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HomeMy WebLinkAboutZMA202100004 Staff Report 2023-02-03COUNTY OF ALBEMARLE TRANSMITTAL TO THE BOARD OF SUPERVISORS SUMMARY OF PLANNING COMMISSION ACTION AGENDA TITLE: ZMA202100004 Breezy Hill SU BJ ECT/PROPOSAL/REQU EST: Rezone a total of approximately 75.6 acres from Rural Areas zoning district, which allows agricultural, forestal, and fishery uses as well as residential uses (0.5 unit/acre density), to R1 Residential, which allows residential uses (1 unit/acre density). 80 residential units are proposed at a gross density of approximately 1 unit/acre and a net density of approximately 1.4 units/acre. SCHOOL DISTRICT: Monticello High School, Burley Middle School, Stone -Robinson Elementary School AGENDA DATE: October 6, 2021 STAFF CONTACT(S): Filardo, McCulley, Rapp PRESENTER (S): Charles Rapp, Planning Director BACKGROUND: At its meeting on July 20, 2021, the Planning Commission voted 4:2 to recommend approval of ZMA2021000004 with a recommendation that the following changes be made to the concept plan. 1. Reserve a 50-foot width on the plan adequate for a future vehicular connection across Carroll Creek. Also, the wording should be revised to state "Upon Demand of the County." 2. Provide a recreational area for children in the pocket park. A residential development as proposed would typically include a number of families with children, and a playground or other active space (example: play field that is graded and smooth) would be appropriate to provide in the pocket park beyond grills and picnic tables. 3. Include defined and improved amenity space to include recreational facilities. 4. Include a trail network through the buffer and connect the cul-de-sac streets through a pedestrian connection allowing a comprehensive trail network throughout the development. The Commission's original staff report, action memo, and minutes are attached (Attachments A, B, and C). DISCUSSION: Since the Planning Commission meeting, the applicant submitted a revised concept plan and illustrative plan to address the changes recommended by the Planning Commission (Attachments D and E). Staff has reviewed the plans and finds that the revisions address the changes recommended by the Planning Commission. RECOMMENDATIONS: Staff recommends that the Board adopt the attached Ordinance to approve ZMA202100004 Breezy Hill (Attachment G). ATTACHMENTS: A— Planning Commission Staff Report A1- Location Maps A2- Project Narrative A3- Transportation Staff Analysis A4- Concept Plan ("Rezoning Concept Plan") A5- Comment Response Letter A6- Neighborhood Model Staff Analysis A7- (Draft) Proffer Statement (dated May 7, 2021) B — Planning Commission Action Memo C — Planning Commission Minutes D — Revised Concept Plan (dated March 12, 2021; Revised August 5, 2021) E — Illustrative Plan of Pocket Park and Tot Lot (dated August 6, 2021) F — Signed Proffer Statement dated September 24, 2021 G — Ordinance to Approve ZMA202100004 V COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: ZMA202100004 Breezy Hill Staff: Megan Nedostup, Development Process Manager PC Public Hearing: July 20, 2021 BOS Public Hearing: TBD Owner: Carroll Creek Properties LLC; Applicant: Don Franco, PE, Roudabush Gale & Assoc.; Kimco LC; Breezy Hill at Keswick LLC; Hawkins, Charlie Armstrong, Southern Development Clarence M or Beatrice B TMP(s): 09400-00-00-001A0; 09400000000500; DA (Development Area): Village of Rivanna 09400000000600; 09400000000800; Magisterial District: Scottsville 094000000008AO Location: Breezy Hill Lane; South side of Richmond Road Acreage: 75.6 acres (total) (US 250), east of Glenmore Subdivision between Hacktown Road and Running Deer Drive. Current Zoning: RA Rural Areas; Zoning Overlay Comp. Plan Designation: Village of Rivanna Comp Plan Districts include Entrance Corridor, Flood Hazard, Area. "Neighborhood Density Residential (Low)" and within Steep Slopes — (Managed) and — (Preserved) Area B in the Master plan — residential uses (1 unit/acre) and By -right use(s): Agricultural, forestal, and fishery supporting uses such as places of worship, schools, public uses; residential density (0.5 unittacre in and institutional uses; and "Parks and Green Systems" — development lots) parks, playgrounds, play fields, greenways, trails, paths, Rezone: From RA Rural Areas to R-1 Residential recreational facilities and equipment, plazas, outdoor sitting Proffers: Yes areas, natural areas, preservation of stream buffers, floodplains and steep slopes adjacent to rivers and streams. Character of Property: Primarily rural landscape of Use of Surrounding Properties: Nearby residential uses forest and successional forest, with residential uses including the subdivisions of Glenmore, Rivanna Village, currently or formerly occurring in multiple dwellings and Running Deer; the Development Area boundary with and accessory structures, as well as agricultural the Rural Area is in the immediate vicinity. and/or forestal uses and associated structures; tributary streams drain the subject property into Carroll Creek, which runs along the western boundary. Proposal: Rezone a total of approximately 76 acres Requested # of Dwelling Units: 80 from Rural Areas zoning, which allows agricultural, Affordable Housing: None provided forestal, and fishery uses as well as residential uses (0.5 unitfacre), to R-1 Residential zoning, which allows residential uses (1 units/acre). 80 dwelling units (maximum) are proposed (1 unit/acre gross; 1.4 units/acre net). Factors Favorable: Factors Unfavorable: 1. The proposed development includes two 1. The proposed density exceeds the recommendations in connections from Rt 250 and Running Deer, as the Master Plan per Chapter 8 Strategy 8c of the recommended on the "Future Land Use Plan" Comprehensive Plan. (Detail Map 2). 2. The proposal does not address the transportation 2. The proposal includes a multi -use path along US improvements identified in the Master Plan as being 250, as per the "Future Transportation Network." prerequisite to new development through rezoning. 3. The proposal includes a (future) vehicular and/or 3. The applicants have not clearly demonstrated that the pedestrian interparcel connection to the west impacts of the development to transportation facilities across Carrol Creek, as recommended on the and schools have been mitigated. "Future Land Use Plan (Detail Map 2)." ZMA 2021-00004 Breezy Hill Albemarle County Planning Commission Public Hearing: July 20, 2021 4. The proposal meets the intents and purposes of 4. The proposal does not meet the affordable housing the proposed R1 zoning district. policy. 5. The proposal does not meet a number of the applicable Neighborhood Model Principles. Staff Recommendations: In consideration of the unfavorable factors outweighing the favorable factors, staff recommends that the Commission recommend denial of ZMA201900004 Breezy Hill. ZMA 2021-00004 Breezy Hill Albemarle County Planning Commission Public Hearing: July 20, 2021 STAFF PERSON: Megan Nedostup, Development Process Manager PLANNING COMMISSION: July 20, 2021 BOARD OF SUPERVISORS: TBD PETITION: PROJECT: ZMA202100004 Breezy Hill MAGISTERIAL DISTRICT: Scottsville TAX MAP/PARCEL(S): 09400-00-00-001A0; 09400000000500; 09400000000600; 09400000000800; 094000000008AO LOCATION: South side of Richmond Road (US 250), east of Glenmore Subdivision between Hacktown Road and Running Deer Drive. PROPOSAL: Rezone multiple properties for a maximum of 80 residential units. PETITION: Rezone a total of approximately 75.6 acres from Rural Areas zoning district, which allows agricultural, forestal, and fishery uses as well as residential uses (0.5 unit/acre density), to R1 Residential, which allows residential uses (1 unit/acre density). 80 residential units are proposed at a gross density of approximately 1 unit/acre and a net density of approximately 1.4 units/acre. OVERLAY DISTRICT(S): ENTRANCE CORRIDOR, FLOOD HAZARD, and STEEP SLOPES — MANAGED and — PRESERVED. ENTRANCE CORRIDOR (EC): Yes PROFFERS: Yes COMPREHENSIVE PLAN: Village of Rivanna Comp Plan Area. "Neighborhood Density Residential (Low)" and within Area B in the Master plan — residential uses (1 unit/acre) and supporting uses such as places of worship, schools, public and institutional uses; and '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. CHARACTERISTICS OF THE SITE 8r AREA: The subject property for this Breezy Hill ZMA application includes approximately 75.6 acres of land on five parcels of record on Tax Map #94 (identified as Parcels #1A, 5, 6, 8, and 8A,). These parcels are all within the eastern portion of the Village of Rivanna Comprehensive Plan Area (Village) within the Development Area. The subject property is characterized as a primarily rural landscape of forest and successional forest, with residential uses currently or formerly occurring in multiple dwellings with accessory structures, as well as on -site agricultural and/or forestal operations and associated structures. Tributary streams drain the subject property into Carroll Creek, which runs along the western boundary towards the Rivanna River. (See Location Maps, Attachment 1). Breezy Hill is in the immediate vicinity of existing relatively low -density residential properties within the Village to the west, including Glenmore and Rivanna Village. The Development Area boundary with the Rural Area is also in the immediate vicinity of the subject property to the east; specifically, the boundary runs along Running Deer Drive, which results in the existing Running Deer low -density residential neighborhood being located partially in the Development Area and partially in the Rural Area. The existing conditions of the subject property are shown on Sheet 2 of the revised concept plan (Attachment 4). APPLICANT'S JUSTIFICATION FOR THE REQUEST: The Project Narrative submitted on 2/23/2021 (Attachment 2) describes a substantial and increasing market demand for the type of new development that the applicant is proposing single-family detached units on large lots. The narrative suggests that the proposed project would help provide a new supply of this type of residential properties in a manner and location that reduces development pressure within the Rural Areas. The applicants provide additional justification and explanation in the comment response letter dated 5/11/2021 (Attachment 5). ZMA 2021-00004 Breezy Hill Albemarle County Planning Commission Public Hearing: July 20, 2021 COMMUNITY MEETING: The Community Meeting for this proposed project was held on My 10, 2021 during a virtual meeting of the Village of Rivanna Community Advisory Committee (VORCAC). Attendees representing Albemarle County included County Supervisor Donna Price, Planning Commissioner Rick Randolph, Megan Nedostup (Development Process Manager) and Ton Kanellopoulos (Senior Planner and staff VORCAC liaison). A large number of interested members of the public attended the community meeting. The issues and concerns raised by the community included the connection to Running Deer Drive, density above the recommendation within the Master Plan, stormwater management, proposed trail access (public or private), recreational amenities, tree clearing, the development potential of the parcels removed from the prior application, transportation impacts, and school impacts. SPECIFICS OF THE ZMA PROPOSAL: This application is a new submittal of a previous application (ZMA2019-004) that was denied by the Board of Supervisors on January 20, 2021. Changes from the prior proposal include: 1. Requested zoning from RA to R1 (previous submittal was for R4 zoning); 2. Reduction of maximum units/lots from 160 to 80; 3. Two parcels were removed from the project (09400000004800; 094000000048A0), and access is being provided to them via the development; 4. Back parcel is now shown to be subdivided into 18 lots; 5. Proffers were revised to only include the plan and elements of the plan. The applicants propose to rezone five (5) development area properties totaling approximately 75.6 acres from RA Rural Areas zoning (which allows residential uses at 0.5 unit/acre density) to R-1 Residential zoning (which allows residential uses at 1 units/acre density). The applicant proposes a maximum total of 80 dwelling units at a proposed gross density of approximately 1 units/acre and a proposed net density of approximately 1.4 units/acre. The proposal is depicted on the revised concept plan ("Rezoning Concept Plan," revision date 5/12/2021) (Attachment 4). Staff has identified the following notable characteristics of the concept plan. • The proposed development is shown as having a full -access commercial entrance on US 250, and full access entrance on Running Deer Drive. These two entrances are proposed in locations that are recommended on the "Future Land Use Plan (Detail Map 2)" in the Master Plan. • The proposal includes a "multi -use path" along US 250, as recommended in the "Future Transportation Network" section of the Master Plan. The proposal includes an area reserved for (future) dedication to the County for use as a (future) vehicular and/or pedestrian interparcel connection to the west across Carrol Creek, as recommended on the "Future Land Use Plan (Detail Map 2)" in the Master Plan and as articulated in the "Pedestrian and Bicycle Network" recommendations on pages 39-40 of the VOR Master Plan. COMPREHENSIVE PLAN: Staff has focused its analysis in this section on the proposal and those aspects that do not align with the Village of Rivanna Master Plan and Comprehensive Plan recommendations. Village of Rivanna Master Plan: As shown in Map 1 (below), the Future Land Use Map in the Village of Rivanna Master Plan (Master Plan) identifies the majority of the subject property as being designated for "Neighborhood Density Residential — Lowd' uses (shown in pale yellow). Additionally, the Master Plan recommends "Parks and Green Systems" uses in multiple areas (shown in green), including the riparian areas associated with Carrol Creek as well as a recommended buffer strip of primarily undeveloped land along the subject property's frontage with US ZMA 2021-00004 Breezy Hill Albemarle County Planning Commission Public Hearing: July 20, 2021 250. 