said that one of the major changes made was moving to a finer grain layout of the blocks. He acknowledged there had been much discussion about whether Old Lynchburg Road should be a framework street and how to treat it, and that part of the confusion was that there are no buildings that will front onto Old Lynchburg Road. Mr. Franco said that a change made to make this more obvious was by making Block 2 its own block, and so nothing can be fronted onto Old Lynchburg Road. He said that there is a buffer of separation, and in addition to the 30-foot greenway or trail buffer, there is also setback from the area, which will help push buildings and infrastructure back and keep a rural feel for most of the road from Hickory and Old Lynchburg Road, south. Mr. Franco said that at the intersection itself, the Comp Plan is being followed and though the height of the buildings has been reduced, there is still anticipation for bigger buildings and that planning is being done for this. He said that there is currently a 50-foot height instead of 65 feet, and part of the reasoning and justification for this is when it presented before, perspective -wise, there was a focus on the height of 65 feet. Mr. Franco asked the Commission to think about the project in terms of the intensity and how the continuum should be changing across the development itself. He asked the Commission to keep in mind that 35 feet is a single-family detached house, and that when thinking about it in these terms, 65 feet is the height for zones R- 10 and R-15. Mr. Franco said that if the Comp Plan is calling for 6 to 34 units per acre, taller buildings should be expected there as the density desired to achieve. He said that looking at a height of 35 feet for a single-family detached house, and going to the center, the applicant felt that 50 feet is a good compromise to make the program work, but the additional height is needed to create that difference in intensity. Mr. Franco said that clarification has been made in regard to where development can take place and how it is being used. He said that one of the other concerns that came up at the last presentation was the active recreational space, and that there had been confusion as to what was being asked for. Mr. Franco said that across the board, there are requirements for active recreation and is translated into square feet and is flexible as to where it can be located. He said that in the table, Blocks 5, 6, 7, and 8 are grouped, and within this group, there are a number of different recreational amenities that can take place, ranging in 500 square feet to 2,000 square feet or more. Mr. Franco noted that planning is being done for square footage (not a tot lot) and this is being left open so that the community can do the programming for these items. He said that the requirements for code are being met for the recreational amenities. Mr. Franco said that the parking modifications are still in the plan and acknowledged the pushback received from the last presentation, most of which was associated with the reduction in the parking requirements for the multi -family area. He said that he did not hear anything about relocating some of the off -site parking. Mr. Franco said that the focus on the parking modification is that everything read literature -wise speaks to how properties are overparked these days, especially for multi -family, and that the use is coming down. He said that looking at ITE and at his work with Albemarle County Planning Commission DRAFT Minutes July 23, 2019 5 other apartment builders in town, there is a consensus of needing about 1.3 spaces per unit, as opposed to 2 spaces per unit being discussed and seen. Mr. Franco said that he believes the parking is appropriate and asked for the Commission's support on this before going to the Board of Supervisors but recognized that this is a topic that can be dealt with at the site plan level. He said that though it is not critical to solve immediately, it is critical because the desired density must be achieved on land that has many competing uses and referred to building heights, parking, open spaces, and amenities as factors. Mr. Franco said that these competing uses call for a reduction in unneeded parking and reiterated that 1.3 spaces per unit is the average need seen in the area, as opposed to 1.5 or 2 spaces per unit. He said that this is still being pursued within the document. Mr. Franco said that the neighborhood center is where the major focus is. He presented a picture to explain the center in the perspective of Old Lynchburg Road that included three different elevations or renderings. Mr. Franco indicated to what it would look like, working south, from the middle of Old Lynchburg Road looking onto the site. He said that there are new plantings there, along with a significant buffer that exists today and will continue to exist in the future. Mr. Franco said that with the buildings pushed back, they would be mostly out of view, except through a few tree openings and in some winter views. He said that the same was true for the entrance to Mosby Mountain — that it will be seen at the intersection, as the applicant sees is appropriate, and that Hickory Street is becoming the southern connector road and should not be hidden. Mr. Franco said that views have been reduced down to this single location and that the building is long against Hickory, with the short side being a bar building so that the facade or face towards Old Lynchburg Road is reduced as much as possible. He said that landscaping would be added in this area as well. Mr. Franco zoomed into the same view from a perspective of standing in Old Lynchburg Road across from the site. He indicated to dark lines that represent etchings of the buildings and said that height -wise, they are much smaller than the trees because of the distance at which they are pushed back. Mr. Franco presented another graphic and recalled that at the last presentation, one of the members of the community pointed out that using a reference would be nice. He explained the graphic is from the perspective of coming straight out of Mosby Mountain and indicated to a telephone pole that is 35 feet in height. Mr. Franco indicated to the sketching of the buildings versus the trees from Google Earth and said that most of the buildings are screened off because of the distance. Mr. Franco presented a picture of the main intersection and indicated to a yellow line he had added to represent the height of the 35-foot telephone pole as well as the height of a single-family detached house there. He said that perspective -wise, the building is 15 feet taller than this line but that it is not out of scale, stating that 50 feet is appropriate. Mr. Franco acknowledged that his time to speak was almost up, and that the Commission likely had many questions. Mr. Keller told Mr. Franco he could speak against once the Commission had heard from the public. Mr. Keller said that Mr. Bivins would lead the process of hearing from the public. Mr. Bivins said that there were 16 individuals who had signed up to speak but that this was not a Albemarle County Planning Commission DRAFT Minutes July 23, 2019 6 limit and not to worry if one's name had not made the list. He acknowledged a number of members of the public standing and told them that if they agree with a point that is being made to please raise their hands rather than standing. Mr. Bivins asked the public that because there is simultaneous translation going on to please annunciate when speaking, and also to try to speak slowly to give the translator time to pick up comments and relay them to the community. He explained the 3-minute time allotment per speaker and how the time signaling lights work. Mr. Bivins said that because of the number of speakers present, he would be utilizing hard stops. Mr. Sunshine Mathon, Executive Director of Piedmont Housing Alliance, introduced himself and said that he stands before the Commission as a resident of Albemarle County and as a committed advocate for low -wealth individuals and families throughout the area who serves to include their voices at the planning table. Mr. Mathon said that in recent years, the Charlottesville region has become a nationally - recognized epicenter of cutting -edge, resident -led redevelopment efforts by and with historically poor communities of color. He said that these transformational developments are recognized as exceptional and nationally significant as they are being planned on the community's terms. Mr. Mathon said that they honor and build upon the community members' aspirations for the community's needs and for their future. Mr. Mathon said that as an architect by training, and as an executive director by profession, and in his work with Friendship Court residents to co -design their future community, he could say with complete conviction that the resulting redevelopment plan at Friendship Court is profoundly better for this rare inclusion process. He said that not only does it reflect the residents' aspirations, but it also responds to the needs of the city and surrounding neighborhoods in thoughtful ways that enhance the civic infrastructure. Mr. Mathon said that this kind of process takes unconventional pathways, as with Southwood planning, and has untraditional responses to civic conundrums that requires embracing a different kind of wisdom that doesn't always "check the boxes" in expected ways. He said that at the same time, any such development must also align with the jurisdiction's comp plan, reflecting long-term strategic goals linked to growth, uses, and densities typologies. Mr. Mathon said that in all regards, reflected in the rezoning application, his professional opinion is that the Commission has in front of it an extraordinary plan. He said that not only is the overall plan reflective of the aspirations of the residents, as it should be, but upon review of the county's comp plan goals, he sees alignment at almost every level. Mr. Mathon said that regarding scale of density, it is in line with (and respectfully below) the future land use map designated 34 units per acre. He said that alignment with the goals can also be seen in the planned neighborhood center at the intersection of Hickory Street and Old Lynchburg Road; in the planned trail connections between Southwood, Biscuit Run, and ultimately the Rivanna Trail network; and in the task of the provision of affordable housing within a mixed -income development model which, in his professional experience and given the scale of the site, requires joint investment by non- profits, public jurisdictions, and private market rate builders to be both financially viable and civically balanced. Mr. Mathon said that the rezoning request, explicitly acknowledged by staff as consistent with the recommendations of the Neighborhoods Master Plan and the Comp Plan, does a remarkable job at addressing every guideline and goal in terms that also address residents' hopes for their futures. He noted that after reviewing staff commentary on the rezoning request, the only two factors unfavorable (impact on schools and added traffic) are truly unfavorable only if the county fails to follow through on its own self -determined long-range planning. Mr. Mathon said that the Albemarle County Planning Commission DRAFT Minutes July 23, 2019 7 Comp Plan itself calls for increased residential density in this region and, by definition, this directly translates to impact on schools and an increase in traffic. He said that the county cannot call for density and then say "no" when someone offers to fulfill on it. Mr. Mathon said that it is the responsibility of Albemarle County — not of Southwood residents — to fulfill its end of the Comp Plan bargain by addressing transportation and educational infrastructure that is consistent with its own Comp Plan goals. Mr. Mathon said that in closing, as an Albemarle County resident, he strongly supports the Southwood rezoning application because it demonstrates a future defined by the community itself and that further, as a design professional, he strongly supports the Southwood rezoning application based on its merits as a planning document. Mr. Bivins asked the public that if they are representing an organization, to state the organization and otherwise provide their addresses. Mr. Edgar Lara, a homeowner at The Woodlands of Charlottesville (which is less than a mile away from Southwood) said that he strongly supports the rezoning. He said that the construction and development of new homes is happening all around and wonders why there is so much opposition to development in Southwood, if there is as much opposition at other developments, and why this one stands out so much. Mr. Lara said that he believes there are many positive changes that the proposed development will bring, and is familiar with the Southwood community, its people and the development plans. He said that Charlottesville and Albemarle County are in desperate need of more affordable housing, and this is one of too few plans in process to begin addressing this. Mr. Lara said that he knows community members have contributed substantial efforts in deciding what the plan and the community will look like, and that these people, their families and their efforts, are what makes the Southwood community and its culture — not the trailers that currently exist. He said that the neighborhoods that propose the development have a desire to maximize the value of their investment, and that he doesn't believe the proposed changes will hurt their values. Mr. Lara said that he cares about property values too, and that he cares about the future of the community. He said that what is happening at Southwood is positive in many ways and that he wants them to succeed. Mr. Lara said that he hopes that everyone who can make decisions about the proposal can get behind it as well. Annie Stupp, a resident of the City of Charlottesville, stated that her husband is a native of Albemarle County and that they are looking for a home in the county to purchase. She said that though the search is difficult, she knows they will find one eventually. Ms. Stupp said that for too many people, however, there is no hope of finding a home to purchase, let alone rent, and that she strongly supports the rezoning of Southwood. Ms. Stupp said that the Southwood redevelopment project will keep a vibrant community intact, create affordable home ownership and rental opportunities, and bring much needed services that will benefit the entire population of the county. She said that it is also within the vision of the Comp Plan and furthers the county's affordable housing goals. Ms. Stupp said that in the Comp Plan, this area is designated as a development area and is Albemarle County Planning Commission DRAFT Minutes July 23, 2019 8 named as an urban neighborhood. She said that changing to Neighborhood Model District supports not just residential places, but places of worship, schools, etc. Ms. Stupp said that the rezoning would make public resources much more accessible to countless Albemarle County residents who are coming into Charlottesville along Old Lynchburg Road and is in the interest of the greater population. Ms. Stupp said that she was sure there would be folks speaking in support of affordable housing, in theory, but not in reality — not in their backyards. She said that some are concerned about Habitat selling parcels to for -profit developers. Ms. Stupp said that Southwood is intended to become a mixed -income community, however, and this means that market rate homes are critical to creating a diversity of residents and ensuring that as many affordable homes can be built using revenues from these sales. She said that if one doesn't have a problem with affordable housing, one should not have a problem with creating a mixed -income neighborhood that enables the financing to work. Ms. Stupp said that there are some concerns about aesthetics, and that some neighbors are concerned about vegetation, the heights of buildings, and the rural character of the neighborhood. She said that vegetation grows back, and that this area is not rural but is designated as urban in the Comp Plan. Ms. Stupp said that the difference in height from two to four stories, from 50 feet to 65 feet, should be negligible when considering that much needed housing and resources are being provided with only moderately increased intensity. She said that she hears that people are concerned about the view while driving along Old Lynchburg Road for about two minutes. Ms. Stupp said that it has been very convenient for many neighbors to pretend that Southwood doesn't exist, acknowledging that it has been hidden behind trees for so long but that it is just as an important part of the community as every surrounding neighborhood, including the much more affluent ones. She said that many Southwood residents have lived in the neighborhood for 50 or more years, are pillars of the community, and have worked incredibly hard to design a beautiful neighborhood and chose to place the intensity along Old Lynchburg Road, where it belongs. Ms. Stupp said that they are choosing to build Phase I in a place where no one currently lives, so no one would be displaced, and that this is an example of putting the greater good of the community above one's own self -interests. Ms. Stupp said that the area has an affordable housing crisis that has been made worse by fear of change, fear of density, and fear of people who are different. She said that today, there is a chance to make history, and the Commission has a chance to make history. Ms. Stupp said that one cannot say they support affordable housing without supporting the density, zoning, and financing that makes it possible. She asked that the Commission puts the interest of 1,500 hardworking, close-knit Southwood community members and the interest of the entire population above the interest from a few. Mr. Keir Zander, Vice President of the Community Investment Collaborative (a local non-profit that supports under-resourced entrepreneurs), said that two years ago when Habitat launched their community -led planning process, the CIC started hearing significant interest from Southwood residents for small business support. He said that in the past two years, the CIC has discovered that, like so many immigrant communities across the region, Southwood is made up of an incredible entrepreneurial energy, with more than 80 small businesses currently owned by Southwood residents and dozens more potential entrepreneurs with the passion and skills to be a small business owner. Mr. Zander said that these people wonder if they have the resources in order to be competitive. Albemarle County Planning Commission DRAFT Minutes July 23, 2019 9 Mr. Zander said that for residents of Southwood, their business not only represents the possibility of social mobility, but the desire to live in a community where the small businesses of their neighbors are represented, visible, and are supported by their neighborhood. He said that residents feel that one of the details that makes a community their own is the representation of Latino businesses within their neighborhoods. Mr. Zander said that one of the major barriers these businesses face is access to convenient and affordable commercial spaces. He said that across Charlottesville and Albemarle County, retail vacancy is less than 3%, meaning that extremely few spaces are convenient to this community and that the spaces are currently available have significantly inflated prices. Mr. Zander said that many of the businesses that currently exist in Southwood rely on the patronage of their fellow residents. He said that the pricing of the commercial spaces located in Albemarle County forces residents to consider locating their businesses outside of the county where, unfortunately, there may not be as much demand for their goods and services. Mr. Zander said that the Southwood rezoning request helps the community support these small businesses. He said that a building height of four floors enables the developer to put desperately needed commercial spaces on the ground floor. Mr. Zander said that these commercial spaces will offer affordable incubation space for small business owners, reducing a significant barrier to business viability. He said that additionally, the location of these commercial spaces will benefit the overall community as a whole and offer a walkable destination for Southwood residents to shop, dine, and access amenities, and supports a complete vision of what a thriving community means — not just affordable housing, but also economic opportunity. Mr. Zander said that the community -led planning process that has led the project to this point is a tremendous achievement. He said that across the region, it is consistently heard that a significant concern for residents is access to affordable housing and the opportunity for economic mobility. Mr. Zander said that this rezoning proposal is how both are delivered to the community, and that it is essential that Habitat be able to partner with market rate developers in order to subsidize the cost of land development. He said that this partnership funds the engineering of roads and infrastructure of sewer and water management which, in turn, allows Habitat to offer 0% interest mortgages to Southwood residents. Ms. Martha Smythe, a resident of Charlottesville, said that she is interested in the whole issue of affordable housing. She said that when she first learned of the Southwood plan about a year ago, she was blown away by the community' involvement and desire to not just make the housing better than trailers, but to offer a range of benefits to the community and neighbors in regard to retail and services areas. Ms. Smythe said that she feels that a run-down trailer park — which is how the neighborhood has been characterized in some of the writings and reports she has read — and the urban issue it represents cannot be at any advantage to the property values of nearby communities, neighborhoods, developments, and homeowner associations. She said that what is being planned and offered here improves those values for the other neighborhoods, as it will be a lovely community that offers not only services, but a beautiful neighborhood once completed. Ms. Smythe said that she supported the points made by Mr. Mathon, Mr. Lara, Ms. Stupp, and Mr. Zander and was impressed by the way the plan meets the goals of the community plan, master plan, and addresses strategic issues. She said that it is a thorough job that has been done, and Albemarle County Planning Commission DRAFT Minutes July 23, 2019 10 the negotiations and adjustments that have been heard so far are typical of the attitude that the people involved with this proposal have towards the future. Mr. Aaron Winston, an organizer with Showing Up for Racial Justice (SURJ) Charlottesville and a member of the Charlottesville Low Income Housing Coalition, urged the commissioners to pass the proposal as written. He said that it is an important and needed avenue for tackling the affordable housing crisis the region is facing over Charlottesville, Albemarle County and the region and that the county's data backs this up. Mr. Winston said that the need for deep affordability for folks making 30% or less of an area median income expands well out into the urban ring and beyond into the county, and that Southwood is one of the biggest concentrations of existing deeply affordable housing stock. He said that the project, as it is written, is a good way to ensure that the affordability will continue into the future. Mr. Winston said that he feels the numbers laid out in the report show that this is a workable project, and that the financing is sound, as written. He said that the mixed -income, mixed -use model is one of the best ways to ensure that the affordability is "baked in" and that it extends down into parts of the income spectrum that are not serviced by LIHTC or other affordable housing models. Mr. Winston said that he wanted to underscore the fact that many of the criticisms of the project are coming from a place of insidious classism and racism. He said that when communities that are majority -white and majority -affluent are dictating the terms that community made up most of people of color and working-class individuals, one must ask what the motivations are and why the values and interests of certain members of certain communities overcome the needs and values of more vulnerable members of the community. Mr. Winston said that when these criticisms are seen, one must ask whose side they are on and urged the Commission, if in doubt, to err on the side of members of the community who are most vulnerable and have the most to lose — and gain — from the project. Mr. Bivins asked the public to please refrain from clapping. Ms. Elaina Cleveland, a Habitat owner at the Wickham Pond neighborhood, stated how Habitat has changed her life. She said that she has a 14-year-old son and before Habitat, they used to spend all their money on rent. Ms. Cleveland said that their lives have changed completely, that the neighborhood is wonderful, and that there was no way they could have afforded a home there if it was not for Habitat. Mr. Steve Onstork, a resident of Albemarle County whose property borders Mountain Valley and Mosby Mountain, said that his office is at the end of 51h Street at West Main Street. He said that 51h Street and Old Lynchburg Road acts as his family's "main street," as they shop and commute on 51h Street and it is "home" to them. Mr. Onstork said that rather than listing all the boxes the project checks that had already been listed, he would speak to a perspective that the Commission has a great opportunity to reflect and respect all the time the Board, Planning Commission staff, and community have investment into all the county ordinances and initiatives. He said that the Commission has a chance to reflect and respect all the time the Southwood community and Habitat have invested into the initiative and the time the planning staff investment in reviewing the project. Mr. Onstork said that since 51h Street is his "Main Street," he is excited that Southwood will have Albemarle County Planning Commission DRAFT Minutes July 23, 2019 11 a front door on 511 Street. He said that the project and its commercial center, welcomes Southwood to Albemarle County and wishes it the best. Mr. Onstork said that Hickory Street and Old Lynchburg Road are important to him because it is his "Main Street' and that he is excited for a center that will have businesses, restaurants, and shops that are locally owned. He said that he is far more excited about this project than he ever was about 5th Street Station. Mr. Onstork said that if there is a traffic problem on 5th Street, one knows where to point. Mr. Onstork said that the Commission has an opportunity to do something great, and that is to approve the project, bring it forward as proposed, and be part of a great addition to Albemarle County. Mr. Overton McGee said that he no longer works for Charlottesville Habitat but was Executive Director when Habitat bought Southwood in 2007 and is delighted to see the proposal. He pointed out how consistent the plans for Southwood have been over the years, explaining that Southwood was already part of the county's designated growth area when it began to be assessed in 2006. Mr. McGee said that at that point, Habitat began discussing with county officials the possibility of redeveloping Southwood to a mixed -income, mixed -use development that would include affordable housing. He said that for the current residents, many of whom are long-time residents, the plan was always for it to be mixed -use and mixed -income, with a wide range of incomes. Mr. McGee said that the plan Habitat discussed with county officials in 2006 was 900 units plus commercial space, with some units to be built by Habitat and some by private builders. He said that the lots to be sold to private builders would help pay for the affordable units that would be sold or rented to the current residents. Mr. McGee said that Ms. Minor, who owned Southwood, sold it to Habitat because of this plan. He said that because it was in the county designated growth area, other developers were interested in buying Southwood and having it rezoned to a higher density. Mr. McGee said that Ms. Minor sold it to Habitat because they had a plan to prevent the displacement of current residents. Mr. McGee said that after Habitat bought Southwood, Albemarle County revised the Comp Plan to show Southwood as appropriate for mixed -use and mixed -income (up to 900 units). He said that at present, Habitat is applying for a 700-unit mixed -income development, which he hopes the Commission will approve. Mr. McGee said that Southwood residents are already neighbors and approving this will help them create a stronger neighborhood. Ms. Estephanie Lopez said that she was speaking on behalf of her mother, Ms. Fernandez. She started by telling the Commission about a dream her mother has for her family that she longs for and brings her happiness, as it will provide a better future for her children. Ms. Lopez said that the dream is to give them a place where they feel comfortable and safe to develop healthy and happy. She said that so far, she feels as if this dream is about to be achieved with the help of Habitat and all the help that has been done to help the homes for which sufficient permission from the county must be attained. Ms. Lopez said that having a decent place as a home would bless their lives with tranquility and unity among neighbors —tranquility because her children and others would have a place to grow, and unity because as neighbors, there would be connected that has united them through working together on the project. Ms. Lopez said that recently, the community has worked to carry out the redevelopment at Southwood, which has consisted of many hours of neighborhood planning, attending meetings Albemarle County Planning Commission DRAFT Minutes July 23, 2019 12 with designers and engineers, inviting neighbors and working on whatever is needed to achieve the results they are looking for. Ms. Lopez thanked the Commission for its attention and expressed hope that their efforts would persuade them to approve the Southwood development project that will help the community meet its goals. Mr. Jordan Leahy, an Albemarle County resident and homeowner on Oak Hill Drive in the neighborhood adjacent to Southwood, spoke in support of the Southwood redevelopment plan and the community's efforts to create and implement an effective and inclusive plan and strategy for its project. He said that he also wanted to address some of the concerns expressed by the nearby Mosby Mountain Community Association (MMCA). Mr. Leahy said that while he appreciates the MMCA's articulated concern with third -party profiting exploitation, it seems evident that MMCA's primary desires are that the neighbors at Southwood are neither seen, nor heard. He said that the MMCA's letter dated May 29 literally requests that the construction be blocked by a visual barrier ("build the wall"). Mr. Leahy said that it seems suspicious to him that their central concern has to do with the sensory changes to the neighborhood, and that in their July 20 letter, they note their worry related to the change to the "look and feel of our locale," noting that one of the primary changes would be that residents of Southwood would live markedly and visibly closer to Mosby Mountain. He said that this line of argument seems highly suspect. Mr. Leahy said that relatedly, having grown up on a dairy farm, he knows what "BS" smells like. Mr. Leahy said that MMCA had also noted traffic concerns regarding Old Lynchburg Road and the police presence necessary to facilitate traffic flow during rush hour. He said that he uses this intersection each day to venture anywhere beyond the neighborhood, especially during weekday rush hour and can clarify that the police presence there is to assist with student arrival and drop- off at the Covenant School (located off of Hickory Street). Mr. Leahy said that law enforcement is not present at other times and that he has never seen them outside the Convene ant School's academic calendar. He said that if traffic and economic exploitation are concerns, he would ask how many MMCA folks were pushing back when it was announced that there was a Starbucks going in just south of 5th Street Station. Mr. Leahy said that the MMCA couches its concerns in language that purports to be supportive of the Southwood residence and community, but that is an expression of a colonial's mindset. He said that this is how well -intention white folks perpetuate systemic white supremacy. Mr. Leahy said that the neighbors in Southwood and their community predate Mosby Mountain and the other subdivisions that the MMCA mentions. He said that the plans were well -developed and curated by the residents alongside their architects and engineers and that they know the plans, understand them, and their work and craft in them should be respected. Ms. Jennifer Flores said that she was reading a statement on behalf of Gui Alvarado. "My name is Gui Alvarado. I have lived in Southwood for more than 20 years. I arrived in Southwood before Habitat bought the trailer park, and I have seen all the changes that have happened over the years. We want to live in a place that is clean, safe, and peaceful. When I came here with my young boys, they attended the schools of Cale, Walton, and Monticello. My youngest son had amazing help from the Boys and Girls Club. He was the first Hispanic child to attend the club. For the entire community, the Boys and Girls Club was essential for the children's growth. "The re -urbanization is very important to us but most of all, for our children. We are a hardworking community who follows the laws of this country, such as paying taxes. We like living in Southwood Albemarle County Planning Commission DRAFT Minutes July 23, 2019 13 because it's close to the best schools in the area. The location is good because we are close to the stores, to the highway, and at the same time we are not within the city limits. We are close to our jobs, and we now have public transportation. 'We are very happy and excited for the urbanization because we need better streets, lighting, and a better drainage system. We have a very old system. There is also no good signal for internet or cable, and it can't be improved because of how old the system is. "The most important thing is the water and the drainage. It is a necessity and it needs to be replaced. It is very uncomfortable to live like this. I share a septic tank with my neighbors, and it is not nice. We do not move to another place because we do not have the money to pay rent. "Something else that is dangerous is living in the middle of a forest. Although it is very pretty and healthy, it is a huge danger every time there is a storm. We fear that a tree — or even in the best case scenario, a branch — will fall on top of our trailers. "When you don't have these problems, you don't understand how it is to live with these dangers and discomforts. Only the people who live in Southwood know our needs. We want a safer place to live as well as more services. Because Southwood is an old trailer park, it is no longer functional. "We also know that we have to sacrifice something in order to obtain the money for such an expensive project. Though land along Old Lynchburg Road has always been vacant, so that the sale does not affect us, but instead it helps us to construct these economic homes. We as a community know what it's like to have to make sacrifices in order to obtain something — we do it every day. 'We look for solutions to make our community to look better. We know our plans for re - urbanization well because we have worked for more than two years to create them together. We met every week for this. These are not the plans of one sole person, but of the community as a whole. It was a lot of work in the beginning, but we adapted, and we learned how to work together. "If you would like, you can come to Southwood and we can show you, step by step, how we came to this great plan. Of course, the architects helped us and that's how we learned, but we all put in effort. We would like for you to help us to keep ongoing with the urbanization. Thank you." Mr. Ken Garrison of Wood Singleton Lane, representing the Mosby Mountain Homeowners Association, said that in contrary to some of the statements, the association is totally in support of the Southwood progress. He said that the association believes that progress is being made with the communication with Habitat, and he wanted to make comments to where this might go one step farther to make a good project great. Mr. Garrison said that the Commission has a challenge in that when it asks for density, it gets offsetting problems. He noted these have already been mentioned in the staff report, including the overcrowding at Cale Elementary, and that there would have to be a way to figure out how to deal with this. Mr. Garrison said that there is traffic coming onto Old Lynchburg Road, and there has be a funding stream and a project to deal with that. Mr. Garrison said that as he watched the power go out on Sunday night, that is at the back end of the power grid and at some point, the power grid will need to be updated as more communities Albemarle County Planning Commission DRAFT Minutes July 23, 2019 14 are added to the area. Mr. Garrison said that from the 35-foot-tall telephone pole perspective, which is useful, it is interesting that this is exactly where the front edge of the building is being planned when he walked the property with Habitat. He said that it is up close to the street and will tower over since the trees are going to be cleaned out. Mr. Garrison noted that while there is conversation about putting plantings on a 30-foot trail buffer, there is a limitation of what can be planted in a 30-foot buffer, so only 10 feet of vegetation would be achieved. He revisited Ms. Firehock's comment from the previous meeting that two stories are a more appropriate level and would fit better within the community, and that the tree structure should try to be achieved to fit within the look and feel. Mr. Garrison thanked the Commission and expressed appreciation for their difficult decision to make. Mr. Andres Pacheco, who is new to the Southwood neighborhood, said that when he heard this project would happen, he was very excited about it. He said that this is a great project, and great for the neighborhood and city. Mr. Pacheco said that the county doesn't only need this project, but more like it. He said that this type of projects needs to be in the city, the county, and everywhere. He said that they need to also be placed closer to public transportation. Mr. Pacheco said that he wanted to challenge the Commission to do more — to consider that this alone will not solve all problems, but that more of these projects are needed. He said that projects like this should happen everywhere, and that he wants everyone to work hard for that. Mr. Pacheco said that he supported the density, mixed -use, and mixed -income. He said that there is one point that he doesn't yet understand, and that is what is pushing the design team to put the four-story building so close to the street. Mr. Pacheco said that he would challenge them to work creatively to increase the density but give themselves a way to scale the building back better from the street. He said that there are ways to do this while increasing the density. Mr. Pacheco said that he wants the project to move forward, and that if a creative solution cannot be achieved to do this, that the Commission should approve the project to proceed. He said that he wants the project should be done right for the neighborhood and the rest of the city, and that more of this should be done so that one single project doesn't carry all the stress and challenges. Mr. Pacheco thanked everyone and said that the project is the right thing to do. Mr. Brian Hammill with the Mosby Mountain Community Association echoed the sentiments of Mr. Pacheco and Mr. Garrison that while the MMCA is in full support of the project, they do have concerns with the infrastructure in the area. He said that, as stated earlier, this may be a county problem, but without knowing what the plans are to address it, the MMCA is concerned. Mr. Preston Miller, a resident of Mosby Mountain, said that though some of the residents had concerns at the beginning of the project regarding preserving the rural nature of the Old Lynchburg Road entrance corridor, they believe the plan is acceptable and preserves this nature. He said that having a setback and foliage for screening of the buildings is good, and that the community center should really be at the center of the community instead of at its edge. Mr. Miller said that he believes all the commercial buildings should be in the center of the community. He said that looking at development now, that's where the buildings are, such as the Boys and Girls Club. Mr. Miller said that the center is also where the parks for the residents and their children to congregate should be located, rather than on the edge. He said that adopting these points into the plan would be good and will help the community and the people of Southwood. Albemarle County Planning Commission DRAFT Minutes July 23, 2019 15 Mr. Bivins invited anyone who was not on the list to come forward to speak, if they wished. He also expressed thanks to the county's facilities people for opening the back of the auditorium to allow more space for the public and encouraged applause from the public for the county's facilities department. Mr. Luis Oyola, a resident of Old Lynchburg Road and a neighbor of Southwood, introduced himself as an organizer with the Legal Aid Justice Center, but said that he would be speaking on a personal capacity. He said that he submitted a letter to the Commission about a month and a half ago. Mr. Oyola said that he is in support of the redevelopment as proposed by Habitat for the Neighborhood Model District with the placement of the commercial building as planned, adding that he trusts the process. He said that there is a worthwhile aesthetic comparison, for those who are concerned about the aesthetics, on the stretch between the 1-64 exit and Shadwell roughly to Glenmore, which is a very wealthy country club neighborhood which he feels is relatively comparable to Mosby Mountain. Mr. Oyola said that along this stretch, one can see a mix of all sorts of uses, such as commercial businesses, a quarry, a gas station, cow pastures. He said that as far as he knows, the Glenmore residents are living just fine with all of the mixed use along the way to their residence. Mr. Oyola said that he had new affordable housing in his backyard where he lives on Old Lynchburg Road and said that he has been fine with it being literally in his backyard, and proud that Albemarle County is able to provide this housing in light of all the people being pushed out of Charlottesville. He said that one must admit that the city is simply growing that way, and it is a matter of whether or not the county wants the growth to happen responsibly. Mr. Oyola said that it's very rare that residents come out this hard in support of redevelopment as opposed to against it. He said that this must be honored and that Habitat's processes to include the residents must be recognized, and that this process should be nourished, adding that other developers should take note as the Charlottesville metro area continues to grow into Albemarle County. Mr. Morgan Butler with the Southern Environmental Law Center (SELC) said that as a number of the speakers had already noted, there are many positive aspects of the proposal and that one of the most impressive, in his opinion, was the involvement of the current Southwood residents in its design. He said that based on the input of the residents who are involved with the design process, it seems as though the proposal reflects so much of their input and was designed with their needs and desires in mind. Mr. Butler said that the SELC would like to commend the team — the Habitat team, as well as the resident design team — for their hard work and what has been brought before the Commission. He noted, however, that there are a few areas in which the SELC believes additional clarity would be beneficial, with one major area being the use of the greenspace on the site. Mr. Butler said that the code of development notes that it is important to the resident community that the streams and other natural features that surround much of the site be preserved and honored. He said that the design proposes to do that by designating Blocks 1 and 2 along the perimeter of the site as greenspace but added that the code of development notes that utilities will need to be located in stream buffers and built across steep slopes. Mr. Butler added that storm water facilities are shown in both greenspace blocks in the concept Albemarle County Planning Commission DRAFT Minutes July 23, 2019 16 stormwater plan. He referred to the table of non-residential uses on page 11 of the code of development, which shows various other uses allowed in Blocks 1 and 2 by -right, including electric and gas lines, wireless service facilities, and farmers markets which could be a fine use for greenspace, but could also include large new structures and land disturbances that can run counter to the idea of minimizing environmental impacts. Mr. Butler referred to Table 7 on page 15 of the code of development and said that it is also confusing in this regard. He said that it indicates that roughly 2 acres of Block 1 will be preserved, and that close to 6 acres of that same block will be conserved. Mr. Butler said that Block 2 is similarly divided between preservation and conservation, yet there is no indication in the code of development as to how those terms differ from each other or what they mean in the context in the COD. Mr. Butler said that the SELC is not suggesting that a trail is the only disturbance that should be allowed in Blocks 1 and 2, but they are concerned that the COD leaves an open question about just what can and will be built in the greenspace, begging the question of whether the greenspace will embody the importance that the residents place in preserving and honoring the site's sensitive ecological zones. He said that the COD needs to be clarified in this respect so that commitments and expectations are clear. Mr. Butler said that these clarifications shouldn't require major changes or stall this positive project but that they are important to nailing down key environmental commitments and demonstrating that affordable housing can be built in the development areas and protect the sensitive environmental resources in those areas at the same time. Ms. Donna Gasapo (a resident of Sherwood Manor, off of 51h Street and Old Lynchburg Road, about a mile or less from Southwood) said that she has lived in the Charlottesville area for almost 25 years and was previously a resident of the City of Charlottesville. She said that she has been very involved with the Public Housing Association of Residents and has watched how residents in public housing created their positive vision plan for the redevelopment of their communities. Ms. Gasapo said that having a chance to see the Southwood community do something similar is exciting. Ms. Gasapo said that she hopes the county doesn't make the same mistake the city did in pushing back so much on a plan that has been developed by directly -impacted community members. She said that the hopes the Commission helps the community to push their plan forward. Ms. Gasapo said that it is a beautiful and visionary plan and should be a model for how other low-income communities get to drive their redevelopment and have the opportunity to make decisions about their communities, their goals, and their neighbors. Ms. Gasapo reiterated that she has lived in the area for a long time and said that one of her favorite places to go is Walnut Creek. She said that she's driven up and down Old Lynchburg Road to get to Walnut Creek for many years, and that the stretch of road has changed so much in the past 25 years. Ms. Gasapo said that she hasn't seen the kind of pushback for the development that's happen there as she has seen for the Southwood development, and that the Commission should consider the kind of racism and classism involved that other speakers had mentioned earlier. Mr. Bivins asked if there was anyone else from the public who did not sign up to speak but would like to. Mr. Gerardo Martinez said that (through a translator) that as a Southwood resident, it is very Albemarle County Planning Commission DRAFT Minutes July 23, 2019 17 important for the project to happen. He said that the Commission was responsible to understand that the residents work very hard and have contributed very much to the development of this community. Mr. Martinez said that in this world, there are many rich people, people with some money, and people with little money, and poor people. He said that everyone has the right to have dignified housing to live in. Mr. Martinez said that at the recent wedding of the English prince and Megan Markle, he was reminded of a story of someone who said that, "It's not important the color of your skin (red, pink, or green). We are all human beings, and our blood is all red." Mr. Bivins asked if anyone else from the public wanted to come forward. Ms. Guadalupe Manuel -Flores said that she supported the Southwood redevelopment. She said that she wanted to speak about she and her family. Ms. Manuel -Flores said that she is the oldest child, with two younger sisters, and that they live with their mother and father in Southwood. She said that she's lived in Southwood as long as she could remember, and that she and her sisters are members of the Boys and Girls Club, where they have met all their friends who have also become their family. Ms. Manuel -Flores said that she has worked closely with the plans for redevelopment for her community, and that she and the community acknowledge the struggles and difficulties that can come up with this large project. She says the community is all for it and they will figure it out together, along the way. Ms. Manuel -Flores said that this has been done together, as a community, and that she hoped the Commission would approve the Southwood redevelopment. Mr. James Pierce, CEO of the Boys and Girls Club of Central Virginia, expressed the club's support of the Southwood community, of Habitat of Greater Charlottesville, and for the redevelopment proposal. He said that there was no better partner in redevelopment than the Southwood community and Habitat of Greater Charlottesville. Mr. Pierce said that the families that lives in Charlottesville area model of collaborative and innovation and that he has seen enough 5K races, cookouts, and community soccer games to know firsthand. He asked if the county wouldn't like to see more of these qualities (collaboration and innovation) in the community. Mr. Pierce said that there was a chance here to include, rather than to exclude, and that he votes for the former. He said that at every turn, Habitat and the residents of Southwood have made the Boys and Girls Clubs welcome, and he hopes they have returned the favor to thousands of kids over the years. Mr. Pierce said that he knows that when the Southwood community flourishes, he is convinced the county will flourish to an even greater degree. Ms. Rose Glasco said that she is one of the oldest members of the Southwood community and has lived there for over 40 years. She said that she and her fellow neighbors have worked very hard over the past 2-2.5 years coming up with the redevelopment plan, and that she knows more about slopes and grades and roads than she had ever cared to. Ms. Glasco said that she is looking forward to the Commission approving the request because she would love to go somewhere that is safe, explaining that anytime there is a storm and that the winds are estimated at 40 mph or more, she and her daughter are afraid. She said that the trees in the neighborhood are very old and though beautiful, are rotten. Ms. Glasco said that a limb fell on her house during the last storm on Sunday with the winds being so high. Albemarle County Planning Commission DRAFT Minutes July 23, 2019 18 Ms. Glasco said that there has been discussion about affordable housing for Southwood residents, but noted that it is not only for Southwood, but for anyone in Charlottesville in Albemarle who wants to be able to afford a house. She was reminded of a verse from a song that said that, "We're closer than we think we are," and expressed her hope that the Commission would help them get even closer. Mr. Keller asked for the applicant to once again come forward and finish where he had left off, as well as respond to the public if he wished. Mr. Franco said that he wanted to answer some of the questions that had been heard from the Commission at the last presentation. He presented a drawing and recalled a question from the last presentation, as well as from the past weeks, about how the project would happen — the plan, the concept, and how the phases fold in. Mr. Franco said that frankly that much of this is up in the air, and it has been hard to nail down and present solid information to the Commission. Mr. Franco referred back to the drawing and said that he feels it represents what the project will look like coming into the future and what the plan is. He indicated to Phase I on the drawing and to the remainder of Southwood and said that similarly to the way Phase I is developing, where Block 5 is described as the "village," the indicated area was primarily where the replacement housing would occur and where the site planning would be done by the residents as they move in. Mr. Franco said that the affordable housing would "bleed into" the other blocks, but this was the main focus. Mr. Franco said that the main focus in the future blocks will be the center blocks as well, and that in all likelihood, the next blocks or phases to develop will be two phases which he indicated to on the drawing. He acknowledged there were questions the last time about "failing infrastructure" and what that meant and explained that this refers to the water and sewer and the septic fields that are there. Mr. Franco said that everything to the south of Hickory Street is on septic fields and that they are failing. He said that there are currently issues with septic waters coming up out of the ground in certain places, with water being consistent, and with the infrastructure for it. Mr. Franco said that the decision that needed to be made whether to invest in this infrastructure or to redevelop and explained that the decision was to redevelop because making an investment in the infrastructure would still comprise of multimillion -dollar investments but wouldn't fix the housing and drainage issues, nor would it create the mixed income community. He said that in terms of the failing infrastructure and the need to redevelop, this is one of the reasons why. Mr. Franco said that the drawing shows that the general concept will have market rate units on the outside of the community, with the recognition that those are standard development neighborhood lots that the market rate buyer would embrace. He said that the internal areas would be more programmed by the residents at a site plan level. Mr. Franco indicated to an intersection on the drawing where he said that the center would spread across initially. He indicated to the taller buildings, and to dots that represent special locations (e.g. special tree, special gathering locations). Mr. Franco explained that those special locations would be incorporated into the planning in future phases. Mr. Franco noted on the drawing how the greenspaces work together. He reiterated that the general idea is that the residents would program each additional phase and, as such, some of the core roads such as Hickory and Bitternut are there, but much of the planning as far as what the Albemarle County Planning Commission DRAFT Minutes July 23, 2019 19 project will look and feel like is still up in the air Mr. Franco said that this hopefully addresses some of the Commission's concerns as to how this works into the adjacent phases. He said that the comments heard earlier from some of the speakers dealt with the heights of the buildings, and that one thing to point out is the stepback that occurs in the design standards for the neighborhood center. Mr. Franco said that in order to get to the 50-foot height, there will be a stepback, resulting in seeing three stories from Old Lynchburg Road, and stepped back is where the four stories would be visible, coming out of the ground. He said that this is very important, as the height is going to be there. Mr. Franco said that he knows this would not completely address the concerns of the neighbors, who he noted have been great to work with and he has had open discussions with. He said that the solution the project leans towards at this point is that, with recognition the neighbors will probably see the buildings at that location, a position on the ARB would be offered to the neighbors which would help them look at and vet the architecture of the buildings. Mr. Franco said that he felt this was a good solution and is similar to what the county has done in the past by engaging the concerned parties and stakeholders. Mr. Franco said that the phases had been discussed and, as far as to how it all would happen, it would be a sort of "leapfrog" process where the green fields are being used to start with. He indicated on the drawing to where residents would go in the first phase and noted there are 75 families committed to the first cohort. Mr. Franco said that this would open up about 75 opportunities within the park and give Habitat the opportunity to do some rearranging of people to open up the next area to develop. He indicated on the drawing to where the area would likely be but noted that this depends on where the 75 families would live and what other people would come into the area. Mr. Franco indicated to the next phase to develop, once there is consolidation, and that holes would come up to develop into the next area each time. He said that this would go in a stepped process in order to create openings because non -displacement (especially non - displacement outside the project) is very important to the community and to Habitat. Mr. Franco said that the question has come up about funding would work. He said that the important thing to walk away with is that it's a great opportunity. Mr. Franco said that the county has made a $3.2 million investment and at this point in time, this is rolling over into a $16 million cash drive that is bringing outside monies (state and federal) into the community to help pay for and make this project work. He said that this is something to consider, as with the goal of affordable housing, there are challenges present with infrastructure and other factors, and that to avoid paying for it all out of pocket, these are great opportunities for getting outside money to come in. Mr. Keller asked if the commissioners had questions for the applicant. Mr. Dotson said that the speaker from Mosby Mountain showed some images using the telephone pole and recalled that Mr. Franco had also shown some images. He asked Mr. Franco if he could compare while either reaching the same conclusions or different conclusions. Mr. Franco said that they are reaching the same conclusion that the pole, being 35 feet tall, would result in potentially seeing 15 feet of the building. He said that it is difficult to describe because it depends on where one is standing there and noted that there is the stepback. Mr. Franco said that they have been able to get a picture from the road and then draw it up, and that the intersection has been more difficult. He reminded the Commission of the offer to put Mosby Albemarle County Planning Commission DRAFT Minutes July 23, 2019 20 Mountain residents on the ARB as a member of the ARB as they will see the building Mr. Franco said that berming it would be difficult in maintaining the pedestrian trails and that it wouldn't add much value other than adjacent to the building in the beginning. He said that after that, existing trees would be disturbed and that trees in the buffer that are 65 to 75 feet in height would potentially be removed, and that he would hate to remove these trees just to create a berm and plant trees on top. Mr. Dotson said that he wanted to understand the building setbacks from the diagram presented. He asked about the black dashed line, wondering if the trail was inside or outside of the line. Mr. Franco replied that the black dashed line is the property line and that the trail is located on the inside of the line. Mr. Dotson said that this was 30 feet and, as he read the code of development, asked if the minimum building setback would be an additional 20 feet. Mr. Franco said that this is correct within Blocks 9, 10, 11, and 12, with the exception of the very first piece on Hickory Street. He said that the applicant is trying to allow the entrance to be seen for the first 120 to 130 feet to allow just this portion of the buildings to be seen, and that the setback has been eliminated in this special zone. Mr. Dotson said that upon reading the diagram (which he gathered was not necessarily a promise but a possibility), he wondered if the buildings would be set back even further than the parking. Mr. Franco said that this is correct, and that pushing the buildings back further from the parking to reduce the height was part of the layout of changes made in the plan to date. He said that this is why the buildings are not visible past the main entrance on Hickory Street. Mr. Dotson asked if this was a promise or a possibility. Mr. Franco said that this was a possibility and it is the current plan, and that if there needed to be a way found to make this more of a promise, the applicant is open to doing this. He said that this could be done as a proffer as opposed to rewriting the code. Ms. More mentioned that one of the speakers had comments about greenspace that goes along the stream, and then referenced the table of greenspace and amenity requirements by block. She said that she understands that there is concern about preserving the streams and there is ability to have trails located there. Ms. More asked if Mr. Franco could speak to the disturbance that could happen to supply utilities and what specifically is and isn't allowed in those spaces. Mr. Franco said that at this point, Mr. Butler had correctly identified the uses that were allowed. He clarified that preservation was on top of the preserved slopes, and that conservation applies to the other items. Mr. Franco said that if development was to take place, there are some flat areas in the stream buffer areas that are semi -wooded or not wooded. He cited these flat areas as opportunities for additional play fields and the like, and that any disturbances there would require additional mitigation plans and that this is a normal process that is allowed. Mr. Franco said that there are places that the designing resident planner identified there as potential ballfields or a farmer's market. He said that the main sewer that serves this area is in Albemarle County Planning Commission DRAFT Minutes July 23, 2019 21 the flood plain of Biscuit Run and the perimeter streams. Mr. Franco said that they will have to go through the conservation areas and potentially the preservation areas to get to the sewer mains, and that this would have to occur in the future. Ms. More said that she understands the flexibility and the way the greenspace wants to be programmed and acknowledged that one or more soccer fields may want to be put in but didn't see them on the drawing. She said that, while recognizing this is conceptual, she wanted to ensure that the early adopters who have put time into the process actualize themselves and where these fields, which are important to the community, would be located. Mr. Franco replied that there is a possibility for mini soccer fields and that they would not all need to be full-sized. He said that one of the commitments made was, standing on the boulevards the first internal road and Hickory Street looking north at Block 12, a 6,500-square-foot area has been reserved there for community space and currently, it is being talked about as a mini soccer field area and a place for open play. Mr. Franco said that the others will be in Block 5 and that there is a significant amount of open space called for (about 4,500 square feet). He said that this could be done in chunks, but it is supposed to be done in chunks no smaller than 500 square feet. Mr. Franco said that they want to try to create some things that are not soccer fields so that there can be other activities there. He said that the residents have the ability to program this in when they do the site plan and that they would be doing the site plan in Block 5. Mr. Franco said that the commitment will come as the code requires this space. Mr. Franco presented an example of what the 6,500 square feet of community space would look like that includes a plaza. He indicated to a large building in Block 12 and to the right of it, the Block 11 neighborhood center. Mr. Franco said that the center will be bound on both sides of Hickory Street, with the open space at the intersection holding down one of the corners there. Ms. More asked if this example was conceptual. Mr. Franco replied that it is conceptual, but that within Block 12 it will be there. He said that it is described in the code of development for active use and noted that it is not completely fuzzy and must be there. Ms. More asked if Blocks 8 through 12, are mixed -use areas (with the exception of the neighborhood center special area) or if they are specifically commercial. Mr. Franco replied yes, that it is all mixed use and that primarily, the larger commercial (which is considered mixed use) will occur in the two large buildings, especially the one to the north, in Block 12. He said that the floor plate (14,000 square feet) is slightly bigger than the commitment for the incubator space (10,000 square feet). Mr. Franco said that this is primarily where residential would be seen, and that they wanted the height on the south side to provide for this opportunity in the future for those buildings but that primarily, this would be a residential building. He said that they wanted the entrances to be balanced, and the heights and characteristics of the building to be consistent on both sides. Ms. More clarified that the intent of her question was to ensure that in the areas that are the densest in nature, there are greenspaces. She said that in Blocks 9 through 11, she could only see tiny green strips, though there has been importance stressed on having greenspaces. Ms. More said that it is nice, especially with younger kids in the area, for them to come right out and have greenspaces by the buildings and that she wished she could see more of this. She said that Albemarle County Planning Commission DRAFT Minutes July 23, 2019 22 she understands this is only a concept, however, and that this was more of a comment rather than a question to elaborate on. Ms. Firehock said that the report is very thorough, and she wanted to ask about the rehousing options. She said that Attachment F "Residential Anti -Displacement and Relocation Assistance Plan" refers to the promise of non -displacement for all residents of the 341 homes that participated in the registration process, and finding facilitated, healthy rehousing options. Ms. Firehock asked if she was correct in reading that Habitat would be doing everything it could to find something the residents could afford to live in, but that they could not actually promise to find them a house but only to provide those opportunities. Mr. Franco said that it is more complicated than this, and that it is spelled out in more detail in the performance agreement with the Board of Supervisors. He said that the commitment is to rehouse people, and where it gets confusing is that it is difficult to explain how it will all occur because the plan has not yet been developed, and Phase I is in green fields. Mr. Franco added that, when looking at the project in total, it is a 12 to 15-year project and during this time period, there will be financial coaching with the residents there to help prepare them to leave their current trailers and be able to ideally either purchase a Habitat home or go up to market rate. He said that it would be individualized, and that there is a requirement at the federal level with some of the federal money coming in that there will be a plan when the project comes to the phase where this will be spelled out on a resident by resident basis. Mr. Keller said that staff was present to clarify. Ms. Firehock said that she did read this agreement with the board and asked staff to clarify. She said that the understanding given to her by county staff was that currently, the rehousing plan applies only to the next phase, and doesn't apply to all the 341 homes. Ms. Firehock said that it talks about the residents only affected by the first phase. Ms. Stacey Pethia, housing planner for the county, said that it is unclear at this time if any residents will be impacted by the infrastructure work, though the plan is not to have anyone move. She said that the infrastructure work in Phase I is being funded with a federal community block grant, and that this money requires a relocation plan for anyone who may be impacted. Ms. Firehock asked if this meant anyone who would be displaced by the construction. Ms. Pethia said that this is correct, and that she has spoken to Habitat, who is currently working through this. She said that this plan will need to be submitted to DHCD by October 31 for approval. Ms. Pethia said that she would be meeting with Habitat in the following week to read through the first draft. She said that there would need to be a relocation for each and every family that may be impacted by the work. Ms. Pethia said that any federal dollars that come through in future phases will require the same thing, and this first phase is where Habitat gets the plan down pat. She said that speaking with Habitat, they understand there will need to be, through the performance agreement, a relocation plan for every family moving forward. Ms. Pethia said that these plans were coming, but that they were not ready at the moment. Ms. Firehock said that she understands this but as she is reading it, it only seems to refer to the potential homes on the edge. Ms. Pethia said that this is correct Albemarle County Planning Commission DRAFT Minutes July 23, 2019 23 Ms. Firehock said that there are 11 potential homes Ms. Pethia said that this is potential. Ms. Firehock said that it is confusing for everyone that while there is talk about housing relocation assistance, coaching, and facilitation, there is no guarantee that the residents of all 341 homes would be relocated. She said that she has another question for the applicant in terms of a clause dealing with the development being a changing one, and that residents moving in understand what they're getting. Ms. Firehock said that the clause states that "anyone purchasing a trailer after January 31, 