80-55 80-55C \ \,80-49A f2 �J 80-49 � v Z 0 J 7 94-4 � b 94-3 1aJ/> n .a 7 ` N a^1t/�\\ 94-6 80-59B 80-59 80-568 / 60-638 80-64 80`-/5/6f/ BO-S 6A \ 0� `\ 80-65 � Breezy ' Nor dK r<q 94 Neighborhood 94-BA Density Residential (Low) 94-5 p9p 94-0�3 �\`C9• 94-46A 9!4 94-BC Jc0 94-BF / 94-7A sUB,�-/ 94-9a8E��. \94-46A7 /�'8D`/ 7B 11�� / 94-51 9410 Map 1. This map shows the easternmost portion of the Village of Rivanna Land Use Plan, with the Breezy Hill subject properties highlighted with a gold outline. The "Neighborhood Density Residential — Low" future land use designation supports residential uses at a density less than 2 dwelling units per acre. If applied to the subject property without factoring in other future land use recommendations contained in Chapter 4 of the Master Plan, this designation would support a maximum of 151 units (using gross density) or a maximum of 117 units [using net density, after factoring out areas designated for "Parks and Green Systems" on the Future Land Use Plan, in accordance with County policy contained in the Development Areas Strategy 8c (Comprehensive Plan page 8.37: "With the Comprehensive Plan... density is calculated by measuring the area with the land use designation other than Parks and Green Systems"); see Exhibit 1, below]. However, the "Residential Areas" section of Chapter 4 of the Master Plan also contains detailed language that specifically recommends residential uses in this portion of the Village of Rivanna (VOR) Development Area at a density of 1 dwelling unit per acre, and which further expresses that it is appropriate for this portion of the VOR Development Area to be developed for residential uses at the lowest density within the overall VOR Development Area. This location -specific recommendation would equate to 75-76 units (using gross density) or 58-59 units (using net density, after factoring out areas designated for "Parks and Green Systems" on the Future Land Use Plan, in accordance with County policy contained in the Development Areas Strategy 8c (Comprehensive Plan page 8.37); see Exhibit 1, below). It should be noted that the questions regarding density were discussed during the prior application, and during a work session on 7/30/2019, the Commission affirmed that the "Residential Areas" insert and chart in the Master Plan should be used for density recommendations; and the Commission further affirmed that ZMA 2021-00004 Breezy Hill Albemarle County Planning Commission Public Hearing: July 20, 2021 a net density — and not a gross density — of 1 dwelling unit per acre would be appropriate relative to the multiple recommendations contained in the Master Plan and the Comprehensive Plan. While the Comprehensive Plan does not specifically state "net density" this term has been used to describe the calculation as recommended in Strategy 8c. The revised proposal (80 dwelling units) represents a density that exceeds these recommendations. The Master Plan recommends specific transportation improvements (Master Plan page 38) as "essential" to "be constructed before new development occurs in the Village." The following is part of Kevin McDermott's, Planning Manager including Transportation, analysis (Attachment 3) on those transportation improvements including current project status, project need, and relationship between the proposed development and that need. 1. Interchange improvements at 1-64 and US 260 East -The 1-64 and US 250 Interchange is fully funded for reconstruction into a diverging diamond type interchange and expected to be completed prior to build out of this proposed development. The improvements could effectively handle any additional traffic from this development and therefore, this project can be considered complete for the purposes of this rezoning application. This recommendation in the Master Plan is funded and will be complete. 2. Six -lane US 250 from Free Bridge east to the 1-64 interchange — The current proposal for this segment of US 250 is to develop two thru lanes and a continuous right turn lane through the entire corridor. The continuous left turn lane would be replaced with a median and left turn lane as necessary. Portions of this cross-section have been completed since the approval of the Village of Rivanna Master Plan. Additional improvements to achieve this were funded in the most recent round of Smart Scale. However, even with that new project, the entire corridor will not be six -lanes. Therefore, completion of these improvements is a factor not fully addressed as it relates to any decision on this rezoning from a Master Plan standpoint. This recommendation in the Master Plan is not complete. 3. Four -lane US 250 from the US250/1-64 interchange to Route 729 (Milton Road) and, possibly, Glenmore Way — Although subsequent studies have recommended different solutions to address problems in this segment, no improvements have been funded or advanced in any manner. Operational improvements, including widening in portions of the segment, continue to be necessary and recommended and should be considered important in addressing this Master Plan requirement. These improvements are identified in the Albemarle County Transportation Priorities List at #39 in 2019. This recommendation in the Master Plan is not complete. 4. Intersection improvements at US 260 and Route 729 (Milton Road) — VDOT is beginning a study now to evaluate long-term improvements at this intersection. However no specific project or funding has been identified at this time. This recommendation in the Master Plan is not complete. 5. Bridge improvement or replacement over railroad at Route 22 (Louisa Road) — This project has been completed since the approval of the Rivanna Village Master Plan. However, the bridge was replaced without additional capacity added. There is no additional space on the bridge to allow for widening beyond the two existing lanes which relates to the requirement discussed in #3 above. This recommendation in the Master Plan is partially complete. 6. Addition of eastbound left turn and westbound right turn lanes on US 250 at Route 616 (Black Cat Road) — This project has not been prioritized in the Albemarle County Transportation Priorities List and was not evaluated in the TIA. Staff did not request this to be evaluated because of the low number of site generated trips that would go to this intersection. The C-A MPO Long Range Transportation Plan identified some minor congestion occurring at this intersection. There would likely be an operational benefit from these improvements and therefore should be a consideration as it relates to Master Plan consistency and this application. ZMA 2021-00004 Breezy Hill Albemarle County Planning Commission Public Hearing: July 20, 2021 However, it should be noted that the proposed development of Breezy Hill would have little to no impact on traffic operations at that intersection. This recommendation in the Master Plan is not complete. This area is not designated as a "priority area" for development or capital investment in the Comprehensive Plan or Master Plan. 80-19 E 963 3915 944 945 94 6 ��J \ /3100 W 3]39 3115 94 ]A -36 1 00-6JB 60a6A 99-sw1 4011 4009 !09 c 3934 051Lzcre ft Breezy a.W z H4)r e n 19 16 S k 390 0.45 4 3993 905) 94-9A 94 4)A 9" 1340 94 d0A 360 94-69C tl� O% 1400 3C0' 946C Q.Q 1404 3050 _3040 94-8, 30'l5 (Heag19-L ] 4o ti].. J 5 / 949 // 143�5 ]W\\/lB 3450 94-46A1 - 94-10 9411A 9451 / 1.5 3490 / Exhibit 1. GIS-Web was used to identify and quantify the portions of the subject property designated as "Parks and Green Systems" on the Future Land Use Plan. The total area of the subject property with this designation (shown in dark green) is approximately 58.73 GIS acres. The Future Land Use Plan designates the remaining approximately 65.69 GIS acres of the subject property for "Neighborhood Density Residential — Low" future land uses. Comprehensive Plan: The Neighborhood Model: Staff has reviewed the proposal against the Neighborhood Model (NM) Principles and has found that it is not consistent with some of the applicable principles. While the Village of Rivanna master plan includes recommendations regarding transition from the Village Center to the edges for density and size and scale, it does not include recommendations regarding the development standards. It states under the Guiding Principles that "Villages are places that combine the feeling of "country living" with the amenities of a Development Area" and "Villages should reflect the principles of The Neighborhood Model." A detailed staff analysis is found in Attachment 6. The principles that are identified as not being met are as follows: mixture of housing types and affordability; interconnected streets and transportation networks; parks, recreation amenities, and open space; relegated parking. ZMA 2021-00004 Breezy Hill Albemarle County Planning Commission Public Hearing: July 20, 2021 Affordable Housing: The applicant is not proposing affordable housing that meets the existing policy of 15% with this proposal. ZONING ORDINANCE REQUIREMENTS: Relationship between the application and the intent and purposes of the requested zoning district. The intentions of the requested R-1 Residential zoning district are contained in Zoning Ordinance (ZO) Section 13.1, and include the following: "This district (hereafter referred to as R-1) is created to establish a plan implementation zone that: • Recognizes the existence of previously established low density residential districts in communities and the urban area; • Provides incentives for clustering of development and provision of locational, environmental and development amenities; and • Provides for low density residential development in community areas and the urban area. R-1 districts may be permitted within community and urban area locations designated on the comprehensive plan." The proposed rezoning meets the intent and purposes of the R1 zoning district. Anticipated impact on public facilities and services: Streets: Page 43 of the VOR Master Plan states that "Addressing traffic issues on US 250 is the highest priority for the Village of Rivanna.... approval of any development by rezoning will be predicated on the completion of a number of transportation improvements, which are identified in the tables in this chapter. These improvements are needed to improve the volume to capacity ratio of US 250 between Route 22 (Louisa Road) and the City of Charlottesville.... It is essential that all of the US 250 improvements be constructed before new development occurs in the Village." Due to the reduced number of units, a traffic impact analysis was determined to not be required. Both the Virginia Department of Transportation (VDOT), Adam Moore, and Kevin McDermott, County Planning Manager including Transportation, have reviewed the proposal and found that the impact to the transportation network would be minimal. A detailed analysis by Kevin McDermott is provided in Attachment 3 on the specific recommendations within the Master Plan, he offers the following conclusion statement: In conclusion, the traffic impacts of the proposed development are expected to be minimal, although additional traffic will be added to the already congested corridor of US 250. Funded improvements such as the diverging diamond at Exit 124 and intersection improvements at US 250 and Rt 20 (Stoney Point Rd) will be complete by the time this development reaches build -out and should result in an overall improvement from current conditions in the corridor. Other recommended improvements will remain incomplete for the foreseeable future. This includes various capacity and safety improvements on US 250 between the Charlottesville City Line and Black Cat Rd which will be impacted by traffic generated by the proposed development. The VOR Master Plan is clear in its statement that `It is essential that all of the US 250 improvements be constructed before new development occurs."The Master Plan directive should continue to be considered even if the specific impact from this proposed development is minimal. Schools: Staff has coordinated with Rosalyn Schmitt with Albemarle County Public Schools. The following comments are derived from that coordination: ZMA 2021-00004 Breezy Hill Albemarle County Planning Commission Public Hearing: July 20, 2021 The subject property is within the Southern Feeder Pattern, and residents of the proposed Breezy Hill neighborhood would attend Stone -Robinson Elementary School, Burley Middle School, and Monticello High School. Burley Middle School and Monticello High School both have adequate capacity to accommodate additional students. However, Stone Robinson Elementary is projected to approach building capacity which will make accommodating additional students difficult. There is not an identified project within the Capital Improvement Program (CIP) that would address capacity at Stone -Robinson Elementary at this time. Fire & Rescue: The proposed Breezy Hill development would be located in close proximity to the East Rivanna Volunteer Fire Company. Albemarle County Fire & Rescue indicated "No Objection" to this proposal. Utilities: The subject property is within the ACSA water and sewer service jurisdictional area, and both services are available. Regarding utilities and infrastructure capacity, the VOR Master Plan states the following: • "Approval of future development proposals should occur simultaneously with or follow provision of adequate infrastructure." ... "Approval of future development should be monitored in conjunction with improvements to US 250 and available sewer capacity so that approval of new units or uses does not exceed capacity of the sewage treatment plant or the road system." (Master Plan p. 7) • "Additional development in the Village currently is limited by ... the capacity of the sewage treatment plant which was installed for the Village.... The actual number of additional units which may be approved for development in the future depends on the capacity of the sewage treatment plant.... Monitoring of available capacity is essential for any future development." (Master Plan p. 43) Dyon Vega, P.E., Civil Engineer for RWSA commented on 6/11/2019 that there are no known issues or "red flags," but also commented that "This proposal requires RWSA [sewer] capacity certification." Additionally, Mr. Alexander J. Morrison, P.E., Senior Civil Engineer with ACSA, communicated the following via email on 7/19/2019: • (Regarding water utilities and capacity): "There is no water capacity issues that would restrict the rezoning and development of Breezy Hill." • (Regarding wastewater utilities and capacity): "The ACSA conducted a study on the existing wastewater plant serving Glenmore and the surrounding community. During this study, the ACSA took into account the approved Village of Rivanna Master Plan and applied additional density factors to the undeveloped areas. The ACSA has concluded that there are no wastewater capacity issues associated with the full buildout of the Village of Rivanna Master Plan." Anticipated impact on environmental, cultural and historic resources: The proposal designates approximately 22.1 acres (or 29% of the subject property) as "green space," that includes stream buffers, flood plain, preserved and managed slopes, open space, and recreation areas such as pocket parks and trails, as shown on the concept plan. The plan shows states that lots will be outside of the preserved slopes, floodplain, and stream buffer. The proposed lots in the back of the development will require disturbance of preserved slopes for the public road access, which is permitted under the steeps slopes ordinance. ZMA 2021-00004 Breezy Hill Albemarle County Planning Commission Public Hearing: July 20, 2021 Anticipated impact on nearby and surrounding properties: The nearby community members that attended the community raised concerns that were outlined previously in this report. Overall, the major concern of nearby residents includes the connection to Running Deer Drive and the vehicles from this development that will access into and out of the development. Running Deer is a public street, and as stated previously in this report, this connection is needed for VDOT requirements, as well as to meet the goals stated in the Comprehensive Plan regarding interconnectivity. Staff acknowledges that any land development and/or land use changes to this partially undeveloped subject property on the edge of the Development Area will likely be perceived as having a negative impact on the adjoining and nearby properties. Public need and justification for the change: Albemarle County's Growth Management Policy provides an overarching policy position that development should primarily occur within the Development Area. This ZMA proposal does conform to this countywide policy of concentrating new land development into designated Development Areas. However, as noted elsewhere in this report, this proposal does create particular concerns among staff regarding appropriateness and justification for the proposed ZMA with regards to timing and adequacy of infrastructure and other impacts. PROFFERS: The proposal includes a Draft Proffer Statement (Attachment 7). The proffer statement includes the following voluntary commitments, as summarized below. Staff comments on these proffers that address the impacts of the development are located under the 'Zoning Ordinance Requirements' section of this report. 