2014 has been notified that they have moved into... after the initiation of redevelopment, will not be guaranteed facilitated rehousing in the future." She asked if this scenario applies to a few households and wondered how many people this affects. Mr. Dan Rosensweig, President and CEO of Habitat, said that this has changed, because the deeper understanding of federal requirements is that even people who have come since that time will be promised the exact same thing as the people who have been there for longer. He said that future phases will be subject to exactly the same federal requirements as the ones they are subject to in Phase I. Mr. Rosensweig said that there will be a family by family plan consisting of a checklist of about 25 items that guarantees people will be rehoused. He said that their plan is to provide opportunities for people on site, though residents cannot be forced to if they do not want to. Ms. Firehock agreed and said that she understood Mr. Bivins asked to view the envisioned plan again. He indicated to an area that is presently the neighborhood center special where he assumed that on one side, there will be an apartment or high-rise building, and that on the right-hand side, there would be office space. Mr. Franco asked for clarification as to which area Mr. Bivins was referring to. Mr. Bivins said that he was specifically looking at the salmon color, or the line that the plan identifies as "Neighborhood Center Special," and asked if there was an expectation that the same height of four stories and 50 feet, along with the setbacks, would run all the way down to this area. Mr. Franco said that he didn't think the expectation was that this would occur, but that they wanted to make a provision for it to occur if that is what the residents wanted to have happen. He said that it makes sense to have that intersection framed consistently, and that in all likelihood, it would be more residential than it would be non-residential. Mr. Franco indicated to a block that would likely end up with a LIHTC and being set aside for two years for LIHTC. He said that it could move over into that piece as well to give it the density and unit count it needs to be successful, and that the height requirement would be there to not necessarily accommodate non-residential, but to accommodate the LIHTC. Mr. Bivins asked if when Mr. Franco said that "move over," if this meant "expands," and if the multi -unit building that appears on the concept plan would not be moved below. Mr. Franco said that they are not talking about relocating the buildings but extending the programming south. Albemarle County Planning Commission DRAFT Minutes July 23, 2019 24 Mr. Bivins asked if this meant there would be additional multi -family housing Mr. Franco said that it meant there would be taller multi -family housing. Mr. Bivins said that when Mr. Franco spoke earlier about the buildings facing on Road 1A as opposed to entering them from Old Lynchburg Road, and then looking at the plan on page 13 of 21 of the code of development which names the "Neighborhood Center Special," it refers to straight -facing building length. He asked if this was referring to Hickory Street or to Road 1A. Mr. Franco said that this refers to Hickory Street. Mr. Bivins said that going back up to the front setback, if this was referring to Hickory Street or to Old Lynchburg Road. Mr. Franco replied that Old Lynchburg Road comes in from five blocks down and indicated to a long block with text in it, which says, "Zero minimum, no max." He said that this is the trail buffer setback. Mr. Franco said that throughout the rest of the blocks (9 through 12), there is an additional 20 feet from the property that occurs, but in the trail buffer setback, it is the 30-foot minimum depth, or width, of Block 2. Mr. Bivins asked for clarification about the "front setback" and what street this is referring to. Mr. Franco said that it is a front setback from Hickory Street. Mr. Bivins asked if Hickory Street is serving as a "front door," even though one is coming in on Road 1 A. Mr. Franco said that yes, that it is relegated parking and the front door will face onto Hickory Street, with minimal parking located on Hickory Street. He said that both of the parking areas are internal to the block and that there will be entrances and the main entry will be internal to Blocks 11 and 12, with front doors opening up to the Hickory Street direction. Mr. Franco added that this will give it a street presence, as it is Neighborhood Model. Mr. Bivins said that he understood and that he would later address another point Mr. Dotson said that he wanted to clarify an earlier statement about Block 5 being the first village development. He said that if he understood in terms of the open and active space, there were concerns about where this was to be provided and that there isn't a site plan yet that gets specific on it, but that there would be an opportunity to work with the community to better develop and define those amenities. Mr. Dotson said that currently, there is simply square footage allocated. He asked Mr. Franco to talk about the process by which the applicant will work with the community and how the spaces will develop. Mr. Dotson said that the only places he could see the active spaces are by Block 12, which several blocks away from the development and that traffic would be moving through it. He said that it would hopefully grow to be a busy intersection with future development, and he wondered about the strategy of placing that active activity (such as ball fields) in a potentially unsafe area and what the logic was as to placing those fields there rather than closer to Block 5. Mr. Franco replied that Block 5 will have its own requirements in regard to active spaces. Albemarle County Planning Commission DRAFT Minutes July 23, 2019 25 Mr. Dotson said that part of his question was about the process and how the community engages in identifying those opportunities, and if they are aware. Mr. Franco said that if approved, they will be aware as this is part of the code of development. He said that there will be a requirement at site plan level to provide about 4,500 square feet in that block or area. Mr. Franco said that this would be one of the constraints given to the resident design team and the designers working with them of how to program this and where to put it within the community. He said that they will be told up front that they will need to provide that certain amount of space. Mr. Dotson said that he didn't see anything in that block that was dedicated as "Active." He said that there are setback and greenspace and wondered if the 4,500 square feet was inclusive of those setbacks, which are needed anyway, and how much of that could actually be active. Mr. Bruce Wardell, part of the design team, said that on page 15 of the code of development, there is a 7.0 greenspace and amenity requirements by block. He indicated to the various blocks on the left side and coming down are the various allowances that have been made as minimum recreational amenities and civic space for each of those areas. Mr. Wardell said that specifically for Block 5, there is 500 square feet of a neighborhood park. Mr. Franco said that specifically, it's a matter of looking at the bigger development that is being developed as a site plan. He said that this is how the rules are applied and if they did nothing in that space in terms of active space, they would be subject to providing a certain amount of space by section for 4-16. Mr. Franco said that they have requirements for how much space will be there, and that the plan has been broadened out to say that in Blocks 5 through 7, there will be 500 square foot; 2,000 square foot; and 1,300 linear feet of trail. Mr. Dotson asked if this was within Block 5 and if they were combining multiple blocks to get to the 4,500 square feet. Mr. Franco replied yes and said that one of the reasons to do this is to potentially pick an outside block (such as Block 7) and choose to consolidate the block and put the ballfield there as a central amenity instead of internal to Block 5. He said that either way, it will end up close and accessible as all of Block 5 will be usable and engaged by the entire community. Mr. Dotson said that 500 square feet would be located in the indicated area. Mr. Franco replied no and said that Blocks 5 through 8 should be read together. He said that this is something that needs to be clarified on the plan. Mr. Dotson said that this was his point, that he reads it as 500 square feet. He asked if Block 5 is being developed as the initial block, how do community members know they have an opportunity of 4,500 square feet, explaining that if they put 4,500 square feet in Block 5, they would not be able to achieve the density of housing there. Mr. Franco said that some of the density would flow out into other parcels. Mr. Dotson confirmed this and asked if there isn't an intent to develop them at the same time. Albemarle County Planning Commission DRAFT Minutes July 23, 2019 26 Mr. Franco said that this is what he was trying to say, and that he would explain in a different way. He said that Blocks V through VIII would come in as a single plan, whether that is a subdivision or a single site plan. Mr. Dotson asked to verify if this would include Blocks 5, 6, 7, and 8. Mr. Franco said that this is correct, and that he sees Blocks 1, 3, and 4 coming in as subdivision or site plan. He said that these groups of blocks can be seen as spacing and for the front pieces, it will likely be Blocks 2, 9, 10, and 11 coming in at one time, and Block 12 as a separate submittal. Mr. Franco said that this would total four submittals when they get to the technical plans and that this has been banded across so that there will be a certain amount of square footage in each band. He said that this would ensure it is all within the areas usable for the residents and close by. Mr. Dotson asked county staff if this was their understanding of how the site plan would be reviewed. Ms. Nedostup said that this is correct, and as a point of reference, she had gone into the GIS and measured the existing informal soccer field, which is about 500 square feet. Mr. Dotson thanked Mr. Franco and said that these are important things to clarify as the project moves forward in the site plan submission, adding that there are opportunities to create meaningful active spaces for a large community. Mr. Wardell said that he wanted to answer a previous question that had been asked about how the residents will be involved in the site planning. He said that there has been a series of workshops set up over the next 2.5 to 3 months through which the residents who have identified themselves as being interested and committed to being in the first develop will participate in the workshops as the project goes through the site planning. Mr. Wardell said that these workshops would identify housing typologies, parking strategies, open space strategies, trails, and sidewalks. He said that the residents, along the with civil engineer and design team, will be working together over the next 8 to 10 weeks. Mr. Wardell said that regarding the existing soccer field being very small, it was designed, built, and managed by the residents and is an intensely used space. Mr. Wardell said that this is the size of soccer field that is very easy for neighborhood pickup games and that a Darden Towe Park sized field is not needed in the neighborhood but rather, a smaller space for a few kids to kick a ball. He said that looking at the neighborhood center, the basketball courts are popular soccer fields. Mr. Wardell said that when discussing spaces in the neighborhood, there must be an understanding of the texture, scale, and size of the neighborhood when superimposing the ideas of how big the amenities ought to be, and that these are defined by the residents themselves. Ms. Spain said that her colleagues have already addressed many of the concerns. She said that she taught Planning History for many years, and asked Mr. Rosensweig if he would speak to the Sunrise development, while acknowledging that the scale of the proposed project is much larger than Sunrise. Ms. Spain asked for information regarding the mix of Habitat homes, affordable homes, and market rate homes, and how Habitat proceeded to transform the mobile home park into what it is now in the city. Albemarle County Planning Commission DRAFT Minutes July 23, 2019 27 Mr. Rosensweig said that the strategy was fairly similar to what is being used with the Southwood proposal, that there was an opportunity to move a couple trailers that could move across a hard edge (the existing road) so that the trailer park stayed intact and functional while the other side was redeveloped. He said that the replacement housing was developed on the other side, as were new Habitat family homes and market rate housing. Mr. Rosensweig said that once that first phase was done, people were able to move to where they had been to the new phase, and then new affordable housing was created there. He said that the total units in Sunrise is about 70, and there is some flexibility and a baseline of affordable, with promised or proffered life estate to all of the people there. Mr. Rosensweig said that they promised a number of deeply affordable units and Habitat units, and there was also flexibility because they wanted to see how the neighborhood changed over time. He said that there have been five incidents of residents passing away where their units were sold as condos to Habitat partner families. Ms. Spain asked if in this instance at Sunrise, they were keeping the affordable units affordable. Mr. Rosensweig replied yes and said that they were extending the affordability period to 40 years, which had originally been proffered as 12 years. Ms. Spain asked if this was the general plan for Southwood. Mr. Rosensweig said that their hope is that while they cannot force anyone to purchase a home, they want to work with every resident and give them an opportunity to purchase a home for likely less than what they are paying now when factoring in pad rental, trailer rental or mortgage in some cases, and high utility costs. He said that for other residents, they will be looking into multiplicity of deeply affordable options and where this impacts the code of development is in the flexible use structure, which is a new definition for an ADU created in consultation with the county staff which during its lifecycle could be an affordable rental. Mr. Rosensweig said that presently at Southwood, there are multiple families in some of the trailers or multiple family units, and that this provides breathing room by creating an affordable accessory dwelling unit that will be income - and deed -restricted affordable for a minimum of 10 years if rented to a Southwood resident. He added that during the lifecycle of the building, it could also be a home occupation and is a flexible use structure that could change as the family's situation changes. Ms. Spain asked how long the affordability of unit would be guaranteed. Mr. Rosensweig said that in the performance agreement, this was stated as a minimum of 10 years, but that this can be set differently. He said that the desire is to sell the units at a deeply discounted and subsidized price to a Southwood family who would buy the main home (and also a flexible use structure), but in exchange for the subsidy they must agree to rent it on a deed - restricted, affordable basis to Southwood residents. Mr. Rosensweig said that there aren't many affordable housing options that work, and that most affordable housing options are LIHTC. He said that LIHTC is a program through the Treasury that tends to end up being affordable to people at about 80% of their median income (sometimes 60%). Mr. Rosensweig said that they did a survey of the residents and found that only three families will qualify for LIHTC properties, and so Habitat is committed to doing deeply affordable housing themselves. He said that's the reason for flexibility in housing typology throughout Block A, explaining that if smaller condo units are built, they will hold and rent some of those. Ms. Riley said that the Commission appreciated the additional information provided in the June work session. She said that her major concern, and likely one of many of her colleagues, is if the Albemarle County Planning Commission DRAFT Minutes July 23, 2019 28 community will be affordable for the residents that are there now. Ms. Riley asked how many will be able to afford to buy, how many will need to rent, and what is the true plan for making this possible for the residents. She said that it would be helpful for her to have more information, recalling that there were three data sets provided to the Commission about the families — one in 2013, which she thought should be disregarded as "current;" one in 2019, which she asked for explanation on as far as to how the data was gathered and how statistically relevant it is; and a data set of the early adopters. Ms. Riley said that it seems that if at least the early adopters were characterized, she wondered what percentage of them would be able to afford a home versus how many will need rental housing. She asked out of the 75 home ownership units in Phase I, how many of them might be acquired by early adopters. Mr. Rosensweig said that right now in the first model village, there are 31 families participating in the site planning process, and that 28 of these families intend to be homeowners. He said that based on the income verification collected so far as well as some self -reported information, Habitat believes that each of the 28 families can afford to be homeowners, which leaves three families. Mr. Rosensweig said that of the three remaining families, he was unsure as to how many were choosing to rent or how many cannot qualify. Ms. Molly McCumber, Community Engagement Coordinator for the Southwood neighborhood, said that she has been involved in many of the financial appointments with families. She said that there are 31 families and of those families, 28 said that they are interested in buying and that based on the financial appointments, would qualify to buy were they to apply today. Ms. McCumber said that of the other three families, one is considering renting by choice, and two were renting in deeply affordable rentals because their incomes were not enough to purchase. Mr. Rosensweig said that there are about 17 to 18 families of the 31 who intend to purchase at a typology that allows for a flexible use structure, and that this group would be met with to determine if there would be at least three interested in a building a flexible use structure that will provide rental housing for the other three families in the cohort. He said that if not, Habitat would likely build three rentals and rent them affordably simply because this is not the kind of scale that can be built or sold to a third party. Ms. Riley said that originally, the Commission was told there were 52 families in the early adopter's group and asked if there were now 31. Mr. Rosensweig replied no and said that there 92 families who have now stepped forward and requested to be part of the first phase. He said that in the performance agreement, there was a minimum of 75 Habitat units promised in the first phase, and that he was delighted there are 92 and that Habitat will have room to build for the people interested in the first phase. Mr. Rosensweig said that what people have been asked to do is identify themselves in smaller villages, essentially allowing them to choose their "teams" as to who they would like to plan with and live with in sub - neighborhoods. He said that the first group planning a sub -neighborhood consists of the 31 families, but that there are two more cohorts of approximately the same size who will do the same for Village 2 and Village 3 as part of the first phase. Ms. Riley said that she was still challenged with trying to understand, looking at the data, why 72% of the families are below 50% of the AMI, and 51% are below 30%. She said that she was not under the impression that either by choice or by affordability, many of these families would be able to purchase and that ultimately, she questioned how rentals would be guaranteed in Phase I not just for early adopters, but for the bulk of families there who may not ever be able to afford Albemarle County Planning Commission DRAFT Minutes July 23, 2019 29 to buy Mr. Rosensweig replied that Habitat subsidizes and sells homes to families below 30% of their median income. He said that 25% is the lowest they accept, and that some of the families in the early cohorts may be at 21.2% of their median income. Mr. Rosensweig said that Habitat's job in the next year or so is to work with these families one on one to bring them up to 25% so they meet the underwriting standards. He said that this is Habitat's subsidy and that they raise their subsidy. Mr. Rosensweig said that Habitat is the provider in the area that provides the deepest affordability other than public housing and Friendship Court. Ms. Riley said that she was trying to receive acknowledgment that there would be a percentage of families who would rent, either by choice or by necessity. She asked what the number of families or percentage would be. Mr. Rosensweig replied that the percentage of the first group is 3 out of 31. Ms. Riley said that she meant overall out of the 341 families because ultimately, she recognizes that the rezoning is about Phase I and that they are only responsible through the CDBG funding to be accountable for the relocation of the families in Phase I, but that for the Commission, this is the beginning of a long-term process where they don't want to see any of the families displaced, as Habitat doesn't want to either. Ms. Riley said that the Commission is looking at the long-term plan of the actual rehousing needs for these families and if the outparcel is sold to an outside developer that is responsible for the Low Income Housing Tax Credit units that would house the lowest income families that need rentals, how Habitat would be held accountable for this or how the Commission would know that this would come to fruition. Mr. Rosensweig said that the Low -Income Housing Tax Credit was largely in deference to the county's and the Commission's request to look for creative ways to get more below 80% of area median income housing in the first phase. He said that they discounted Block 12 and have an agreement with the builder, and an agreement that flows through the performance agreement to only sell Block 12 to a LIHTC developer for two years. Mr. Rosensweig said that they discounted the land and will build 80 LIHTC units on Block 12 as well as provide a minimum of five years of rent-free commercial space for business incubation so that the "downtown" neighborhood center would be for businesses owned by Southwood residents. He said that to be clear, this is to provide more affordable housing to suit the regional need and is not intended for Southwood families. Mr. Rosensweig said that only three Southwood families qualified for this. He said that the affordable component will be built through the flexible use structure or by creating rental apartments as part of the buildout as to suit the needs and desires of the residents of Southwood. Ms. Riley asked if three of the 31 families would be the only families to qualify for that housing, or if there would be additional families that would qualify once extrapolating this across the 341 total families there. Mr. Rosensweig replied no and apologized for not being clear. He said that three families that currently live at Southwood would qualify for LIHTC rentals. Mr. Rosensweig said that there are three families of the 31 families that are part of the first village that either want or can only qualify for rentals. He said that 28 of the 31 families that are in the process right now of designing the first neighborhood will qualify to purchase. Mr. Rosensweig said that if being asked to extrapolate this, all he has are a couple of data points, and that these could be extrapolated to say maybe 9 or 10 in the first phase will be rentals. He said that Habitat would like to see this happen through Albemarle County Planning Commission DRAFT Minutes July 23, 2019 30 the flexible use structure, though they cannot force another Habitat family to buy a home and also rent a flexible use structure. Mr. Rosensweig said that if 9 families choose not to do this, Habitat will build rental apartments and rent them affordably. Ms. McCumber said that long term, it is difficult to know this data because families are trying to decide what they can afford and what they need. She said that many people in Southwood don't necessarily know where they will be, especially the ones not in the first phase. Ms. McCumber said that folks outside of Phase I want to see what happens first to give them a better idea of what they can plan for their families. She said that in terms of collecting the financial data, Habitat will be working with each family on their financial situation, noting that each family is very different. Ms. McCumber said that many people who need deeply affordable units are in different types of situations — some are seniors, some are families — and that there isn't one single solution that will fit for everyone. She said that this is why flexibility is desired in working with the families, to ensure that Habitat is giving them something that they want as opposed to something Habitat decides they will fit into. Ms. Riley said that this was very helpful, and that this is the first time she has understood that the Low -Income Housing Tax Credit project talked about in the special area was not intended for the residents and that it would be serving other families. She said that this is good clarification and is appreciated. Mr. Keller asked if there were any other questions for the applicant before closing the public hearing. Hearing none, he closed the public hearing and announced there would be a five-minute break. After the break, the meeting resumed. Mr. Keller said that if staff speaks to the applicant for details, this will be the process rather than the Commission having a dialogue with the applicant. Mr. Dotson had a comment and additional information about something stated int eh staff report, under Factors Unfavorable. He said that the statement about Cale Elementary is true, but there is more to it than what is in the report, and he wanted to provide additional information for better understanding. Mr. Dotson said that as the report is written, it says, "The rezoning request will add additional students to Cale Elementary, which is over capacity." He said that this is true, that it is over capacity by 13 students and that compared to some of the other county schools that are over capacity, this is a small to moderate amount. Mr. Dotson continued to read the staff report, which stated, "...for no plans for expansion for additional students." He said that in one sense this is true, and in another it is not. Mr. Dotson said that the reason he knows this is because he also serves on the County School Division Long Range Planning Advisory Committee and that on July 11, the committee made their report and recommendations to the Board of Education. Mr. Dotson said that in regard to the plans for the school, the report said that, "...Cale expansion and site improvements." He said that the issue is how the word "expansion" can be interpreted. Mr. Dotson the proposal said that, "The project funds expansion and site improvements to support the current student population at Cale Elementary. The project expands the cafeteria" (which Mr. Dotson noted is a major problem at Cale and the committee spend a lot of time discussing) "and adds four classrooms, a music and art classroom, for a total of 8,800 square feet. Site improvements include additional parking and enhanced outdoor learning spaces and playgrounds, and removal of the mobile units" (which Mr. Dotson noted would be 4 units). He said that these are the plans recommended to the Board of Education and that among other recommended projects, this one ranks 6 out of 10 and would Albemarle County Planning Commission DRAFT Minutes July 23, 2019 31 cost $5.4 million. Mr. Dotson noted that while there are plans, they are not funded. He in August, the Board of Education is meeting to decide its priorities and knows that Cale has problems. Mr. Dotson suggested that people who are concerned about the overcapacity at Cale should turn out to that meeting in much of the same way they did at the present meeting to voice their concerns. Mr. Dotson added that Cale is the second largest elementary school in the county, and the Board of Education has opinions about what is too large for an elementary school, which Cale is nearing to in size. He said that the site is nearly maxed out, and there isn't room to add significantly to it. Mr. Dotson said that the idea, longer term, is to study alternatives, perhaps a new school. He said that county land is located not far from there that people are considering for different uses. Mr. Dotson said that there is also a study being done about the middle schools, and Walton is particular because if it had three grades and the upper grades from Cale were transferred there, this would just about solve the needs. He said that recommended is a study of all the middle schools, which may become part of the Cale solution in a somewhat longer term. Mr. Dotson said that while there are no plans for expansion in the near future, there are plans for addressing that unfavorable factor. Ms. More said that she has been back and forth about making the unfavorable factors and appreciated Mr. Dotson's clarification. She said that existing traffic concerns in the area (number 7 on the list of priorities in transportation) and that one of the first speakers said that the county is asking to have this growth and density, and that staff has to acknowledge what is happening with the schools and infrastructure. Ms. More said that she understands they have to acknowledge this. She said that she is very impressed with everything that has gone into the project and the time dedicated to it and is sure they will be a part of how the project moves forward. Ms. More said that every staff report the Commission receives is put up against the Comprehensive Plan and they check off the boxes to see if the goals are met. She said that what is being seen more and more is that there are infrastructure issues, and that her comments are not specific to the Southwood proposal but that more generally speaking, while she isn't suggesting that developers should pay for the burden, what is being seen is the impact of the collective when the Commission approves rezoning. Ms. More said that there are goals highlighted in the same Comprehensive Plan that says the county wants the growth but also promises continued funding of capital improvements and infrastructure and provide a higher level of service to the development area. She said that she believes the county is falling behind in this and that while she doesn't have a solution, it must become part of the greater conversation, moving forward. Ms. More said that it needs to be a discussion between the Commission and the board, the reporting with schools, and with long-range transportation. She said that these are concerns that, when the county decided to have the growth management policy (which she believes in), people were concerned many years ago that keeping up infrastructure would be a problem. Ms. More said that it's not a matter of whether a development creates more traffic on a road, but that the county needs to come together about infrastructure (much in the way they are discussing how to handle the affordable housing policy) and determine how to move forward. She said that many of the people living in these areas have intersections that do not function properly, and that she wasn't suggesting this had anything to do with Southwood. Ms. More said that she thinks Southwood's plan is solid, but the unfavorable factors indicate that the county needs to get ahead of the problem, as she feels they are beginning to drown in it. Ms. Firehock said that she wrote out some comments during the meeting, which clarified she did Albemarle County Planning Commission DRAFT Minutes July 23, 2019 32 not prepare ahead of time and that she did listen to everyone who spoke. She said that she would quickly read through the different points. Ms. Firehock read her comments, which said that, "Affordable Housing has been used as the rational for the dense development being proposed along Old Lynchburg Road. The argument made by Habitat for Humanity is that they need to maximize revenue for development on the remainder of the site. The community is 341 households of which 75 will possibly have a home in the first development section. This is only a fraction of those displaced. Habitat for Humanity (HABITAT) in their described plan will 'facilitate' others finding housing but does not guarantee it. "A review of Attachment E shows that 80 percent of randomly sampled residents have income that is less than 50% of the Area Median Income (AMI). Of that 80 percent, 51% have income less than 30% of the AMI. The arguments that these residents can afford the offered prices for homeownership are not believable to me. "80 affordable apartments are proposed, but not guaranteed, and rely on federal tax credits being offered twice by the federal government to a third party that is not HABITAT. This is not proffered and is thus unenforceable. It is also not promised to be offered to current Southwood Residents as stated during tonight's public hearing. 'While this plan provides some affordable housing — the `early adopters' appear to have a somewhat better income level, leading to my concern that they may represent the exception rather than being a likely representative sample of what can occur with the remainder of the project. "The performance agreement refers only to the first phase of development. At best, 155 affordable units are provided, but I am unsure of the ability to provide for ALL the households of Southwood. "Regarding the Neighborhood Center, the very large commercial structures along Old Lynchburg Road are too large, in my opinion. The Comp Plan calls for a 'neighborhood center.' That's true, but it also says the center should be % mile from the edge and that it truly should be located in the center. The commercial structures are on the edge of the development, and the massing is not at a scale intended to serve the neighborhood. The recommended height in the Comp Plan is 1-3 stories. It does say that other exceptions could be made. I stated in the work session that I thought that no greater than two stories was appropriate for a rural character, largely residential road south of town. "Regarding roads and traffic, the county has already stated that the Old Lynchburg Road's traffic is already failing. Adding this level of commercial development and density with no funding for traffic improvements is unsustainable." This goes in line with Ms. More's comments. "Regarding the buffer and character, the Comp Plan recommends a buffer be along the road; however, the 4 or 5 story building is placed in the buffer and destroys it for blocks 8, 9, 10, 11, 12 because it simply isn't wide enough. "In addition, when a forest is removed and thinned down to the width proposed, trees tend to fall as they are not adapted to wind impacts and will likely fall. In other words, they have grown up in a forest and are not strong enough. Working with Departments of Forestry, they will not recommend you have such a skinny buffer. Many of the trees, if not all, would likely have to be removed. Albemarle County Planning Commission DRAFT Minutes July 23, 2019 33 "Trees shown in renderings, if planted, will take 70 years to provide the same function for screening, stormwater uptake, particulate matter removal and aesthetics. In other words, we saw beautiful drawings of what the future might look like, but that will take a long time to achieve. "The surrounding neighborhoods have a distinct rural character set back from the road, and this development design dramatically changes both the density and character of this area irreparably. "Regarding parking, parking of 1.5 spaces per residents is inadequate in a suburban development -- perhaps for a downtown, but not for this location. "Regarding stormwater management, the plan states it will discharge volume to streams and buy 'off site' credits as allowed by state law. However, unfortunately this means that the quality of local streams will decline — only one section of stream has been protected and could still suffer from high volumes of runoff, since it is not protected from volume. "Regarding recreation, amenities are too vague, insufficient and non -committal. 4,900 square feet distributed across Blocks 5-8 (even with 500 square foot minimums) is still too small. Tot lots, structured recreation and facilities are needed for a development of this scale. Blocks 1 and 2 are drawn as green space but allow for other uses to occur, which may disturb it." Ms. Firehock said that these were the highlights of her concerns with the Southwood development. She said that she was very supportive of affordable housing, despite what one may think, and that she has spent her career working on it. Ms. Firehock said that the bottom line is that she doesn't believe this level of commercial development along Old Lynchburg Road is appropriate for that area and what while she supports the development of affordable housing, she does not support this level of commercial scale development in order to achieve it. Mr. Bivins asked staff to walk him through a few things, as he was still puzzled as to who is developing what. He said that he understands that Habitat is taking the lead on Block 5, but he needed explanation as to who is developing Blocks 8, 9, 10, 11, and 12 and if it would be easily financially accessible or if it would be market rate housing. Ms. Nedostup said that staff doesn't have this information and would have to defer to the applicant to answer those questions, as they were not part of staffs review of the code of development on who ultimately would be building. Mr. Franco said that Habitat are the developers of the project and would be putting in the infrastructure. He said that Blocks 9, 10, 11, and 12 would be sold as an outparcel to a builder who will develop market -rate apartments and multi -family units such as duplexes. Mr. Bivins asked about Block 8. Mr. Franco said that everything else is being built by Habitat. He said that there may be some affordable units built in Blocks 3 and 4, but the lots within them would be sold to either a builder or to individuals who buy the lots to build houses on. Mr. Bivins asked if the individual could or could not meet the AMI. Mr. Franco said that this was correct, and that the goal was not to make the development 100% affordable, but to have a mixture of incomes. Albemarle County Planning Commission DRAFT Minutes July 23, 2019 34 Mr. Bivins said that looking at the proposed area on the plan that says, "Future Phases of Development," he assumed that the area labeled "Conceptual Location of Phase 11" would be considered a Habitat area, and if this assumption was correct. Ms. Nedostup replied yes and said that this parcel is owned by Habitat. Mr. Bivins asked if this parcel would eventually become an affordable neighborhood. Ms. Nedostup prefaced by saying she would ask the applicant for clarification but said that her understanding was that when this phase comes in, the plan would follow the colors and intensities and typologies of housing that is shown in the first phase that is currently under review. She said that, for example, the yellow area would continue into the yellow area with the same type of housing typology. Mr. Bivins asked about the cream -colored area on the plan. Ms. Nedostup said that this typology would continue into the Phase II typology. Mr. Bivins asked Ms. Nedostup to zoom in on the peak area and go to the right or left of it and asked what these areas would become in terms of density. Ms. Nedostup indicated to an area and said that it has been washed out to identify a future phase of development. She said that they are the same colors, but more washed out to signify future phases. Ms. Nedostup said that this was her understanding and that she would ask the applicant to confirm this. Mr. Franco said that this is correct and reiterated that Habitat would be the developer of the entire project. He said that they envision that the majority of the lighter color perimeter lots on the plan would be market rate, and that the majority of the blocks that have color to them will be villages with the typologies represented in Phase I drifting in that direction. Mr. Franco said that while it is general in concept, the entire project is a Habitat project. Mr. Bivins asked who the owner of the heavy vegetation areas would be. Mr. Franco said that common air would own this. Mr. Bivins asked for clarification. Mr. Franco said that there would be an HOA and that it would be no different than Forest Lakes or Glenmore. He said that it would have a homeowner's association that would be open space, with trails that would be maintained by the association or potentially by the public (depending on where it is). Mr. Franco said that it would be open space. Mr. Bivins said that the emerging Southwood HOA would be the owner there. Mr. Franco said that this is correct. Mr. Bivins said that over the last few days, he drove around the county to try to see the entrances to residential areas. He cited Forest Lakes, Hollymead, Crozet, and 250 past Glenmore to Albemarle County Planning Commission DRAFT Minutes July 23, 2019 35 determine if he could find any places with a four-story building. Mr. Bivins said that the center area of the Southwood redevelopment is one that may be slated for four-story structures and 50,000 square feet. He said that there would be a canon entry of four-story buildings with each one being about 20,000 square feet, which is a lot. Mr. Bivins said that driving around the county, he couldn't find one four-story building except for in office parks. He said that he even went to the University, around Fontaine Avenue, and also didn't find any four-story buildings and that though there were three-story buildings and some at 60,000 square feet, there was nothing like what is being described in the proposal. Mr. Bivins said that he struggles with this, because he is very concerned that there is a segregation of people on subsidized housing if the canon is brought down to Bitternut, and the rest of the property would be low density. He said that he has issue with the four stories, and with what might be a commercial canyon coming down to Bitternut. Mr. Bivins said that he loved the rest of the project, but expressed his disappointment that the project would have low density that would be sold to people who would then develop whatever they wish there, and that the only remaining area for people who would perhaps be the original residents would be Block B. He said that while the housing plan for Block B is beautiful, the rest of the project is seen at market rates, and Block B is also segregated by putting in four-story, 20,000-square-foot buildings there with parking in the back of them. Mr. Bivins said that if this could be explained to him, he may move, but he currently felt as though the hardworking people of Southwood will eventually be put on an island surrounding by low -density, expensive market rate housing. He said that this is what the plan looked like to him, particularly when he learned about the center. Ms. Nedostup asked for clarification about the affordable housing and the mixture of incomes Mr. Wardell said that he would clarify, as he has been working with the residents for years. He said that he wanted to address three or four things. Mr. Wardell said that regarding the color scheme and overall plan, the density of color general reflects the density of development. He said that there is a high -density color along Hickory and is the densest part of the neighborhood. Mr. Wardell said that moving down towards the ochre color of Block 5, that area is less dense. He said that regarding Block 5 coming into Phase II, which would be the Bitternut neighborhood, one can see the extension of the texture in that development. Mr. Wardell said that while generally, the perimeter lots are designated as market -rate lots, this is not a rule. He said that when they begin to develop the site plan, they want to understand how the affordable units will cross that street. Mr. Wardell said that it is mixed income and is not separated incomes (as in all of the market rates around the edge, and all of the affordable in the middle). He said that this is not the way it will develop and is not the way the residents have developed it. Mr. Wardell said that generally, all the lots are similar typologies, so they may be a mix of single-family residences and attached units. He said that those attached units could be affordable, but they would be on the typology of lot around the perimeter. Mr. Wardell said that while he sees why Mr. Bivins was developing a description of a segregated, segmented community, that this was not at all what is intended to be. Mr. Wardell said that there may be a misunderstanding, that the proposed building on the northside of Hickory Street is not a 40,000 or 50,000 square foot office building. He explained that Albemarle County Planning Commission DRAFT Minutes July 23, 2019 36 the ground floor is where the subsidized commercial units would be located, and that three stories of housing would be located on top of it. Mr. Wardell said that on the south side of Hickory Street, the same building typology would be present where the top three floors would be residential, and the ground floor would be common space opening out onto the street. He said that this would allow for future commercial development on the first floor. Mr. Bivins asked if on the south side of the subject area, there would be apartments on the top three floors. Ms. Nedostup said that this was her understanding. Mr. Wardell said that yes. Mr. Bivins asked if there would only be one floor of commercial Mr. Wardell and Ms. Nedostup said that yes. Mr. Bivins asked if there was no other commercial in the park Mr. Wardell said that currently, reading the code of development, there is opportunity for small- scale commercial within Blocks 5, 6, and 7. He said that the entrance off of Old Lynchburg Road is the entry to the neighborhood, and obviously it would be the largest scale of the neighborhood. Mr. Wardell said that the idea of having it in the middle of the neighborhood reduces it. Mr. Bivins said that putting it in the middle was not his issue. He said that his issue was whether there would be a commercial building on the south side of Hickory Street. Mr. Wardell said that it is one level of commercial with three levels of residential over it. He said that it is less than 50 feet tall, at about 46 feet tall. Mr. Bivins said that this was helpful to know that it is not all office. He said that the other thing he was concerned about is isolation and segregation, and that the project does not result in default segregation. Mr. Bivins asked if the Commission could expect that there would be mixed use and mixed income throughout the rest of the phases and not just segregated in the one space. Mr. Wardell said that this was correct. He added that in the code of development, the permitted uses in the various districts allows for this. Mr. Bivins said that while he appreciates the work that has been done, there are still a number of pieces in the code of development that leaves the imagination to run and that there are still pieces to nail down. He said that if there will be default segregation, he will be confused. Mr. Wardell said that hopefully, he made it clear that the code of development does not encourage this. Mr. Bivins said that he has known Mr. Wardell and he does good work in the community, and that he trusts his opinion if there is no dissent from the team. Mr. Wardell said that working with the residents over the last 2.5 years, they have developed a culture that wouldn't allow the default segregation to happen. Albemarle County Planning Commission DRAFT Minutes July 23, 2019 37 Mr. Bivins said that there are a few places in Charlottesville where culture has been put on the backburner for money. He said that he appreciates the fact that the citizens of Southwood are engaged and energetic and that he can see a bright future. Mr. Bivins said that he is also aware that money talks and when projects are trying to get finished, money talks in a way that those who have been fully engaged have their voices minimized. He said that Mr. Wardell is saying that would not happen. Mr. Wardell said that the residents have been involved in the money conversations about the sale of the parcels. He said that this has not been a third -party isolated process but has been a discussion that has happened among the residents and people they have been planning with. Mr. Wardell said that the residents understand the necessity of selling property in order to subsidize the affordability of the neighborhood. Mr. Bivins said that Mr. Wardell's words made him feel much better about the matter. Ms. Spain said that she wasn't sure if it merits full disclosure, but she has been a volunteer at the Habitat Store for 10 years and has worked with Habitat families in the past, and thus is a big supporter of their mission. She reminded her colleagues that when they considered small development at Belvedere at the intersection of Rio Road and Belvedere, traffic was called out as a significant problem, and residents pointed out the number of accidents. Ms. Spain said that yet, that proposal went forward with a majority vote and was recommended to the Board of Supervisors. She said that traffic, as Ms. More stated earlier and as the commissioners all agree, is the weak link in all of the plans. Ms. Spain said that the Commission does continue to try to acknowledge it is a problem. Ms. Spain said that she also thinks that this is such an ambitious, non-traditional project that the Commission cannot apply all the types of criteria that they might to a more traditional development. She said that she does share concerns with her colleagues, but she sees the building heights or canyons as things that can still be worked out. Ms. Spain said that she cannot imagine telling the residents, who have broken all sorts of barriers despite their shortage of time and resources, no. She said that her vote would be yes. Ms. Riley said that she would agree with most of what her colleagues had said that. She said that she agrees with Ms. Spain that no one would want to say the project should not move forward. Ms. Riley said that the big question before the Commission is if it is ready to move forward now. She said that there were significant issues raised and a number that haven't been discussed. Ms. Riley said that as the commissioner for the district, and as a former affordable housing organizer and staff person for many community -based development organizations, her major concern is not to displace any of the families and that the redevelopment is made affordable for the residents who live there now, as well as future residents. Ms. Riley said that there was also a concern from her about the actual, physical design of the project. She said that some of her colleagues had already mentioned that a future design where the center is located truly in the center, and that the community is walkable, would be preferred. Ms. Riley said that going beyond preference, staff has identified that there are aspects of the application that are consistent with the Southern West Master Plan and the Comp Plan. She said that there is a call for urban density residential development, and that she agrees that denser development needs to be done, as well as larger scale and massing. Albemarle County Planning Commission DRAFT Minutes July 23, 2019 38 Ms. Riley said that where this is located is the problem at this point with the proposal. She said that the center ought to be designed to serve the neighborhood needs and cited the master plan which calls for a neighborhood service center — not a commercial center, or a neighborhood special center. Ms. Riley said that she would argue that the location along Old Lynchburg Road does not meet the plan's definition of a center, given that it is located on the periphery of the Southwood community, and would not function as a neighborhood center serving the residents of Southwood since the vast majority of residents would have to walk further than '% mile to the center. Ms. Riley said that she believes the massing and scale of the buildings along Old Lynchburg Road and in Blocks 8 through 12 are out of character with the existing uses and existing residential communities. She said that a more centrally -located neighborhood service center is more appropriate, and that page 61 of the master plan under the section "51h Street Extended Improvements," it states that "From the Southwood property south, to the development area boundary, retain the rural road section with vegetative buffers on both sides of Old Lynchburg Road." Ms. Riley said that with buildings at a height of 35 feet and 50 feet all along Old Lynchburg Road, it will be impossible to create that vegetative visual buffer and to retain the rural character of the area. She said that the commissioners must keep in mind that every precedent they establish then becomes the future possibility for all along Old Lynchburg Road, because then they could no longer argue that the old character is the new character. Ms. Riley said that this would become the character of the area, and that the master plan needs to be upheld in this case. Mr. Keller said that he spent the last four decades documenting, evaluating, planning, and designing for communities, mostly communities he considers distinctive, cultural communities. He said that his first degree is in Anthropology, and his initial studies have informed his practice and teaching in landscape architecture. Mr. Keller said that he has not had the opportunity to immerse in the current Southwood community, but he suspects that if he had done so professionally or academically, he would find it to be a special community given its age, characteristics, design and layout, a blend of vernacular and cultural overlays on an intentional 20th-century mobile home community that some might even find possesses cultural resource significance. Mr. Keller said that he had had some serious misgivings about the disruption of land, spatial organization, and the way of life that he understands to exist at Southwood. He said that at the same time, he also understands the local, regional, and national pressures to increase and upgrade housing in the 2181 century and to find new models for how and where redevelopment can occur in a thoughtful manner. Mr. Keller said that he has heard some refer to this project as the "Vinegar Hill of our times." He said that he is hopeful that this project, which would disrupt a community, has been so carefully considered that it is only a fraction of the upheaval of Vinegar Hill, and that the outcomes will enhance — rather than destroy — family and community life, and the mixed -use scenarios will legitimize and provide better opportunities for successful entrepreneurship. Mr. Keller said that he understands there has been a substantial community process, and that this process has been undertaken locally and lauded by many in the community, including those who are professionals in this field. Mr. Keller said that the elected officials have invested heavily in this project, and that the memorandum of agreement that Mr. Kamptner reviewed earlier reveals how much of a final commitment in both funding and staff that the county has made in this project. He said that furthermore, the proposed update to the housing chapter of the Comp Plan that the Commission Albemarle County Planning Commission DRAFT Minutes July 23, 2019 39 would discuss next would hopefully provide policy and an implementation plan for affordable housing throughout the county. Mr. Keller said that Southwood is intended to be Albemarle's signature affordable housing and redevelopment project, and is intended to be a model but can only happen if evaluation and reevaluation is built into each stage of the project and if its creators, enablers, and residents will be bold and brave enough to know what is not working and intervene to keep it the visionary project it claims to be. Mr. Keller said that for these reasons, with some reluctance and a great deal of hope, he supports the proposed rezoning. He said that he hopes that those involved could come together as a group to discuss mutual concerns and send this message to the supervisors. Mr. Bivins said that he imagined the two documents before the Commission (the response letter, and the code of development) would go to the supervisors, depending on the outcome of the meeting. Ms. Nedostup said that this is correct. Mr. Bivins said that one of the things he is troubled with the fact that Habitat earlier said that the images, designs, maps, and schematics are only proposed, meaning that they could change in the future. He said that he is making decisions to support the project based on what he has been told and what exists in the documents, and that he will feel as if the rug has been pulled out from underneath his vote if, at a time further along, all the schematics, figures, and tables have a radical edit. Mr. Bivins said that he is trying to figure out a way where all the figures and tables could, in fact, become part of the record which is what the applicant is being held to. Mr. Herrick stated that the code of development becomes part of the zoning, so if the project is approved by the Board of Supervisors, the code of development that gets approved would be an enforceable zoning document. He said that obviously there may be changes to the extent that either the Planning Commission recommends them, or the board chooses to discuss and adopt them, but those would only be approved by the board. Mr. Bivins asked if the applicant could be held to the figures (for example, Figure 4). Mr. Herrick said that he doesn't believe that the particular figure (Figure 4) is part of the code of development. He said that part of the reason is because what is before the Commission presently is only Phase I, the area outlined in the heavy bolded dashed line. He said that while he appreciates Mr. Bivins' concerns of what might be to come within the future phase development, that is not before the Commission presently. He said that this is only a rezoning application for Phase I, which is the area outlined. Mr. Bivins asked if it was fair for him to assume that all the items illustrated for Phase I would be something that would go forward. Mr. Herrick said that it was up to the Commission whether or not to recommend the code of development, but that the code of development (if approved) would become part of the zoning for the property. Mr. Bivins said that with this in mind, if there is a way for the Commission to enforce this, he is Albemarle County Planning Commission DRAFT Minutes July 23, 2019 40 inclined to support the request, although he does believe that the first few buildings around the entry would be better served as one story less than they are. He added that at this point, he wants the people of Southwood to remain fully engaged, strong advocates for themselves and their future in an environment where there may be pressures for them not to be. Ms. Firehock said that she understands what has been said that about the code of development and the setbacks, but where the confusion lies is in the statements that the plans are illustrative only and not to be taken as literal site layouts, acknowledging that this is not a site layout but a rezoning to a certain use. She said that many things can be changed because the illustrations are not proffered, which has been stated clearly by the applicant. Mr. Herrick said that as a Neighborhood Model District, part of the county code says a code of development "shall establish the unifying design guidelines, the specific regulations for the district, and the use characteristics for each block; provide for certainty in the location of and appearance of central features and the permitted uses in the district; and provide a flexible range of a mix of uses and densities." He said that it goes on to specify what specific elements need to be in a code of development. Mr. Herrick reiterated that if a code of development is approved, it becomes part of the zoning of a property. Ms. Firehock said that she understood this. She said that she would not reiterate her concerns with open space. Ms. Firehock said that she wants this to be a quality development and appreciates everyone attending to share their perspectives and thinks that Habitat has done a wonderful thing in supporting the current residents already with subsidized rents and taking care of maintenance issues at the site. She continued that Habitat has done a great job with engaging the residents and teaching them how to design. Ms. Firehock said that she is still very concerned with the ability to rehouse all the residents of Southwood, at Southwood (not elsewhere in the county). She said that some of the concerns she has that people have scoffed at has to do with a great concern that people are not displaced. Ms. Firehock expressed that she is not against having commercial development at the site and recalled from the last work session that she liked the idea of the small business incubators and training, and all the work that has been done around this. She said that she did not like the level of scale and massing that is on Old Lynchburg Road and still thinks this could be pulled back to be more internal and not so large. Ms. Firehock said that she wants the residents to make money on the parcel so they can afford to do the things they want to do, but just thinks it goes a bit too far. She said that she would like to see a better design and acknowledged the fact that they are on a deadline with several federal funds to take advantage of. Ms. Firehock said that she feels as though the applicant needs to spend another six months on the design. She reiterated that she doesn't believe it is the right level of development on a rural character road. Ms. More said that she didn't have much to elaborate and agreed with many points the other commissioners made. She said that she has some concerns about the height, but that what Ms. Spain said that was accurate in that there is something unique about the project and that it should be approached with that understanding. Ms. More said that she didn't feel as if the height of the building Mr. Bivins had expressed concerns with was anything that would prevent her from wanting the project to move forward. Albemarle County Planning Commission DRAFT Minutes July 23, 2019 41 She said that there is the understanding that with greenspace, there is the need for flexibility and programming from the residents, but that there is concern that it is ambiguous in certain sections and could be further detailed. Ms. More said that she feels as if a big part of this is a leap of faith that she is personally willing to take. She said that she knows Mr. Wardell well enough to know that he would likely summarize some of the points made, and that she had been ready to make a motion. Mr. Dotson expressed that the proposal was good, and that it contained elements of faith and acceptable risk due to the potential benefits. He said that if a commissioner were to move, he would second the motion. Ms. More moved to recommend approval of ZMA201800003 Southwood Phase 1 for the reasons stated in the staff report. Ms. Spain seconded the motion. Mr. Keller asked if there was any further discussion. Mr. Dotson requested that the applicant address the question he asked earlier about the intersperse of the parking and setbacks of the building between now and going to the Board of Supervisors, and that those physical arrangements be made as a promise however they need to be accomplished. The motion was carried by a vote of 6:1. Mr. Keller thanked everyone for attending, as well as for their comments. He also thanked the applicant, and the staff members who worked for many hours on this. Mr. Keller announced that there would be another five-minute break and encouraged attendees to stay if they were interested in the next related topic, which was affordable housing policy. Albemarle County Planning Commission DRAFT Minutes July 23, 2019 42 SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REVISED JULY 29, 2019 A NEIGHBORHOOD MODEL DISTRICT CODE OF DEVELOPMENT February 20, 2018 Revised July 2, 2018 Revised January 7, 2019 Revised March 18, 2019 Revised July 8, 2019 Revised July 29, 2019 SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 TABLE OF CONTENTS 1.0 INTRODUCTION........................................................................................................................................................................... 3 FIGURE1: Vicinity Map................................................................................................................................................................. 3 FIGURE2: Regional Context Map............................................................................................................................................. 3 FIGURE3: Concept Plan............................................................................................................................................................... 4 2.0 APPLICATION PLAN b CODE OF DEVELOPMENT........................................................................................................ 5 ContextWithin Southwood........................................................................................................................................................ 5 FIGURE4: Context Within Southwood.................................................................................................................................. 5 FIGURE 5: Connections to Existing Infrastructure............................................................................................................ 5 3.0 BLOCK PLAN — GENERAL DESCRIPTION.......................................................................................................................... 6 Blocks.................................................................................................................................................................................................... 6 GreenSpace - Blocks 1 and 2.................................................................................................................................................... 6 Residential and Mixed Use — Blocks 3 through 12............................................................................................................ 6 NeighborhoodCenter Special Area........................................................................................................................................ 6 ResidentialVillage........................................................................................................................................................................... 6 NeighborhoodPlaces.................................................................................................................................................................... 6 FIGURE 6: Conceptual Render Interior View of Neighborhood Center Special Area along Hickory........ 6 FIGURE7: Application Plan......................................................................................................................................................... 7 4.0 LAND USES BY BLOCK............................................................................................................................................................... 8 Definitions.......................................................................................................................................................................................... 8 General and Supplemental Regulations................................................................................................................................ 8 Parking................................................................................................................................................................................................. 9 TABLE 1: PARKING SPACE LOCATIONS................................................................................................................................ 9 LandUses............................................................................................................................................................................................ 9 TABLE 2: RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK......................................................................10 Residential and Non -Residential Uses Permitted/Prohibited by Block.................................................................10 TABLE 3: NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK..........................................................11 5.0 DENSITY b SQUARE FOOTAGE BY BLOCK.....................................................................................................................12 TABLE 4: DENSITY REGULATIONS BY BLOCK SUMMARY..........................................................................................12 6.0 BUILT FORM REQUIREMENTS BY BLOCK........................................................................................................................13 TABLE 5: SETBACK + BUILDING REGULATIONS BY BLOCK......................................................................................13 TABLE 6: SETBACK + BUILDING REGULATIONS BY BLOCK ILLLUSTRATIONS.................................................14 General Notes Applicable To All Blocks: ............................................................................................................................. 