1. Proffered Plan: Improvement to the property shall be in general accord with the concept plan, including nine (9) major elements. Counterparts: This proffer establishes that "This Proffer Statement may be executed in any number of counterparts, each of which shall be an original and which shall constitute but one and the same instrument." STAFF ANALYSIS Staff has identified the following factors which are favorable to this request: 1. The proposed development includes an entrance as recommended on the "Future Land Use Plan" (Detail Map 2). 2. The proposal includes a multi -use path along US 250, as per the "Future Transportation Network." 3. The proposal includes a (future) vehicular and/or pedestrian interparcel connection to the west across Carrol Creek, as recommended on the "Future Land Use Plan (Detail Map 2)." 4. The proposal meets the intent and purposes of the proposed R1 zoning. Staff has identified the following factors which are unfavorable to this request: 1. The proposed density exceeds the recommendations in the Master Plan. The proposal does not address the transportation improvements identified in the Master Plan as being prerequisite to new development through rezoning. The applicants have not clearly demonstrated that the impacts of the development to transportation facilities and schools has been mitigated. 4. The proposal does not meet the existing affordable housing policy. 5. The proposal does not meet a number of the applicable Neighborhood Model Principles. ZMA 2021-00004 Breezy Hill Albemarle County Planning Commission Public Hearing: July 20, 2021 10 RECOMMENDATION In consideration of staff evaluation and analysis of this proposal relative to the factors contained in Zoning Ordinance Section 33.6 and based on the unfavorable factors outweighing the favorable factors, staff recommends denial of ZMA202100004 "Breezy Hill." If the Planning Commissions wishes to recommend approval of the rezoning application, staff recommends the following changes be provided prior to the Board of Supervisors public hearing: 1. A width should be provided on the plan for the future connection across Carrol Creek, recommend 50 feet to have adequate area for a vehicular connection. Also, the wording should be revised to state "Upon Demand of the County". 2. Provide a recreational area for children in the pocket park. A residential development as proposed would typically include a number of families with children, and a playground or other active space (example: play field that is graded and smooth) would be appropriate to provide in the pocket park beyond grills and picnic tables. ATTACHMENTS: 1- Location Maps 2- Project Narrative 3- Transportation Staff Analysis 4- Concept Plan ("Rezoning Concept Plan") 5- Comment Response Letter 6- Neighborhood Model Staff Analysis 7- (Draft) Proffer Statement (dated May 7, 2021) ZMA 2021-00004 Breezy Hill Albemarle County Planning Commission Public Hearing: July 20, 2021 11 My determination atopography or contours, or any depiction of physical Improvements, properly lines or Mundarnse a for gei Nfomlatlon orgy and Mall not he used for Me design, modification, or construction of knprovemenls to real propel orfm Pow plain call nation July 12. 2021 Map elements may al larger Nan GIS data Measured in the map or as provMw on the data wwnban page due to Me Moscow used Map Protection: V03380 W4b Mercator (NIM9ary Gphand (EPSG 381 Breezy Hill Master Plan and Environmental Features 80-45A 80-45 80-60A 80-60B. 80-8Z a� \ d / N pia Ln O �_w se o�\ds / ao ��� Legend (Note. 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While town homes remain in supply, larger single family lots are all but non-existent in the growth area. Incomplete subdivisions in the rural areas are beginning to be built out and unless new lots are made available in the growth areas the rural areas will begin to see new by -right rural subdivision development. To satisfy this demand in an orderly and sustainable way and to take pressure off of the rural areas, new single-family detached lots in the growth area are necessary and desirable. Breezy Hill will provide neighborhood residential low density lots in a part of the growth area that is specifically designated for development of neighborhood residential low density lots. R-1 is the lowest density residential zoning district available. Consistency with the Comprehensive Plan: R-1 is the lowest density residential zoning district in Albemarle's zoning ordinance. This proposal is to rezone growth area land in the Village of Rivanna Master Planned growth area to the lowest residential zoning there is. Chapter 1 of the Village of Rivanna Master Plan states "Albemarle County has a long-standing goal of directing development into designated Development Areas. To further County growth management goals, the current Development Area concept remains a critical planning component. The Land Use Plan of the Comprehensive Plan, including the Neighborhood Model, presents mechanisms that provide the best opportunity for the County to achieve the goals of having compact livable development in designated Development Areas and keeping the Rural Areas rural." This proposed rezoning to R-1 was designed for consistency with the Village of Rivanna Master Plan, with extensive input from the Planning Commission, Board of Supervisors, and nearby neighbors taken into account. This proposal is for rezoning to R-1 (with proffers) carefully follows the principals of The Neighborhood Model, where applicable, including: 1. Pedestrian orientation: Breezy Hill will provide sidewalks on both sides of every street and trails through the pocket parks and wooded conservation areas. It is anticipated that there will be more than three times as many linear feet of sidewalk and trail than road, providing extensive opportunities for pedestrians, either out for a stroll on the tree -lined sidewalks or on a more adventuresome walk/hike through the parks and conservation areas. Neighborhood friendly streets and paths: All streets will be lined with street trees for shade, a six foot wide planting strip for separation of vehicles and pedestrians, and five foot wide sidewalks. Roadways are designed with gentle curves and frequent intersections to encourage neighborhood -appropriate driving speeds. 3. Interconnected streets and transportation networks: The streets in Breezy Hill provide internal interconnections everywhere possible. Where street interconnections are not practical, pedestrian interconnections are provided via trails and park systems. External street interconnections are provided at Route 250 and at Running Deer Drive as called for in the VOR Master Plan, and a future interconnection is provided on the west side of the site where called for in the VOR Master Plan. 4. Parks and open space: Breezy Hill will retain more a significant portion of the property in community open space, most of which will be extensive interconnected wooded conservation area, consistent with the Parks & Green Systems Plan and Map. 5. Neighborhood centers: The neighborhood center in the Village of Rivanna is within the Rivanna Village development, under construction now. The Breezy Hill area is envisioned as low density residential development in the VOR Master Plan. However, a pocket park is proposed around a pond shown in the Breezy Hill plan. That pocket park will serve as a neighborhood gathering place for all of the low density residential land on the east side of the Village of Rivanna. 6. Building and spaces of human scale: The buildings proposed are all residential single family homes. The spaces are proximate to the homes and proportioned appropriately for the scale of the community. 7. Relegated parking: Because there are no concentrated parking areas (parking lots) this principal is largely not -applicable. Worth noting, however, is that where permitted by VDOT, on -street parking will be encouraged so as to add to the neighborhood feel and reduce traffic speeds. 8. Mixture of uses: The Village of Rivanna Master Plan calls for this area to be developed into residential uses, making this principal not -applicable to this proposal. 9. Mixture of housing types and affordability: A homeowners association architectural control board will regulate housing types, mandating a wide mixture of types within one or two architectural styles. Previous feedback from the Planning Commission, Board of Supervisors, and nearby neighbors indicate that a mixture of housing types is not desired in this location and that low density single family residential is the only desired housing type. 10. Redevelopment: This proposal includes redevelopment of land that currently contains four deteriorating houses and 9 outbuildings in various states of disrepair, but beyond that this principal is not applicable. 11. Site planning that respects terrain: Breezy Hill was designed to avoid and protect sensitive environmental areas, including avoidance of steep slopes, creeks, and flood plains to the greatest extent possible. The transportation networks generally follow the upland areas on site, avoiding all sensitive topographic features consistent with the Parks & Green Systems Plan and Map. 12. Clear boundaries with Rural Areas: This proposal follows the guidelines of the Village of Rivanna Master Plan, providing a clear boundary with the rural areas, while also providing the desired step down in density at the edge of this development area. Route 250 is the northern boundary of this project, creating a clear boundary between Breezy Hill and the adjacent Rural Areas to the North. This proposal maintains the rural character of Route 250 by preserving a buffer greater than 50' along the southern frontage of Route 250. Running Deer Drive is the eastern boundary of the Village of Rivanna Master Plan area. This proposal creates a "soft boundary" between the development area and the rural area, maintaining the existing low density character of both sides of Running Deer and adjacent parcels. Except for the road connection to Running Deer Drive, this development will largely not be visible from Running Deer Drive. Impacts on Public Facilities & Public Infrastructure: The development of Breezy Hill will add vehicles from R-1 zoned land to the area's road networks, which is below the threshold for a traffic impact statement per Virginia Code §15.2-2222.1 and 24 VAC 30-155- 40. The Developer has had extensive meetings with the Albemarle County Service Authority. Adequate water and sewer capacity currently exists for the proposed density. Impacts on Environmental Features: Breezy Hill was designed to avoid and protect sensitive environmental areas, including avoidance of steep slopes, creeks, and flood plains to the greatest extent possible. The transportation networks generally follow the ridges on site, avoiding all sensitive topographic features consistent with the Parks & Green Systems Plan and Map. County of Albemarle COMMUNITY DEVELOPMENT DEPARTMENT 401 McIntire Road, North Wing Charlottesville, VA 22902-4579 MEMORANDUM To: Albemarle County Planning Commission From: Kevin McDermott; Planning Manager Date: July 7, 2021 Re: ZMA202100004 — Breezy Hill Transportation Analysis Phone: 434.296.5832 www.albemarle.ora The Breezy Hill Development, in eastern Albemarle County located off US 250 in the Village of Rivanna Development Area, is a proposed rezoning of approximately 76 acres to R-1 zoning. This proposed development is not of sufficient size to trigger a requirement for a Traffic Impact Analysis by either the VDOT or the County. The expected trip generation falls well below 1000 vehicle trips/day according to the Institute of Transportation Engineers (ITE) Trip Generation Manual: All traffic generated by the proposed development would be added to the current traffic on US 250 which, in the segment adjacent to the development, carries 5,200 vehicles per day (VPD). US 250 from the Charlottesville City Line to the Village of Rivanna is characterized by poor operations in the AM and PM peak hours and has been identified as a corridor in need of major improvements by the Albemarle County Comprehensive Plan, the Charlottesville -Albemarle Metropolitan Planning Organization Long -Range Transportation Plan, and numerous other studies. These poor operations were also documented in a previous Breezy Hill TIA required when the unit count was significantly higher. The identified issues in the corridor have led to the funding of large-scale transportation improvements and identified high priority future projects described in more detail below. Internally, the Breezy Hill development is proposed as essentially a single road winding through a large lot subdivision with one additional road branching off. Both end in cul-de-sacs with one additional connection proposed out to Running Deer Lane. The development would include a series of pedestrian paths and sidewalks to facilitate access throughout the development. Sidewalks and buffer strips will help facilitate the safe movement of pedestrians, create a more social atmosphere for residents, and help to calm traffic within the development. The proposal also would construct a shared -use path along the frontage of US 250 which should be required to be within the public right-of-way and built to VDOT standards. The Rivanna Village Master Plan recommends specific transportation improvements (Master Plan page 38) as "essential" to "be constructed before new development occurs in the Village." The following provides additional information on those transportation improvements including current project status, project need, and relationship between the proposed development and that need. 1. Interchange improvements at I-64 and US 250 East -The I-64 and US 250 Interchange is fully funded for reconstruction into a diverging diamond type interchange and expected to be completed prior to build out of this proposed development. The improvements could effectively handle any additional traffic from this development and therefore, this project can be considered complete for the purposes of this rezoning application. This County of Albemarle 5832 COMMUNITY DEVELOPMENT DEPARTMENT Phone: emarle.org 401 McIntire Road, North Wing www.albemarle.ora Charlottesville, VA 22902-4579 recommendation in the Master Plan is funded and will be complete. 2. Six -lane US 250 from Free Bridge east to the I-64 interchange — The current proposal for this segment of US 250 is to develop two thru lanes and a continuous right turn lane through the entire corridor. The continuous left turn lane would be replaced with a median and left turn lane as necessary. Portions of this cross-section have been completed since the approval of the Village of Rivanna Master Plan. Additional improvements to achieve this were funded in the most recent round of Smart Scale. However, even with that new project, the entire corridor will not be six -lanes. Therefore, completion of these improvements is a factor not fully addressed as it relates to any decision on this rezoning from a Master Plan standpoint. This recommendation in the Master Plan is not complete. 3. Four -lane US 250 from the US2501I-64 interchange to Route 729 (Milton Road) and, possibly, Glenmore Way — Although subsequent studies have recommended different solutions to address problems in this segment, no improvements have been funded or advanced in any manner. Operational improvements, including widening in portions of the segment, continue to be necessary and recommended and should be considered important in addressing this Master Plan requirement. These improvements are identified in the Albemarle County Transportation Priorities List at #39 in 2019. This recommendation in the Master Plan is not complete. 4. Intersection improvements at US 250 and Route 729 (Milton Road) — VDOT is beginning a study now to evaluate long-term improvements at this intersection. However no specific project or funding has been identified at this time. This recommendation in the Master Plan is not complete. 5. Bridge improvement or replacement over railroad at Route 22 (Louisa Road) — This project has been completed since the approval of the Rivanna Village Master Plan. However, the bridge was replaced without additional capacity added. There is no additional space on the bridge to allow for widening beyond the two existing lanes which relates to the requirement discussed in #3 above. This recommendation in the Master Plan is partially complete. 6. Addition of eastbound left turn and westbound right turn lanes on US 250 at Route 616 (Black Cat Road) — This project has not been prioritized in the Albemarle County Transportation Priorities List and was not evaluated in the TIA. Staff did not request this to be evaluated because of the low number of site generated trips that would go to this intersection. The C-A MPO Long Range Transportation Plan identified some minor congestion occurring at this intersection. There would likely be an operational benefit from these improvements and therefore should be a consideration as it relates to Master Plan consistency and this application. However, it should be noted that the proposed development of Breezy Hill would have little to no impact on traffic operations at that intersection. This recommendation in the Master Plan is not complete. In conclusion, the traffic impacts of the proposed development are expected to be minimal, although additional traffic will be added to the already congested corridor of US 250. Funded improvements such as the diverging diamond at Exit 124 and intersection improvements at US 250 and Rt 20 (Stoney Point Rd) will be complete by the time this development reaches build -out and should result in an overall improvement from current conditions in the corridor. Other recommended improvements will remain incomplete for the foreseeable future. This includes various capacity and safety improvements on US 250 between the Charlottesville City Line and Black Cat Rd which will be impacted by traffic generated by the proposed development. The VOR Master Plan is clear in its statement that `It is essential that all of the US 250 improvements be constructed before new development occurs. " The Master Plan directive should continue to be considered even if the specific impact from this proposed development is minimal. County of Albemarle COMMUNITY DEVELOPMENT DEPARTMENT 401 McIntire Road, North Wing Charlottesville, VA 22902-4579 Phone: 434.296.5832 www.albemarle.ora DEVELOPER SOUTHERN DEVELOPMENT CHARLIE ARMSTRONG 142 SOUTH PANTOPS DRIVE CHARLOTTESVILLE, VIRGINIA 22911 PROPOSED R1 DEVELOPMENT STANDARDS PER THE R-1 DEVELOPMENT STANDARDS IN THE ALBEMARLE COUNTY ZONING ORDINANCE. EXPECTED NUMBER OF DWELLING UNITS: 80 APPROXIMATE AREA SUMMARY APPROXIMATE TOTAL BREEZY HILL AREA: 75.6 Ac. 100% APPROXIMATE AREA IN LOTS: 46.3Ac. t 61% APPROXIMATE AREA IN RIGHT-OF-WAY: 7.2 Ac. t 10% APPROXIMATE AREA IN GREEN SPACE`: 22.1 Ac. t 29% *GREEN SPACE INCLUDES STREAM BUFFER, FLOODPLAIN, PRESERVED STEEP SLOPES, OPEN SPACE, RECREATION AREAS SUCH AS POCKET PARKS AND TRAILS STORMWATER MANAGEMENT NARRATIVE THREE ONSITE PONDS ARE PROPOSED FOR SWM. NOT LESS THAN 75% OF THE WATER QUALITY REQUIREMENT SHALL BE ACCOMPLISHED ON SITE. ADDITIONAL BMP FACILITIES MAY BE REQUIRED BASED ON FINAL GRADING AND ENGINEERING. NO ADDITIONAL BMP FACILITIES SHALL BE CONSTRUCTED WITHIN THE DESIGNATED STREAM BUFFER. STORMWATER CONVEYANCE CHANNELS MAY BE CONSTRUCTED AND IMPROVED WITH THE BUFFER AS NECESSARY TO COMPLY WITH WATER QUANTITY REQUIREMENTS. PROPOSED STREET SPECIFICATIONS PROPOSED STREETS ARE TO BE PUBLIC STREETS DESIGNED TO MEET VDOT SPECIFICATIONS. PROPOSED TRAIL SPECIFICATIONS PRIMITIVE TRAILS ARE TO BE CONSTRUCTED TO THE ALBEMARLE COUNTY DESIGN STANDARDS MANUAL CLASS B-TYPE 1. PRIMITIVE NATURE TRAILS STANDARDS. SURFACE: EARTH MIN. WIDTH: ENOUGH TO MARK LOCATION DESIGN ALIGNMENT: 20% MAXIMUM GRADE (THIS IS A MINIMUM IMPACT NATURE TRAIL) OTHER DESIGN CONSIDERATIONS: TRAIL BREAKS TO PREVENT EROSION, WITH FOOT BRIDGES OVER MAJOR OBSTACLES. MULTI -USE TRAILS ARE TO BE CONSTRUCTED TO THE ALBEMARLE COUNTY DESIGN STANDARDS MANUAL CLASS A -TYPE 1, LOW MAINTENANCE, MULTI -USE, SHARED USE PATH. SURFACE: 2" ASPHALT OVER 6" AGGREGATE BASE MIN. WIDTH: 10' SURFACE AND 2' CLEARED SHOULDERS �]�9Lel►<1�LeLL�I�►1�c1:�1H�yCil:3�1�1_T:LKy�[.Y.yl ]�q OTHER DESIGN CONSIDERATIONS: DRAINAGE DESIGN AS FOR A PUBLIC ROAD PROPOSED DEVELOPMENT STANDARDS LOTS SHALL NOT ENCROACH INTO THE STREAM BUFFER OR PRESERVED SLOPE AREAS. SECONDARY VEHICULAR ACCESS POINT AT RUNNING DEER DRIVE IS TO BE INSTALLED PRIOR TO THE ISSUANCE OF THE 31 ST BUILDING PERMIT. THE VEHICULAR ACCESS AT RUNNING DEER DRIVE SHALL BE EMERGENCY ACCESS ONLY UNLESS A FULL VEHICULAR CONNECTION IS REQUIRED BY VDOT. TWO LAYERS OF EROSION AND SEDIMENT CONTROL MEASURES SHALL BE PROVIDED WHERE DEVELOPMENT ABUTS STREAM BUFFERS. NO GRADING AND EROSION CONTROL MEASURES SHALL ENCROACH INTO THE STREAM BUFFER EXCEPT FOR THE CONSTRUCTION AND/OR IMPROVEMENT OF STORMWATER CONVEYANCE CHANNELS THAT MAY BE REQUIRED TO COMPLY WITH WATER QUALITY REQUIREMENTS. ALL CONSTRUCTION TRAFFIC SHALL ENTER/EXIT THE SITE THROUGH THE MAIN ENTRANCE ON ROUTE 250 AND WILL NOT BE PERMITTED TO USE THE ENTRANCE AT RUNNING DEER DRIVE. STREET TREES WILL BE PLACED ALONG ALL INTERIOR ROADWAYS AND ALONG ROUTE 250 FRONTAGE. POCKET PARK SHALL CONTAIN PICNIC SHELTER WITH TABLES AND GRILLING FACILITIES. * THE VEHICULAR ACCESS AT RUNNING DEER DRIVE SHALL EMERGENCY ACCESS ONLY UNLESS A FULL VEHICULAR CONNECTION IS REQUIRED BY VDOT. IF THE FULL ACCESS CONNECTION IS INDICATED, THE ROAD CROSS SECTION WILL BE CURB AND GUTTER TO MATCH THE REST OF THE STREETS WITHIN THE DEVELOPMENT. BREEZY HILL IFiIEZOl011101G CONCEPT PLAN CONCRETE 1.0' SIDEWALK 6' PLANTING STRIP VOOT ST'O CG-6 0. 5' 2' TYPICAL SECTION N.T.S. W. 5' TRAVEL LANE 50' R-O-W 10.5' 2' TRAVEL LANE T— 0 1 � 6' 5' �PLA�CON 0. 5' STRIP SIDEWALK 1.0' ADJACENT PARCEL INFORMATION 08000-00-00-05600 GIULIANO, GORDON R OR JULIANNE M JACKSON 3817 RICHMOND RD KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 08000-00-00-056AO DEVALL, ROGER R & DOROTHY V DEVALL TRUSTEES OF DEVALL LIVING TRUST 24 BROUGHAM RD PALMYRA VA, 22963-2713 PRESENT USE: RESIDENTIAL 08000-00-00-056A1 GOODE, TOBY L OR JOAN P 301 MEADE AVE CHARLOTTESVILLE VA, 22902 PRESENT USE: RESIDENTIAL 08000-00-00-056BO MEANS, G NEIL & SUSAN L ROARK TRUSTEES OF SUSAN L ROARK TRUST 3815 RICHMOND RD KESWICK VA, 22947 PRESENT USE: VACANT / AGRICULTURAL 08000-00-00-06300 MILLER, FLORENCE EST C/O ALEXANDRA BURRUSS 1940 OLIVER CREEK TROY VA, 22974 PRESENT USE: VACANT 08000-00-00-WAO THOMAS, WILLIE C OR RUBY S 829 HARRIS RD CHARLOTTESVILLE VA, 22902-6468 PRESENT USE: VACANT 08000-00-00-063BO MILLS, CURTIS V OR JOYCE 4028 RICHMOND ROAD KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 08000-00-00-06400 ANDERSON, WILLIE C & BETTY E ANDERSON CO -TRUSTEES OF THE ANDERSON LIVING TRUST 503 VICTORIA WAY FRIENDSWOOD TX, 77546-4959 PRESENT USE: VACANT 08000-00-00-WAO THOMAS, ANTOINETTE R OR WALLACE C 829 HARRIS RD CHARLOTTESVILLE VA, 22902 PRESENT USE: RESIDENTIAL 08000-00-00-06500 ANDERSON, OLIVER 3206 BROOKLAWN TERRACE CHEVY CHASE MD, 20815 PRESENT USE: RESIDENTIAL 093A4-00-00-000.10` GLENMORE COMMUNITY ASSOCIATION INC P O BOX 93 CHARLOTTESVILLE VA, 22906 PRESENT USE: GLENMORE SECTION Q2 OPEN SPACE 093A4-00-S5-00OH5` PIEDMONT NEIGHBORHOODS LP 11710 PLAZA AMERICA DRIVE STE 1100 RESTON VA, 20190 PRESENT USE: GLENMORE SECTION S5 RESIDUE & OPEN SPACE 09400-00-00-00300 MEANS, G NEIL & SUSAN L ROARK TRUSTEES OF SUSAN L ROARK TRUST 3815 RICHMOND RD KESWICK VA, 22947 PRESENT USE: VACANT 09400-00-00-00400 MEANS, G NEIL & SUSAN L ROARK TRUSTEES OF SUSAN L ROARK TRUST 3815 RICHMOND RD KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 09400-00-00-00700 MILLS, AUDREY HEARNS ETAL C/O KAREN ANDERSON 1401 VINE STREET CHARLOTTESVILLE VA, 22902 PRESENT USE: RESIDENTIAL 09400-00-00-007AO HAWKINS, CLARENCE M & BEATRICE 1474 RUNNING DEER DR KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 09400-00-O -007BO HAWKINS, LARRY R 1474 RUNNING DEER DRIVE KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 09400-00-00-008CO HAWKINS, CLARENCE M OR BEATRICE B 1404 RUNNING DEER DR KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 09400-00400-008DO KUNDZINS, JOHN L & MARY R 1450 RUNNING DEER DRIVE KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 09400-00-00-008EO EWERS, PATRICIA A 1454 RUNNING DEER DRIVE KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 09400-00-00-008FO WASHINGTON, ALICE BOYD 1458 RUNNING DEER DR KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 09400-00-00-046A1 KIRBY, RONALD LEE & DEANNA DEHOOGE KIRBY, TRUSTEES 1385 RUNNING DEER DR KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 09400-00-00-046A2 KIRBY, WILLIAM MONTY, VICKI KELLI BRYANT & JASON KIRBY, TRS 1435 RUNNING DEER DR KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 09400-00-00-04700 CARTER, KENDALL A OR TANYA Y 1304 RUNNING DEER DR KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 09400-00-00-047AO CARTER, TANJA Y OR KENDALL A 1340 RUNNING DEER DR KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 09400-00-00-04800 KIMCO LC 1510 EAST HIGH ST CHARLOTTESVILLE VA, 22902 PRESENT USE: RESIDENTIAL 09400-00-00-048AO KIMCO LC 1510 EAST HIGH ST CHARLOTTESVILLE VA, 22902 PRESENT USE: VACANT 09400-OD-00-049BO WILLINGHAM, PAMELA 1360 RUNNING DEER DR KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 09400-00-00-04900 POWELL, VIRGIL F OR SHIRLEY C ASSET PROTECTION TRUST 1400 RUNNING DEER DRIVE KESWICK VA, 22947 PRESENT USE: RESIDENTIAL ` PARCELS 093A4-00-00-000JO AND 093A4-00-S5-000H5 ARE ZONED PRD. ALL OTHER PARCELS ARE ZONED RA. OWNER INFORMATION 09400-00-00-001 AO 09400-00-OG-00800 CARROLL CREEK PROPERTIES LLC BREEZY HILL AT KESWICK, LLC 1145 TIMBER LN 1145 TIMBER LN BOULDER CO, 80304 BOULDER CO, 80304 PRESENT USE: VACANT PRESENT USE: VACANT 09400-00-00-00500 09400-00-00-008AO CARROLL CREEK PROPERTIES LLC BREEZY HILL AT KESWICK LLC 1145 TIMBER LN 1145 TIMBER LN BOULDER CO, 80304 BOULDER CO, 80304 PRESENT USE: VACANT PRESENT USE: RESIDENTIAL 09400-00-00-00600 CARROLL CREEK PROPERTIES LLC 1145 TIMBER LN BOULDER CO, 80304 PRESENT USE: RESIDENTIAL ` ALL PARCELS ARE ZONED RA. SHEET INDEX SHEET 1 ------ COVER SHEET SHEET 2 ------ EXISTING CONDITIONS SHEET 3 ------ GENERAL DEVELOPMENT PLAN SHEET 4 ------ CONCEPTUAL LAYOUT PLAN SHEET 5 ------ CONCEPTUAL MASS GRADING PLAN U m w 5 U) o U -° Z z co O of �Y> 02 J Ir r J = CU ¢u 1.w 0CD Iro D w UQ 0 a JZ vc=i I ZIr C C7 ° -> x W0 oZ N IL Ir v W N w � Z Q � > O U yj F) J d J } i =ow O a OU O Fil w U a m m= U Q Z z Q DJ J JCc Q W -I a � m w= Q U ° x O N z Q4 U w o w 0o ~ U z W U z m N U) M °J W O U z 0 a o: V w 0 0 O z N Z z o � a � 0 U o z 0 d W N a 0 CD z DESIGNED BY: NM/AG DRAWN BY: AG 'CHECKED BY: DF DATE: MARCH 12 2021 SCALE: AS SHOWN JOB: 19.0742 FILE: 487 SHEET: 1 OF 5 QARGA\TMPROJ\487-BREEZY HILL\2018 REZONING PLAN\2018 REZONING PLAN.DWG \ \ \ / \ I / ... .. .. .. .1.. .. .. .. .. .. .. .. .. ... / / / r I ... \ / / / \ I 1 \ \ \ ,/ \ i / / / / \ \ TMP-8O-57 I I 1 I A 1 \ --- -"--../*..*..*..* ......... _ ..... ......... '';� _-I/ TMP Y 0` 49A /' _ i l // \ \ \ i i ( I ( - \ \ \ \ i % 1 \ \ \ \ \ \ \ --- // ........... \'.'.........'.'\ ' /'�,_,",' /' _ , —� / I \ — _ _ - _ _ ,'' --'' / '' / /' j / ,�\\ I \ \ \ `\ \ 1 _ - - _ ,/ / I. I I I :1 \ `\ \ _ - - - __ / / ,/-i."