14 InternalARB......................................................................................................................................................................................15 7.0 GREEN SPACE AND AMENITY REQUIREMENTS BY BLOCK.....................................................................................15 TABLE 7: MINIMUM GREEN SPACE AND AMENITY AREA BY BLOCK SUMMARY.............................................15 FIGURE 8: Conceptual Location of Amenity Areas........................................................................................................15 Definitions.........................................................................................................................................................................................15 TrailBuffer Area.........................................................................................................................................................................15 FIGURE 9: Conceptual Landscape Plan: Trail Buffer / Block 2...................................................................................16 TrailAmenities...........................................................................................................................................................................16 FIGURE 10: Primative Trail (left) and Pedestrian Trail (right) Section Diagrams................................................16 PedestrianConnection Area................................................................................................................................................16 ActiveUse Recreational Area...............................................................................................................................................16 8.0 FRAMEWORK STREETS.............................................................................................................................................................17 FIGURE 11: Framework Streets Technical Plan.................................................................................................................17 FrameworkStreets........................................................................................................................................................................17 PossibleWaiver Streets...............................................................................................................................................................17 FIGURE12: Waiver Diagram.................................................................................................................................................17 FIGURE13: Waiver Diagram.................................................................................................................................................17 FIGURE14: Waiver Diagram.................................................................................................................................................17 TrafficImpact..................................................................................................................................................................................17 FrameworkStreets Sections.....................................................................................................................................................18 9.0 EVALUATION CRITERIA...........................................................................................................................................................19 Proposed Impact on Public Facilities and Infrastructure............................................................................................20 Impacton Environmental Features......................................................................................................................................20 Strategiesfor Shared Stormwater.........................................................................................................................................20 Grading.............................................................................................................................................................................................. 20 10.0 AFFORDABLE HOUSING........................................................................................................................................................21 11.0 ATTACHMENTS............................................................. Technical Documents..................................................... 21 Page 2 of 21 7/29/2019 411 PM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 1.0 INTRODUCTION Redevelopment of Southwood is unique in a number of ways. The most obvious of which is the existing trailer park community. Most development in the Charlottesville/ Albemarle area is greenfield in nature. Traditionally, lands sold by resident landowners are developed for new communities. Southwood is a 100-acre residential trailer park serving the housing needs of roughly 1,500 residents of Albemarle County; residents who are the foundation of the vibrant community and culture that exists today. The overall development philosophy envisions a multi -phase approach, allowing groups of residents to form multiple cohorts and to design their replacement housing and neighborhoods to their specific needs and desires. The replacement housing site for the first of these cohorts, the early adopters, is geographically located near the center of the first phase. Southwood is located along Old Lynchburg Road, just south of the City of Charlottesville where the four lane divided street transitions to a two lane rural road (see FIGURE 1: Vicinity Map). The property is within the County's designated development r� area. It is surrounded by a mixture of " residential and institutional/public uses and shares its southern property line with • the Biscuit Run State Park (see FIGURE 2: Regional Context Map). 44 Phase I is planned within the project's -rc I ' ! or undeveloped, thirty-four acres that includes the land swap tract, part of the original Biscuit Run NMD, and perimeter areas that have hidden the trailer park for { f _; years. Within this undeveloped acreage, ti i resident planners have provided for a ✓ 1 .. , portion of the replacement housing and increased the County's overall stock of affordable housing. The Code of !, ! Development establishes dwelling units for a mixture of incomes, non-residential uses, and provides the opportunity to continue the informal services offered within the community into occupations or even small business ventures. FIGURE 1: Vicinity Map r tEMAINING PARCELS ZMA \\\\��2005-017\\\\\\� not amended in this ZMA, rMP 90-5, 90-6D (portion), �90-17D, 90A-3, 90A 1-1, \\ 90A- I A, 90A- I B,\\\\ 20 FIGURE 2: Regional Context Map —090AI-00-00-001 E0: AMEND AND REMOVE EXISTING NMD ZMA m 2005-017INCLUDING ASSOCIATED PROFFERS, APPLICATION PLAN, AND CODE OF DEVELOPMENT PPLICATION AREA REZO SOUTHWOOD NITY, NO G AT THIS TIME I\AV WE @ �, The resident planners chose to start on greenfield lands to provide a way for the community to redevelop without requiring off site rehousing. Phase I provides for the rehousing needs of a minimum of seventy- five families. As these families relocate into their new homes, redevelopment opportunities open up within the existing trailer park, allowing development to "leapfrog" from one area to the next. Keeping residents on site throughout the development, this plan allows the existing community to continue to be the foundation of the redevelopment. Key components of community, often lost through temporary offsite housing, are preserved. Finally, mixed use, mixed income projects are more sustainable, and the sale of out parcels and lots to builders is critical to fund the project's financial needs. This document was prepared with the comprehensive participation and approval of the resident planners and represents their approach towards the re -development of their own neighborhood. Page 3 of 21 7/29/2019 411 PM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 TRAIL BUFFER AREA— NEIGHBORHOOD /BLOCK2 OLD LYNCHBURG ROAD �AREAERSPECIAL CENT FRAMEWORK STREET J I —� L J. - -�• • �� . ' NETWORK -APPLICABLE �' , �' i • - -L BUILDING SETBACKS AND ;i ------- REGULATIONS ARE MEASURED '\ FROM OLD MEWORK LYNCHBURSTREETSROAD AND OLD LYNCHBURG ROAD , l % BLOCK 9 BLOCK 11 O BLOCK 12 8.0 ACRE AMENITY �..�� _wr..rF AREAANDGREEN TO BE FIELD SPACE W/ 10,000 SF OF PRIMITIVE TRAIL BLOCK 10 / PO \ v LOCATED _ . — . �. . GENERAL , B,d � • � K .._ - '' � __ . �' � •.. Illltl ti� LOCATION OF O � � �o I PRIMITIVETRAIL- '. EXACT LOCATION ✓ BLOCK 5 fteft � �'`" al,a,N,I �a. \TO BE DETERMINED % �•'� ""` awft Maw 1 g. ` x7 ` ` ' ■ N I Eisting Southwood Community �� no rezoning at this time BLOCKI r BLOCK3 i� goo • i i dd �C p i� BLOCK 5 I`. ' — i �' v BLOCK i - - l � �� . 100 _ - ,0 04 '\ BLOCK 7 /t' i `` I ` P RESERVRAI-, GREEN SAE • IOGREEN Y SPACE A ` I , PRESERVED SLOPE�IXO R PO F. TRAILBUFFER •• / r SIR EAM BUFFER EXLSTIN"ZO C'S ` V ' ' ` ` 0 LAIN FLOODPEXISTING BUILDINCZ---- \ \ •V ` 1 -lk MEAN FIGURE 3.• Concept Plan Page 4 of 21 7/29/2019 4:11 PM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 2.0 APPLICATION PLAN & CODE OF DEVELOPMENT The following sections of this document include the Application Plan and the Code of Development and are designed to work together to detail the design approach and provide specific metrics for the various design elements. The Code of Development also includes concept drawings, that while not proffered, provide a visual representation of one of the possible outcomes provided through this Code. FIGURE 3: Phase I Concept Plan is one such representation. The drawing shows conceptual locations for the larger manmade elements such as the street network, pedestrian and bicycle facilities, buildings and parking, and public areas. Context Within Southwood The Southwood Trailer Park is served by private water and sewer systems. Public water is provided through the park's private water distribution system. Wastewater north of Hickory Street is collected through a private sewer network and eventually conveyed westward to the public sewer system. Wastewater south of Hickory is collected via smaller networks and ultimately treated in septic fields. Both utility systems are aged and failing. Similarly, the private road network is aged and in need of significant repairs and upgrades to meet current VDOT standards. Probably the most impactful of these upgrades is increasing the width of the roads. FIGURE 4: Context Within Southwood ad lyachl tYg mad '000000 _ --- CONCEPTUALLOCATION �- OF PHASEHASE22 1 `a • L` I FUTURE PHASES OF DEVE �.� I • W .YFE Is • xxmiow •.. . GiM,xvn+ rveIM11I T ucuroxu�� cx �e Mw.a_ FIGURE 4: Context with Southwood shows how the Phase 1 Concept Plan relates to the existing portions of Southwood. Planning to date suggests that the future development will first continue south of Hickory, in an effort to address the failing septic systems, before continuing into the northern part of the project, which are currently served by sewer. The exhibit is included to provide a general sense as to how the resident planners see the remainder of the project developing. Their plan identifies conceptual densities, neighborhood centers, special areas and specimen trees. FIGURE 5: Connections to Existing Infrastructure shows how the proposed infrastructure connects into the existing network of utilities and roadways. CONCEPTUAL LOCATION SWM CONCEPTUAL LOCATION SANITARY SEWER CONCEPTUAL L LOCATION WATER / MAIN yJjl{ . FRAMEWCRXSTREETS ADDITIONAL ROADS AND ALLEYS AT APPROPRIATE SCALE AND DIMENSION MAY BE DEVELOPED IN SITE PLANS TO CREATE MORE CONNECLgN ANOACCESS FIGURE S. Connections to Existing Infrastructure TRAIL 9UFFEN AREA A�oeee — OLD LYNCHBURG ROAD _ F % I n WSRt,IG MOBILE XOMES Ofi 1 t = oe�� / r l e� WSTING SH4IC SYSTEM I CONCEPTUALFUTURE i \ A WATER ANDSANITARY ti I TRAIL BUFFERAREA OLD LYNCHBURG ROAD s.Z I X s/ \ \ \ \ 1 11. T l f .—RDAO .ROAD NETWORKExISRNG NEIWOR'As � ( E55( I� UOCAT1CNG EN.EAA T10NC LOCATIONDARDSTOBE LOCATION AETERMI / t �, 1 ✓ MARSH INEDWITXiHEFIREj DETERMINED WITH THE FIRE �MARBHILL) —CONCEbNNECTIDN TO .� FUTURE ROAJMADD NETYYORN Page 5 of 21 7/29/2019 4:11 PM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 3.0 BLOCK PLAN - GENERAL DESCRIPTION The project consists of general areas that are characterized by land use as primarily green space, residential, or mixed use. These areas may also include special designations, such as neighborhood center and placemaking locations, that are specifically identified by the County's Comprehensive Plan or through resident engagement. Blocks Land use, density regulations, and built form characteristics in Southwood Phase 1 are governed by blocks. The layout of the blocks is established by the framework street network shown in FIGURE 7: Application Plan. Applicable setbacks and building regulations with the blocks are measured from framework streets and Old Lynchburg Road. Approximate acreages of each block are provided in the supporting tables. The actual acreage of each block may deviate by 15%. Green Space - Blocks 1 and 2 Blocks 1 and 2 designate green space along the perimeter of the development. While other blocks contain additional green spaces, these two blocks are used to protect environmental features such as floodplain, stream buffer, and preserved slopes, provide visual softening and screening and offer a natural amenity to the larger community. Residential and Mixed Use — Blocks 3 through 12 These blocks are primarily designated for residential use, although non-residential uses are allowed in blocks 3-12. Density and intensity of non-residential uses vary by block with a bias towards single family attached and detatched units with occassional home occupation type uses on the southern and eastern edge of the project and multi -family with commercial businesses in Block 12. Block 12, designated for mixed use LIHTC funding, is being pursued to help further increase the County's stock of affordable housing. Neighborhood Center Special Area The County's Comprehensive Plan identifies a neighborhood center along the initial section of Hickory Street. As such, the Code of Development focuses the most intense and highest density uses in this area. The area is defined as the area between Old Lynchburg Road and Bittemut Lane. Through the use of building heights, existing and new buffers, building setbacks, and top floor stepbacks, the built form standards accommodate higher density and frame Hickory Street while ensuring pedestrian orientation and guiding the focus away from Old Lynchburg Road and towards the first internal intersection. Residential Viliaae Block 5 is the heart of the residential neighborhood and it is intended to host the majority of Southwood rehousing and allow for the most flexibility in design and use per site conditions and the Code of Development. This area will provide a mixture of housing types and allow for smaller residential groupings on public or private amenities or streets. Alleys, greenways, and/or internal sidewalk connections between residences and public amenities are permitted. Neighborhood Places Blocks 6, 7, 8, and 9 mediate intensity and provide connection. For example, the Block 8 area provides a transition from higher density of Blocks 10 through 12 to the less intense residential uses in Blocks 3 through 5. These blocks provide a pedestrian connection from the street network to the perimeter trail network. These blocks also provide an opportunity for a distinct identity, achieved either through use, form, intensity, or as a place to gather and connect to the natural area and trail amenity. Within these blocks are "place -making" reference points that suggest transition and connection between the developed communty and the natural amenity and trail system while creating a varied pedestrian experience and destination 'nodes' along the streets. FIGURE 6. Conceptual Render Interior View of Neighborhood Center Special Area along Mickory Page 6 of 21 7/29/2019 411 PM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 FRAMEWORK STREETS - ADDITIONAL ROADS AND ALLEYS AT APPROPRIATE SCALE AND DIMENSION MAY BE DEVELOPED IN SITE PLANS TO CREATE MORE CONNECTION "I AND ACCESS 8.0 ACRE AMENITY AREA AND GREEN \ SPACE W/ 10,000 SF OF PRIMITIVE TRAIL � I TO BE FIELD LOCATED 1 :I GENERAL ! ! LOCATION OF -� PRIMITIVE TRAIL - '•\ EXACT LOCATION `,TO BE DETERMINED ---------- i" BLOCK 7 BLOCK; v +, BLOCK 6 �9y ACRE; PRESERVED i T1 GREEN SPACE •N O'•�. AMENITY AND GREEN SPACE AREA PRESERVED SLOPES �i TRAIL BUFFER `,D�ftOPOSED RkADS STREAM BUFFER E%ISTIA6.PAOADS ,� / — —_ ftOODPIAIN « EXISFING BUIIDINGY—'- GRAPHICSCHE 0 IW a'W yJ Ol . I BLOCK 4 I. ACRB TRAIL BUFFER BLOCK2— I.II ACR6 s OLD LYNCHBURG ROAD CENTER SPECIAL BLOCK 4 I. ACRB TRAIL BUFFER BLOCK2— I.II ACR6 s OLD LYNCHBURG ROAD CENTER SPECIAL BLOCK BLOCK 11 / i / t BLOCK 12 I.19 ACRES SJSACR6 /.L• • BLOCK 10---� mecREs road 1° / / •----•—•-----•—•- � ._._.- — • — �, ate° �• off* mod WOO Mono, woo 01110 BLOCK 8 95 ACRH F.R. TT BLOCK 5 m ACR¢ I IFBONO w ------ �■ ``Existing Southwood Community t --- i o ------ `` ` no rezoning at this time ' o �*\ `ii�[ I_y— ONDARY FIRE ACCESS 'I � (APPROX. LOCATION GIVEN, i EXACT STANDARDSTTO BE DETERMINED III III Simon WITH THEE FMARSAAL) I sR IvIe0m31,III W, ,00 BLOCK 7 000 o.e. Acxn /• i=Now' • CONCEPTUAL CONNECTION TO , FUTURE ROAD NETWORK noun Soon 4%S i ` i / I l �1 r WOW FIGURE 7--Application Plan Page 7 of 21 7/29/2019 4:11 PM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 4.0 LAND USES BY BLOCK Definitions The following definitions supplant those found within Chapter 18 of the Albemarle County Code and in some cases define new uses and supplemental design standards. Accessory Apartments: A separate, independent dwelling unit clearly subordinate to the principal single-family dwelling unit, as distinguished from a duplex, or other two-family dwelling. Flexible Use Structure., A separate, independent, accessory structure detached from or attached to, and located on the same parcel as the principal single-family dwelling unit, as distinguished from a duplex, or other two-family dwelling. Event Hall:A community space to be maintained by the neighborhood association or some other third - party organization or business, that can accommodate a variety of special events, public assemblies, and celebrations open to rent to the neighborhood and outside community. The event hall shall comply with minimum parking requirements for public assemblies in compliance with the Albemarle County Zoning Ordinance. Urban Agriculture. -An agricultural use as defined in Chapter 18 Section 3 of the Albemarle County Zoning Ordinance notwithstanding any accessory processing facilities other than allowable accessory units, structures, and/or sheds and including the keeping of allowable animals as described below. General and Supplemental Regulations Accessory Apartments: Each accessory apartment shall be subject to the following: a. Not more than one (1) accessory apartment, attached or detached, shall be permitted with any single- family dwelling. b. The gross floor area devoted to an accessory apartment shall have a minimum gross floor area of 200 square feet and not exceed 1,000 square feet or 50% of total gross floor area of the main dwelling unit, whichever is greater. c. The gross floor area of an accessory apartment shall not be included in calculating the gross floor area of the main dwelling unit for uses such as home occupations as provided in sections 5.2 and 5.2A and other similar uses in this chapter whose area within a dwelling unit is regulated. d. An accessory apartment shall enjoy all accessory uses availed to the main dwelling, except that no accessory apartment shall be permitted as accessory to another accessory apartment. e. An accessory apartment shall be provided with a minimum of one (1) off-street parking space, arranged so that each parking space shall have reasonably uninhibited access to the street, subject to approval of the zoning administrator. f. A single-family dwelling which adds an accessory apartment shall be deemed to remain a single-family dwelling and shall be considered one (1) dwelling unit for purposes of area and bulk regulations of the district in which such dwelling is located. Accessory Apartments will not count against the overall dwelling unit allowances. g. The owner must reside in 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 sections 5.2 and 5.2A and other similar uses in this chapter whose area within a dwelling unit is regulated. d. Maximum footprint area of Flexible Use Structures shall be limited to 1,000 square feet or 50% of total gross floor area of the main dwelling unit, whichever is greater. e. Minimum height of Flexible Use Structures shall be to 10 feet. Maximum height shall be limited to equal or less than that of the main building. f. All Flexible Use Structures shall be located in the rear or side of the lot. Notwithstanding any other requirements of this Code of Development, Flexible Use Structure setbacks shall be the same as for the principal building with which it shares a lot, except for the rear or side yard setback, which shall be a minimum of (3) three feet. g. A single-family dwelling which adds a Flexible Use Structure shall be deemed to remain a single-family dwelling and shall be considered one (1) dwelling unit for purposes of area and bulk regulations of the district in which such dwelling is located. Flexible Use Structure will not count against the overall dwelling unit allowances. h. 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. A Flexible Use Structure requires one (1) dedicated parking space unless the Flexible Use Structure is a dwelling with three or more bedrooms, in which case the Flexible Use Structure will require two (2) parking spaces. Page 8 of 21 7/29/2019 411 PM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 Agricultural Use: An agricultural use shall be permitted on lots comprised of detached single-family dwellings and attached or semi-detached single-family dwellings (duplexes and townhomes) subject to the following: a. The agricultural use may take place on a parcel subject to the following size requirements: • The side and rear yard ("yard") shall be at least 30% of the associated dwelling's footprint. • This yard space shall incorporate a chicken coop or other adequate covered structure and shall be fenced (ref. adequate shelter Chapter 4 section 100 (5) of the Albemarle County Code). b. Coops or structures must meet accessory structure setbacks (4.11.2).. c. The parcel shall have a fly -proof container for animal waste. d. Hens, goats, or bees may be permitted on the parcel subject to the following: • No more than 7 hens. • No more than 2 goats. • Beekeeping is permitted per County Ordinance. • On -site slaughter of one of each animal type is permitted per calendar year. e. Agricultural uses shall not require additional parking requirements beyond compliance with the parking regulations for dwellings as described in this Code of Development. Alley Parking. Perpendicular or parallel parking off of the alley. Community Garden: A parcel on which gardening is the primary use. Stand-alone Parking.- Stand-alone parking must be accessory to a use in Phase I. This use may be residential, in which case the parking shall serve residential uses within the Southwood neighborhood. See parking section for regulations about the location of stand-alone parking - it is not required that parking requirements be met on a parcel. Amenity -Oriented Lots: Notwithstanding Chapter 18 sections 4.6.1 and 4.6.2 of the County Zoning Ordinance, attached and detached residential units with the front of the lot facing a grass or hardscaped mall, park, green space, open space, garden, or any other similar amenity area ("amenity") are permitted throughout the development, provided that the amenity must be at least thirty feet (30') in width, and an open area, from face of building to face of building must remain at forty feet (401 in width. The lot frontage may be obtained by the amenity rather than a public or private street. Mixed Use: Mixed Use in a single building (residential and non-residential) are permitted. Parkin Parking areas with 5 or more spaces must be relegated from Framework Streets and provided at rear of lots whenever possible. At a minimum, parking areas with 5 or more spaces must be behind the front face of the building. Parking areas with 5 or more spaces must be screened in accordance with Chapter 18 section 32.7.9.7. Safe pedestrian access from the parking spot to the associated building, parcel, or amenity or to a sidewalk must be provided for parking areas with 5 or more spaces. Requirements of Chapter 18 section 4.12 apply except for the following: Modification of Location Requirements for Parking Spaces: The parking requirements for all residential and non-residential uses may be met on -street, off-street, off an alley, in a parking lot, in a stand alone parking lot, or in some similar parking situation as described in TABLE 1 so long as the total number of required parking spaces for the total number of residential and non-residential units are provided across the project. It is not required that parking requirements be met on a parcel. Calculations shall be balanced at each subdivision plat submission and parking is to be within a 300' radius of the furthest entrance on the associated building. Opportunities for stand alone parking accessory to a use shall be permitted for work or supplementary vehicles to decrease the demand on on -street and off-street parking within a 1/4 mile of any lot it serves or be located on a public transportation route. Opportunities for shared parking and shared driveways shall be permitted. Modification of Parking Requirements for Blocks 9-12: As an aggregate total, the ratio of parking spaces to residential dwelling units (as determined by density count) will be a minimum of 1.5 spaces per dwelling unit. TABLE 1: PARKING SPACE LOCATIONS (PARKING REQUIREMENTS MAY BE MET IN ANY OF THE FOLLOWING LOCATIONS) (OFF -SITE) ON -SITE ALLEY ON -STREET GARAGE ON OR OFF - STAND (OFF- PARKING PARKING PARKING SITE UNIT TYPE ALONE STREET) SHARED PARKING PARKING LOT OR BAY SINGLE-FAMILY DETACHED, CARRIAGE HOUSES, DUPLEXES, TOWNHOMES, AND OTHER DETACHED X X X X X AND ATTACHED UNITS APARTMENTS AND MULTIFAMILY X X X X X X TOURIST LODGING, BOARDING HOUSE X X X X X X NON-RESIDENTIAL USES X X X X X X Land Uses All uses that reference a section of the Albemarle County Ordinance are to include all uses, definitions, and interpretations as specified in the aforementioned ordinance reference unless a use, otherwise listed in the ordinance reference, is separately and explicitly listed in the use lists within this Code of Development. In this case, the zoning administrator shall refer to the separate listing for this specific use. The zoning administrator, after consultation with the director of planning and other appropriate officials, may permit as a use by -right, a use not specifically permitted; provided that such use shall be similar to uses permitted by -right in general character and more specifically, similar in terms of location requirements, operational characteristics, visual impact, and traffic generation. Page 9 of 21 7/29/2019 4:11 PM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 Residential and Non -Residential Uses PermittedlProhibited by Block TABLE 2: RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK Greens ace/a enity area Trail buffer Residential Uses Block 1 Block 2 Block 3 Block 4 Block 5 Block 6 Block 7 Block 8 Block 9 Block 10 Block 11 Block 12 Accessory Uses and Buildings, including storage buildings - - P P P P P P P P P P Home Occupation, Class A (5.2) - - P P P P P P P P P P Detached Single Family - - P P P P P P P P P P Boarding House - - P P P P P P P P P P Family Day Home (5.1.56) - - P P P P P P P P P P Group Home (5.1.07) - - P P P P P P P P P P Multifamily - - P P P P P P P P P P Semi-detached and attached single family including duplexes and townhomes - - P P P P P P P P P P Tourist lodging (5.1.17) - - P P P P P P P P P P Accessory Apartment - - P P P P P P P P P P Flexible Use Structure - - P P P P P P P P P P Home Occupation, Class B (5.2) - - SP SP SP SP SP SP SP SP SP SP Note: All Residential Lots shall be outside of stream buffers, preserved slopes, and floodplains. Page 10 of 21 7/29/2019 4:11 PM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 TABLE 3: NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK Non-residential uses Block 1 Block 2 Block 3 Block 4 Block 5 Block 6 Block 7 Block 8 Block 9 Block 10 Block 11 Block 12 Farmers Market (5.1.47) P P - - P P P P P P P P Public Uses: electric, gas, oil and communication facilities, excluding tower structures, owned and operated by a public utility P P P P P P P P P P P P Uses permitted by -right within floodway fringe in accordance with 30.3.05.1.2 of the Zoning Ordinance P P P P - - - - - - - - Uses permitted by special use permit within floodway fringe in accordance with 30.3.05.2.2 of the Zoning Ordinance SP SP SP SP SP SP SP SP SP SP SP SP Stormwater management facilities P P P P P P P P P P P P Public recreational facilities P P P P P P P P P P P P Tier I and Tier II wireless service facilities (5.1.40) P P - - - - - - P P P P Public playgrounds and parks P P P P P P P P P P P P Urban Agriculture P P P P P P P P P P P P Community Garden P P - - - P P P P P P P Retail store or seance (22.2.1a/b) - - P P P P P P P P P P Eating establishment - - P P P P P P P P P P Storage yard - - P P P P P P P P P P Religious assembly - - P P P P P P P P P P Public uses - - P P P P P P P P P P Community center (5.1.040/5.1.27) or neighborhood center - - P P P P P P P P P P Temporary construction uses (5.1.18) - - P P P P P P P P P P Stand-alone parking structures - - P P P P P P P P P P Mixed Use - - P P P P P P P P P P Day care, child care or nursery facility (5.1.06) - - - - - SP SP SP P P P P Assisted living - - - - - P P P P P P P Private school - - - - - - - - P P P P Laundromat - - - - - - - - P P P P Finacial Institution - - - - - - - - P P P P Medical Office - - - - - - - - P P P P Professional Offices - - - - - - - - P P P P Clubs and Lodges (5.1.02) - - - - - - - - P P P P Laboratories/Research/Development/Testing - - - - - - - - P P P P Manufacturing/Processing/Assembly/Fabrication - - - - - - - - P P P P Event Hall (5.1.27) - - - - - - - - P P P P Indoor Athletic Facilities - - - - - - - - P P P P Commercial Recreational Establishment - - - - - - - - P P P P Funeral Home - - - - - - - - P P P P Page 11 of 21 7/29/2019 4:11 PM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 5.0 DENSITY & SQUARE FOOTAGE BY BLOCK Table 4 Provides the metrics for development of each block. These metrics are subject to the following conditions: (1) The final acreage and number of dwelling units per block may vary by 15% so long as the number of dwelling units does not exceed the total 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 building typologies shall be provided in Blocks 3-5 and 10-11. (5) The total gross maximum square footage of non-residential uses shall not exceed 50,000 square feet. (6) Retail stores and services in blocks 3 - 8 shall not exceed a ground footprint of 1,600 net square feet. (7) Eating establishments in blocks 3 - 8 shall not exceed a ground footprint of 1,600 net square feet. TABLE 4: DENSITY REGULATIONS BY BLOCK SUMMARY LAND USE BLOCK DENSITY AREA RESIDENTIAL USES NON-RESIDENTIAL DESIGNATION RANGE (ad USES (units / acre) MINIMUM MAXIMUM MAXIMUM NON - DWELLING DWELLING RESIDENTIAL UNITS UNITS BUILDING (SF) GREEN SPACE & 1 0 8.0 0 0 0 BUFFER 2 0 1.3 0 0 0 NEIGHBORHOOD 3 3-6 1.4 4 12 5,000 DENSITY 4 3-6 1.5 5 14 URBAN DENSITY 5 6 - 18 7.1 60 127 RESIDENTIAL VILLAGE NEIGHBORHOOD 6 j 0 - 28 1.1 0 31 10,000 MIXED USE / NEIGHBORHOOD 7 0 - 18 0.6 0 12 PLACES 8 0 - 18 1.0 0 17 9 0-34 1.8 0 61 URBAN DENSITY 10 6 - 34 1.8 11 62 20,000 MIXED USE 11 6 - 34 5.4 20 182 12 6 - 34 3.0 13 102 30,000 TOTAL MIN AND MAX ALLOWED DWELLING UNITS AND NON-RESIDENTIAL SQUARE 34,0 150 450 50,000 FOOTAGE Page 12 of 21 7/29/2019 4:11 PM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 6.0 BUILT FORM REQUIREMENTS BY BLOCK TABLE 5: SETBACK + BUILDING REGULATIONS BY BLOCK REQUIREMENT BLOCKS 3 — 4 BLOCKS BLOCKS 6 — 9 BLOCKS 10 -12 NEIGHBORHOOD CENTER SPECIAL AREA 115' measured on both sides from Hickory Street right-of-way BUILDING HEIGHT MIN NO MIN NO MIN NO MIN 2 STORIES 2 STORIES MAX 3 STORIES OR 35' 3 STORIES OR 40' 3 STORIES OR 45' 4 STORIES OR 45' 4 STORIES OR 50' FRONT SETBACK FRONTS SHALL ORIENT TOWARDS HICKORY MIN 5' 5' 5' 5' 10' MAX 25' 25' 25' 18'A 28• A STEPBACK D MIN NA NA 15, E 15' E 15' E AT BUILDING HEIGHT OF 40' 40' 3 STORIES OR 45' SIDE SETBACK MIN 3' 3' 5' S' NO MIN MAX NO MAX NO MAX NO MAX NO MAX NO MAX REARSETBACK MIN NO MIN 5' S' S' NO MIN MAX NO MAX NO MAX NO MAX NO MAX NO MAX TRAIL BUFFER SETBACK B MIN NA NA BLOCKS 6 - 8: NA 20' MIN 0' MIN MAX BLOCKS 9: 20' MIN/NO MAX NO MAX NO MAX GARAGE SETBACKS FRONT ACCESS MIN/MAX TO COMPLY WITH 4.19C/ NO MAX FRAMEWORK STREET FACING GARAGE OPENINGS AND/OR GARAGE DOORS ARE NOT ALLOWED IN THESE BLOCKS. ALL GARAGE ACCESS MUST BE SIDE LOADED OR RELEGATED TO THE REAR OF THE BUILDING. MAX PORCH AND DECK 4' 4' 4' 4' 9' ENCROACHMENT MAX SAVE AND OVERHANG 2' 2' 3' 3' 3' ENCROACHMENT SINGLE BUILDING FOOTPRINT 3,000 SF 3,000 SF 10,000 SF 20,000 SF 20,000 SF MAX NON-RESIDENTIAL STREET FACING BUILDING LENGTH NO MIN NO MIN NO MIN NO MIN 50' MIN 200' 200' 200' 200' 275' MAX 10' 10' 10' 10' 10' MIN AIR PASSAGE WIDTH A Up to an additional 22' of front setback may be provided for non-residential and mixed -use buildings for use as a front patio or courtyard and shall not exceed 25% of the length of the front facade. B In Block 11, for buildings over two (2) stories adjacent to the trail buffer, parking and or drive aisles shall be between the building and the trail buffer. C The wall plane of all street facing garages must be set back a minimum distance of three feet (T) from the primary street facing building facade D A stepback is not required for buildings with a front setback of at least 15'. E Stepbacks apply to non-residential and multifamily residential buildings only. F Coops, other agricultural use structures, and other accessory buildings except for Flexible Use Structures and Accessory Apartments must meet accessory structure setbacks (4.11.2). G Flexible Use Structures as defined in the Code of Development have the same minimum setbacks as the principal buildings with which they share a lot except for rear and side setbacks, which shall be a minimum of 3'. Page 13 of 21 7/29/2019 411 PM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 TABLE 6: SETBACK + BUILDING REGULATIONS BY BLOCK ILLLUSTRATIONS BLOCKS 3 - 4 BLOCK 5 BLOCKS 6 - 9 BLOCKS 10 -12 NEIGHBORHOOD CENTER SPECIAL AREA 115' measured on both sides from hickory street right-of-way SUMMARY ILLUSTRATIVE �Q DIAGRAM 2' EAVE/OVERHANG ENCROACHMENT 2' EAVE/OVERHANG ENCROACHMENT Ea�\P� 3' EAVE/OVERHANG �� ENCROACHMENT SO, Bvi/QM�A!, U�M,SO0�' G/Qq�. 45�MA HGT ORIES OR G�G'9k 4STORIES OR �N�O�,VSETBACK HGT •• OR W/ISAX OR SF STEPBACK QSSETBACK EPBAC IDE 3' MIN SIDE 5'MIN SIDE SETBACK SETBACK ADDITIONAL 22' 9'PORCH/DECK 3 STORIES OR 3 STORIES OR 40' MAX HGT 4' PORCH/DECK 40' MAX HGT 3 STORIES OR 4'PORCH/DECK 45' MAX HGTENCROACHMENT SETBACK (25% MAX.J ENCROACHMENT ENCROACHMENT W/ 15, 4'PORCH/DECK ADDITIONAL 22' ONLOAD GARAGE TO 5' MIN. 25' MAX FRONT 5' MIN. 25' MAX FRONT STEPBACK d ENCROACHMENT SETBACK (25% MAX.I CONFORM W/ 4.19 W/ MIN. 3' SETBACK SETBACK SETBACK 40' 5' MIN. 18' MAX FRONT 10' MIN. 18' MAX FRONT 5' MIN. 25' MAX FRONT SETBACK SETBACK SETBACK SUMMARY ILLUSTRATIVE HICKORY ST. R.O.W. SECTION THROUGH 115' 115' BLOCKS 3 - 12 MAl(. BUILDING HEIGHT PER BLOCK. TYP. -- -------_ II 11- III -1 1 - I- 1= �= 1 III��I� III -,, I I I I-_ I ll I I III I I III - I I I I I I I I --- I III I I I I I I II III. I �1II- =1L ill i 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 Service Special Area. 3. Building height is defined per Albemarle County Zoning Ordinance. 4. Side and rear minimum setbacks for any primary structure shall be constructed and separated in accordance with the current edition of the building code, side setbacks for buildings that share a common wall may be 0'. 5. Street Facing Building Length is defined as the single or aggregate combined length of any buildings) facing a framework street without an open air passage to the rear of the parcel or a courtyard. 