-'\ I' .. / //' / , '/ / ' ",/ '_ / / \ .. •, ' .' / , 1 / \` I / _ \ \ \ _ -' / / ' �C `\ \ - - TMP 8 �9� - '- .. �� /.'. .' i - / / , / 1 I / , / / N A \ \ ,, ' / I 1 I \\ - \ ---- , . / I *\ \ . I ,, /.. .. ... /f / / I I I I ( / \ \, V. •.\ `\ /'/ //', / / I I I ✓/ I 1 \ _ I \—� \\ \ \�\\<,\ \�/ '/ / \l\ ` `C \\_ r0 J_ --- / /. .:'.I / �_ .�.`.�, ././ \ 1 1 I I I I I 11 /' ,'/ \\ " ... \., '\� /'' /�i'/ / /' r' /, / l _ 11 `\ -__\ / \\1\ \ \ \\�\, '/ / `\\\ `` y \ / �00�",rJTREQ ' ... /' !r2'%/✓ \ l l.','�1 I I I I I / / ... `' // ,'/ / ,' ,/ '' I r \\ \ ` l / /' __ \\\ \Y�Q \ `\. � \ /'�,: ..// f/,w/fi " .-`. v,;/ /r /L .L II I I I ,/ /' / / / / , \ APPROX'_\1O _ BUFFER - a .. i / / / \ i / i FLdODPIAhV _" \ -- 0' __---------' --- C, /✓/'/ i/ — .. \\ .� \ `. \ / / / / / / \ \ 1 I / ' — -- / ✓./,/ i \ \ \ \ . I I I I \ \ / ,'' / / / / / \ \ / / I / � TMP 80= ---- , . // '// /. �` 1 , I 1, I ... I I /, ...... .. a / / ---- 1 __-- I '\ \ / — -\, \ / .'/)/ i r//, \ \ \ \'C'1 i I.','. \I I / / I I ' / / I / / / / / / — — - ` ii' {rr //- - `\ `\ \ '` 1 1 ..1.. 1 I / / / I I I / /. / / / / / I — — / / l — / / --- _-- \ ` .r .. - `�'. /, /i /.'/i / \ 1.. 1 �I 1 / t \ 1 / I I /' I I ' l , /' y / /' - \ ` \\` T / y. / /. / /,- `\ \\`.\\\ \ \\\ \ \..1 I II II \ \ \ II I \ .. .'. \'- j / / I l I I ' / \ I I I / / l / / / , , , I / \\ Y� � , , d✓ ✓ / / / `\ \ \ \ % / I / / / \ / / / / 1 / /' / / / ,' [/ I / \\ ` /� / ill /( ?'i/' / . / ,' r' \ \ \ a \ \ � I \ \ `V \l \' / I I I I I l I I /\ / / / I / / \__ __-' / -- ' / / / / /// I -- \ ` / / /r •A, \ > \ \ \ \ \ \ I / I I I I / / I / I / / - ,/ y // /y, / , , I, �`\ — .� \` `n.` . -' �,i/ r r //. i/ \\ \ \..\ \\ \\ \ '\ \' \\ ;� \\ �`\\ \ \\ \ �'. l / / - TMP 80-56B \ f . ./ /, / � / \ '\ .. \ �' �MP180 49 I I „ \ v \. \- \ ... ... \ \ / I / ''\/ - / / / / / / / // �' '--______ '''/ /'' /' ' / " ' ' ' / \.,. \ / /f, /,/if lI/ / / / / \ \�\ .\. \ \ .I .\ \. .t / \ \\ \I \ ...... \: r / / I /' _ '' , ',/' ' � \,. \., , /,.i.f TMP 0-63 ' � ` \ \ ` \\''\\ N. \ \ \ \ \ I...L'.'.I\ I I— , / - / / / /------' /'// ,' i /. \' oe , �I �- L :: . '/ 'Y 'i�/ ' \ \\ \\ \ \ } . \ \ �., \ \ / /N \ \ \ - _ :` _ N �.... � I 1 / \ _ I I l / ' / / T1NP 80,563 / _TmP _ - // '/..,-.- - _ \ // \ `\�." � 4.\• \ \ \ .!I II II ... 1\ I II 1 I �' / / / /' 11,//' ,' -- � / ,.l / trT_ - _ �� \ I I // \\` \ \ ,\\ \\ . \...\ .: \ — E ,VN.@q SE-�\WER \l I l -' / - o -- -- c.. ���."r ., l \, xX \\:..c . \ ..\.. \ . \ 1 / I 1 I I I / /..1... >.. //II� ' _-1-----,' APP�OX. 100 YEAR y -- `. �%// I ' J / j /'- /.1 .. .. .. .."Y''''.. ... ../.: /lam - \\ \ /O , \ \\ \ I \`. >.�\ '.Y ..4 . '.\ ' \\ \ TMP 801 63BI \ \ . � I .I ` \.. \ . �\ \ \ j / ,'I l , I l I I I _ / / / '/ / / / // �. .. , .. ( .. / ' . % rMP 80-55A1 / - \ \ \ \\ \ \ \ \ \ 1 . \ 5..\.' \ / y I I l / I I \ _ / / / '' // / -''\ ' /' f .. ) ., I I, I I ' . / / __ ---- - ` \ \` \ \ \ \ ... \ I. .. . \ // /l I I I I ,'/ ' '' /// - ' .. ' I 1 \ \ M - - _ Alec \ /I - I\ `\ - ..'.'.�.'. '.I.'.'. '.'.i.\)'\'�\ ` � \ ----'' // / -i i i / //' / ... ./... �y ....'�........ / _�.\ ` \ \ 1 I / T P'80-56A -- - `a \\ _ �\ \ \ \ \�l N( � ...t \.. - _ I - / / PF74PERTY LINE' / - \ \ \ _ �. °/a v , \ \ a a \ I �. `.: I'.'.......a'�':': . - ' i /" J ----' / / / / ALiTNG CENY6RLINE ///!'...... pL \ \ \ l / - \, rB { \'.�', \ y Z'- — /' /' ' /-CARROLL C EEk / I ..f /a% % / 3fREAM -_ - / ,�\\\\< `\ v �` \ \�. lF \ 'MP 801-63A \\ \ \ N I \.\' `\ - - /// - -g / \ f/ BUFFfR;�/ -_ \ l /'' \ \ '' % ; y - - --- T y \ / /----_ARPFiDX 100 YEAR / V / P, \--\\ \ \ ` \ \ \\ \\�T9 \\ \ \ /\ ` \\ \.\ ..)., .....'\.'.,:\ ` \\ / /' ' / /' / / i' - __'"'''�l-'UyUP�'Q,T�IV / .... i... '.Y / ,, './ /'/ / __�`��_ -� \\' \ ` \1 I / , / ^/\J �� \ \ \�`\`\\\\ \ \ \ \ \ ' / \/ `�\`\ \\.'.'\ U1 \ ..'.I, .' / ..,, \ / / / / ' / __-' / --- '// / , - , ... / . 1. / / / ' / / / i \ — \ /-______ _____\ \ \ 1 \ \ \ \ \. . \ / / / / / �(`) , \� TMP 8b-64A/ / \ \ .'.\\_.. ... ...I.. \/ / / /' / / , I / / / -- / ' / / / ... ..7 ....,'F .II / / / /-_--___ \ \ \ V /'tmme Vshed ___ \ - \ �- ,� \ \ I \ %\ \.. '' IF \ l '1. `. ' / \ ' / i/ ' ' / ---_ - / .. / / / //I'� / ' / / `\— / / \ \ \` I house \ \ \� _ \ I \ \ !-- 'TMP 94-4 / \ /' / / / , / / /' \ \ \ . . \ ,� . \. i. .. \ I I I , / / / / / / — ' ,' ./,` iY . y. .___ ._// ./ l . , l / / /' "-_ - \ \ \ \ __''_______9 _ `_\ len \ \ / _`\ I I ' TMP 80_64 \ \ \. .1 I l / \ \ / \ / / %3 ,�'.'. .... y . --- "/ .I I / , / , \ \ \ \ ` \ \ �-------- \ \6 I \ . / _ 11 I, .. I / / / _ _ - / ' � �� � .. , `, 'I I I / / / , \ \\ EX. POND \ \\ \ ` -_-- \` \ \ \ \ \ \ / \ I I `\ \ `' V 1 l f - _ - -- /'' --'/ / ~ ... / r \ l I I l GflAVEL \ \ ____- ,1 \ - , I I , - / / .. , / / / / / / \ \ \ \. \` \ \I DRIVE \\ \ �\ ` \O \ r \\ I 1 - \ \ (', I / / .' ate„/ I / / / \ \ \ \ I " \ \ \ I 1< `TMP '94-3 / ' - / y ' t \ f I i l ' / / / \ \ ` \ . \ \ �s GLENMORE I .'.'�{.'.' . .'.\� 1 I \ I \ ---" — — — —' ---- .... /.'. ' . -.. -.. -.--'%.....' . .. ' i / I \ I \ / `\\ \ 1\ i \ \ \L. j ') ' ... . i ` ` \ \ \ \ — — „/:'�.... /..............."-.. ........ ./. C�/ G. \ ` f I l I / l l 1 `\ � `\ \ / \ `\ `\ ` \\ \\ \ \ \I \ s °V \\ \ \ \ \ \ \ \ , I / 1. \ I .I..... \ \ \ ----- - __ _ _ .... _ /... i..-'r..". r. �.,-./ ", I I I \ `\ \ 4L0— 1 IO IV \ \ \ \ , SECTION S5'i, 1. 1':.,:',. ... 1 \ --' ___ - ..... ..'✓..... ....... ............... .- "1. ////, - I I I I \ ^� \ ` \ / \\ -- \ \ 7- I ` ` \\ \ _"_-' _ �' - '- _ .... ...... ;' 7.'7./',/ /-- .\\\\\I I 1 I I •.\\ _ _ /' EX. POND\ `\ \ & dg°\ `\ \ \ \ —/ ele .ne I\ \ I _ �.\ \ \\ °\ \ \,\\ `\ \\ \ \ / .\ \ \ 1 I I'�"' ` 1 \ __ - �" .... ... i./.%. / c". ` I I I I \\ ''. — / \ \ 1 I EX. POND \ \ \ 1 ... .. 1.: ., \... ..i� I \ \ --- -"!".. Y..l .. .. .. .. .. .. .. .. ... .. .. .. .. ✓ ./i /y. l..!l1. - `\ \ \ \ I I I I I '/ \ \\ \any,\ \ \ f� \ \ \ 'Av \ \ 1 \ \ `\ ` \ / .(... I. � .I. � I I \ \ _. .. . .. -:.. .. _ ... .. .. .. .... ... ...t, ,.. /11. .'1, - . -, , \\\\ .J I I I 1 / `\ ` \ \ Y \-:\`\N'° \ \ \ `\ Pg1e \ \ I 1 / \ - � \ \\ \ ` ` ` / _ r / \ 100 STREAM ./.. - - may( L' -... ................ '.,. /',.. / I I I I I I �8B \ \ \ \ _---- _ .L': .'.'I'.'.. ..\...\...\. \ I \ - - ... __.--:....'., ........... .............. _ — _ - ✓,. , , / �' `\ \ \ J 1 I I / / — — — : .,1 / I \ \ \ \ \ \ — — I \ _-_ 1 \ \ \ \ \ \ / .I.. ..I.. ..\ \___- SUFFER _ :.,.. _ __ — .� \ \ \ I I I ----- / / \ \ \ \ ---- - \ \ , _ ------ \ - / \.\ \ -"'... '.:X:' ! .. ........�1 .n /./ :,.�:'Y �' / / r \ \ \ \ \ 1 1 \ / _ \ \\ , / \ M \ stuTep ^ \ \ TMIfl ....1.93A31N5 _ / '/:. J ,. % — — / / y \ Ex. POND . \ \ uusc `C� — \ I TMP 80-65 a \ \ I I I \ \"\ \�� / / 7. - ,�' / ..�- / .. ..� \ /, y'i';9-,�/ r ,ram ' , / \ \ \ \ \ 1 \ \ \ I / - "-- - `\� ,`. \ ..\ _ \ (� I ' \ / / / / / \ \ \ / , \ \ \ \ 9 I / 11 r I I d I /�/ I /J.. .1. .. .L,\ , .. ....,..��A. ..L. ✓ — I l / / / ' 1 1 1 I \\ \ \\ \ ` \ `\ \ \ \ I I / "-" - --- —_— \ ____ � � \ ' / I I 1.-_-_ \ \ \ I \ \ \ \ \ A/ l l \'.'. .'.'l.'.'.'.'.'r ` �: r.;... . /' .'.I .'.'./ , T . I \ \ \ \ \ I 1\ \\ �\ \ \ \ I \ i \ - \ �\\ - ��j / I \ '' \ j'� / \ ' / .{......\ '.'.l',..\v. ........ r.:.'..'..I.. .1 I \ \ \ \ \ \ \ \` � \ 1 \ \ 1 I _-AO� \ N \ \ \\ 3 \ \ I / \ \ I,� `\ O / ^- q / / I.'..`... / ../ !.'. , / \ \ ` \ \ \ \ \ \ ` I I I I / _ \ \ \ / \ \ \ 0 \ // I.......... .. ✓.\.....'..p..., `-__ - ` \ \\\\\ \ \\ \ `\� \ \\ \\ \ _ i I / \\ \\ `\ ` `\ `-dirtr° \ I I j I `\ \ `\ ----' \ `\ \ T P 94 $A \ �n / . -_ _ . ^'.'. ... 1 ...., I / ,,------� ---\ \ \\ \ \ \ \\ \ \ \ \ \ `\ `\ I -- I I \\ \ ` \ \\ \ ' -- 14 \ 11 I I / / \ \--------__ \ ``n / V"\ v I / I V A I I v v '' '' - ..... - - --___ 1.v..,., ...\,/'J"' /, /,., , _ - \ \`� \\ \ `\ \ \ \\ \ \ , \ \ \ __--- ' ' 1 �\ \ \ \ \ `\-, / ' I I I I / /' ` / _ \qgp_ \ TMP 94-45 \ lA_ ' t....l_"..'r7��_ 'J�% l I'.......'.. .� ' , / i', '/ -' --- \\ \ `\ \ \ ` \ `\ \ \ \ — / , ,/ I -- \ \ \ \ \\ I --\ I l / \ — ° F .,.(U.'.'.'i.'.'.'I.. ,., 'j------,-- \\ \ \ \ \ \ \ \ \ \ / I I ( \ \ \ \ \ I I / / ITMP 941 �.- / _' ,�'/:\.j ......../...................I....C.'.'.'.'/ / '',>, /,,-' - -- - \ ``\ \ `\ \ \ \ \ \ \ \\ \ \ \ — ,/ I \ I \ \ \ I / 1 / / / / / _\ / r\ .. \� . j //// / \- - ,` ,N \ \ \ \ \ `\ \\ / --'', I I /, \ \ / - / / /° --'' TMP 94r5 \`; \ \\ \\ \ \ \ r -- ---- j \\ \ \\ �Nt�F� 94-8 '-- Z r (/ , / / I 1. / \ \ i -- TMP 9a 4 / / r i ./ / 100' STEAM/ / I \ `\\\\\\\ \ \ ` \ \\ \ \ \ \ _ I i `\ \\ `,_''' i lr� I / ,,\ `\ / j G, 1 / I TMP ,y --:�--- -' I , r \ \ \ \ \\ \ , \ \ \ I ; ---- I / \ / / \ �1� / rJ !' _ BllF��-- - i I ` 1 \ � \`: : \`.� `�\ \ \ `\ `\ ` \\ \ \\ `\ \` \\ I\ \ / i I r I `\ \ \ \\ i / — — / /' / /' /' '- ifc'B\ `\ `\ \ �O�\ %/ / 93A4-M ✓,, — — -- - '' � , I \ \ I . \ .\� \ \ \ \ ` \ \ \ ` I I I \ `\\ / , ' `\\`.. ` \ \ �. \ \ r / / / S \\\\ \ _ _ _ _--- _ \ \ - - -\ l \ _/ / - -7MP 4-47A \ �( \\< GLENMORE ( / _" — - -- _ _ / -- I \ \ - --- SECTION S3 / / / - ' /' � � \� . \ \ \ / \ I i I I i \ — / \/ C1\�I i / ✓il.i' I //' ' A_� - - --- — vv v A vv ` A v v v V _ ,� 1 - , F 'I / _ - — �s� — — - eX. DRIVEWAY TO _ \ I ----- - / �\ /' Y // v A v` v ` `v 1 1 1 I 1 \ v A 0• / .// . _ \ \ I' ..,./.././ f/�%r '',. %� //'/ ///, /' _______ \--!---------------- --- \�\\\` \ `\,� _ \11 \ ` \ -///_ 1 \ \ `\ \ ` -- / ,' \ \ � 1. P' I I� r < REMOVED ' _ \ !' .: ,., , //: / /' --- ----- -- _---- --' \\\ __ - \ \\ - \ — — — \ \ \` ---- / I — — h�I TMFi 94-4fA \ I /,/,//�///,.. //' ' /I /' /' /'/ --- flllll -94-6- - ----��-------- \ '� ' `'-�\�_ \ \\\ \-'-------- "-''" ` \\ `\ `\ \ \ \ I `-_ -'' '/ -`\ �i�i I I \ _ - ` �Ale BE ` �.. ra;'; /' /; / // ,/ — —---------------- _ ------ — — — / — — I ! (/. / -- — - -- _il//. �'_- - / I I 1 /' TMP" , / — — / - // / / / / / / 1 / \ I \ / / / , \ \ I .'!'. / l / /.l /ill / / __ — — — — — _ _l(-------- . / / / / TMP 94 49B / I. .'I . �I // i / i // ' / / 0 -_--------- \I I I / - - / / / TMP J4-49C ' TMP 93A4-H2 �..i , r I.(.�.l.t.l.'. � I l / I / r 11 1 MP -- - -------` --- ----------- -- l Ex. POND \\\ \ ` \ I\ \` / / /' /' / 94=48A / ✓ / ,'' \ \\F\\\`\�`\ `\\1\1111 11 / ,' ------ C --------------' ------ ' - \ \ \ `\ `\ \\ ,'/ / , / /' /' / - ---- - - / / ' \ \ \ \ II I 4-lA / EX. OUSE/ DRIVEWAY----- TMP-94_Z__ _ e L - / I I Ad VA.' V V'.A I I I — - -- A _ VA I I / A v Av ` ' / / / ,' / / / , A \ \\•\\.\ \. \I\\ \I / - \ - 1 I \ \ \ / ,' / / / ' ' / / ,' ' \ — — \.I \ _ \✓ TO BE EMOVED — — — _ — / \ I / / \ C\ r \ \ \\ 1------- ----- _------ — _ -_ ____--- ---- / / - �� .. 1`I \`h \.I�1`\VV`V`V AA I A \ // v -, ., A\ v \ V A I I I ; /'- / \ \ 1'11 ,..I!1 . I\ \ \ 11-----"_- __- - _ �_ _ ----------`\EX. PDND�\ \ ` \ l . W I I' 1' 11.1 . l' I.' d Il A `I 1 11 I I I% I v A/ v �\ v A. A A ` v vvv A v v vv vv \ v \v `v Il ..L,II .L.� I 11I1 I \ \ VI� \ \ " - \ \ \ \ \ \ \ \ 7I - ER \ L..,..,. ....,(11 ..1....1..!'I1.1'.L . L� I I I I I I 1 \ \ 7 -" ------ \` \\ \\ \ / S S ---------- ` �_ J I 1 \ \ `\ `\ \\ \\ \ ` \ EX. SAN. SEW \\ I \ II ..I. I1..1.'.'I: -�-------' \ \J \ \ \ O/�-1NG91PS$ -- -- - __` _- \ III F j \ ` & 20' ESM'T. \ �,. .',.,.I.II,. 111 1111 I I ` _ N _ ____ — \ - " ' \ \ T 4-BC \ . 1.111 I I \ - / \ \ \ ES E - -' I \ \ \ \ \ \ \ \ ..1 1. ..I. / 11. 1'.'.I 1 1 1 III , \ - ------ — — — "-- \ \ \ \ \\ \ \ S�j Fltz _ ---- I \ \ \ \ ... .� 1. II I' 111111 \ \ --'" i' �\ \ ` ' ' I ,�( 9 - - - - \ \ I \ \ / GLENMORE I . . � ./,//., . ,r/CI J..I.I. I I I I \ \ \ '-----j-1 - _ ' I _-- - - - \\ \ \\ ` \` \ 1 \ / PG c� - — — _---------- \ \\ \ \\ \ \\ / / SECTION S1 // / r / /. /. l 1. I I \ \ R — — — — — — - ------ i/ , , e > : f /..). I \ \ \ \ \ - - - -O _ _ - -- \ \ TO 94�, 7A 1 // �/ -) \ \ 1 I \ \ i_ / / �/ / /.. - v {{ ;I'�\ ( \ \ — /� \ \ I I \ 1 TMP 947� �/ \ \ \ I...... //Y.'1.'i.Z.r/.'/2'; \ \ \ \ \\ `\ ------ ---- \ \\\ `\% \\ \ I 1 \ \ _ -- --- - --- \ I I I ` /_- - / / .'y- ✓pJ"i'l't' I ('I""l \ \ \\ \ \ _ --- ----- - \ . \ 1 \ \ I Ili - --- •'- \ I I I \ `-------- / II O�c�fl / _ _ _ \ / i:' r ApPROX 100 YEAR__--- _ ----' ' -- // - - -_-------- -- ---y / _ -'-' / �. 1.1 .1. \ \ �\ \ \ \ --- __ I TMP 94-8E / / p 'Y , �.\. _, _ i \ - \ I411 1.. i.' \, I \. \\ \ \ \ — — — — — — — — — / , V4-7 ' - -1 \ i 1�As N-------- - -%2g T 'q '' J/ / \..... ,lJlI.',.....\.. \ \ \ --------- ----------- T \ \ \\ \ \ `I E I - ----- \� I 6A _ �:.....:' T ('. __TMP 93A4_J � \ ' _ I. I " '4 ^ ` \ ` ---------------- , / /' ' \ --__ ` \`\ \ \ \ 11\TM!' 94-9 I / _qc'B. ` / ,, ,'�\ � _ I i __ \ \\ / ; TMP 94 46A2 / / ...... . . ,. \ :,:%`\ \ �'- - - - - - - /�i/ I// l \\\ `\\ ` `\ \ II II, / I TMP-94 8D / _-\- //, //r vvv �! V I / ` A V \ �' \ / / `\ 1 1 \ \ I \ \ / / / / �,1�\,\X'-(y/j^/^_ ii,- `---.=.- _ __�I // \ ` \I i \\ I `\ j ____' \`I ``\ \ \\ \\ \\\ \\\ \\ \ I 1 \\ (/ \ , // // / / // TMP 93A4-J I `\ %`�fx C/ I Ii � _ �, 11\ ` `\ \ - - I i \ -_--\ 1 I\ � __�_; '-- \ \ \\ \ \\ \ \ \ \ \ I i i - _ _ \ i . � 1�;�,,,,�Ii,��,,A, �-----:-_�--�_---- -- - I \ \ \\ ___1 ,\ \ \1" \ � I \ ___ N \ \ \� \ / / / __A/ I/ \\\!19 - \\\ 11 `I / i /` ' --'' / / \ I / I i / /----------- --- T 94r51 \\ \ `\ \ / / \ / I l i _ \`\ \ \ \ \ . . .-1 \ i ... .. h \\\` \\\ II I / /' /- / — i II 1 1 /// i �MP,�4-11A — _ _ — _ - i' /-,-''--_-''' i j l / / / ,, ', Ff\ j l / , \\`\ \ \ \ 1 GLENMORE Y S \ I /---------111- - -'' / / '�. / j SECTION 02 \\ \ t', / / /\ / TMP 93A4-J / / , '=` / - / / \\ \\ . . / \ / \ '' / /---- l � _ _< i / / / -/ / ,' TMP'94-46/k3 /j _ ' / / \ I.I.\ _ •� , / / ' /' 'i / / l / v A v L $ ' I EX. SAN. SEWER \ 1 f \ / - vv .. � _� � I t_"�,/ & 20' ESM T. I / \ ... / \ / / / � '/ / / i ' � � \\ / .... 1 / TMP 94-57 / ( / / — ;�� � \ \ \\ // V / a\ i / � v — — __�'/ 11� — j I GFRD �_ /O� — s / SECTION 0 EX. SAN. SEWER \ SECTION 02 6 20' ESM'7. SCALE 1"=150' \� I GLENMORE /II ICI �/ / — \ 150 0 150 300 L\,- SECTION 02 \ \ \ I 1 y SCALE IN FEET \ I ' / // / ,,' --- II \ / / / / TMf' 9A-46A`,- / / / \ \ ---- S i / ,' „ /------- \\ \\ \\ LEGEND STEEP SLOPES (MANAGED) STEEP SLOPES (PRESERVED) CRITICAL SLOPES 100' STREAM BUFFER EXITING TOPOGRAPHY SHOWN HERE ON IS FROM ALBEMARLE COUNTY GIS DATA SERVICES Y2013 ELEVATION DATA. A m U o %q m w H rn o U Oz zw CID �Y> J v) QO g-JO CA r JW 4!4OU aow m ,�yy w `� 0 (A Ir O D U �Q 0- Jz vc=i I z ¢_ W 0> N w0 �rn LL z rn Ir Ir N In �:) o aw N a M � > N w Q7; Q z J O U rn W d J iv~i> _ 0 W a°0 il FW � Q m = % mm O Q z F3 z Q a- Q —J w � a=<o W LL E~, U ° z 0 z o N� U L" o z .. O ,—, z W 9_ � U � z ir oc W O W 0 N J W A IY co \n z O H a V 0 z oZ 5 F Z Z O W a � � U � w y F 0 z 7 O W d '-I W N ~ 0 0 � z DESIGNED BY: NM/AG DRAWN BY: AG 'CHECKED BY: OF DATE: MARCH 12 2021 SCALE: AS SHOWN JOB: 19.0742 FILE: 487 SHEET: 2/ OF 5 O:\RGA\TMPROJ\487-BREEZY HILL\2018 REZONING PLAN\2018 REZONING PLAN.DWG .I.I..... ..... , \ \ \ \ \ / \ / / .. ..... \ _ /' /' / / / ^\ ` 1\ \ \ \ \ \ \\ \ t \. // \ \\ i _ - ' �I. ' ..