6. All max building heights shall allow for exceptions and projections per 4.10.3.2 and 4.10.3.3 of the zoning ordinance. When the maximum height regulation in the TABLE 5 is given in feet and stories, it shall be limited to whichever value is less. 7. Setbacks are measured from any Framework Street right-of-way, or back of sidewalk if sidewalk is outside of right-of-way, lot line, or trail buffer, if one is present, or Old Lynchburg Road. Page 14 of 21 7/29/2019 4:11 PM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 Intemal ARB An internal Southwood Architectural Review Board will review individual submissions for a new building or village's compliance with the Southwood Phase 1 Neighborhood Model Code of Development's architecture, landscaping, buffer, screening and other standards as set forth herein. The ARB's specific guidelines governing the quality and characteristics of the Character Areas will be determined, maintained, and periodically updated by the Southwood Architectural Review Board. The ARB will be established prior to issuance of first building permit, and will be comprised of at least 51% Southwood residents, and will remain in place at least until the issuance of the final certificate of occupancy for Phase I. 7.0 GREEN SPACE AND AMENITY REQUIREMENTS BY BLOCK TABLE 7: MINIMUM GREEN SPACE AND AMENITY AREA BY BLOCK SUMMARY BLOCY STEEP SLOPES OPEN SPACE TRAIL & PATH AMENITY RECREATIONAL AMENITY & CIVIC SPACES MINIMUM RECREATIONAL AMENITIES & CHIC SPACE TOTAL GREEN SPACE (AC) TOTAL AMENITY (SF) 1 1.80 5.97 0.23 2,000 LF Class B type 1 primitive trail 8.00 50,000 2 0.10 1,10 0,20 1,740 LF Class B type 2 pedestrian trail 1.4 8,700 3 4 5 8 0.12 0.11 500 SF neighborhood park 0.23 10,500 600 LF Class B type 2 trails A 4,000 SF neighborhood park or recreational amenity C 9-11 0.5 0.13 500 SF neighborhood park 0.63 22,700 2,170 LF Class B type 2 trails B 5,000 sf recreational amenity C 12 0.15 6,500 sf active use recreational area 0.15 6,500 TOTAL 1.90 7.07 1.05 0.39 10.41 58,400 A Three pedestrian connections distributed across blocks 6, 7, and 8. B Four pedestrian connections distributed across blocks 9, 10 and/or 11. C Space requirement is cumulative and may be provided using not more than 6 spaces, none of which can be smaller than 500 SF distributed across blocks. GENERAL LOCATION OF PRIMATIVE TRAIL - EXACT ot�f�NctietiRGETER LOCATION BE ROgO �.. 1 VMBL114 ACR ESES Definitions TRAIL BUFFER BLOCK 2 132ACRE5 LO 9 BLOCK j ACRES BLOCK 10 LBOACRES i /BLOCKB�I ,/0.95 ACRES a BLOCK 5 7.07 ACRES BLOCK 4 154 ACR OLD LYNCHBURG ROAD �i BLOCK 11 / BLOCK 12 5.36 ACRES 2S9 ACRES . 0am'/tf]7✓ GREEN SPACE AREA (BLOCK 1) E-] TRAIL BUFFER AREA (BLOCK 2) CONCEPTUAL LOCATION OF ACTIVE USE REC AREA ® CONCEPTUAL LOCATION OF PEDESTRIAN CONNECTION AREA FIGURE 8: Conceptual Location ofAmenitvAreas Trail Buffer Area The Trail Buffer Area, also known as Block 2, is an undisturbed or replanted landscaped buffer area with a trail and a minimum buffer width of 30', measured from the property line along Old Lynchburg Road. This Trail Buffer Area may be disturbed for trail construction, maintenance, and support, and any necessary grading, so long as the trail and plantings are replaced. The characteristics of the trail in this area will be equal to or better than 'Class B-type 2 high maintenance pedestrian path' as described by the Albemarle County Standard and Design Manual -Engineering (page 20, year 2019). The Trail Buffer Area shall be planted with a mixture of deciduous and evergreen trees and shrubs to be approved by the director of planning. See FIGURE 9: Conceptual Landscape Plan for illustrative concept of plantings in the Block 2 Trail Buffer Area and for the relationship between the Block 2 Trail Buffer Area, proposed trail setbacks, and buildings in the blocks along Old Lynchburg Road, Blocks 9 - 12. Page 15 of 21 7/29/2019 4:11 PM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 20' BUILDING SET- NEIGHBORHOOD BACK BLOCKS 9 - 11* CENTER SPECIAL AREA 30' TRAIL BUFFER END TRAIL BUFFER BLOCKS 9 - 11 BLOCK 2� OLD LYNCHBURG ROAD Now `BLOCK 9r BLOCK 11 i" BLOCK 12 BLOCK 10 * BUILDING SETBACK DOES NOT APPLY TO NEIGHBORHOOD CENTER SPECIAL AREA FIGURE 9: Conceptual Landscape Plan: Trail Buffer / Block 2 Trail Amenities An important amenity of this project is a pedestrian trail originating within the 8.0 acre green space area of Block 1 and continuing within a 1.3 acre Trail Buffer Area of Block 2, which is to be used for passive use recreational activity. The field -located trail amenity is to be within a quarter -mile of any residential unit in the Phase 1 Southwood Development. The trail may connect to any existing or future network of trails and sidewalks internal to the Southwood neighborhood and is intended to help complete and connect to any potential future regional trails built by others in this southwestern area of the County. The trail network is to be consistent with the County's design standards for a 'Class B type 1 primitive trail' in Block 1 and 'Class B type 2' in Block 2. The general location of the trail is shown in FIGURE 8: Conceptual Location of Amenity Areas and FIGURE 9: Conceptual Landscape Plan: Trail Buffer; however, exact trail locations shall be determined by the Owner based on site conditions. Pedestrian Connection Area The Pedestrian Connection Area is a landscaped area with a minimum total width of 10' which must include a pedestrian and cyclist path with a minimum travel width of 5'. The characteristics of this path will be equal to or better than 'Class B-type 2 high maintenance pedestrian path' as described by the Albemarle County Standard and Design Manual -Engineering (page 20, year 2019) These areas will connect the Framework Street sidewalk network to either the Block 2 Trail Buffer Area or the primitive trail within Block 1. Pedestrian Connection Areas may be interrupted by future roads, alleys, or parking travelways and are not required to be continuous. The characteristics of the landscape plantings in the Pedestrian Connection Area contain a mix of trees, shrubs, and ground cover. Within each 100 foot length of Pedestrian Connection Area, the planting mix will contain a minimum quantity and variable locations/groupings of the following materials in addition to the trail surface: 4 flowering trees, 4 medium shrubs. See TABLE 7: GREEN SPACE AND AMENITY AREAS BY BLOCK for required locations and quantity and FIGURE 8: Conceptual Location of Amenity Areas for conceptual locations of the Pedestrian Connection Areas. _ 4" COMPACTED STONE DUST, GRAVEL, J EARTH, .�'`\ OR EQUIVALENT BARK / \\� FILTER FABRIC D STONE COMPACTED SUBGRADE d oe 5" FIGURE 10: Primative Trail !left) and Pedestrian Trail (right) Section Diagrams Neighborhood Park A Neighborhood Park is defined as a minimum of 500 sf of contiguous land that is suitable for providing passive gathering and/or unprogrammed open space for the neighborhood. The area must be accessible from a public way by pedestrians. The primary function of this space is to provide community -accessible green and open space for the neighborhood and the features and amenities within the Neighborhood Park will be determined by resident planners at site plan. Recreational Amenity A Recreational Amenity is defined as a minimum of 500 sf of contiguous land that is suitable for a variety of recreational activities. The area must have adequate drainage and proper proportions for recreational activities and gathering. This area must be open to the public and must be accessible from a public way by pedestrians and cyclists. The area may be used for a variety of active -use recreational activities, such as a basketball or sport court, sport field, playground, or some other use or uses to be determined by resident planners at site plan. Amenities and facilities appropriate to the recreational use or uses must be provided. Active Use Recreational Area The Active Use Recreational Area is defined as a minimum of 6,500 sf of contiguous land that is suitable for a variety of recreational activities. The area must have adequate drainage and proper proportions for recreational activities and for players and spectators to gather. This area must be open to 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, however, use as a community -accessible neighborhood -scale active recreational soccer field must be possible. Page 16 of 21 7/29/2019 411 PM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 8.0 FRAMEWORK STREETS T-_ R,P� o�= 1 rxoa°wosxvmau[ TVs,, L If f Z" L V,�K< FIGURE 11: Framework Streets Technical Plan Framework Streets The street and pedestrian system for Phase 1 at Southwood is envisioned as the connective framework between the main entrance from Old Lynchburg Road at Hickory and the residential development of Southwood Phase 1. The main framework road system sets up the first phase of a neighborhood center and 'main street' along road 1A from Blocks 9 through 11 as it travels north to south toward Blocks 3 through 8. The internal street system throughout Blocks 3 through 8 provides a safe neighborhood street system with a variety of on street parking options, with block dimensions that reinforce the scale and configuration of the community, maximizing connection and minimizing dead -ends and cul de sacs. Associated with the street system is a system of sidewalks and pedestrian connection areas that separates pedestrians from vehicles. This system provides safe and coherent connections between various areas of the community and links the network of internal sidewalks to the trail system at specifically identified pedestrian connection areas. The scale and configuration of road types vary in relationship to the density of development. If additional roads are designated at Site Planning, these additional roads will not be considered framework streets and will serve more utilitarian purposes and these non -framework streets may be private and secondary. All streets are intended to be public right-of-way where possible. The road sections on the following page conform to Albemarle County and VDOT standards. The location and the design of framework street sections are intended to provide the Southwood neighborhood with safe, pedestrian and neighborhood -friendly streets. Possible Waiver Streets In addition to the framework street sections provided within this Code of Development, the neighborhood is considering waivers to allow for road elements that deviate from current County and VDOT Standards. These modified road sections will continue to provide safe streets while integrating specific resident values and site constraints. As shown in FIGURES 12 - 14, these possible road waiver sections focus on two values: calming traffic to provide safe pedestrian experience and appropriately reducing the width of the right-of-way to allow more space for housing and amenities. FLIP PLANTING STRIP 7Yaffic Impact FIGURE 12: Waiver Diagram Reverse location of the planting strip and the sidewalk provides the perception of larger front yards and increased green space. FIGURE 13: Waiver Diagram A Yield Street allows for a reduced travel lane and provides on -street parking to calm traffic. FIGURE 14: Waiver Diagram To allow for a reduced sidewalk next to the curb adjacent to parking lane will reduce the actual width of the right-of-way and provide protection for the pedestrian. The actual non-residential square footage and number of dwelling units will not exceed an additional daily vehicle trip count of 5,000 for the entire Southwood development, TMPs 90A1-1E, 90-1A, 76-51A, 90A1-1D, 90A-4, and 90A-1C. Each subdivision plat or site plan within the Property shall designate the daily vehicle trip count provided and must be approved by VDOT. Page 17 of 21 7/29/2019 4:11 PM SOUTHWOOD PHASE I -A NEIGHBORHOOD MODEL DISTRICT -CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 Framework Streets Sections `IP STREET PARpNO IS NOT PRONDED, AIDTH SNPLL BE REDUCED BY S BREAKS IN PARKING AILL BE COOROINATEONIIN FIRWESCUE ACCOMMODATING FIREACCESS NEEDS. SECTION 1 2 4 5 HICKORY X X XSTREET** ROAD IA* X X ROAD 18 X X ROAD IC X X X ROAD 2 X X ROAD3 ROAD X I X I X * SIDEWALK AND PLANTING ASSOCIATED WITH THE SOUTH SIDE OF ROAD 1A MAYBE CONSTRUCTED DURING THE CONSTRUCTION AND DEVELOPMENT OF FUTURE PHASES. ** A 5' BIKE LANE WILL BE ADDED TO THE CHOSEN STREET SECTION FOR HICKORY STREET ON THE CLIMBING SIDE, WITH THE OPTION TO ADD ONE TO THE DOWNHILL SIDE OR PROVIDE SHARROW PAVEMENT MARKINGS. BIKE LANES ARE OPTIONAL ON ALL OTHER STREETS AND MAY BE PROVIDED AT SITE PLANNING STAGE. Page 18 of 21 7/29/2019 411 PM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 9.0 EVALUATION CRITERIA As envisioned in the purpose and intent of the Neighborhood Model District set forth in Chapter 18, section 20.A.1 of the Zoning Ordinance, the Plan of Development for Southwood has been designed to further the following principles: Pedestrian orientation This plan envisions sidewalks on all framework street as well as a 3,200 foot trail running from the entrance along Old Lynchburg Road through Block 2 to the 8.0 acre amenity area of Block 1, providing pedestrians with varied and secure options for mobility through all areas of Phase I. Because of this redundant system, there may be locations where it would be appropriate to have sidewalk present on only one side of any framework street. Meighborhood friendly streets and paths Streets will be designed with traffic -calming techniques that will result in slow -moving traffic and minimized road widths to the extent allowed. Building setbacks appropriate to building scale will create a built form that addresses the street. The proposed path through the natural areas will increase the community's ability to access existing natural resources. Interconnected streets and transportation networks The main road network proposed for Phase I sets a framework for developing a modified grid that both adapts to, and preserves the landscape to the extent possible. It enables an interconnected street system that will make travel intuitive. This network has been established with the opportunity for logical connections into the future phases of Southwood redevelopment and to the future Biscuit Run Park. This plan prioritizes a continuation and augmentation of the existing transportation partnership between the City of Charlottesville and Albemarle County which brings bus service to Southwood. Parks and open space as amenities This plan proposes the preservation of more than 9 acres of natural green space and amenity areas made up of sensitive ecological zones such as floodpiain, stream buffer and steep slopes, as well as newly created recreational amenities and civic spaces, all to maintain the area's natural setting and feeling of tranquility in the future redevelopment. Potential connections to future county and regional trails and the existing amenities in the Southwood community such as trails, parks and sport courts will be able to provide multiple varied recreational opportunities to this development. Neighborhood centers The Neighborhood Center Special Area marks 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. The Neighborhood Places in Blocks 6 - 9 also provide opportunities for neighborhood commercial entities that would support the new neighborhood. Buildings and spaces of human scale' Maximum building heights proposed in this rezoning enable an urban form at a pedestrian -friendly scale. Pedestrian -centered street design and continuous sidewalks invite the neighborhood to engage with their community and create a neighborhood with a strong sense of place. Relegated parking This plan envisions alleys in addition to main roads to allow for rear -loaded parking whenever appropriate, feasible, and allowable, and to minimize curb cuts. The parking plan allows flexible solutions like surface lots, on -street parking and shared driveways to allow for ample parking that can be responsive to exact site and conditions the future development presents. The parking requirements will allow Southwood residents to have flexibility in locating required residential parking spaces to allow the neighborhood design flexibility to meet resident need. The project is within a half -mile of an existing bus stop in the adjacent Southwood Neighborhood. The project intends to encourage additional bus stops within the development when possible. The project also intends to encourage bike connectivity to a trail network outside of the Southwood Community. Mixture of uses and types Phase I allows for a wide range of commercial and residential uses, with the most intensive uses focused in Blocks 9 -12 along Old Lynchburg Road, and less intensive uses in Blocks 3 - 8. There are opportunities for commercial uses that act primarily as support services to the residential development in Blocks 3 - 8. The uses proposed in this Zoning Map Amendment have been designated by community leaders and have been memorialized in the enclosed use tables. Mixture of housing types and affordability. The Habitat homeownership model alongside innovative outside partnerships will provide sustainable affordable products available to a wide range of area median incomes. There will be ownership or rental structures to fit with the goals and aspirations of the community and the market. The Code of Development allows for a wide range of housing types such as single-family detached, single-family attached, townhomes, duplexes, apartments, and flexible use structures. Within blocks 3-5 and 10-11, at least two of those such housing types will be provided to ensure a varied built environment. Proactive financial coaching has already begun within the community to best prepare residents for their future housing goals. Site planning that respects terrain The team of landscape architects and environmental engineers that have been advising the redevelopment of Southwood have taken into consideration the unique conditions and topography present on this site. The road network's curvilinear design responds directly to existing grades and promotes the preservation of the natural areas at the edges of the site. All development shall comply with Chapter 18 section 30.7 of the Albemarle County Zoning Ordinance. Clear boundaries with rural areas Southwood is located at the southern edge of the growth area and is bordered to the south by County -leased parkland, serving as a natural and abundant barrier between this residential urban development and the rural areas to the south. The nearest rural areas are 0.5 miles to the west and 1.5 miles to the south. The Application Plan includes a 30' wide trail buffer from Hickory Street south along Old Lynchburg Road. Consistency with the Comprehensive Plan: Southwood is part of Albemarle County's Southern and Western Development Area, which calls for an Urban Density Residential development with up to 34DU/acre and mixed -income, mixed -use development. The maximum density proposed in this rezoning application is 34DU/acre and is contained to the most dense section of Blocks 10 - 12, diminishing to a maximum of 6DU/acre in the more residential sections of Blocks 3 - 4. The building regulations identify a Neighborhood Center as identified by the Comprehensive Plan, and the Trail Buffer Area of Block 2 along Old Lynchburg Road supports the designation of a "greenway" in that area. Page 19 of 21 7/29/2019 411 PM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 Proposed Impact on Public Facilities and Infrastructure The Phase I development of Southwood will connect to the existing internal road Hickory Street, connecting approximately 330' south of Hickory Street's intersection with Old Lynchburg Road. This first phase does not contemplate large improvements at the intersection with Old Lynchburg Road but does anticipate upgrading Hickory Street to the intersection for the entrance to Phase 1. Future phases and rezonings will continue to analyze these areas for additional improvements. A traffic study has contemplated total future build out to ensure long term development requirements are not missed during the early stages of the development. Both water and sanitary utilities are located in the area. The existing sanitary line, which follows the stream, along the south end of the parcel, is well positioned to accept the flow from the first phase of development. Connection to the existing sanitary line will need to be designed and constructed with care, as it is located in the Water Protection Ordinance buffer, however connections of this type are allowed per the ordinance. The existing waterline network that is located in Southwood runs to a master meter. With the completion of the Southwood Phase 1 project, it is anticipated that the neighborhood will continue to utilize the existing master meter. All new taps will connect into the water main in Old Lynchburg Road, allowing a service to be brought in to feed the first phase of development. The extension of this service will allow for individual meters to be set for each use, including both residential type units and commercial spaces. Coordination with the Rivanna Water and Sewer Authority and Albemarle County Service Authority has begun and will continue through the life of this project, including both during the rezoning application and the site plan/subdivision plan submissions. Because Southwood has existing water and sewer users, it is anticipated that redevelopment will be credited with an equal number of residential tap fees. Conversations have already begun with RWSA to coordinate through the site planning phases to calculate for these tap fee credits. The development of Southwood also allows for the potential to extend access to a trail system and/or what may be Biscuit Run Park. This trail system will allow residents and the community to enjoy the natural areas and terrain, including the stream that runs along the western and southern borders of Phase I. Impact on Environmental Features This site is surrounded by natural features, such as streams, small areas of wetlands, and steep slopes. Each of these features defines this area and has become important to the resident community to be preserved and honored in the development of this first phase. Members of the resident design team have walked the site and acknowledged the environmental features that make it unique, focusing on ways to preserve and integrate each of these areas into the first phase of development. The infrastructure and potential layouts carefully consider preserving these areas, while also making them accessible, allowing the environmental features of the area to be available for resident enjoyment. This access will be through a trail network developed in coordination with the Parks and Recreation department. The streams and wetlands on the site will be preserved in a way to honor the natural habitats associated with each in partnership with the County of Albemarle. Restoration of some of the streams is being contemplated. In addition, critical slopes are being honored along the south end of the property and stormwater and sanitary pipes will be located as to minimize disturbance of steep slopes and environmental features. When utilities are required to pass through steep slopes, all grades will be restored to their predevelopment state. Strategies for Shared Stormwater Blocks 3 -8 will feature a mix of residential type units, but will primarily be of a lower density, resulting in less impervious surface and therefore a lower amount of required water quality treatment. Conversely, Blocks 9 -12 will feature a more dense development, having a higher ratio of impervious surface and a greater need for water quality treatment. While all blocks will look to use non-proprietary measures such as bioretention, infiltration, and preservation of wooded areas, Blocks 9 -12 will most likely require some form of proprietary treatment such as cartridge filtration or permeable pavers. While all water quality measures approved by DEQ will be a part of our toolbox during design, we will have a focus on the different areas as noted. Additionally, off -site water quality credits, in accordance with DEQ may also be used to meet requirements. Additionally, Southwood redevelopment, in partnership with Albemarle County staff, is simultaneously exploring a potential pilot project with the Department of Environmental Quality (DEQ) to pursue stream restoration as an on -site stormwater quality best management practice. However, as that is not yet an approved BMP, the other options, previously mentioned and shown on the concept plan can be implemented if it is determined that stream restoration does not meet the state requirements for water quality treatment. Water quantity requirements will be met on -site by outfalling directly to the stream, within the 100 year floodplain. Providing a stormwater outfall at this location will better move water through the drainage shed, versus allowing the upstream volume and flow to catch up to the on -site runoff. Grading An overlot grading plan and final design of retaining walls shall be reviewed and approved in conjunction with the site and subdivision development plans for Southwood Phase I. Retaining walls shall be a maximum of six (6) feet in height, as measured from the top of wall to the finished grade at the bottom of the wall. The overall retained height may exceed six (6) feet with multiple stepped walls or, at the discretion of the Director of Community Development, in a single wall. Page 20 of 21 7/29/2019 411 PM SOUTHWOOD PHASE I —A NEIGHBORHOOD MODEL DISTRICT —CODE OF DEVELOPMENT JULY 8, 2019 REV. JULY 29, 2019 10.0 AFFORDABLE HOUSING The Owner shall provide affordable housing equal or greater to fifteen percent (15%) of the total number of residential dwelling units constructed on the Southwood Property, subject to the following conditions: a. These units may be created as for -sale or rental. The Owner reserves the right to meet the affordable housing objective through a variety of housing types, including but not limited to single family detached, single family attached, multifamily, accessory units, and Flexible Use Structures, ("Affordable Units"). b. "For -Sale Affordable Housing Units" shall be a residential unit offered for sale to Qualifying Families with incomes less than eighty percent (80%) of the area median income. All purchasers of for -sale affordable units shall be approved by Habitat for Humanity of Greater Charlottesville or Albemarle County Office of Housing or its designee. The Owner shall provide Habitat or the County or its designee a period of 120 days to identify and pre -qualify an eligible purchaser for the affordable units. The 120-day period shall commence upon written notice from the Owner that the units will be available for sale. This notice shall not be given more than 90 days prior to the anticipated receipt of the certificate of occupancy. If Habitat or Albemarle County or its designee does not provide a qualified purchaser within this 120-day period for such For -Sale Affordable Housing Units, the Owner shall have the right to sell the unit(s) without any restriction on sales price or income of the purchaser(s). c. "For -Rent Affordable Housing Units" shall be a residential unit offered at an initial rent that does not exceed the then -current and applicable maximum net rent rate approved by the Albemarle County Housing Office. "Net Rent" is defined as the amount of rent not including any tenant -paid utilities. Notwithstanding the foregoing, the monthly Net Rent may be increased by three percent per year following the first year of tenancy and still be deemed affordable. The designated affordable rental units shall remain affordable for a minimum of 10 years after initial occupancy. d. Affordable Units shall also be defined as any residential unit rented or sold to a current resident of the existing Southwood community with housing costs capped at 30% of the family's income. e. Each subdivision plat or site plan shall designate the number of affordable units provided and the minimum number of required affordable units per the Code of Development. 11.0 ATTACHMENTS Technical Documents Attached as a part of this Code of Development is a set of Technical Documents for the Project describing Impact on the Planned Development District, Existing Conditions, the Application Plan, Technical Road Grading Plan, Conceptual Utilities, Conceptual Stormwater Management Facility Locations, and Framework Street Sections. Page 21 of 21 7/29/2019 411 PM REZONING APPLICATION PLAN FOR VICINITY MAP 2 5 SOUTHWOOD REDEVELOPMENT PHASE 1 NEIGHBORHOOD MODEL TAX MAP 90 & 76, PARCELS 09000-00-00-001 A0, 090A 1-00-00-001 EO, 07600-00-00-051 AO SCOTTSVILLE DISTRICT, ALBEMARLE COUNTY, VIRGINIA ZMA 2018-003 PROPERTY INFORMATION OWNER/DEVELOPER: HABITAT FOR HUMANITY OF GREATER CHFRLOEIESVILLE SWOIWOOD CHARLOTIESVILLE LLC 919 WEST MAIN STREET CHARLOTTESW LE VA 2ZMl LEGALREFERIENCE: D. W5 PCAK].OB I]]3R= aAII MAGISTERIAL DISTRICT: SCOTTSVILIE NWne W RgecY: SpUMwP4 Plptel DUE: FNURRU UO3CHrfr PYJLroNO]l A0 0]�Wf0451 A0 SOWN Ap .: "T"me5 See ANGRa.—M CCRpge G,B- k BASE INFORMATION EOBECE OF BOUNDARY SURREY W ILLIAM S. ROUDABUSH. JR. 1974 ROUDABUSH. GALE 8 ASSOCIAI ES.INC 2CN ROUDABUSH. GALEBASSOCIATES.I NCD115 ROB CEOF TOPOGRAPHY: LOUISA AERIAL SURVEYS. INC. P.O. BO%31U MINERAL. VA gal 17 DATE OF PHOTOGRAPHY: 09/23NC W iE OF COMPIIATION:02NyN BLMCMNIYR(5l (SPOT EIEVAPONI CENTERLINE OF THE INTERSECTION OF HICKORY SUBLET AND BUTTERNUT LANE LFWALONT d.10 H IMERRENRCe AIBFMARIE COUNTY SERVICE AUTHORITY SEWN SERWCE.. AMENARIE COUNTY S.OE AUTHORITY THIS PROPERTY IS ZONED: R2- RESOENTAL AND NMD IROAI COE01 APPLICATION PLAN NOTES 1. THISZONING MAP AMENDMENT PROPOSES A CHANGE IN LAND USE F=R2-REA DEMIAL TO NMD(NEIGHWRHWD MODEL DISTRICT) FOR PARCELS W00M00H0DNIAOANDNfIp[001051AUAND FROM NMD INOGHBORHOOD MODEL DISIRICH WITH ASSOClATED PROFFERS TO NEV AND INA.1 ATED NM MR PARCE WOAISOCOW IIN. ALL PARCELS WILL BE CONSIDERED FOR ON E REONING UNDER ONE NMD. 2 THIS SEE LIES WITI N Ti E UPPER RIVANNA RIVER WATERSHED. 3 BEER TO CODE OF DEVELOPMENT FOR PROJECT DESCRIPTION. DRAWING INDEX \ AT 00 COVER SHEET a p AI01 REGONALNPLAN MAP BPARCEL OVERVIEW e AZM M 1 A2@ TEEM"CATELUCYTCNPIAN TECHWCALMN P o A210 SWM PIN ROADSECIIONS Southwood Phase 1 387 Hickory Sheet ChodottesAlle, VA 22902 W Habitat for Humanity Greater Charlottesville ,B,-. ZMA2018-003 hav4g: COVER SHEET CRIS NALSUFAUMON: 02j10/18 0)/LIS REYTSION MI 01/]/19RENSIONM2 p3/IB/19 REV6ON k3 W24/19 REVISON W6 Saxn by: CR AHI WY Wµ VD. UA KK CPpN9M:0 M19 MVRMChreti PC. Habitafor nt of Greater Charlottesville 0He TIMMONS GROUP waterstreet studio REGIONAL CONTEXT MAP z T IMPACT ON PLANNED DEVELOPMENT DISTRICT GENERAL PROJECT INFORMATION Name of Project: Southwood Phase I TM P: 09OA 1-00-00-001 EO Existing ZMA to be Amended: ZMA-2005-00017 AMENDING EXISTING PLANNED DEVELOPMENT DISTRICT Within the scope of this project is the intended removal of all proffers. Code of Development, and Application Plan associated with ZMA-2005-ODOI7 of tax map parcel 090A1{0-O0-MI FO. GRAPHICSCAIE tm RW R""'tI W D D]8 if➢] 2b =0 OR 090A1-00-00-001 E0: AMEND AND REMOVE EXISTING NMD ZMA 2005417 INCLUDING ASSOCIATED PROFFERS, APPLICATION PUN, AND CODE Of DEVELOPMENT AREA THWOOD NO REZONING AT THIS Southwood Phase 1 387 Hickory Sheet Charlottesville, VA 22902 W« Habitat for Humanity Greater Charlottesville ZMA2018-003 d N: REGIONAL CONTEXT MAP & PARCEL OVERVIEW ORIGINALSI wroON: Nj18/18 D)/LIS REVISION MI 0I/]/19RENSION%2 p3/1RhI e"N" k3 W24119 REVSION 46 S nEy: CRY WY VD rr CC t:® .11 Onp�hll ,PG. Habitafor nt of Grak,Chadrlt.ON TIMMONS GROUP waterstreet studio I 1 T E S I s arym�d sE l .1e :h- 01/0Z/MI9 A O1 Zoning Map Amendment EXISTING CONDITIONS 5 f —��j�� \ �� f✓j ( �j Southwood Phase 1 OLD IYNCHBURG ROAD 387 HicIRM ttesvStreet �1� � .,, �j Charlottesville, VA zx902 rD96DD.DD-DD-Ds1AD� Habitat for arlott svil Greater Charlottesville OF/ N� b 0/9#Al OD -OD G- ---- NN--,�� L= GRAPHIC $CAIE ■ m m ■ D Ip] NO 3DJ W W! 0 T '911# "W 4,0 /0#0 .90 00 , -. ZMA 2018-003 EXISTING CONDITIONS ORIGINAL5L.D50.: @Ml. 071=RE 10NMI 01%19REMONM2 p5/1R/19 REV6gN k3 WN/19 REV610N kd VD b/: UKcCRee Ey. VD UK MWIght: ® M19 Be Mhllec C. Habitat fHummity• Vater Chadotte011e TIMMONS GROUP waterstreet studio �R� 1TEer5 aFVad SeOI k z Ii APPLICATION PLAN t I I IXW'L.¢01 e+onme olmknme i •S I I FRAMEWORK STREETS - ADDITIONAL ROADS AND ALLEYS AT APPROPRIATE SCALE 1 AND DIMENSION MAY BE -'� DEVELOPED IN SITE PLANS TO CREATE MORE CONNECTION 'll AND ACCESS 8.0 ACRE AMENITY AREA AND GREEN SPACE W/ 10,000 SF OF PRIMITIVE TRAIL � I TO BE FIELD .1 I LOCATED GENERAL � I LOCATION OF PRIMITIVE TRAIL - EXACT LOCATION \ TO BE DETERMINED BLOCK I. ACRES BLOCK 6 1.1d ACRFS �� BLOCK 4 flACRE3 1 TRAIL BUFFER BLOCK 2— IS2ACRES OLD LYNCHBURG ROAD NEIGHBORHOOD CENTER SPECIAL AREA f 1 •�. lW I I y / I BLOCK 12 I SD9 ACRES r / a\ ` _ 1/ BLOCK 8 ` ` BINNNN LN. Y.:'.C: 0.95 ACRES BINERNIRIN. BLOCK 5 ]DJ ACRES j/ GR EN SPACE�AN�%l.A j/ AMENITY D GREEN SPACE AREA PRESERVED SLOPES TRAIL BUFFER PROPOSED a ROADS STREAM BUFFER E%ISiIllt ADS ---- FLOODPIAIN 0* DUSTING BUILDING$'—"i \ `� GRAPHICSCALE D R. Sre �02 B Application Plan Application Plan A2.01 `" Wm BLOCK 10 1 &I ACRES , { =4 f f / r BLOCK 9 BLOCK 11 / LN ACRES 536 ACRES / / / r / r raoa to I ` I 4 ,O Nola z 3�� 000 � 'N ------ 11• �Existing Southwood Community .000 t ---- ` -a------ _ ` no rezoning of this time •_ SECONDARY FIRE ACCESS ' 0000 (APPROX. LOCATION GIVEN, • • ' ' `� /, •� EXACT LOCATION AND STANDARDS TO BE HAL)DEWIiMINED Now • WITH THE FIREiv17l'RSAAL) JW ,+Me or 00 Oslo 00 mow 400Y woo0 ` BLOCK 7 / • / • • i `` I ` D6d ACRES I • CONCEPTUAL CONNECTION TO ,� ` FUTURE ROAD NETWORK Room 000 man woo �t r Proea,,1: Southwood Phase 1 387 Hickory Sheet Charlottesville, VA 22902 Habitat for Humanity Greater Chadottesville ,o,¢,. ZMA 2018-003 a RQ APPLICATION PLAN ORIGINALSrIAa`SS`0"@M'. 07=6 RPMUON»I DI/]/19RENSIONM2 p3/10/19 e"'S" k3 06/2d/19 REV6ION or .awn 1: clacRee Wv VD KK —PNI9M:® M19 Iaa,,aRea,.PC. Habitafor nt of Greater Garotteville TIMMONS GROUP waterstreet studio ------ _ •\\boo I i _ _ _ _ _ \ \`sp — HATCHER CT. ° 1 I �� 3�'1'GREEq�/TF IL' / �. I>-- / e eft I \ ° BUF R REAB TRAIL L� / I FE _ s PROPOSED - I / BLOCK —/ WATERLINE easewErvr $LOCK 9. /' �t %/ �� BDISTANCE LOCK 1� ' A _ _ 1 , Ps. VARIGHT-OF-WAY _ a ' v`. •, �v , i � v � ,�� BLOCK 10 -'�� • ' • � _ A - ' (TYP.) T I , / I , A,_-CGOPOSED -�_Zc ' Z" �� WATERLINE -a ARY SEWERIn END ROAD IA BLOCK S ram- 'j Ii� P� I,I'PPR�XIMATE LOCATION FORwoad �i IL 1 DA�tYFIREACCESS C �k_ - �liV,�"6LN ''I fP-'�r�.A /V•� }� r- QL��OCfTION TO BE t ETETQAQFNED WITH FIRS i O - \ LI _ __- I ,PROPOSED REROUTE F �� { - MA AL DURING SITE 1 Q y�-� y AAC-� `�'� 0 . / C- O- ISING ROAD,MATCH P NNING PROCESS): I (E� �a�. --- -� \ �� --- _ EXISTING ROAD SE(tTlO s✓` BLOCKI BLOCK 3/' - \ ,i^ 1 h1l�L-\\OC\� B(_OKb 1 '' '' /.. `/ )J ti, a - - ptl'REA3iA5�SOR= ( RZOT_'! \1.1: _;�,;,_ /.4,, ,,'� ',/ -f l•' 7�/ L\'\'yur > ol BLOCK aCo'° // ; "�;;i /'?/' �. PROPdSED'� BLOCK 4 r \O, Lj IS, 1 %r�'././� V �\��°� r - �l�..., �A ��__� � _ / ,i/ � /'"'/�'•` -', -,-%�; c_ "- � ", _ �_ ems__ __�__ _r-�z - ,/211 411 CIL- `\ 1 ' \ \�\� � �.1. AAI�t,I �� nA-I Southwood Phase I W Hickory Street Charlottewile. VA 22902 Habitat for Humanity Greater Charlottesville pnT—Del 17010 o,, APPLICATION PLAN ORIGINALSU0M65pN:0]/hl/IB OMN REVISpN pN px] WIM19 ReAMen, IIII M24/19 IteISpN #4l ay..n M: mxtee br cw5 c. ma,Kdm: a a.vdaecn. r.e. blizat • for WAMW m Geatx CMnonmllk TIMMONS GROUP waterstreet studio M�RC HIT EL k WATER QUALITY ANALYSIS -----'' \` SITE DATA BLOCKS 1, 3-8 BLOCKS 2, 9-12 WATER QUALITY STRATEGIES TOTAL AREA = 20.98 ACRES =-----"/ STRATEGIES IN BLOCKS 2, 9-12 WILL BE SUCH TO ALLOW FOR DENSE APPROXIMATE IMPERVIOUS AREA = 7.17 ACRES ---- "s j DEVELOPMENT. AS SUCH PRIMARY TREATMENT FOR WATER QUALITY WILL BLOCK 2, 9-12 INCLUDE THE USE OF CARTRIDGE FILTRATION, AS WELL AS HYDRODYNAMIC TOTAL AREA = 12.98 ACRES / y„' , SEPARATORS. OTHER FORMS OF WATER QUALITY TREATMENT, INCLUDING NON APPROXIMATE IMPERVIOUS AREA = 11.07 ACRES PROPRIETARY TREATMENTS (SUCH AS BIORETENTION OR WATER QUALITY SWALES) WILL BE DETERMINED DURING FINAL DESIGN. OFFSITE WATER POST DEVELOPMENT LOAD (TP) (LB/YR) = 42.95 LB/YR 1 e °° / / QUALITY CREDIT PURCHASE WILL BE LIMITED TO BE IN ACCORDANCE WITH DEQ. MAXIMUM PERCENT LOAD REDUCTION REQUIRED = 20%— swuAaeAmP7,j�- TOTAL LOAD REDUCTION REQUIRED (LB/YR) = 29.03 LB/YR NOTE: STORMWATER MANAGEMENT LOCATION AND SIZING° IS CONCEPTUAL AND DOES NOT REPRESENT A / BLOCK 2 h SPECIFIC MEASURE. FINAL LOCATIONS WILL BE DEVELOPED WITH FINAL SITE AND VSMP PLANS. BLOCK �O BLOCK _ l _ - v_ fl If i1, ��1��1 r �-��° °\�"" c�— __�`�' / ii -" t� _1 \ •'�\�i t� � o- _ 6', \\ \ �'� w' i.l� ,iA ,% x, �f ,��a Ir, -- ,/ ,// -J• r I�-_ <�p \ -tw V x.-` iG \ L V' II/i `U 111 .'s rr �' I' ' I _ v .M swrvl ;�a=_a rval ;... - / ,o°apv / / r'i ___ ," \ \� IfY r , , i BLOC] I`\YXI / ° j BLOCK�3/ - JAI' -;� C%t j' r` '/.;'„-�!' nl I Irli ° r / BLOCKS 1,3-8 WATER QUALITY STRATEGIES BLOCK B / / A / '� °' � ° � �'S ,i BLOCKS 1, 3-8 WILL FEATURE A LESS DENSE DEVELOPMENT AND WILL '1 FOCUS ON INTEGRATING NON PROPRIETARY WATER QUALITY MEASURES INTO THE LANDSCAPE. IT IS ANTICIPATED THAT BIORETENTION AND ' INFILTRATION WILL BE USED THROUGHOUT THE SITE TO MEET WATER` / x �, ,;; QUALITY REQUIREMENTS. ADDITIONALLY, OTHER PROPRIETARY AND NON� U/ ��yY ' \ \ %" ' PROPRIETARY MEASURES MAY BE USED, ALONG WITH OFFSITE WATER j \ QUALITY CREDIT PURCHASE IN ACCORDANCE WITH DEQ. \`/\l)\\l\\ridgy\�� ° � °° �. � r/,'„ �� ''r _"�- . _ � �_ � _— 1 ��_ ��' y,��o \` \U I ��e\ /'• ll'r _ t vv �.v v _ � _ v' . / / "l;; off'% �; •� " �%� �� ,',h _ y .� _,/ ;k,�� - �U \�\ ��VAA\ I//� - � —� a-\—•�Z- � v �///:/r�'�'ir �t11 I I �--V. >' � lil �i,—� �.' 'I% .c c'-�\\\�� \\ \��\`\ n\f!�= �o �c`��\�`.\ `\�`( ,�/•'�/%/r','�rr u n ,�_,\ �\.\\ �is.f G� •)y�-A '�,`-,F�.�,/lr'�� ,-�%� _-D.--% -- '/'r0 \�� "-I Southwood Phase 1 387 Hickory Street Chorlottesnle. VA 22902 Habitat for Humanity Greater Charlottesville ;m wrnbev 17010 ewr°- CONCEPT STORMWATER PLAN ORlfxunE511&n65pn:HyZl/IH 1'.SC°' bIN}/IH REVISpn pl HIN)/19 REV $pN p] IXVIH/19 REVISION p3 Hd/1d/19 REVISON p0 dmrn M: cM1¢C4d IW cws c. <Onn6M11. 0 GVU11 M � b. m rmAkr CMnollesWlte TIMMONS GROUP waterstreet studio �RL HIT EL ....runvrm axow ssa Ni072 R2'(LESS (251 AN2W) za'(zsT<BDVPoI 2B'(LESSTHSN VP ) x'(zsTea wO) AIL u' $ DEG L-NE)�(PARKING)- 25' 30'NKH1 OCO VPD-INTERNAL) 25' r rONC�RERE 25' 36I�L02000 WD-INTERNAL) 2$ r 6 2$ 0..$ $ OR os' g 5 CONCRETE IANTING SIRI % $ $ (PLANTING MIR) TONCRETE B B $ FtANnNGSTRIP) (PLANTING STRIP) CONCRETE 5' (PI LNG STRIP) $ CONCRETE B CONCRETESIDEWNH WALK SIDEWALK $IDE (PLANTING STRIP) SIDEWAN( RIGHT OF WAY RIGHT OF WAY RIGHT DF WAY VARIES VARES VARIES NOTE 'IF STREETPARKING IS NOT PROVIDED, WDTH SHPll BE REDUCED SY B'. • BREAKS IN PARKING WILL BE CWRDINATED WITH FIRERFSCUE AC0WIIk0ADNG FIRE ACCESS NEEDS. SECTION 1 O LANE TWO-WAY VDOT SUBDIVISION STREET NO PARKING SECTION 2 O LANE TWO-WAY VDOT SUBDIVISION STREET WITH PARKING SECTION 3 ONE LANE ONE -WA SUBDIVISION STREET WITH OPTIONAL PARKING WO Nusme No sure SECTION 1 2 3 4 5 HICKORY STREET" X X X ROAD 1A' X X ROAD 113 X X ROAD 1C X X X ROAD X X ROAD X X ROAD X X X ' SIDEWALK AND PLANTING ASSOCIATED WITH THE SOUTH SIDE OF ROAD to MAYBE CONSTRUCTED DURING THE CONSTRUCTION AND DEVELOPMENT OF FUTURE PHASES. "A 5' BIKE LANE WILL BE ADDE DTO THE CHOSEN STREET SECTION FOR HICKORY STREET ON THE CLIMBING SIDE, WITH THE OPTION TO ADD ONE TO THE DOWNHILL SIDE OR PROVIDE SHARROW PAVEMENT MARKINGS. BIKE LANES ARE OPTIONAL ON ALL OTHER STREETS AND MAY BE PROVIDED AT SITE PLANNING STAGE. "-I Southwood Phase 1 387 Hickory Street ChOrbttemle. VA 22902 b Habitat for Humanity Greater Charlottesville ro wn,ee. 17010 ROAD SECTIONS CRICJIunL SU&n65pn:0y:H/ IH 01,N}/IH RLNSON pI 19R: EVIISpN p] ARM 9 RVON W24/19 04 N C., CB¢CL<d W CF <Opr�6M11. 0 GVUlt P.C. IT �b • N G W rn IkIft lk TIMMONS GROUP waterstreet studio M�RCBITECTS mnP�u zen mk ,Mel 01/07/2019 A2.04 Oning MOP Am¢ntlm¢nt PROFFER STATEMENT ZMA No. 2018-003 Original Proffers X Amendment Tax Map and Parcel Number(s): 09000-00-00-OOIAO, 090A1-00-00-OOIE0, 07600-00-00-051A0 Owner(s) of Record: SOUTHWOOD CHARLOTTESVILLE, LLC Date of Proffer Signature: August 2, 2019 33.96 acres; TMP 90-1A (7.94 acres), TMP 76-51A (1.23 acres) to be rezoned from R-2 to NMD and TMP 90A1-1E (23.33 acres) which is to be rezoned from NMD to NMD. Southwood Charlottesville LLC, is the owner (the "Owner") of Tax Map and Parcel Number 09000-00-00- 001A0, 090A1-00-00-OO1E0, 07600-00-00-051AO (the "Property") which is the subject of rezoning application ZMA No. 2018-003, a project known as "Southwood Phase 1" (the "Project"). Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the Owner hereby voluntarily proffers the conditions listed below which shall be applied to the Property if it is rezoned to the zoning district identified above. These conditions are voluntarily proffered as a part of the requested rezoning and the Owner acknowledges that (1) the rezoning itself gives rise to the need for the conditions; and (2) such conditions have a reasonable relation to the rezoning requested. This proffer statement shall supersede and replace in all respects the proffer statements approved by the Board of Supervisors in connection with ZMA 2005-00017. 1. Removal of Proffers and Amendment of Code of Development for Biscuit Run ZMA 2005-00017 included on Tax May Parcel 090A1-00-00-0O1E0. All existing proffers associated with the Code of Development, applications, and Application Plan for ZMA 2005-00017 relating to Tax Map Parce1090A1- 00-00-OOlEO are hereby removed and superseded by these proffers. Tax Map parcel 090Al-00-00-OOIE0 (along with parcels 09000-00-00-OOlAO and 07600-00-0051AO) shall comply with the application plan and the Code of Development, entitled, "Southwood Phase 1, A Neighborhood Model District," dated February 20, 2018, last revised July 29, 2019. 2. Trails, Parks, Civic Spaces. a. Greenway Connections to Potential Adiacent County Parkland. At any time from approval of this rezoning application until the final certificate of occupancy is granted for Phase I, upon written request by Albemarle County, the Owner shall dedicate to the County, at no cost to the County and within six (6) months of the aforementioned written request, an easement, deed property within the 8.0 acre green space described in paragraph 2(b) to the County, and/or enter into an agreement with the County to provide a public trail connection between the Trail described in paragraph 2(b) below and any trail constructed by the County on abutting County property, TMP 09000-00-00-00500. The land under easement, associated trail connection, associated signage, and any associated structures shall be maintained in perpetuity by Albemarle County. b. Trail Network. The Owner shall establish a trail on the Property ("the Trail"), consistent with the County's design standards for a Class B type 1 primitive nature trail, within the 8.0 acre green space and amenity area shown and described as Block 1 on pages 5 and 7 of the Code of Development. The general location of the Trail is shown on the Application Plan on page 8 of the Code of Development; however exact trail locations shall be detennined by the Owner based on site conditions and the then -current uses of the green space and amenity area and in coordination with the County. Installation of the Trail shall commence concurrently with the site work for Blocks 3-8 and the entire Trail shall be substantially completed prior to issuance of the one hundredth (100*) Permit for a dwelling within Blocks 3-8. The Trail shall be maintained by a property owners association established for Southwood. The public trail connection between the Trail and a potential, adjacent County trail network mentioned in paragraph 1(a) shall be maintained by the County as described in section 2a above. c. Owner shall provide a pedestrian connection between the northern terminus of the trail within Block 2 to the existing natural trail along the northern edge of the Southwood Trailer Park. The trail may be provided as an enhanced sidewalk (minimum ten (10) foot wide) along the Phase 1 streets, a Class B type 2 pedestrian trail around the perimeter of Block 12, or, subject to agreement of VDOT and adjacent property owner, as a Class B type 2 pedestrian trail within the ROW along Old Lynchburg Road, to the public road reservation through TMP 76-51. The pedestrian improvements shall be constructed prior to the issuance of the 300th Certificate of Occupancy in Phase 1. SOUTHWOOD CHARLOTTESVILLE, LLC, a Virginia 7r��— By: Dan Rosensweig, Manager Megan Nedostup From: trslagle@embarqmail.com Sent: Tuesday, July 23, 2019 4.41 PM To: Planning Commission Subject: Southwood As a Habitat construction volunteer I have seen the benefit of the Habitat program for affordable housing. In addition, several years ago I attended an Eagle Scout project workday at Southwood so I know what the conditions are now (or then) for the residents. As a result, I recommend approval of the proposed rezoning at this evening's Planning Commission meeting. Thank you. Tim Slagle 2121 Wisteria Drive Charlottesville, VA 22911 Megan Nedostup From: Sally Pickell <sallypickell@gmail.com> Sent: Tuesday, July 23, 2019 4:25 PM To: Planning Commission Subject: Approve rezoning for Southwood I am in support of approving the rezoning in Southwood to provide for affordable housing, which is in such short supply in and around Charlottesville. The plan is sound and the community support and involvement speak to the desire to improve this neighborhood and increase the opportunity for success for the residents. I encourage you to vote for the rezoning. Sally Pickell Megan Nedostup From: Shannon Banks <shannoncmbanks@gmail.com> Sent: Tuesday, July 23, 2019 4:22 PM To: Planning Commission Cc: Board of Supervisors members Subject: In Support of the Southwood Rezoning Application Good Afternoon! I am writing to voice my support for the Southwood rezoning application for redevelopment. As a resident of Albemarle County, it is important to me that my family and I live in a community that provides opportunities for ALL of its residents to thrive --for me, this includes access to affordable housing. My kids play soccer and have built amazing friendships with kids who call Southwood home, and their parents are parents just like my husband and I. They work hard to provide for their families and support the community, just like my husband and I. We don't all share the same the same background, but at the end of the day we what we all do share is a desire and commitment to seeing our kids grow up in a community that supports each other and provides opportunities for all its residents to be successful. Approving the rezoning application for Southwood is a huge step in fulfilling that goal. In addition to being a County resident, I also have the honor of partnering with the Southwood community through my work at a local nonprofit organization. There are not words to describe the joy that it is to work along side Habitat for Humanity, and the residents of Southwood. This is a true community, comprised of people who genuinely respect one another, and are united in their pursuit of equity and access to opportunities for everyone to succeed. They listen to one another, and are respectful of each others opinions. Support this project --support it for the county today, and for the county of the future. Most importantly, support it to go on record as being an advocate for ALL residents, their goals, and their future success. I am rooting for Southwood's success, and committed to doing the work --as a resident and as a service provider. Sincerely, Shannon C.M. Banks Megan Nedostup From: Maria Baza <maribaza14@gmail.com> Sent: Tuesday, July 23, 2019 1:42 PM To: Board of Supervisors members; Planning Commission Subject: Support Southwood Redevelopment My name is Maria Baza my husband Saul and I are residents of Southwood. He has lived in southwood for 14 years and I for 8years. Together we have two children ages seven and six. My husband and I strongly believe it is important to rebuild in our community. So that the resistants who live here,my children and I have safe homes to live in and stay surrounded by the community we love. The mobile homes and which we live in are very old and not the safest. As far as for the school i feel as a county we all come together to paln ahead for our childrens education i do not belive that one community will change the school but all the sournding communities together have an affect.i feel it is in our community best interests to rebuild in our community Megan Nedostup From: Sabrina Shafique <sabrina.uel@gmail.com> Sent: Tuesday, July 23, 2019 3:23 PM To: Planning Commission; Board of Supervisors members Subject: Support for Affordable Housing Project in Southwood Dear Planning Commissioners, Let me Introduce myself: My name is Sabrina Shafique. I earned my PhD in Architecture and Urban Development at the University of Kansas. My doctoral research focuses on Affordable Housing and Community Development that serves low income people in Urban America. I am particularly interested in Environmental stewardship and Sustainable Design - making the best use of natural resources while minimizing carbon footprint. I recently moved to Charlottesville and noticed that we have a severe housing shortage in this community. Thankfully, Habitat for Humanity in Greater Charlottesville is putting forward a plan in this phase to create at least 75 new deeply affordable home -ownership opportunities and 80 affordable rentals, without displacing anyone. After thoroughly consulting the Southwood Rezoning Staff Report, I am convinced that this phase of Southwood is step one in a multi phase, multi year effort to set a national standard for how to work with low-income residents to rebuild an inclusive community from within. Step by step, this project will provide secure, stable, equity building housing for 1,500 of our most vulnerable neighbors. And, what makes this even better is that, by including market rate apartments and homes, Habitat is creating truly the only community in this area (and indeed one of the only one in the country) with housing options for everyone. As a resident of Charlottesville area and an expert on affordable housing, I fully support this unprecedented planning mission. I strongly urge you to support this one of a kind application. Sincerely, Sabrina Sabrina Shafique PhD in Architecture and Urban Development Resident of Charlottesville Megan Nedostup From: Diane Cronk <dlc3g47@gmail.com> Sent: Tuesday, July 23, 2019 3:19 PM To: Planning Commission; Board of Supervisors members Subject: Southwood Dear Albemarle Planning Commission and Board of Supervisors: Up until recently, I volunteered weekly with AHIP for 10 yrs. In that time, we did several repairs in Southwood, anything from repairing steps so owners could safely enter and leave, new skirting, many other things to help the residents. One job I will never forget, the owners left for their meeting to see if they could be approved for their mortgage, an hour later they returned, smiling from ear to ear, they had been approved! They were so overwhelmed. While volunteering there, folks would stop by thanking us for our help, or would ask if we had an extra board to fix someone's steps. The residents of Southwood are so deserving of this, the folks that we met there were hardworking, good people and so deserving of this new life, of hope for their families. I fully support Southwood, the County and Habitat for this great venture! Thank you! Sincerely, Diane Cronk Megan Nedostup From: Ken Garrison <kgarrison@hcca.net> Sent: Tuesday, July 23, 2019 2:20 PM To: Julian Bivins; Luis Carrazana; Carolyn Shaffer; Timothy Keller; Jennie More; Daphne Spain; Bruce Dotson; Pam Rileyl; Karen Firehock; Rick Randolph; Diantha McKee[; Liz Palmer, Ned Gallaway; Ann Mallek; Norman Dill Cc: Megan Nedostup Subject: RE: Southwood Proposed Building Plan -A Visual Perspective Attachments: Southwood Proposed Building Plan.pptx Dear Albemarle Planning Commission and Board of Supervisors: The Planning commission is reviewing the Southwood rezoning application tonight (July 23) on the latest set of revisions from Habitat. In trying to explain to the Mosby Mountain Community what the request for a rezoning to allow 50-foot- high buildings, with a 30-foot trail buffer looks like, one of the members of Mosby Mountain's Board of Directors developed a simple slide deck. In the first slide is shows the current tree line and one 30-foot-high telephone pole. This telephone pole is important for two reasons -one as a relative perspective for the height of the buildings and second as this same pole represents where the buildings will start with the set back from the road that is currently proposed in the rezoning application. The second slide shows the impact of the buildings now towering over that same telephone pole. The third slide shows the practical height of a plantings in the proposed 30-foot trail buffer (10 feet) that will do little to lessen the impact of the imposing nature of the buildings if they are located as defined in the proposal. I would submit to you that this structure as currently defined, does not fit in the semi -rural setting that is in place with R- 2 zoning on Old Lynchburg road. Megan -if you can load this short slide deck on the projector for tonight's hearing, it will help focus the discussion on the issues as seen from some of the other communities on Old Lynchburg road. Thank you. I am writing to you as a member of the Mosby Mountain HOA Board of Directors. Ken Garrison Executive Director Heavy Construction Contractors Association 9251 Industrial Court, Suite 201 Manassas, VA 20109 Office: 703-392-7410 Fax: 703-392-7249 Cell: 703-622-5431 www.hcca.net From: Ken Garrison Sent: Sunday, July 21, 2019 1:20 PM To: 'jbivins@albemarle.org' <jbivins@albemarle.org>; 'lac2z@virginia.edu' <lac2z@virginia.edu>; 'cshaffer2@albemarle.org' <cshaffer2@albemarle.org>; 'tkeller@albemarle.org' <tkeller@albemarle.org>; 'jmore @albemarle.org' <jmore@albema rle.org>; 'dspain2@albemarle.org'<dspain2@albemarle.org>; 'abrucedotson@gmail.com' <abrucedotson@gmail.com>; 'priley@albemarle.org' <priley@albemarle.org>; 'kfirehock@albemarle.org' <kfirehock@albemarle.org>; 'rrandolph@albemarle.org' <rrandolph@albemarle.org>; 'dmckeel@albemarle.org' <dmckeel@albemarle.org>; 'Ipalmer@albemarle.org' <Ipalmer@albemarle.org>; 'ngallaway@albemarle.org' <ngallaway@albemarle.org>; 'amallek@albemarle.org' <amallek@albemarle.org>; 'ndill@albemarle.org' <ndill@albemarle.org> Cc:'Megan Nedostup' <mnedostup@albemarle.org> Subject: Letterto Planning Commission and Board of Supervisors regarding Southwood Rezoning Application Dear Albemarle County Planning Commission and Board of Supervisors, Please find attached a letter from the Board of Directors of the Mosby Mountain Community Association, on behalf of our residents and homeowners, with regard to Planning Application Number ZMA201800003 (Southwood Phase 1). We look forward to your feedback. Best regards, Mosby Mountain Community Association Board of Directors Ken Garrison Executive Director Heavy Construction Contractors Association 9251 Industrial Court, Suite 201 Manassas, VA 20109 Office: 703-392-7410 Fax: 703-392-7249 Cell: 703-622-5431 www.hcca.net Fa N To top of telephone pale View exiting Mosby at Ambrose t+oking uph r Y4S'-' To top of bui Ld i ng To top of telephone pale 9 45 5 TO top d#%Mng . Z 30 I•!1 �r "• s+ To top of telephone pole i0l Tree Megan Nedostup From: Jamie Price <priceje@gmail.com> Sent: Tuesday, July 23, 2019 1:30 PM To: Planning Commission; Board of Supervisors members Subject: Southwood Redevelopment Dear Supervisors and Commissioners, I am writing as a resident of Mosby Mountain to express my views on the new Southwood development. I spend a considerable amount of time in Southwood community and have many longstanding relationships with families who live there. I have had meetings with the Habitat Staff and residents to fully understand their design plan, and I believe that the way the residents and architects have designed this new community is necessary to achieve their objectives. While a 2 story would be ideal, I am in support of a taller building as they need 4 stories for the contractor to be able to offer a significantly reduced rent to those Southwood families trying to start their commercial businesses in that space. While I also appreciate that the Mosby Mountain HoA is also concerned about the impact of this development on our elementary school, I appreciate the diversity that Southwood brings to Cale. There is significant growth occurring on our side of town, and a plan to expand the school in the next few years is already in the works. Thank you for your consideration, Jamie Price Megan Nedostup From: Greg Govan <gggovan@gmail.com> Sent: Tuesday, July 23, 2019 1:02 PM To: Planning Commission Subject: Southwood I support the redevelopment plan for the Southwood Trailer Park. I am a long-time volunteer with Habitat for Humanity and fully appreciate the work they do to make housing affordable for hard- working Albemarle families. I have followed the history of Southwood and was an early volunteer at the pioneer development - without -relocation effort in the city at Sunrise Trailer Park, a successful demonstration of what was possible at a much larger scale at Southwood in the county. I am impressed with the resident -led design and planning effort at Southwood over the last decade and am confident this project will preserve the community identity there, open a new chapter for mixed income housing in the county, and make a significant contribution to the affordable stock of county housing. I urge your approval. Greg Govan White Hall, Virginia White Hall, Virginia And this nor life exempt from public haunt Finds tongues in trees, books in the running brooks, Sermons in stone, and good in everything. I would not change it. As You Like Lt. ❑.1 8 Megan Nedostup From: Brian Purdy <brianwpurdy@gmail.com> Sent: Tuesday, July 23, 2019 12:33 PM To: Planning Commission; Board of Supervisors members Subject: Southwood Green Transportation Dear Planning Commission and Board of Supervisors, My name is Brian, I've grown up in Albemarle County and I'm an avid cyclist. I am proud to call Ivy my home. I work in the cycling industry as a cycling instructor for youth in the Chadottesville area. I have worked in this industry up and down the east coast and have witnessed a variety of green transportation initiatives, many of which are centered or include cycling. My passion is sharing the love of cycling to both young and old, to ensure a happy and healthy future. This is of course only possible if I feel that others can safely ride and enjoy bikes in their area. Some people seem to be upset that rezoning Southwood is going to impair traffic in the County's Southern neighborhoods. I thought I'd write a quick email because those concerns feels contradictory to the plan I've come to understand. Isn't Southwood located on a four lane divided highway with two points of access? From my understanding, Southwood residents are huge bus riders and that Southwood redevelopment is going to create trails that tie in to Biscuit Run and go all the way up to Wegman's. That, to me, is progress. As someone who advocates for different methods of transportation and wants every neighborhood to have choices of transportation, I've been really impressed by the infrastructure that this plan could offer. Such options could improve Charlottesville's future value and safety. I'm hoping that you'll consider supporting a community project that, for once, actually plans for growth by featuring opportunities to get places on foot and bike. I understand you get lots of opinions, and appreciate you reading my thoughts. Looking forward to the progress that could be made tonight. Thank you, Brian Purdy Megan Nedostup From: Erica Younglove <ericafyounglove@gmail.com> Sent: Tuesday, July 23, 2019 10:26 AM To: Planning Commission Subject: Southwood rezoning Hello, I am a county resident in the Samuel Miller district and I am writing to urge you to support the rezoning for the Southwood neighborhood. Increasing density in Southwood will help the county address the shortage of affordable housing in the area and have a more limited impact on surrounding forested areas than an equivalent number of single family homes. Please continue to take this path forward to provide housing and community for some of our most vulnerable residents. Thank you, Erica Younglove 10 Megan Nedostup From: Stephen von Storch <svonstorch@s-vs.com> Sent: Tuesday, July 23, 2019 10:09 AM To: Planning Commission; Board of Supervisors members Cc: Claudette Borgersen Subject: Southwood Rezoning Attachments: von Storch PC address 07.23.pdf; Vicinity Map.pdf Please find letter in support of the propose Southwood rezoning application Planning Application Number ZMA201800003 Submitted by: Stephen von Storch I plan to attend this evenings meeting and speak to these points 11 Albemarle County Planning Commission 401 McIntire Road Charlottesville, Virginia 22902 July 22, 2019 RE: Rezoning of Southwood Phase I (Planning Application Number ZMA201800003) Dear Members of the Planning Commission, My family resides adjacent to Mountain Valley/Mosby Mountain neighborhoods. My office is at Ridge and West Main. The city terminus of the 5th Street Corridor. We have shopped at Food Lion for years where the flanking city and southern communities share a store and community. This proposal is the result of thousands hours of resident volunteer planning. There have been about 100 workshops over 2'/: years. More than 200 families participated. Those hours more than matched by the time and resources the County has invested in the Comp Plan, Master Plan, Neighborhood model and other County policies. Those codes and initiatives constitute a promise to the County as a whole. Habitat is a proven community partner. This rezoning request: 1. Is consistent with the recommendations within the Southern and Western Neighborhoods Master Plan and Comprehensive Plan. 2. Is within the Priority Area of the Southern and Western Neighborhoods Master Plan. 3. Is consistent with the majority of the applicable Neighborhood Model Principles. 4. Provides affordable housing that meets the housing policy within the Comprehensive Plan. 5. Allows for future connections to Biscuit Run Park. 6. Supports the County Board of Supervisors Strategic Plan goal for Revitalizing Aging Urban Neighborhoods and is within an Opportunity Zone. 7. Leverages Habitat's land and mission to deliver substantial affordable housing in a mixed income community. 8. Locates a neighborhood center exactly where the comprehensive plan asks that a neighborhood center be located. 9. Incorporates a county advocated principle to achieve public goals through public/private/non-profit partnerships. The proposed uses are consistent with the Comprehensive plan definitions for a neighborhood center. The 'center' can be clearly seen when one gets past the colored planning diagrams and studies the built form of the area (see map). This center will serve as a natural and desirable bridge integrating the now virtually landlocked Southwood community into development patterns already established by surrounding neighborhoods. The map shows this is not an intrusive outpost but rather a natural center the comprehensive plan anticipates. The proposed building setbacks and height are proportionate and appropriate to establish a successful center. Lowering or hiding these buildings diminishes the presence and opportunity this center offers for locally owned and successful start-up businesses. Having services central to the population it serves is in fact what makes a center. My daily trips on 5`h see residents carrying grocery bags south across 1 64. How great if small neighborhood shops might start to fill some of those bags? Could this project be different? Of course it could. But the applicant and county staff deserve our respect for their commitment to process, to community and to County policy. This proposal deserves to be reviewed on its own merits. And any review that accepts that process, community and County policy have merit must approve this application. Not approving this proposal sends a clear message that there is in fact no proposal for development in true partnership with the community that can be approved and that adversarial positions will be the only way forward. As a community we must support this application. I do. Stephen von Storch i 4ypry..of v rF b 9 - FT �5l Megan Nedostup From: Annie Stup <anniestup@gmail.com> Sent: Tuesday, July 23, 2019 8:45 AM To: Planning Commission Cc: Board of Supervisors members Subject: Re: I Support Southwood Redevelopment Dear members of the Albemarle County Planning Commission, I'm writing once again to express my strong support for the redevelopment of the Southwood Mobile Home Park. Specifically, I ask that you support the rezoning of the park from R2/NMD to entirely Neighborhood Model Designation. Southwood's redevelopment is a huge leap forward for Albemarle County and has the potential to make this region a leader in resident -driven development without displacement. The County desperately needs more affordable housing -- and more housing in general --as well as more businesses and services to accommodate the region's growing population. Having thoroughly reviewed many aspects of this project, including the staff report on the County's website, I understand that County staff have recommended approval of this rezoning. It is consistent with the Comp Plan, Southern/Western Master Plans, and provides affordable housing consistent with the Comp Plan, along with a number of other benefits. I understand that the Development Areas section of the Comp Plan designates the Southern Neighborhood as one of the County's "Urban Neighborhoods." Despite this designation, at your last session, commissioners expressed the opinion that Southwood structures should be limited to two stories. This makes no sense to me --while I understand concerns about height, never have I seen even a semi -urban environment where the tallest buildings are limited to two stories. Furthermore, the maximum height proposed for buildings in Southwood would be four stories --a height that is not unreasonable and is well within the Comp/Master Plans' designations. Most importantly, arbitrarily limiting buildings to two stories does little to fulfill the needs of Southwood and County residents for not just affordable housing, but for community centers, shopping, places of worship, human services, and other critical resources --all of which this redevelopment plan could provide with a zoning change and moderately increased intensity. I also noted some commissioners' concerns about the entrance to this area being "out of character" with the current state of Old Lynchburg Road. Yet as it stands, the area's current "character" simply hides the entire Southwood community away from the public eye --enabling its neighbors to pretend it does not exist at all. For instance, a resident of Mosby Mountain also spoke at the last meeting and expressed concerns about changing the "character" of the area, and asking for increased "buffers" and lowered building heights. To me, these comments and concerns are a thinly veiled attempt to continue hiding Southwood from the view of not only those who live in the immediate area (particularly those in affluent neighborhoods like Mosby Mountain), but from everyone commuting along Old Lynchburg Road. This seems to disregard that many people commuting from the further out in the county, as well as many in the city and neighborhoods surrounding Southwood (including Mosby Mountain), would greatly benefit from a potential neighborhood center and other resources that redevelopment will bring. Perhaps a better solution than lowering heights, adding buffers, etc. is to design a desirable -looking entrance into the neighborhood --such as the Southwood residents have designed --that invites the general public in to take part in community events, access services, go shopping, and purchase homes. This type of mixed use development would benefit the entire population of Albemarle County and cannot be accomplished without rezoning. Once again, I ask that you help the vision of the Southwood residents to come to life, and that you prioritize the DIVERSE NEEDS of the MANY residents of Charlottesville and Albemarle County, rather than bowing to the arbitrary concerns of a 12 privileged few. I ask EVERY MEMBER of the Planning Commission (and Board of Supervisors) choose the right side of history by supporting the innovative redevelopment of the Southwood Mobile Home Park and approving its rezoning. I look forward to understanding your perspectives at the meeting this evening. And I very much look forward to seeing how the entire Charlottesville/Albemarle community benefits when this groundbreaking project finally comes to fruition. Thank you. -Annie Stup On Tue, Jun 4, 2019 at 10:04 AM Annie Stup <anniestuo@smail.com> wrote: Dear Albemarle County Planning Commission, I'm writing today to express my wholehearted support for the Southwood redevelopment project. My entire family is 100% supportive of building more affordable housing in our area, especially for our neighbors in places like Southwood where new, affordable, and good quality homes are greatly needed. My husband was born and raised in Albemarle County, his parents live here still, and we are actively looking to buy a home in the county to accommodate our growing family. We would be proud to be neighbors with the Southwood community and even purchase a home there given the opportunity. Affordable housing is an issue that is close to my heart. I now work for UVA, but I have a background in urban policy and I am a strong advocate for affordable housing and community development. I know that resident -driven projects like Southwood are critical to ensuring the strength and cohesiveness of the larger community for the long-term, and we should continue to prioritize projects like this. I also believe that density is critical to ensuring that everyone in our area has a place to live and raise their families. We need housing for ALL family sizes and ALL stages of life, from single family to townhomes to apartment buildings. We need homes at various price ranges, with access to walkable areas, public transportation, community centers, green spaces, and play spaces. Southwood encompasses these important features. Southwood is located in an Albemarle County Development Area and aligns perfectly with the county's Comprehensive Plan (which I have thoroughly reviewed) regarding density and intensity. In fact, the proposed density of the new Southwood does not come close to meeting the maximum density for these areas --you should have no reason not to support this project on density grounds. I understand traffic concerns as well, yet these should further incentivize you to prioritize public transportation and transportation hubs that can accommodate a growing population. Any concerns held by the community should also be an incentive for the County to explore new and innovative ideas, as well as to work closely with the City of Charlottesville. Together, you must help ensure that transportation, housing, and other shared resources contribute to a high quality of life for ALL residents of our shared community, not just those at the highest income levels. I strongly believe that investment in Southwood is an investment in the future of our entire region. I hope that you will take one key point away from my email: Southwood is already an important part of our community and your support for its redevelopment is critical. Please help make history by showing Albemarle County to be a place known for being smart, innovative, forward -thinking, and inclusive. Thank you. -Annie Stup 13 Megan Nedostup From: Robert Wood < Robert.Wood@bankwithunited.com > Sent: Tuesday, July 23, 2019 8:21 AM To: Planning Commission; Board of Supervisors members Subject: Southwood Rezoning. My name is Robert Wood and I am an Albemarle County resident, the Market President for United Bank in the Greater Charlottesville area, and also the Chair of our local Habitat for Humanity Board of Directors. I write this email on my own behalf and am not speaking for Habitat or the Board as a whole. I want to start by thanking each of you and the county staff for the substantial time and effort committed to this project thus far. The County has been a great partner for Habitat and the Southwood residents and I am truly grateful. The complexity and difficulty of this project is not lost on anyone. I hope it captures the deep seeded desire to create a mixed -income community that benefits both current and future residents of this area. This has been accomplished through educating the residents on planning, allowing them to be an integral part of the community design, and working with many other potential partners along the way. I care deeply about the area having lived across the street for six years and through my involved with the neighboring Covenant School. I seethe goal is to enable redevelopment within the designated growth zone, conducted in such a way as to minimize disturbance, while promoting a livable and walkable community. Growth of this nature is preferred because it aligns with County objectives while safeguarding the character of the surrounding community. Lastly, the thorough staff report validates the project and its conformity with the Commission's standards of review and the Comprehensive Plan. Again, thank you so much for the continued time and effort. Your support is greatly appreciated. Thank you and please let me know if you have any questions. Respectfully submitted, Robert Wood Robert C. Wood Jr. Market President, Sr. Commercial Relationship Manager 1265 Seminole Trail I Charlottesville, VA 22901 o: 434.951.6813 1 f: 434.973.5113 I c: 434.996.7357 O UNITED BANK When responding to this email, do not include personal information, such as social security number or account number. If your response requires you to include personal information, email us through the secure Contact Us email link on our website. 