�....*., .............. _" III' ' , I I\ II. \\ \, \\ \\ \ \ � -\ I , -, "\-- IN _- I_ -- _- __-_2�_ a-_----_ -� - -- -�- \\ \ \ / / I 1\ \ \\ \ \ \ \ S \ / / .\ \ \ �' '/ ' / 'I. I..'.... \ ..... 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' , \ - �' . / / / / / - - / �.,. ...... _--_- I '-. ................. ... ✓ / / ---- '.e ..1�.' \. .'.1.'. ..1.. 1 I // /II I ' ii , / / / / l \ II / / / ,: / \ \ 1 I III / / - \ '.'.�!' .'/L /J Y.,., ./• \. '\. \. �. ,. I , I. /'/ / / / / I l / /`----\--_ 1 / / / / / --_1 ,r l \I/ III 1: _ _ / / _ _ • \ �.'.: .. %/,,{//,./, ,v' - `\ V. \,j\, \ I, / / .. \ ' // l l I I / _ I I / / / _ / " , / / / / _ / / / '�\ \ 1a ,• .. .. .. .�,'.0 ,i%t' , / �' / `\ \ \ \<\.� a I I .1 I I I ( / 1 /� r / / \ , /'.. / /r / i / 1'.'. �,-' / , , l I I I ,/ / - I I / / l , i / /' ' / / / I I /' - `.\` \\ I,_,r• .. .. ... r /'.i ✓ / 'j� �•/ / ' `\ \\ \..\ \ \ 1 �I I I \ I I \ I / \ / \ / / / '/'/ i ' I i r �� \ \ /.. ..// //Zi.,� / / \�. \ .e.\ \ \ Y \ \ - _ �'.. l / / / TMP 80-56B i / / ✓ / / \ \ \ , , \ / P / / \ \ \ \ \ \/J\�/ \ - 11`l1 ... .... 1 1 I 1 I I / \ / I / / /--____- / / / / .�,�, ... �': .............. . v / �' / / \ \�." \ v t \" .\ �C \ \ \. I'. .. , I�MP18U, , I I / / / / l / / / / r , / /, ' , , l / .... .. I\ \�\ r/'/i"ii/ / / `\ \ \"*. > \\ l.b\ \.\` \/ \ \ \ \ I. 1 1 / I I / / ` / / / / / / /'' / r / / / / / / / / [ - �'. \. \\\ ... , r / /.�. , \ \ . \ `. II / i / i i I I / r' - , / / / _ / /// / / • / - \ / ' '• TMP p0 63 - \ \ . \ \ \ \ I, ... .. 1. r_ / , / I _ / 1 , / / / / / / i --' ,' ,' / / / !:'. ... .. \` I ` / n>/'// f° / \ \ \ \ \ \ \ \ \ \ \\ \ \�__ ..... 1 / I / / I I l l / / / _ , _-__ / / / ,r,:. ! . / / ... , . , .T, � � Ap'p � 7._ , _ y -� _ _ 4_�` _ �\\\ • . / .i.'�//' /' / /' ,v / \ \ \\ F\. \. \ \\1. . \ \ \ \\ ,..\\ ,.�1 \ \ .1. 1 1 j / I l , / , , _ ,i / -- ' / r / .C. '/ .... I. .... i.. , - / / - \.\ ' � ,/' /./ /, / , ,/ , \ \ \ \.�. �`\`\' �\ \ . \.. \...y. \ \ \ ".' .,.. 1.`I I 1 I , \ / l l , l / / / / T' ,/ / /-___ _- ''/ , ,r ' is/. ... .... /. 7_ - - ,/, .Y'�. ,�G-_.yAla P•,!_ �\ \, I / \\ ..\.T \.h.� .\\`\\ \. �� ..\. .. `\ m t .I 1 1 - --- ,' l l / / , / / MP 80 ,56� / _ ,.. ... \ .... �....y _ - /.' . t../ �: �. _ - \ \ \ ,' \ \ �. \ `� \ %.\ \ .� \. \ \ - 1 ; _ / FMI-80-5 / ....�' / f - _ <�, / \ \'` \\'.>< . \.'.• � I 1 1.. .1. II \ \ I/ ,/' I � l � I /'' '',/ , '',_ / .. \ s/ t-' i'IT • ,.•,y_ / \ \ .�\ \'y \ I 1 / \ \ \ \ \. ..u' .� .\ \\ \..\`.� \ .. l - - / / _ y „APPR k. 00 YEAR \ 6\20'' S@(' .\ - \ / l / / xj( / j/'. - .. ✓ %' y, - .v-- ----FLOOD -L \ - \ r \.. , t / / - I _ -I.�- \MULTI -USE TRAIL \ N._ . \ \' .I. I I J O ' , ' /''.' -- � _---- _ _ \\ \\ ' �\ \ \ TMP 801-63BI v \ \ \ l • � / f iMP 80 56A1 --� - __ . \ - .,..I.- \ / - ''\ /ll / OPEN., I ---- I.'. .L . \.... .� \ Ix '-____' // /'' /l 1 1 1 --- /' / ,/',✓' /' '/ / /--_ 1, ,/' /.. • ,(� / .�/4� I 1 \ \ \ II / TMP'80 56A `. \ \ ` \ \\ \\ / I .\ . � I ..\.. \ \ ` i / - it - - ' I I 1- ,/ / / / r '// PROPERTY L..FN�/ r' /.. .,Y .. \ \ \ , \L _- \" \ \ \ \ \ \/ \ , ____✓ \�� \ \F...........�.I..•.'.��.\! \ \\\` - i /- J------- /''/'''/' y ALtTNG CENTERLINE .r'......'v'Yi ./:'...'.se.L_ \ \ \ \•\ \ / ,. '' \.\ \ \ \\ \{ \ / \C>,�.\:.�.:'.Y�''1 \ 1 \ - // _ �- - / / ,/ / , .1 / y.. ...... / 100 STREtT6_ __'� \ l/ r O - - - `� \ \ I MH k-63A -- . 'l .. \ \\':�:'` \ . ... _ ..'... \ ' / / -- EARROLL C €EK >..... o UF- -- - \ � . ' ' \ \ \ \.. / �' '/ / B FER' \ \ y :' ''..''y - - - --- ---- / v''f - - \ `\ -'� ,' / / ' •/ � �/ 0'r'_ \ \ WET ,' \ �`. \\ � ♦r\\ \ \ \ / � / �. \ \ 1...... . �... \ ' /' '' '' / % %'-------- --''' , P k '1JJ4 YEAR / t .' . ... r `� ; :�- - \ ♦ __ � ` .\ s i \ ., .,\. . . P', r , / POND S \ \ .,;� \ \ ..... r \ " / /',/ /'/ /' /', ' ' / ,A400D PLAI-N"'/ /' 11' ... .'y / / /' / / / / - - /, 1 1 I / ` -- .\`\ , I \ I / \ ��\..\. R ^ I, \ / / / ''/ / r _---�-__ \ <, TMP 8b 64A / \ \ �. ..1.. ! // / / r ---------'?MP 94-4 - � _\ _ / ..../......./.. l 1 / / /' � \ ` \ '� \\ \ \\ . \ i .. .. / l I I / I / , �' / , • • •ryY• 'G., ,. ' ../ . I I / /' `\ `\ \ \ \ \ _�______ �. . \ \ \ \ / \\ I TMP 80-64 `\ \ \ ' /\, \II ) II / / / l l I / \ - \ __// /, / /' /'' \ , • • ' - _ / %J / . . l I 1 /' ' / // \ `\ ` \\\ \ ` \ \ -_' `. .\ \ / a \ I I I % \\ \ `: / \ / I \ - / / \ ` \ \ . ` \ I `\ \ I 1 `TMP -94--3 _-- / - _ILI4 / / \ ■ / \� \ \ \ / GLENMORE 1 J,I I \, ,I 1 1 \ \ \ - _ _ - - - - • � / ... / --_ � ' % `/ / \ l ; I / / I \ I I I \ \ \I. I�' ' J....' 1- \ \ \ \ \ _ •J! _ - _ - / / I / \ \ \ 1 I I 1 \\ \ ` \\ . \ \. / /"` SECTION SJ`i L.'.'%...'....'.. l — ------ --' - '� .�' . �;�_-.`..... i..... ...........I............... ii --- I 1 1 ," \ \ \ \ I I I 1 _-- \\\ \\ -- \ B L \ 1 '.'I ..'.'.I.\'.'.. .. I- \ \ \ \ \ __ �.y' /- -! - ..'.'.'.'.'.'.'.',,! Jy�.i.✓'.�- -- \.\\` I 1 , I I \\ \ \ \ \\ \ \ \ -`^' \ \\ 1 I _ .\ \ \\ `\ \ \`\ `\ \\ \ \\ / \ / .. \ \ ---- ... �..:.%.`..�'....l - ............. ,. .l. �..� . --- \` \ \ I 1 I 1 /' \ \ ( ` \ \ \ \ \ \♦ \ rr \ \ \ 1 1 I \ \\ . \ \ \ / !I f .I.. A. .'14�\. I I \ \ \ 'Y.'. .. ........ ... ' i /� III' ' �' . ` \ \ I I I N� / �• \ - ' \ \\ \ \ \ \ \ \ \ I I - - \ ` \ \ G'' ✓ /��GG \ \ / \ \ 100 ' STRE r : I \ I \ \ # I \ \\__---SUFFER - S/ r SPCA E / :- . ' / / --- \ \\ \ \ \ 1 1 - ----- . � -' / I' >r- - \� \ > _____ // p TM 93A4=S3�N5 . \ "`- /' ' r _ - / \ \ I I I / / ♦ _---- PEN \ \ \�\\ - � / I - I .. \\. \\.. , \ \_' / / i� / ' .., / / ' /' ' \ \ \\ \ . 1 \ \ 1 / -N --- �' •\ \ \\ \\` .! \` f-- ---- ---- \ I \i �' t . \ _ / / ,�\\�� APPROX. 100 YEAR \ I I / '- \ \ I\ I l i -� _ - ' ' I \,� '- - \ \\\ \ o/, / i\ Ili \- - Y' I • '�Q\ � .ELQOOPLAIN & LIMITS - . � I i\ I\ 1\ ' I I\ I i i\ \\ - \ \\ \\ \\ I\ I i I ♦ 1 � - - \ _ / 1 ■ \ 1 \�1 ,' \ .I \�- I' (9F CONSERVATION AREA \ \ \ \\ �aoe \ \ O / o' / ,YO / \.. ...! ...I. .. .. .. .. .. ^ ....:.� r'�..I .. - --' \ \ i' ` \ \ �_. \ \ I I 1 / _-- ----�\ \ \ \ \ \ \ \ \ / \ \ .\ . __. / \ / J r / . J \CONNECfiIOM r / 1 11 / �' ♦ ljji\ -- '�1�,� / ..'. 'i ,..F'il yrl .. \\\ ,,✓ / ,' / �i•'i'���'� \\ \\ \\ \ \\ \ \ \ \\ \\ \ ♦� _---- -' II I / `�\ \ \ \\ `\ ` _\ -I II I , `/ \\ / G; I � .y.' i-'i_-- - I - \ .` \ \ ♦ -__-/ , I I ----_ \ \ I l / fiMP 94 48 ' OPEN / /.'.' V` \ v v vv 'A / I ♦ INTER+BLOCK l / v/' l i / - / ,A. / / SPACE'.'.''/' ze ; /' v��, A v v v vA --- i CONNECT ONv �v . : _ / / / / TMP 94 4j ��� / ' ... C. .. ..wY %� / / I I I A V V A A A V ` V A A / l -- I A -- �� i > ' ,' `'� 100' SfiF�EAM / r I v A ►� APPROX. LIMIT I ♦ i / / r r .i / / ' . , I 1 \ \ l\ \ \\ \ \\ \ \\ \\ \\ \ \ \ OF (BLOCK (TYP.) ---- i\ -/ \ \ `\ / / / r � TMP' ' ,' �' BUFFEU� %_--- 1 _I I \ \ I \ .\` `�`� \ \ \ \ \ \ l^-\ \ ♦ \ / I I I `\ — / / / / .� / / / / 91. . . ��/ / i ' I \I I\ I ♦ .\`: , \� l` _• ` \ \ \ \\ \ \\ I r I l / /' /'/ �-TMP-94-47A GLENMORE •• _ - - / / / \\ ' \ I \\ \ \ .\ \ \ \ \ I I I r / / \ ------ 0 \< SECTION S3 ,r/f� -;__ - - - / -� .\ \ \ \`\\ \ . \ \ \ / I I ♦ ♦ / llz .. /., 1 // / --- ) / ---- ---- ) ; / I 1 // /' /. /. , 1, / / / ' I / I _-- __ - . - v l 1, / ,♦ ' , , ,' _ _ ' / . v - _---- - _ �� - 94 TMP 93A4-H2 1 �� '1111.1.� / l / I l ' / i / ;e � / ♦ ' /\I ' I>'/�v / / / / / 1 / ------ I �� _ W _ /' / ; 1 •, \` .\ \\ II II l i ; 1 - / / __----- (�� _-TMP 94_Z_ ------ _ --' I `, \I \\ PbCI� ♦ ' /' // ---- \ .'\ I V .A>'i A.A "'0 \ V A V A V A I 1 '1 A - / -- CA1 \ - - _ - .'/ / v v AV 1! / /'' / /' /' / � // 1, ,.p\, \1\ \\\\ ♦ \ / � \ \ l I I / \I�1 .1'1 (_1 .AI11A111111A I -�--- \ - V A A\ \V A \V A V A \\ 1\ \\ \ \ EX. SAN. SEWE R \ 1 f. .IIIIIi III1 \ \ \\_ -' -- ---- --- `\ I �jr; S --- ------- J I \ \ \ \\ \\ \\ `\ \ i 1 1 _r I I - _ 1T I.1 , 11 I 1 \ \ `'------- ___ \ \ i \ �OQ-jN j?7, - ------ _ - ' \\ \\ \ \ \\ \\ \\ \ & 20' ESM'T. \ ' 11 t''''11 III I I \ /\ _ //- \ \ _ OAFS - �€ --- \ ` \ T -8C %... . f.. ..,. J.l., ll�'f 11I1111 \ \ --- -- II- '\ \ `\ `\ \ 1 1 /' ,2% _ _ - _ __-___ / \ \ ♦ \ \ \ \ \ \ ... I+r.i.l, 111 \ p \ \ \ 5q2 SS_ \ \ \ \ �� / / -J - ��/\ /tea 'I I I - /E TMP / / _ I I y'�./ - T�4P--94-49C TMP 94\ 49B , TMP 80-65 / / / / \/ \\ \ _ TMP 94-45 0-A� / / //*x I I/ky I f ' 1 TMA 94-4qA 5. 1 I I \I \ - --11 vvv / �`— - ="� =48fY ✓ \ LEGEND I GLENMORE � / r/i / / II I / I I \ \\ , '----- - _''' _-- - - - \ / ,'' 1_ c�(j� — — — ---- -----' \ \ `\ \ i -11 SECTION Sl / f / / ri (f (I \\ \\ \---- 66'� -'' _ -j�/ \`\ \ T 94, 7A I 1 / ' \-------� \\ \I i \\ \i / / / r ,. b/.' \ \ f / r e \ \ ` \ � OPEN_----- - \ hf \ I I I I 1 / TMP 941`'. -- - I�IT \ ♦ 1 I I - \ F 1/ ; l` \ \ \ \\ \ \\ \ A - - - - - �./� /� - - \ \, I. \ % \ \ I I \ I 1 / _J-� ---- - -----_ \ I I I \ \ �I f /; .4.7.'.....'.'.\' \ \ \\\ \ __---- �� -- ----- \ \ \ I 1 / - / - \ \ \ \ \ \ . ` ---- - ----------- -- ---- G --- --- _ \ \ \ � � l O11./ I I \... , \ \ \ \ ------------- TMP 94 8E ✓ �_ \ , f .I..'.c' �.'..'I �. \ \ \ - - - - - - - - - - - VDOT S DISCRETION T x y;...l..I.a..I \\ \ `.__TMP 93A4_J------------------- T -7 / ''\ \ - ^\ \\ I DNS NE -- �_ __ _ M / /. ./ ..... I.'.'./.'.'I'.'.1."l ••� \ \------_ ---- r '/ ` \ \ / \ \ 1\ I - - -_____ ITMd .L/* _______________�__-___ _ ---__` - -- / 9& - - \ \ ' \ 7 11 ' - ,r - 1 TMP 94 46A2 / - - \- / . / �' /. \<, ----- _lam; i -- -- ``\ ` \ \ L I TMP 94- - /i --__ . / \ / \ v` \ 8 \\ , T `I TMP 93A4-J / �X t, s' /: �!" - : — I /(/I,, \ \ \ — — \_ I \ " \ I \�\\\\-'-- - ` \ \ ` \\ \ \ \\ 1 \ \ ( \ l / / ,- _ _ \ i / / ' ar ,✓✓'� rr•----:!a�_t,-i-__--i- I I 1 \ \ ` 1 I \ \ _\ I \ \ \ \ . \ \ \ \ \ \ I I / / / \/f. ,/.a e, / -!--- _--- •' Zra - -' \ \ \ \\ - `\ \ I \ \ I 1 ` _ _ _--__\ \ \\ ` \\ I. `\ - \ / / I / _ _ _ __ � / Q\. (.../N./.l 'i ?'i. / - - - _ \ \ __ / \ _ \ \ \ \ - - - - - TMP-�4-1,0 ` \ \ \\ Ill ` - \ . \ \\ / / / / / / \ . . ....V. .. �,,i r.J., ..:y ./, / ,' _a`,- \. .\v\` `\ \ I I ' / / --� \ \ \ --_- - \ \\` `\ / / ___', \ - \ `. \\ `\\ \ / �l / ' / / / \ I./'' .. ": 1 f7 / i ' -- l- \`I \\ \ 1 ' / / \ `- __-� \ \ `. \ \ / // ,r ---- _C �\\\ \\ `.\ \ \ \ / / l `\ \ - - - / / / / I� \ \\�\\\\ 1\ :: I // / i /' \ \-\ ✓ / \ \\ \\ \ / I / i <---- -- ----- - '' T 94r51 \ / i \ / ' / i _ \ \ \ .. __ __ _ .. \ \�� . / / __ - --/ I ` tMP�4-11A---- --- �I \ \ 1 / / --- \ .,. ., • _"' I -____ \-' _ , II / / / / _---_____ ' i --' -__ ' I / / �.. ,/\ / / / / \\`\ `\ - \. ' \ \ I \ N\ \ I I / .'' _ _ / / l / / / i / --- /____ t'-"\' i/ / / ..i ,! /'.�. /' l / \\ \\ \\. / / \ \ S I GLENMORE i -- _---/ / , / / ,' ---- --__- / / / /' / i i \\ \\ /� \ SECTION O2 TMP 93A4-J \ / / i / / ' --- J / ,/ \ i i \ . . / \ / \\ \ /' r �/ _'---- ��_I-` -_ _ // / /, / '' TMP.94-46i1� � ' i / / `\ \ \ �5/� �- EX. SAN. SEWER \ -- / \ / i , / ` / / // i \\— / /' I \� \ & 20 ESM' T. \ I I \ / '% // / _----- - \ 1 - I TMP 94-57 ( / / �— \ ��.X--- \ I / _—�- / / / \\ / ) / ____� I __/ I I� VFW - /O / - - I 2D. I— 4 \ - I SECTIONR02 \ EX. SAN. SEWER & 20' ESM'T. SCALE 1"=150' GLENMORE \ � /II / / \ \ 150 0 150 300 L", SECTION 02 \ \ \ I I 1 \ SCALE IN FEET \ I \ STEEP SLOPES (MANAGED) ESTEEP SLOPES (PRESERVED) 100' STREAM BUFFER STORMWATER MANAGEMENT FACILITY 1:1 GREEN SPACE � VEHICLE CONNECTION f .... MULTI —USE PATH • ppp • PRIMITIVE TRAIL FUTURE CONNECTION BLOCK USE SIZE BLOCK 1 SINGLE-FAMILY DETACHED 15.3 AC BLOCK 2 SINGLE-FAMILY DETACHED 15.7 AC BLOCK 3 SINGLE-FAMILY DETACHED 21.9 AC BLOCK 4 SINGLE-FAMILY DETACHED 22.7 AC • BLOCK SIZES AND BOUNDARIES ARE APPROXIMATE AND MAY VARY BY UP TO 15% • BLOCK AREAS INCLUDE ADJACENT OPEN SPACE • LOTS WILL NOT ENCROACH INTO THE STREAM BUFFER OR PRESERVED SLOPE AREAS. A m U cm w w U) O - m U Z ZaN O00 �Y> 2 J Gn Qr � ;��JU J Ir 4!4OU aU) m W cid Ow C;o D w UQ n< l I•y <Z_ v- Q z D x0) IN0 0 �rV//��� LL Z rn 1� Ir i N V l :) a w � v W N W Q p) z > o U � d CO J } � _ 0 W O a UU O 1:4 w � �Q m= rn U � � � M g z 0 W z W J fr z J � Q. I- W (1 a _j W Q z w U o � a o�� U w o w Z U Q z °` V4 omo� N J W fY co \n z 0 a V a 0 A O z 5 F z z o "' a � � U w � Z 7 O rr w d W � 0 �F] Z DESIGNED BY: NM/AG DRAWN BY: AG 'CHECKED BY: DF DATE: MARCH 12 2021 SCALE: AS SHOWN JOB: 19.0742 FILE: 487 SHEET: 3 OF 5 O:\RGA\TMPROJ\487-BREEZY HILL\2018 REZONING PLAN\2018 Bubble PIan.DWG ROW i A / v \ v --- \ — — / / / �'� v 9 / --- �--- ` ` � � -_-_-- TMP �� --- / A Q --- V , APPROX. 100 YEAR --'-----' ,•+ / vv - i I FLOODPLAIN v> - ---- rT• i . s r /'/ / i I - i / / ,,' ,' /,� ,'',� ,/ � I I • TMP 80-56B -• ' � Fp BIOFILTER RT. ; / / / ---- \��.'. FF MULTI- /, / �, \ -- / ® r TMP 00-63 / \ \ PATH %, / / ... ..r-i; / �� . . Ld / /,'' %' .' / : - ' FUTURE CONNECTIONS PER\\\ / / / \ \ \ U % / % ,TMP 80 5&6 / / TMP 80 58 /,' _ RIVANNA VILLAGE MASTER PLAN f r i z \ l / / / / FUTURE CONNECTIONS PER /� \ \ w� FILTER MEDIA / RIVANNAVILLAGEMASTERPLAN _ _- / �/� MULTI -USE TRAIL / Q i i i i / /,' / ——rLOODP. R . - 3 g _,--- ' TMP 80-56A1/� TMP 80 6 /A / \� / \ B _ 100' STREAM T P' 0 5fiA �' '' ''/ /PROPERTY L INS +� BUFFER�� ��9 V _✓ J --- - ----- / / / ALONG CENTERLINE, ' ♦ / ��� vet CROSS SECTION A -A �/� / - �_ _ - _ '''' %/ / , EARROLL CREEk \ ; ,�p� F�� \ iMP 8o-s3A ,- NOT TO SCALE-------_ARPFfdX.,'100 YEA -\2 l \ \ /' \ 'F,_-O MPL'AAV ,••' A •TG��� �� GOALS FOR STORMWATER MANAGEMENT FACILITY ADJACENT TO ROUTE 250: �� \� ' --- , • ATTRACTIVE '/ /,' • . / R GAoogr ` \�/ --- TMP 80-64AI1 \`\ • NATIVE PLANTS / v • INTEGRATED INTO THE NATURAL LANDSCAPE --'TMP 94-4 - \ j' ---- / F��F y� I \ � TMP 80-64 METHODS TO ATTAIN GOALS: / / - - - / / . \ ' • USE NATIVE SPECIES IN A VARIETY OF PLANT TYPES (GRASSES, PERENNIALS, SHRUBS AND TREES) • INTEGRATE THE STORMWATER MANAGEMENT LANDSCAPING INTO THE STREET TREE %` / �. /' %4 PLANTINGS, WITH THE FENCING AND TRAIL • MIMIC NATURAL SYSTEMS USING THE GUIDELINES IN THE DEQ VIRGINIA STORMWATER MANAGEMENT BEST MANAGEMENT PRACTICES CLEARINGHOUSE DESIGN / ; �.• \ \ \ `\ / ; SPECIFICATIONS �/ / I �• . •'•��G APPROX. 100 YEAR FLOODPLAIN 6 F \ LIMITS OF CONSERVATION AREA —100' STREAM BUFFER / .. / \ / S OPE GBEC-T-IM©N_S3 "T "3A4-H2 POCKET 94 \ PARK - EX. SAN. SE R \ I k I i II i I v vv - i A\ \ w �V A '--' -_ ZN TRIPS I - & 20' M'T I' II \ \ IV �V A 1 \I TMP 94-48 -� \ TMP 80-65 \\\ TMP 94-45 / TMP 94'47 _7MP 34-47A PRIV. ACCESS _ TMP 94-4SA ESM T FOR TMP L' ��/ 94-48 AND 94-48A - I < TMPTMP �J4 " / TMP 94-49B � A_- 49C / \ \ / / 0-449 51 LENMORE ''� I III v\ T V A V A 8q2 1 Sr \ \ 5 SECTION Si ------ O TMP 94 7A TMP 94� APPROX._ FL,90 AIN --- --__ ' \ I H �, TMP 94-BE - _ - - - _ -- /� -------,--------/ UDISCRETIONOFCALBEMARLEAT / / fl -TMP 93A4_J T �4 7 1 v v A\ v \ F N� - - - - ---- COUNTYAND/ORVDOT TMP 94�46A�'' \ -- ----- ---- - - ---- - 1 TM 94 9 1 �- / - TMP 94 46A2 - - ------------------ xL 1 A J- ............ ` 17,� TMP 93A4-JV\-- \ \ -- C4�10 / __ _____ /� - _— -__ / - - --- THP' 94r51 :: v - 1 / /'- I.. �\\\: � \. li' I 1 I I ,' /�`(MP �4-12?I--� - _ - --- ' j g I LENMORE � � / / -- SECTION O 93A4-J 2 TMP ........... .. TMP, \\ EX. SAN. SEWER \ 20 ' ESM ' T .- / / TMP 94-57GLENMO 2D• �— O � \ \ I R\ X. SAN. SEWER SECTION02 \\ I 6 20' ESM'7. SCALE 1"=150' GLENMORE \ /I / \ 150 0 150 300 LL SECTION 02 \ ` \ \III II 1 \ \ SCALE IN FEET LEGEND 100' STREAM BUFFER STEEP SLOPES (PRESERVED) STORMWATER MANAGEMENT FACILITY GREEN SPACE LOTS SHALL NOT ENCROACH INTO THE STREAM BUFFER OR PRESERVED SLOPE AREAS. SECONDARY VEHICULAR ACCESS POINT AT RUNNING DEER DRIVE IS TO BE INSTALLED PRIOR TO THE ISSUANCE OF THE 31ST BUILDING PERMIT. THE VEHICULAR ACCESS AT RUNNING DEER DRIVE SHALL BE EMERGENCY ACCESS ONLY UNLESS A FULL VEHICULAR CONNECTION IS REQUIRED BY VDOT. TWO LAYERS OF EROSION AND SEDIMENT CONTROL MEASURES SHALL BE PROVIDED WHERE DEVELOPMENT ABUTS STREAM BUFFERS. NO GRADING AND EROSION CONTROL MEASURES SHALL ENCROACH INTO THE STREAM BUFFER EXCEPT FOR THE CONSTRUCTION AND/OR IMPROVEMENT OF STORMWATER CONVEYANCE CHANNELS THAT MAY BE REQUIRED TO COMPLY WITH WATER QUALITY REQUIREMENTS. ALL CONSTRUCTION TRAFFIC SHALL ENTER/EXIT THE SITE THROUGH THE MAIN ENTRANCE ON ROUTE 250 AND WILL NOT BE PERMITTED TO USE THE ENTRANCE AT RUNNING DEER DRIVE. A rn U m w U - m °' O N Z z OO(o �Y> 2 ��//�� J C4 Q 0 < w U T/• r J VI J = OU aco m �y w 0O to ir O D wOQ n�cr J Z v U Z� 0 C _ CO > N w ('3 C? LL Z_ rn > N V 0 A rn v w N w Q U% Z J > O U Lu J o J CO cr) i w O a OU O W w w mQ rn= rn U Q Z_ C3 W w z 124 > O w JIr 10 x W = Q o U 0 ON z Uw 0 a (� 0 E- z W 0 0 z�� � Om o a LLI J E- a z O O z 0 a v 0 a 0 ti O z N z z O w a � W � z 0 w a W � Q c-I o 0 o ti z � DESIGNED BY: NM/AG DRAWN BY: AG 'CHECKED BY: DF DATE: MARCH 12 2021 SCALE: AS SHOWN JOB: 19.0742 FILE: 487 SHEET: 4_LF5 O:\RGA\TMPROJ\487-BREEZY HILL\2018 REZONING PLAN\Lot Lavout-Kimco.DWG / .. \... ..,- 11 / /' / / / / \ \ \ \ ,. .\ I .\ 1 I I \ `\ \ \\ \ \ i — — — / ------ /, . \ .. / / / I \ \ \ / /' / / \ - `\ \ / I I 1 `\ \ \ \ \ \ \ \ l \ \ `\ \\ / ' / ' / / / / _ i ..' 1 TMP W 49A / — /' I / \ \ \I \% I I / I - \ \\ \ `\ \ ` \ ----'- -,' / ./. ... . ......'...L. r. "/ i '/ , / ,. .. .. ... .. ... /,' /' l I I / / / / / �_' \ \ \ \ `\ \ 1 --- / /' I I. I I I ;1' \ \\ \ _-' / >%Y.+.. I .I' ... .... ..... ' /' ' ' //' ' ' ' , _ � \\ - /'///_ _ /A __�/ I 11 I' _ / % / /' 11 i \ \\ --- \ /' / /' / \ - -\ \ - - - - ---- / / i I — — '' / r ' / -, i / - `\ — \\ \ ; '' TMP ��9 --- __ �' - _ /� ' / ' N .. _ /''/ / /' r' I I I I /\ \ I I I \ ---- - ----\ \\ \ \ — — � // / 1 \ \. \ \ . \I - — _ _/ /' ' r. / 1 / I / / \, \ A- `/ / / / ___ I I I - I I - I �� \ \ I / l \ \ \ /O J —�' / /. '. I r ,.�, /. I I I 1 , , \ \ j / // / I / \ _ \ \ \ \ / ,/ ,, / l , \ , \ r I I I / I 1 / I \ \ .� \r /',/' / /' / I I --- \ - / A. , ;� 'i ! - . ./ i 11 .\I i I I I I I I 1 r' / _.1D0' STREA --- ' / / ,--- - A _-__ - — —_- \ BUFFER /. /. — ^c \ I .. - - I \ - l \ PPROX -4 Y6�A _ \ .- /; r fi I , / / / / ,' - / \ \ / _--_ \' r / ---- -----'- /' .. . �,, .;. � \'`/. ,. I I I I I I a / / / — _ \ FLDODPLAIN O ✓' (r„!. r.... , \ I I \ .. / / / / / / / \ \ 1 / - - — - ` : _ --T- \ /. '', ' /.L// % .\' , \ \ \ Y I I.'. I:- I I I 1 \ / \ / TMP 80=5�A --- /, . /, // /./, \ \ \ I I / l I I / --� I I / / l l -- / , , , /' -- \ \\ \ .'� .. . / yr. //,. / /,� �\ \\,\ \\\ \ '(\ \..1 NI II II \ \ \ II I \ 1 .. \ / ' I / I I I ' l I / / I , , , // / I -1 - \\ o \ / / r✓/i/ / / \ \. l 1 I I � \ ` \ \ /\ I / I / - / , , . / / I - \\\ .> .. ''/ / r r.Y///'/ / ' \ `\\.'.'I \ .1 .'\.I ; \ \ \ ` Y \ 11 I l I I ' / / I / / \ , / , , , / 1 \ \ .. / <.i, / / i./'/' y / / \ a ` \ \ '' ` \ \ \ \ \ \ \ \ / / 1 I / I 1 II I I / I /' / / / I I / / / / - // ,' /''// / , /',1 - _ ► �_. '\\� / .i/////' / /' ' - \\\\ .\ \\, \\\, \\. \ \ \\ \ \\ \ / / / / I I / \ `\ r / / r // / \ \ .\ \ A 1'.. I l / / / TMP 80-56B 7e .'', .. . .. ' /: / / /,',/ / . \ \ \' E. ,�,.,N I I �MP180-,J46 1 1 I / / \ , '// I , , , / / / ----- / / / /'/ / / \ '. \. ,: I \ ....................... .... /. /r/ / / r �,/ / / , \ \\�.'.'* \ \. \\. \. l /'\ , .. ....t 1\ / I I /, / I / / / / / r/ /'' , , / / , r ,, / , , L �.. �. .. `.' \�\ ! l'' i./G'/.i. '/ / / `\ \ ) \ \ \ \..\. /\ \ \ \ I ,, ' / \ < I / / / I I / /II I / / / / / / — ,' , ,' -- / /' / / / / ,' ,/ /. I / ./ / /i ./.. (I/ / / \\ 1 \'\ \ \ \ \ \ \ I / 3 ' 'TMP ¢0 63 \ \ \ ' /' I/ / , / \ . I / - / / / 1: - yam . .; r \ \ .. 1 . I I'.t.. I I ,I� I l l / / / � . i.� . --_ \_ - y y v , /, / , / / \ \ \ \, '..`\ \' ..' `0 \ \ \.. I, .. yN \\ \ m "\ ... I J I I l / / / , T1NP 80 ,56� I, ' _ _ - /, - 1 / / / \ �.. , f\ ..1\ \ \ \.'. \.. \ \ .'I1. l 1 \ , , l l , l l , / / ,' /,, 10"r' ___ �% ,FM�'80-5,8 r / // ! ..... /. - '..- .. / ✓�/'�� \ �\ 1. - \f \ \ 1 I / \ \ \ \�'\ e\..\. \ �' \ `\.�.�,\, \ EI pN. S'{-WEF?` / / I l I / \_- ' , / / ,' /' _-_ " ...11 i_ / If \ I \ \ ` \, - \ \ \ \. \1 r'.'1' A \ 4 \ / \I I / ' ,' /, / / // /' 1__' _ ''// c _ . - -.y— / / I It\ ' I \\\\ --_ I \ \'"." '` \.'.°1,. a. ` I. 14 ...\\p \..\. .1 \ \\ --- , ,' / I I l / ' / ,/ // ,/ ,/ ,/ /, I \- / / .. /'/'., r ,I �/ / -_, / \ ti \ \ \MULTI USE TRAIL �\.-` \ \' \','\' \\ 1 , m \ \ > /../ / — //e.- \ --, APP�O�. 100 YEAR._ - \\ \ \---- \\ \ _,� I / _ \ \� I / . ''' \ \ / , / / / l \ ... ----' .36& —t LOODPLAIN \\ \ TMP 801 63BI / - y ` .' �'.'\ I - I' .11\\ '-_- / / I l I I I / / , / / /....,....... ,. ' ' a'MP 80-56A1 / / \\ ♦♦♦ \ \ \ \ \ \ 1 - \ .' . \ ' �.�•. I //� \ \ \ 1\ v,. Yam.\ . 1. b \ � ' / ,- f'.''.'. _ _ . 1 I \ \ \ I / Ti1P'80 56A - , \... I \ \ I.'.'.'.'.'.'. AI., \\%\ -\ / , , I I ----- r /,/ ,/ ,, '// Y/.' .. ,' _ .\ �y�-\, \ 1 I --- \\\ \ \ \ \ \ \' It'..'\.. . �.,.,.,. .\ \ 1 \. �.�. �... S.' \..;.'..'. I _ / / PRF}PERTY LINE "✓.. 2� \ \ V .. .'.'.'.' 1'I'.':'.':'.' t.` \\ - ,i ' / /. / ,/' / AkdNG CENTERLINE //!'......: :... .`L STREAM -_;`SPACE\ \ /� — — '- \ 1,\ \\ re\ { \\ \ \ N ......... I........ \\ '/' i / �— — — / ' /' /' , EARROLL Clj€EK /\ / � II/ _ \\ / �\ —� 3. \ \ \ !F \ \ 1idP 1�0-63A .\.'.:.< . . .............� \\ \\ /' // / ----- -- 1 / \� '`?i� .i . /'' '---- \ _' --_ \ ' ___--- '780 PT6' \\ ' / \ \.\\\\ \�\� _ _APPFi@X.,'100 YEA / / ../ �'i- - _ °'\ \\ \ \` \� \\ I /' i .. �`..,.. ...'\.',_\ \ \\ ,//'/ / '' / / ,' __'-',/�l-'U UP,L'A,T�IV / / - '.L/ FF` ... I / ,' r / / ---` -_ �\ \ \ \1 I / , / / �\\\ \ r \ 9 \ \ \ 1 / \\/ `��\ �\.'.\ / , / , / - r' , , �'.. .. O lC .,. y ' /, , _ - \ / 1 1 I / J W - \ ♦ \\\ \ I i.', U1.. '..I . .'d.. / / , .. O �p / / / , , / — /' , \ 1 v__ - \ `\ < `�! 1 I `TMP �8�J-64A l \ \\ \..� .\/... A - /,1 ,/\1\::: / //____ ,/-- ..., �Y�RL�O ,' \\ \ I\\ ---- ``1 I�I I j TMP 80 64 \\ \ a. \ I .1 .....,1 ///I I l , // I \/ ,////' _,_' ,,' \ ,/'// ','// / Pj'G� / �....r�, �'"y_-�`t�t %///,'/ ,/ .J'- \\\\I \ \\ \ \ \\\ \\\_ \ � \ \ \ O \ \ I 1 / \ \ \\ \ 1 1 I / ! //__ ---- \ . / I �-- 'TMP 94-4 \ l I 7 .-\ / �A �1 \Ii......1, /i i l \---',,''' / /' 1. / / r,,, >�, ///// / /// 0/ �\ \\ \\\\\11 \ \ - 384.W ,\ \�a�_'X --\'\ o I I - \\ \�. -----A \ IGLENMORE I I 11 1 1 \ \ \ I\ \ —' ,'' .'t _ie / .. / '� .: m o / / \ \ \ \ `1' I \ \ : \ \ SECTION S5i I . . ,., I \ \ \ \ _ — / / `/ - I'V 1y'�' 9\ \ \ \ \\ _388 ` \ -- \ \ I \ \\ \ __ ---- �' — - /,// `/ _ \\\J 1 1\ o \\ \ \ \ \ \\ —/ \ 1 _ \ \ ` \ \ \\ \ / 1 , '1 I�,\.\ 11 II \I \ - - �/,�-�� i r. - , ��/,.l)/ II \ \ 1 I I /' \ _ - \\ \ \ \ \\ \ \\\ \ \ \\ \\ \\\ \\I 1 I ` - \ 1 \ \ `\\ \ \\\\\ II .. \. .1 . \ , .. — _ - I„rr ., 1 1 1 — \ \ \ \ J II I I — — — 1 \ \ / I \ \_ / r , r I I o 1 i -\-- \ \ \ , \ \ •�' \ I \ - __\_' 1 \ \ \\ i I 11. i 1\ \: \ \ \ 100 S�TRE ,-�' /�"^; — r j� ': / \\\/�c` �% ; / � \---- w \\ \ \\ \\ \ \---' I, - / ; I ... .; . .` \ \ DUFFE i. OP ... / - ' •, : / ,' `\ \ \ .✓O III'/ 6 _ \ �``��- \ \ , \ \ \ ' --- \ � \ \ \ \ \\ \ , �l I \'I II .'.'\' 'a 1\ .II'.- \ I / I. I '.'.',. / --' / - \ \\, ` dry` `� 1 I I o, ^� -- - ` - / / , \ - \ \\ -_ � \I \ \\ �--- O �I TM1�I 93A4=S5yH5 \\ \ I\ /' /' f r'' —,SPACE I -/ // — — / // \\\ \, \ `< \ 1 I i o' --- / \\ \ \ \ --- -- I--,--- - \ `I F (J/\ I l I I ... A A..A. v,' / '..' — I //�+/ / / A v A v ` 1 1 ^Jjb /, _ /-- - vA `vv ,A AAA 390 — - - �- I J \ :,.N , // , \ \\ \ 1 \ — - Ii I'..'.1. / / r . APPROX., .40b YEAR I I / . /IT --\ ` \ \ \ ----- -- - �I AI vv I 11 ...� .\ '.I. .J: \,� / y, .,l .... \ I 1 I I' i I I / '/ \ ` \ 1 I \\ / ro \ �- , \\ ,-- - \ -`\ \ p FLOODPLAIN & I I _ 1 _ I I\ /r .\ ..I /. ./,. .. ,. ..L. I 1 1 1 1 \ r' \ 1 1 1 / .ry — �\ m 1 \ \ O ,' \ \ l \ \ / / /1. '.L'. IC I ..... '.'7'J .'.i '.'./ /' LIMITS OF 'T. I II I \ \ \ \ \ I I\ 9'Z \ \ \ 1 1 — \ \ \ m \ \ 1 , F /1. O�-/�"' /NSERVATION ABE - - / o __----- / \� /' Ci l' / —d A �V A A v j� A V A I` / I I 1 / a ,' \ V A A ��i , I I I A V v -. / �/ ,' 1�� _ \\ I .✓ l / 'j' - \ n�bo\\\388�\ \ \\ 0 / I i \\ \ I \ \\ \ / \ 11 I I / \ \ \. \ rI. / � j- ,' I / — — \ - \ \ 3 1 I g7 \ \ O / / \ - -\ /' /' - , '1.'. \\ / /' / / "�'� / r, \ \ - - , ,\ \ \\ \ \ \ -- ' ' 1 1 / \ \ \ \ \\ \ / / I 1 I I / /' \\ \ \ y/�. !_ \" _ / - - \ \ \ \ \ ' / 1 1 404 \ / -_I I J / / / �0_ _ �/ / \ Yi1. t .'I G. ! /r' '/ - ` \ \ -- y0 \ o / /' ,' — �w \ \, \\ boo i i TMP 9Si'-48 -- \n / J S.'. / ' '%,,- - �` - \ \ \ ,i60 \ \ \ \ \ \ �- / I V \ I \ \ \ / '/ / / I / / / , , ; I �" e / /' / , / /' ,' r v - - v v v v A A v V A v S , , I 1 I "' `v ` v ; , ,- / / / / , ---- / f. 20' / / \- \\\\ \ , \ ( l --- I I \ \ bob , _ / / TMP 9a 4Z i TMP BO-65 / / / \/ / \ TMP 94-45 r , y ... �.� '��' /-'Il' 1 / I \- \\ \ \\` \ \ \ \ / , , \ - I 1 \ \ \ / l __ l l / / --- (-\ / i ,r / /' 100 S�?EAMy-� /' � / I 11 \ I I \ \` o/\ \\ \\ \ \\ \ \ \ `\ \ I , / \_�, \ I I `\ \ - / / � / I ' ---\ �`\ / / `i / I �' TMP BUFFEpp - I I 1 \ \ I I I -- �° \ \ \ \ \ . \ / _____ I I / \ /(\/ / ,, \ / / 93A4-M1V" '' e 1 I \ \ \ \ \ \ \ \ / I I , \ \ o / / / / / / ' \ / \ i — —.�'-; _ i , I \ \ 1 \ y \. \ \ \ \ \ \ \ \ \ \ �� \ \ l '' I I I I I \ \ b i r / // // /9� \\ Q / I ..✓. ;SMi4CE-_ i-- -- / 1 % .' I \\`� �\`- \ \: \ \ \ \\ \\ \ \\ \` \`\ \\ \ \\ r\\ \\ - - _ !\' I I J j l \\ \- \\\ // /' ,// ,/ / AMP_9 47A \\ \/ GLENMORE l r +- - � - _ -- - / — �O° _ \�`, : `\\\ �\ \ \ \\ \ \\ \ \ \\ \ M ,' ---- _, ' ,/ / / \ �\ ` / , — - --- - - ---- --- \\`, \ . \ - ----- ,-------- - __ i \ _ \\\ \\ \^ _ / / \ / SEC __ � _ _ _ _ / -� _ \ \ 1 I I — _ _ / \ \ \ a / \ \ / \\ , 11 \ / /,/ // // ,, ----- --_ _---------- - / \ \` - - - `\ \ _ N. \ \ \ \ \ \ _\ \" 1 � --- / � ��% _ ' - _ _ _ r_ I. i. / // /' / ,' / /- / n 11 9 ` - A---___ - l j �3�� / --___ w -' / o \I \ I /�/ v / / / l i , / // // , / I- / / off`\' I ry --- -- � — _ _ — _ - i l ,------Om' ' , / I / I /„r. /' TMP TMP 94\T49B �� i �ih 1 �; i /ill ' / i / 1 �0 i �� vv __ v / I Iv \ / i ' / // b' / //-94=48A"'- T�1P J4 49C TMP 93A4-H2 ' q/ ` I / , / I / / ------ -- - / `\ --- /' /' / / - - ' / // I _ / 11 4 \\I\\ I\\ II {I 1 1 / / ------ \\ -TMP--94-Z_-- ---- - '-- I \ \ ,,' .' /' / / / /'------- - / / // F FI \ E00 ' \-'- / // / \ 1 '.I.I \I \I\ I \\ I I I 1 / — ,' \ ----- _ ----- .'r J \ \' ` \ 396�/ A413I / /' ,/ / o I, / _ / / / / ��- ' / / ` I / /\\Y / / I '\� Doi 1. ' 1 1 ' h01 TMA 94-4FA \ 1 \I \ A_ _ / —`___� / ', /' r I \ --- --- ---- ---- — — — _ --- - _ \ I I I l I \ / - - �, \\I\ \\ I \ _ \ I 1 \ I I \ \ � I\ \\\ \ \ -----_ -- ----- - Q \ ,------ - - _ \ _ _ _ _ -- END vI I A A I I ` ' V A V A \ V ... I IA II 111 11 1 1 1- --_- ' \V ` ' _ v 1 I AN A V \\ V AV A\ \ \\ 1\ \v ,' /; LEG III111i 1 \\ \\__ --- \ \ \ \ S_ --- ----- -- \ \ \ \ \ / Ex. sAN. SE R \ I - - - - I --- \\ I J 6 20' T. \ IIIIII \\ \\ - -----' \ \J \ \ i \ FO�-jVGRjz s -- --- _i \-- \-- \ \ \ / III 'I' - —� \ \ \ �GgFs_( 19 __J 11 \ \ \ \\ \ T 4-eC / �'/' STEEP SLOPES (MANAGED) III'III \ \ -- ---- '\ \ 'fie - "'Y� - - \ LENMORE .If 11\\ \ _---- ,,-'' — \\ \ \ \ \ \ \ I 42 G SS — ---- -- \\ \ - I P _ _ \ a \ SECTION Sl / .I / "I \ \--- _ _/,----- \ 1 /—�� - ------ \ / -','' I g 1 7/1 / \ \ \ \ \ — — — — - \ -\\ `\\ \\ \ I \ 11 /II / `I 7 I ,'' P 94� ��/TS �� v I I I A %� / ,, \ / ' \ \\ \\ — _ ,------ \ IR17 -- -�-- --_----------____ - \---------' 1:1 STEEP SLOPES ( RESERVE ) / i. \..' \I \ \ APPR-@X _100 YEAR__- - ___ _ i 11 `, \ II i 'L 11 / /'-------- ------ ---'i - -nici l... / / 1'\ . _.. 1 \. \, .\.. \ \ \\ \FL\p0f'PL�AIN - -- _ -,� - - --_1 \ I 1 1 I i � ---- -- / - - v L - -- pC^-' I I TMP 94_ 8E �/ / / / ..1\ 1\'.1 \ `\ \\ \\ \ _ — — {OPEN---- i / / / \ - \ \ \ \ 1 I I I \ - v l _ / ,' \ �1(/ I \ \ — _ /�� _ / - - I 1 { \ II N$ A� ; CRITICAL SLOPES / �\ .. a.\� \ \ \ \ ----- __--P/� -s/ , �/ ,� �4-7 _� \ \ \ `\ `\ \ I \ I O \ I II�gTEC,{�/v�� i _ ____-- - m FULL OR EMERGENCYACCESSAT TMP 9,4�'46A // \ I 1' \ \ -_ T_M_P 93A4-J -- - \ \ \ \ \ \ \ I / \ I I I I — — DISCREIIONOFALBEMARLE I'..:' III' \\\ \ -- ---- -- - \\- I \ \ I `\ \ \ \ I I — — — _ -� COUNTYAND/OR VDOT , �.\\\ `\ - ----- _\� \ ITMFI 94-9 — — —4ea , / - / \ \ \ \ - / / --_ \\ \ \ \ \ \ 1 II I I //�_ / _ _ _ _ / / \ _ \T, `\ \ \--- ----- --- - , \ I / / / — I ----- \ _ \i \I \ I / / / ,--- \ \ / / __--------- -- -- 100' STREAM BUFFER / _ TMP 94 46A2 \ \ �I - \ I TMP�94-BD - - --_ / 0 �� - -__�- -- --V - �_-_ _ / / ,,' / / \— I I I /— -- �-I --- \ \ \\ \ \ \ \\ T � _ \ I II \ / / '' < \ / / , - - _-_ / , 1. TMP 93A4-J f :1. _- �- I j ' 1\ \\` \ — — - I - --_,-\ ---\ --- - \ \ \\ \ \`\ \ \`\ \ \ (\ / // --- \ STORMWATER MANAGEMENT FACILITY y \ \ \ I I \ \ : / 1 / , - / /.''� O /' G- �\ — - -�`->\\ \ \ \ `_, _-\ \ \\` \ \ \ - ----- \ \ \ -`\ -` \� - \ ` l I / I / --�- , / /'/ ,/ ,/ -,- \ __`- �. \ \ / ,-\ \ `\ `\ \ \ - — , _ — — _ _ -O _� \--- \ _-_ ----- \ \\\ \ -\\- \\\ `\ ` --- `\ \\ / / / , / / \ - / / / _ - - i \` ` \ \ \\ \ / / - /` , -- I \ \\ �I "I 1 / � \ / � - \ \ , / - \ GREEN SPACE El ",. / \\ S , / / /' - -_ \ / /I . _ --_-- -_ TAP'94fi51'-, \ \ / / \ / - \\ / �� v vvv I / / / r A , / / AI I / / / / — — — / l I I / / / / i / /A , , , -`v v v v / I I /tMP 194-11A---- I l \ - \ � I I I _ ' I ,------'' \ / S I GLENMORE _ -_--/ / i / ------- / ,/ / / / \\ \\ �l .. . \ N\ �' / / --_ 11 /// / \�� E ..... MULTI —USE PATH _.� / SECTION D TMP 93A4-J \ ' r' / / ,, / ,/ , % / r \\ \\ \\ // / \ '----- _ _ -I----`,< _ / J // '' TMP,94-46/13 I / / ; \ LOTS SHALL NOT ENCROACH INTO THE STREAM BUFFER OR PRESERVED \\ / . j \ \ / /' ---- �____ I / / , / / r / i / \ \ \\ \ SLOPE AREAS. ._/S/�' \ \ EX. SAN. SEWER \ I I _(� \ / / / ` ' / /' I / / / \ I _____"/ / SECONDARY VEHICULAR ACCESS POINT AT RUNNING DEER DRIVE IS TO BE �/' � \� 6 20' ESM'T. \ I / \ / ; / // ____ / / ; \ I \ —`\\ INSTALLED PRIOR TO THE ISSUANCE OF THE 31ST BUILDING PERMIT. THE �/ � 1 / / / '/ '( / ; — — / VEHICULAR ACCESS AT RUNNING DEER DRIVE SHALL BE EMERGENCY ...I.," \ / TMP 94-57 ( / / / �� \\ \ / ACCESS ONLY UNLESS A FULL VEHICULAR CONNECTION IS REQUIRED BY / ' _l — I i / \ ` - \`./ VDOT. _� \ / -` TWO LAYERS OF EROSION AND SEDIMENT CONTROL MEASURES SHALL BE _/ \ PROVIDED WHERE DEVELOPMENT ABUTS STREAM BUFFERS. 