15 This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to which they are addressed. If you have received this email in error please notify the sender. Please note that any views or opinions presented in this email are solely those of the author and do not necessarily represent those of the company. 16 Megan Nedostup From: Mikayla Woodley <mikaylawoodley@gmail.com> Sent: Tuesday, July 23, 2019 7:36 AM To: Planning Commission; Board of Supervisors members Subject: Southwood - A thriving, sustainable community for all. Dear Planning Commissioners and Supervisors, I am writing to you as a graduate student at the Frank Batten School of Leadership and Public Policy with an interest in urbanization and community development. I have taken advantage of a more relaxed summer schedule to pursue these interests and quickly became entranced by Southwood Redevelopment plans. Since learning about these plans, I have scoured over countless articles and even attended the last Planning Commission work session in June. I understand that some people from the adjacent neighborhood are organizing against locating a neighborhood center at the intersection of Hickory and Old Lynchburg Roads. I was curious about this, so I looked at your Comprehensive Plan. I was relieved to see that the County had placed a "C," designating commercial center right on top of that intersection. It seems to me that this application gives the County exactly what it is looking for at this spot. I also find it is almost unfathomable that anyone could perceive a commercial center at this intersection as negative. When I envision this center, I see part-time jobs for high schoolers nearby, jobs that teach them valuable skills like time management and handling money responsibly. I see businesses that can host fundraisers for school sports teams and clubs. Most of all, I see owners that will develop close relationships with neighbors and look out for the best interests of the community. To reiterate, it is undeniable that a designated commercial center at the intersection of Hickory and Old Lynchburg roads is exactly in accordance with the Comprehensive plan. Furthermore, this center has the potential to produce extraordinary benefits for all residents, including those that dissent. In conclusion, I would like to voice my support for the first phase of redevelopment plans in Southwood - the first step toward building a thriving, sustainable community for all. Sincerely, Mikayla 17 UNmRsn't •%'ImaMA - . , I ..,_ - Dear Albemarle County Planning Commission and Board of Supervisors, I am very pleased to write a letter on behalf of the Southwood Redevelopment Rezoning Application. I've had the pleasure of learning from the Southwood resident -led redevelopment process the past two years, and use it as a model of exemplary work with my students in the UVA Urban and Environmental Planning Program. From a process perspective, I think it is one of the best approaches happening across the country today. It is great that the Office of Community Development sees the resulting plan as consistent with the recommendations in the Countys Comprehensive and Neighborhood plans, Neighborhood Model Principles, and Strategic Plan goals for Revitalizing Aging Urban Neighborhoods and is within an Opportunity Zone. This is such an exciting time for our region —with high quality resident -led redevelopment projects moving forward at Public Housing, at Friendship Court, and at Southwood, the region stands poised to become a model nationally for how to build resident power and foster healthy community change, instead of replicating the violences of urban renewal, displacement, and disinvestment that low-income communities of color have been so often subjected to in the United States. Thank you very much for supporting this project —I'm proud to live in a region that is leading the way in equitable, sustainable land use. Sincerely, Barbara Brown Wilson Assistant Professor Urban and Environmental Planning School of Architecture University of Virginia t. 434.924.4779 Megan Nedostup From: Cynthia Stubits <cynthia.stubits@gmail.com> Sent: Monday, July 22, 2019 9.41 PM To: Board of Supervisors members; Planning Commission Cc: Adam Stubits Subject: Mosby Mountain resident letter in support of Southwood Attachments: Stubits letter in support of Southwood.pdf Dear Planning Commission and Board of Supervisors, Please see attached letter in support of the Southwood development. Thank you, Cynthia Stubits cynthia.stubits@email.com 202-834-3894 19 Adam and Cynthia Stubits 1927 Ridgetop Drive Charlottesville, VA 22903 22 July 2019 Albemarle County Planning Commission 401 McIntire Road Charlottesville, VA 22902 Via Electronic Mail Dear Members of the Planning Commission: As residents and homeowners of Mosby Mountain, we are writing to express our support for the rezoning and development detailed in Southwood Phase I (Planning and Application Number ZMA201800003). We are aware that the Mosby Mountain Community Association has submitted an official letter objecting to the project, but we wish to make it clear that not all residents of Mosby Mountain are represented in that communication. They may speak for the Association, but not for each of the individual homeowners. We have expressed to the Association our support for Southwood, but that was not taken into consideration by the board. We have no concerns about the fact that we will see a three to four story building when we leave our neighborhood as we do not believe this visual impact to be harmful or negatively impactful to us in any way. We also have no concerns about the commercial aspect of the plan as those businesses already exist in some format in Southwood and a more formal setting would provide an opportunity for our neighborhood to also be served by those businesses, in a way that is not currently possible. While we agree that there will be an increase in traffic and that the county should engage in traffic studies to mitigate the negative impact of said traffic, we do not agree that our area is "semi -rural' in nature and in need of protection from development. There are multiple housing developments in progress further down Old Lynchburg Road, and we would anticipate that more will be announced as housing needs continue to expand within the area. We are also within minutes of major developments such as 5`h Street Station and cannot reasonably expect that no additional residents or communities will be instituted beyond what is currently in existence. Charlottesville and Albemarle have a significant need for low-income or below -market housing. The Southwood residents deserve the opportunity to live in clean and safe housing, a project which can only be funded if a certain density of market rate apartments are available. With those factors in mind, we support the development and look forward to engaging the Southwood Community as neighbors and partners. Sincerely, Adam and Cynthia Stubits cc: Albemarle County Board of Supervisors Megan Nedostup From: Will Hueston <huestonwill@gmail.com> Sent: Monday, July 22, 2019 9:19 PM To: Board of Supervisors members; Planning Commission Subject: Support for Planning Commision approval of ZMA2018-003 Southwood Phase 1 Dear Albemarle Board Members and Planning Committee, I write in support of the Southwood Phase 1 plan to be discussed tomorrow night at the planning committee meeting. As a resident of Albemarle County, I strongly feel that this plan must move forward to address the significant concentration of substandard housing in the Southwood Mobile Home Park. The proposed plan is consistent with the Albemarle Comprehenaive Plan and fits well with the BOS strategic goal of revitalizing aging urban Neighborhoods. Albemarle County staff have reviewed the plan and support approval. I have visited Southwood and seen the conditions there now. I have talked with Southwood residents and heard their commitment to revitalize their community. Planning Commission approval of the ZMA2018-003 Southwood Phase 1 plan is a common sense positive action to improve our community and support safe, healthy and affordable housing. Most sincerely, Dr. Will Hueston Will Hueston Springwood Farm Registered Barbados Blackbelly Hair Sheep Breeding Stock and Starter Flocks Heritage Meats and Fiber Free Union, Virginia huestonwill@gmail.com 20 Megan Nedostup From: Sara Dassance <saradassance@gmail.com> Sent: Monday, July 22, 2019 6:59 PM To: Planning Commission; Board of Supervisors members Subject: zoning for Southwood Dear Planning Commissioners and Supervisors, I am writing to lend my voice in support of rezoning for Southwood, phase 1. Just as there has been push back on an apartment complex by some of my neighbors in Dunlora Forest, I understand there is resistance to apartments in the Southwood project. I take a different view and want to thank you for your vision to center development in the urban ring so that rural parts of our county can remain as they are. I also support providing a variety of housing options for those who cannot afford, or do not wish, to own a single family home. This project will allow some Southwood residents to remain in their neighborhood and move from a trailer to a safer apartment home. The planning of Southwood, by residents and Habitat, has been extensive and well thought out and I urge you support the rezoning application. Thank you for all your work. Sincerely, Sara Dassance, 1562 Sawgrass Court 21 Megan Nedostup From: Richard Tremblay <richardmtremblay@gmail.com> Sent: Monday, July 22, 2019 11:51 AM To: Planning Commission Cc: Board of Supervisors members Subject: Southwood Phase One Rezoning Members of the Planning Commission, I am writing as a Habitat board member and county resident to urge your rezoning endorsement at the July 23 meeting for phase one of Southwood's redevelopment as recommended in the staff report, this being the next step in its transformation into a community truly owned by the residents. The rezoning represents years of tremendous collaborative work on redevelopment planning by Southwood community members, Habitat staff, the consulting team and county government. Thank you County of Albemarle for the financial and embedded staff support on redevelopment planning and the rezoning application, and most recently, approval of the affordable housing performance agreement. Thank you for recommending to the board of supervisors approval of the application. Sent from my iPhone Richard Tremblay 479 Worthington Drive Charlottesville, VA 22903 22 Megan Nedostup From: Ellyn and Sam Moore <eandsmoore@hughes.net> Sent: Monday, July 22, 2019 10:25 AM To: Planning Commission Subject: Southwood Rezoning Dear Commissioners: As a resident and home owner in Albemarle County, Virginia for 33 years, and as a retiree of both Martha Jefferson Hospital and UVA's School of Medicine's Infectious Disease Department, I am writing to voice my support for Southwood's redevelopment project and my support for rezoning this area of our county. The Southward neighborhood is an important part of our community; and the Southward redevelopment project, which provides a blueprint for an attractive, mixed income, mixed -use community, is an important step toward maintaining affordable housing in our area, and keeping the county an equitable and inclusive place to live and work. All residents of our county benefit from having affordable housing for our county's workers and their families. Thank you for your attention to this important matter. With high regards, Ellyn S Moore, RN ret., Senior Research Technician UVA, ret. 23 Megan Nedostup From: Carter Hoerr <carter.hoerr@gmail.com> Sent: Thursday, July 18, 2019 3:11 PM To: Planning Commission; Board of Supervisors members Subject: Southwood Rezoning Application Dear Albemarle County Planning Commission and Board of Supervisors, My name is Carter Hoerr. I was a longtime resident of the County, and now live in the City. I work at the Darden School at UVA. First, THANK YOU for your extraordinary service to our community. My family and I are so proud to call this area our home. Thank you, as well, for your collaborative efforts to date to support the residents of Southwood and their redevelopment plans in conjunction with Habitat for Humanity. What a remarkable transformation this will be for those residents and for the entire community! I urge you to support and approve the Southwood rezoning application. It will be transformative for the current and future residents, and it will highlight Albemarle County as one of the most innovative and inspiring municipalities in the entire country. Thanks again and best regards, Carter Hoerr Cell: 434-981-2923 24 Megan Nedostup From: Manouchehr Mohajeri <mmohajeri19@gmai1.com> Sent: Wednesday, July 17, 2019 9:44 PM To: Planning Commission Subject: Southwood Rezoning Application Dear Commissioners, As I will be on travel at the time of Southwood Rezoning Hearing, I am writing in support of Southwood Rezoning Application before you with the hope that you will vote in favor of the rezoning plan. Sincerely yours, Manouchehr Mohajeri, A Member of the Baha'i Community of Albemarle County and a participant in the Building on Faith Initiative on Habitat for Humanity 25 Megan Nedostup From: Cyndy Martin <martin.cyndy@gmail.com> Sent: Wednesday, July 17, 2019 1:29 PM To: Planning Commission Subject: Southwood rezoning I know you will soon be considering the application by Habitat for Humanity to rezone Southwood Trailer park. I urge you to approve this application. Much study and planning has gone into this, and it would be a huge boom to meet the low-income housing needs of this community. Cyndy Martin 26 Megan Nedostup From: Erik Hewlett <eriklhewlett@gmail.com> Sent: Tuesday, July 16, 2019 3:06 PM To: Planning Commission Subject: Southwood My name is Erik Hewlett and I am retired from the UVA School of Medicine. I have worked and am working on several Habitat projects and believe that Habitat for Humanity is an extraordinary organization for our city, county and nation. am especially enthusiastic about the Southwood development project and plan to participate when the building stage begins. Please approve the zoning request in order for this important work to move forward. Sincerely Erik L. Hewlett MD 1816 Winston Road Charlottesville VA Sent from myiPhone 27 ALBEMARLE COUNTY PLANNING COMMISSION ALBEMARLE COUNTY PLANNING COMMISSION RESOLUTION ON HOUSING AFFORDABILITY, NON -DISPLACEMENT, AND SEGREGATION CONCERNS July 30, 2019 WHEREAS, the Board of Supervisors passed a resolution of intent in 2017 to develop an action plan in partnership with Habitat to redevelop Southwood for both affordable residential uses and business uses; WHEREAS, the Board of Supervisors in FY 20-22 continued the partnership with Habitat for Humanity using the Team Approach with a focus on quality community and non -displacement; WHEREAS, the Planning Commission in review of the rezoning application for Southwood Phase I has identified and would like to communicate the following concerns regarding housing affordability, non -displacement, and segregation in the proposed redevelopment of Southwood. THEREFORE, BE IT RESOLVED that the Planning Commission offers the following considerations for the Board of Supervisors in its review of the Southwood Application: Housing Affordability Concerns Attachment E of the application shows that 80 percent of randomly sampled residents in 2019 have income that is less than 50% of the Area Median Income (AMI). Of that 80 percent, 51 % have income less than 30% of the AMI. The applicant in the 7/23/19 hearing stated their development model offers ownership units to residents that make 30% or less of the AMI. Despite a request by the Planning Commission for a housing affordability plan during the study session, the applicant has still not provided a detailed plan that demonstrates the percentage of families who qualify for and desire ownership and the percentage that will be rehoused in rental housing. Additionally, the applicant has not provided a specific plan as to the type of rental units to be developed and the source(s) for the rental subsidies. A detailed rehousing plan for the entire 341 homes should be provided to the Board of Supervisors prior to the public hearing. • 80 affordable apartments are proposed in Block 12 of the outparcel (listed in the Performance agreement) in what is now being called the Neighborhood Center Special Area [rose color]. This apartment building is proposed to be a four story, 20,000 SF, developer - constructed, 275-foot long building along Hickory Street. This is not proffered and is therefore unenforceable. The apartment building is not guaranteed because it relies on tax credits being offered by the federal government to a third party (not HFH). The applicant stated in the 7/23/19 public hearing, for the first time, that these units are not intended to be offered to current Southwood residents and that only 3 of the current 341 Southwood families would qualify based on their income. The applicant has not provided any data or detailed program description that would explain what type of units would be developed for the lowest income families of Southwood, providing no assurance that they will be able to afford to live in the redeveloped Southwood. HFH's own documentation states that they will "facilitate" finding affordable dwellings for the other households — this is not the same as "provide" or "guarantee." See attachment F page 1. While Southwood hopes to rehouse everyone, the income levels cited make the stated house sale prices cited in the application largely unattainable. During questioning during the public hearing, the applicant shared for the first time to the Planning Commission, that families that could not afford ownership would be offered accessory rental units located on single family lots in Phase I. While it is good to hear there may be some type of rental units available other than apartments, the applicant needs to provide a detailed program description for this strategy including how many families would qualify for these rentals, who would develop these units, who would own these units, and the potential source(s) of the rental subsidy if needed. This information should be provided to the Board of Supervisors prior to the public hearing. • Attachment I includes a sampling of Habitat housing types to be built. Projected monthly payment costs are provided for condo, TH, SFA, and SFD owners, but no monthly rental and overall costs are identified for apartment dwellers, nor anyone living in an accessory dwelling unit. These rental projection costs by unit type should be provided prior to the Board of Supervisors public hearing. Concerns listed so far relate to initial affordability of homes, there are longer term costs associated with this redevelopment and those costs need to be better understood and evaluated to determine the ultimate affordability for current residents and new families choosing to live in Southwood. One significant consideration is the cost of the future HOA fees to residents. In the 7/23/19 hearing, the applicants shared that the HOA would be responsible for maintaining the proposed green space in the community. The Code of Development also allows for the streets in Phase I to be private. In other words, they do not need to be built to public standards that would allow for VDOT to assume maintenance in the future. Therefore, by creating private streets, the developer/Habitat could pass on a substantial cost to future property owners that will affect the affordability of the ownership and rental units since these costs will be passed onto residents. The applicant should provide the estimated HOA fees associated with maintenance of green space and private streets to future residents and a comparison of HOA fees with and without the development of private streets. This information should be provided to the Board of Supervisors prior to the public hearing. Finally, we think it is important to point out the issue of gentrification associated with this redevelopment. If the goal is housing affordability, one must understand that the overall redevelopment of this site with a majority of market rate housing and business use will cause housing affordability to decline as surrounding properties will also likely be assessed higher because of the change in assessments. This leads us to the next concern regarding non -displacement. Non -Displacement • Habitat still has not provided an adequate plan that demonstrates that existing residents will not be displaced due to the redevelopment of Southwood. The non -displacement binding agreement signed between HFH and the County refers only to those displaced during phase one and has no bearing on the majority of Southwood residents. Specific to Phase I, Habitat has not provided information regarding the potential relocation of 11 or more families due to infrastructure installment. In response to requests by the Planning Commission for more information to be provided at the hearing regarding these displacement and relocation concerns, a letter was sent by Mandy Burbage, Land Development Coordinator for Habitat, which included the following statement: "Phase I was intentionally sited on undeveloped land so that rehousing opportunities would be created before anyone in Southwood needs to relocate. This plan provides that no one will be displaced or even temporarily relocated during the development of Phase I." This statement does not square with a communication from Stacy Pethia, County Housing Coordinator, to Commissioner Firehock dated 7/19/19 that stated the possibility of 11 families needing to be relocated due to Phase I infrastructure installment. The Board of Supervisors should receive a report from Habitat as to the likelihood of temporary relocation due to Phase I development and specific plans for rehousing within the Southwood community for these families and whether that housing will be permanent or temporary (as was alluded to during the public hearing held 07/23/2019). • Habitat should also share with the Board of Supervisors whether possibly impacted families who would need to relocate for Phase 1 have received communication in writing or orally regarding the possibility of temporary or permanent relocation and what the cost would be to individual families and how they will be supported in the relocation. The Redeveloped Southwood Could Result In Segregation Figure 4 of the Code of Development (COD) [page 5] shows the conceptual plan on how the future phases of the Southwood redevelopment might be envisioned. The Neighborhood Center Special Area [rose color] is shown extending across Bitternut Road and up to a stand of mature trees in a future phase of development. If the NSCA has a built environment of 4 story multi -family structures with possible commercial on the ground floor it would appear that the high density "Conceptual Location Urban Residential' [yellow] replacement affordable housing section of the redeveloped Southwood community could result in being constructively segregated from the market rate [salmon & pale yellow] section of Southwood. Bruce Wardell, lead architect for the project, during a robust discussion at the 7/23/19 public hearing, indicated that segregation was not intended, and the various outer -ring areas shaded pale yellow and labeled "Conceptual Location Neighborhood density loud' would not be completely market rate housing. He further indicated that there was not a desire to segregate any of the communities as a result of the Southwood redevelopment. The concern is that it is easy to assume after reviewing Figure 4 on page 5, that a de facto segregation of the affordable replacement housing could occur if a corridor of 4 story multi- family buildings with possible ground floor commercial commencing at Old Lynchburg Road and extending past Bitternut is built. While these are still conceptual plans, the actual level of community integration that might be experienced in the redeveloped area appears segregated in Southwood given the built environment. I, Carolyn S. Shaffer, do hereby certify that the foregoing writing is a true and correct copy of a Resolution duly adopted by the Albemarle County Broadband Authority by a vote of 5 to o as recorded below, at a meeting held on July 30, 2019 VOWNWIT45W-1 'Al Aye Nay Mr. Keller X Mr. Bivins X Mr. Dotson ABSENT Ms. Riley X Ms. Spain X Ms. More ABSENT Ms. Firehock x _, ALBEMARLE COUNTY PLANNING COMMISSION ALBEMARLE COUNTY PLANNING COMMISSION RESOLUTION ON TRANSPORTATION AND GREEN/OPEN SPACE/OTHER CONCERNS July 30, 2019 WHEREAS, the Board of Supervisors passed a resolution of intent in 2017 to develop an action plan in partnership with Habitat to redevelop Southwood for both affordable residential uses and business uses; WHEREAS, the Board of Supervisors in FY 20-22 continued the partnership with Habitat for Humanity using the Team Approach with a focus on quality community and non -displacement; WHEREAS, the Planning Commission in review of the rezoning application for Southwood Phase I has identified and would like to communicate the following concerns regarding transportation open space and other items in Southwood. THEREFORE, BE IT RESOLVED that the Planning Commission offers the following considerations for the Board of Supervisors in its review of the Southwood Application: Transportation A transit center is neither proposed nor provided as a component of the proposed commercial area or elsewhere. Furthermore, if the commercial area develops in the location proposed and a transit center is added to the current design configuration, it would occur at some distance from the core where the core Southwood future owners are to be housed. A more central location (see 1 Housing... ROA) with associated attractive transit center would better serve the Southwood Community. Neighborhood Center: Auto -Centric or Multimodal Should the neighborhood center be located on the periphery along Old Lynchburg Road in an auto -centric manner or located more centrally in the Southwood Community? The Comprehensive Plan calls for a multimodal "neighborhood center" with a height of 1-3 stories and located '% mile from the edge to make it a more neighborhood -oriented walkable community with access to public transportation. Private Streets Are private streets destined to be a future cost to either residents through HOA fees or the County if the developers or residents petition for an exception to become public streets? Parking Is parking adequate? Parking of 1.5 spaces per residents appears inadequate in this dispersed suburban development. Green/Open Space The Code of Development notes that it is important to the resident community to preserve and honor the streams and other natural features that surround much of the site. And the design proposes to do that by designating Blocks 1 and 2 along the perimeter of the site as green space. Yet the Code of Development also notes that utilities will need to be located in stream buffers and built across steep slopes. Also, stormwater facilities are shown in both green space blocks in the concept stormwater plan. And the table of non-residential uses on page 11 of the COD shows various other uses allowed in Blocks 1 and 2 by -right, including electric and gas lines, wireless service facilities, and farmer's markets —which could be a fine use for green space in some cases, but which can also include large, new structures and land disturbances that can run counter to the idea of minimizing environmental impacts. Table 7 on page 15 of the COD is also confusing in this regard. It indicates that roughly 2 acres of Block 1 will be preserved, and that close to 6 acres of that same block will be conserved. Block 2 is similarly divided between preservation and conservation. Yet there is no indication of how those terms differ from each other, or what they even mean in the context of the Code of Development. The Code of Development leaves an open question about just what can and will be built in the green space, begging the question of whether the green space will embody the importance the residents place in preserving and honoring the site's sensitive ecological zones. The Code of Development needs to be clarified in this respect so that commitments and expectations are clear. These clarifications will not require major changes and should not stall this positive project. But they are important to nailing down key environmental commitments —and showing that Albemarle County can build affordable housing in the Development Areas and at the same time protect sensitive environmental resources in these areas. Stormwater Management The plan states it will discharge volume to streams and buy "off site" credits as allowed by state law. However, this means that the quality of local streams will decline — only one section of stream has been protected and could still suffer from high volumes of runoff. Active Recreation Amenities are too vague, insufficient and non -committal. 4,900 square feet distributed across Blocks 5-8 is still too small. Tot lots, structured recreation and facilities are needed for a development of this scale. Blocks 1 and 2 are drawn as green space but allow for other uses to occur, which may disturb it. Buffer and Built Form/Spatial Organization The Comprehensive Plan recommends that a buffer be along the road. However, when a 4- or 5- story building is placed in the buffer, it actually destroys this buffer for blocks 8, 9, 10, 11, 12. In addition, when a forest is removed and thinned down to the width proposed, trees tend to fall as they are not adapted to wind impacts. Trees shown in renderings, if planted, will take 70 years to provide the same function for screening, stormwater uptake, particulate matter removal and aesthetics. Finally, the surrounding neighborhoods have distinct rural characteristics and are set back from the road — this development design dramatically changes both the density and built form/spatial organization of the area irreparably. By approving the application with the center located on Lynchburg Road and on the periphery of the community, and by removing the buffer, this development will alter the character of the area, and could establish a precedent for this scale of development all along Old Lynchburg Road. Providing for Impacts on Transportation and Schools While Habitat is the developer of record, other builders/developers will be involved in this project. Given a majority of the overall development will be market rate or above, should proffers be considered when the county — Board of Supervisors or EDA — are in partnership with an applicant? Given the impact of this development as a whole, could the cost of the impacts on transportation and schools be lessened through proffers, offers or agreements? I, Carolyn S. Shaffer, do hereby certify that the foregoing writing is a true and correct copy of a Resolution duly adopted by the Albemarle County Broadband Authority by a vote of 5 to o as recorded below, at a meeting held on July 30, 2019 Mr. Keller X Mr. Bivins X Mr. Dotson ABSENT Ms. Riley X Ms. Spain X Ms. More ABSENT Ms. Firehock x __ ORDINANCE NO. 19-A( ZMA 2018-00003 ZMA 2005-00017 AN ORDINANCE TO AMEND THE ZONING MAP FOR TAX PARCELS 09000-00-00-OO1A0, 090A1-00-00-OOIE0, AND 07600-00-00-051A0 WHEREAS, the application to rezone 33.96 acres from R2 Residential and Neighborhood Model District (NMD) on Tax Parcels 09000-00-00-OO1A0, 090A1-00-00-OOIE0, and 07600-00-00-051AO, including amending a portion of ZMA 2005-00017 Biscuit Run to remove the proffers from Tax Parcel 090A 1-00-00-00IEO, is identified as ZMA 2018-00003 Southwood Phase I ("ZMA 2018-00003"); and WHEREAS, on July 23, 2019, after a duly noticed public hearing, the Planning Commission recommended approval of ZMA 2018-00003; and WHEREAS, on August 21, 2019, the Albemarle County Board of Supervisors held a duly noticed public hearing on ZMA 2018-00003. BE IT ORDAINED by the Board of Supervisors of the County of Albemarle, Virginia, that upon consideration of the transmittal summary and staff report prepared for ZMA 2018-00003 and their attachments, including the revised Code of Development and the Proffers, the information presented at the public hearings, any written comments received, the material and relevant factors in Virginia Code § 15.2-2284 and County Code § 18- 20A.10, and for the purposes of public necessity, convenience, general welfare, and good zoning practices, the Board hereby approves ZMA 2018-00003 with the Code of Development entitled "Southwood Phase I — A Neighborhood Model District — Code of Development' prepared by Timmons Group, dated February 20, 2018, last revised on July 29, 2019, and the Proffers dated August 2, 2019. k k # I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true, correct copy of an Ordinance duly adopted by the Board of Supervisors of Albemarle County, Virginia, by a vote of to as recorded below, at a regular meeting held on Clerk, Board of County Supervisors Ave Nay Mr. Dill Mr. Gallaway Ms. Mallek Ms. McKeel Ms. Palmer Mr. Randolph