11/F� /� I y I \ NO GRADING AND EROSION CONTROL MEASURES SHALL ENCROACH INTO � WBRIpG I / Q / — — / I THE STREAM BUFFER EXCEPT FOR THE CONSTRUCTION AND/OR F2p, �— Q� / IMPROVEMENT OF STORMWATER CONVEYANCE CHANNELS THAT MAY BE I SECTIOGLENMON 0 EX. SAN. SEWER REQUIRED TO COMPLY WITH WATER QUALITY REQUIREMENTS. \ \ SECTION 02 6 20' ESM'T. SCALE 1"=150' \ \ /II I / / — \ 150 0 10' 300 ALL CONSTRUCTION TRAFFIC SHALL ENTER/EXIT THE SITE THROUGH THE GLENMORE tnl I \� MAIN ENTRANCE ON ROUTE 250 AND WILL NOT BE PERMITTED TO USE SECTION 02 \ \ 1 SCALE IN FEET THE ENTRANCE AT RUNNING DEER DRIVE. ) \ I A m 6 o m A H w U) O U NN OZ zw O(D --::iY> 2 v) QU) 2 J -w u � III-J W IIIII OU ¢US m w ,y 0Air D O W °cr a CI< a JZ v0 I Q zIr O> IN]04 W 0 o �r//) LL z rn i N d l :) a Ir w rn v W N W Q� > Z J O U Lu � d J } F- i _ 0 W O a OU O 04 W � n a W = m O91 Q z 0 z Z W a a- Q I- .j W z a . m ,� W 2 Q Q U o � C '3 °N� cn Uw O � zW0� jr FE E- Q p w U N m W z W -I O Ir U U) Z O d a V a 0 A O z 5 F z z O w a � � U � w y F � Z O W d W N O � z DESIGNED BY: NM/AG DRAWN BY: AG 'CHECKED BY: OF DATE: MARCH 12 2021 SCALE: AS SHOWN JOB: 19.0742 FILE: 487 SHEET: 5 OF 5 O:\RGA\TMPROJ\487-BREEZY HILL\2018 REZONING PLAN\2018 REZONING PLAN.DWG ROUDABUSH, GALE & ASSOC., Inc. A PROFESSIONAL CORPORATION Serving Virginia Since 1956 May 12, 2021 Ms. Megan Nedostup, AICP Albemarle County Community Development 401 McIntire Road Charlottesville, VA 22902RE: Re: ZMA2021-004 Breezy Hill Dear Ms. Nedostup: We have received your comments dated April 30, 2021 and you will find the individual responses below. Community Meeting: 1. Please note that the community meeting will take place on May 101h, after the date of these comments. Additional comments may be added based upon that meeting. Acknowledged. Growth Capacity and Transportation: 2. The traffic impacts of the proposed development area minimal, although additional traffic will be added to the already congested corridor of US 250. Funded improvements such as the diverging diamond at Exit 124 and intersection improvements at US 250 and Rt 20 (Stony Point Road) will be complete by the time this development reaches buildout and should result in in an overall improvement from current conditions in the corridor. Other recommended improvements will remain incomplete for the foreseeable future. This includes various capacity and safety improvements on US 250 between Charlottesville City Line and Black Cat Road which will be impacted by traffic generated by the proposed development. The VOR Master Plan is clear in its statement that "It is essential that all of the US 250 improvements be constructed before new development occurs." The Master Plan directive should continue to be considered even if the specific impact from this proposed development is minimal. It is our position that several of the items on the recommended improvements are not constructible based upon physical constraints that will not change in the future. VDOT also concurs that those improvements will not be completed in the future. Therefore, if development is precluded at the suggestion of the master plan, this renders the Village of Rivanna Growth Area as undevelopable and no longer a growth area within the County. Additionally, VDOT stipulates that the estimated traffic impacts of the proposed development are minimal and will not significantly influence the traffic on US 250. VDOT also agrees that that the two improvement projects listed above (diverging diamond and 999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com 434.977.0205 ZMA2021-004 Breezy Hill 5/11/2021 intersection improvements) will improve the US 250 corridor before the project's buildout. Density: 3. The concept plan states a total of 79 lots, however when counting the lots there are 80. Please clarify and revise as necessary. The number of lots has been recounted and as you noted, there are 80 lots. The plans and proffers have updated to reflect this. 4. The proposed number of dwelling units (80) and subsequent net density is 1.39 units/acre exceed the recommended density as articulated in the Village of Rivanna Master Plan and as discussed with the Board of Supervisors and Planning Commission during the previous application for this property. Net density is recommended in the Development Areas chapter of the Comprehensive Plan for calculating density during the review of rezonings and has been consistently used in other applications. The words "net density" is not mentioned within the Village of Rivanna Master Plan. The only indication for density is "units per acre". Breezy Hill has a gross density of 1.05 units/acre which meets the suggested density of the Village of Rivanna Master Plan. 5. In addition to the above, a commitment should be made to density proposed, as a major element in the concept plan. The maximum number of lots will be added to the proffers. Concept Plan: 6. Environmental Impact: While public roads are permitted under the preserved slope overlay, this is an impact of the development that will be identified in the staff report, as it appears that there is an alternative to provide access to the lots without disturbing the preserved slopes. Throughout this process, it has been the stated desire of the County and the community to avoid adding traffic from Breezy Hill to Running Deer Drive. We also feel that it is important to minimize the traffic impact from Breezy Hill on Running Deer Drive. Additionally, the private Hearns Lane does not meet VDOT's public road requirements. We feel that the impact to the preserved steep slopes represents a smaller impact than the County's suggestion to impact the Hearns Lane and Running Deer neighborhoods which are outside of the growth area. 7. The Master Plan (page 41) recommends a pocket park in this area. Provide more details on the pocket park, what is provided within the park, and size within the plan and/or proffers. The guidelines for pocket parks are outlined in the Appendix of the Comprehensive Plan on page A.11.4 or page 787 when using the pdf (attached). The location of the proposed pocket park has been added to Sheets 3 and 4. A description of what will be contained in the pocket park has been added to the Proposed Development Standards on the Cover Sheet. 999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 2 of 5 ZMA2021-004 Breezy Hill 5/11/2021 Affordable Housing: 8. The proposed affordable housing policy that is going before the Board for public hearing on June 16th recommends a minimum of 20% affordable units for new development applications. Affordable housing is not being addressed with this proposal. Provide affordable units or a justification as to why affordable housing is not being provided with your application. This plan was submitted prior to any established affordable house policy. Due to the decrease in the density of the project from 130 units to 80 units with the new application, the applicant is unable to financially support affordable housing in such a low density development. And as such, the applicant chooses to proceed under the policies in place at the time of application. Virginia Department of Transportation: 1. According to 24 VAC 30-92-60 Paragraph C, the entrance onto Running Deer Drive will have to be full access. Acknowledged. 2. Will there be an updated version of the previous Traffic Impact Analysis and Proffer Statement? No. The traffic analysis is not required by the County and the previous versions covers the proposed development adequately. 3. Note that the final plan must show conformance with the VDOT Road Design Manual Appendix B(1) and F, as well as any other applicable standards, regulations or other requirements. Acknowledged. Albemarle County Schools: The subject property is within the Southern Feeder Pattern, and residents of the proposed Breezy Hill neighborhood would attend Stone -Robinson Elementary School, Burley Middle School and Monticello High School. Burley Middle School and Monticello High School both have adequate capacity to accommodate additional students. However, Stone -Robinson Elementary is projected to approach building capacity with will make accommodating additional students difficult. Acknowledged. Proffers: Zoning Comments: 1. General Development Plan a. The grading plan is not overlayed with the streets and lots. It appears that they will be creating new steep slopes where they cross over the preserved slopes. None of the proposed lots should include newly graded steep slopes. The new steep slopes area should be included in their green space. 999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 3 of 5 ZMA2021-004 Breezy Hill 5/11/2021 The proffers have been updated to indicate that any new steep slopes areas must located outside of the lots. 2. Proffers a. I understand that this is on the concept plan and think we should consider having them add the following as a major element "h) Lots must not encroach into any stream buffer, preserved slope and any proposed slopes of 25 percent or greater". I believe this will get to my point above and make sure the newly graded slopes are not on any proposed lots. The proffers have been updated as requested. Fire Rescue Comments: 1. Emergency/fire vehicles access road(s)/route(s) need to provide access to all buildings/structures to allow access to all sides of the ground level within 150 feet from the emergency apparatus. Acknowledged. 2. An emergency/fire vehicle access road/route needs to provide a suitable service to sustain the weight of emergency apparatus up to 80,000 lbs. Acknowledged. 3. An emergency/fire vehicle access road/route needs to provide an unobstructed travel way of 20 ft. if buildings/structures are under 30' tall and 26 ft. if over 30' tall. These standards exceed the current VDOT requirements. We will work with Fire Rescue at the final design stage to ensure that current regulations are met. 4. Emergency/fire vehicles access roads need to be clear of overhead obstructions at 13 ft 6 in. and below. Acknowledged. 5. To ensure that parking does not obstruct the emergency apparatus travel way as described above, no parking signs may be required in appropriate areas. Acknowledged. 6. Any dead end longer than 150 ft. may require an approved turn around for emergency apparatus. Acknowledged. 7. May need to provide note of the required ISO fire calculation for the buildings. Acknowledged. 8. If within a water service area, may need to indicate the latest ACSW flow test to ensure adequate fire flow per calculation in comment #7. Acknowledged. 9. If within a water service area, may need to provide the required fire hydrants as determined by calculations in #7. Acknowledged. 10. If not within ACSA service area, may need to provide a note identifying location of closest water source suitable for emergency apparatus operations. 999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 4 of 5 ZMA2021-004 Breezy Hill 5/11/2021 Acknowledged. As you have discussed with Charlie Armstrong of Southern Development, we would like to move onto the Planning Commission with this resubmission of the plans. Please schedule the meeting in the time frame discussed with Charlie. Sincerely, Avv-vwU creorge, PL4 999 Second Street SE. Charlottesville. VA 22902. www.Roudabush.com Page 5 of 5 /_TIM- Ni T--T"iit ,l4l_`'�th�ItItItItL�-3' 1:f111 Staff Analysis of Application's Consistency with Neighborhood Model Principles Pedestrian Orientation . Sidewalks and street trees are being provided along all streets. . A multi -use trail is being provided along the frontage of Route 250 as recommended in the Village of Rivanna Master Plan. • Primitive trails are provided in the open space areas. . This principle is met. Mixture of Uses . The Village of Rivanna Master Plan does not recommend non-residential uses in this location. . This principle is not applicable. Neighborhood . A center is not shown or recommended in this area in the Village of Rivanna Centers Master Plan. . This principle is not applicable. Mixture of a The R1 zoning proposed does not allow a mixture of housing types, therefore, Housing Types only one housing type is proposed: single family detached. and a Affordable housing is not being provided. Affordability . This principle has not been met. Interconnected . The development only has one vehicular connection from Route 250 and another Streets and to Running Deer Drive. A full connection to Running Deer is not supported by the Transportation residents of Running Deer, however, a full connection is recommended in the NM Networks principles and the recommendations of Strategy 2j of the Development Areas chapter of the Comprehensive Plan ("continue to require that streets are interconnected in the Development Areas; ensure that exceptions occur rarely and not routinely."). The Running Deer Drive connection is also a requirement of VDOT. . Cul-de-sacs are discouraged under the Neighborhood Model, and the proposal includes all cul-de-sac streets. . A future connection to the west is being shown as recommended in the Village of Rivanna Master Plan, however a width is not provided. A width should be stated for this future connection. . This principle has not been met. Multi -modal . A multi -use trail is being provided along the frontage of Route 250 as Transportation recommended in the Village of Rivanna Master Plan. Opportunities . Public transportation is not provided in this area of the County. • This principle has been met. Parks, . Open space is being provided along the stream buffers where a primitive trail will Recreational be located. Amenities, and . A pocket park is shown on the concept plan, however details on size are not Open Space provided. The plan states that a picnic shelter with tables and grills will be provided in the pocket park, however a residential development as proposed would typically include a number of families with children, and a playground or other active space (example: play field that is graded and smooth) would be appropriate to provide in the pocket park beyond grills and picnic tables. . Active recreational areas are not being provided within the development, and while nearby Rivanna Village will contain a County Park with active recreation it is recommended that an active area be provided in the pocket park for children in the neighborhood. . This principle has not been met. /_TIM- Ni :�iit: ,l4I_`'��h�I�IfI�IfL�-3' 1:f111 Staff Analysis of Application's Consistency with Neighborhood Model Principles Buildings and . Structures height will be in accordance with the R1 zoning designation at a Space of maximum of 35 feet. Human Scale . This principle has been met. Relegated . Front loaded lots are expected within the development. The application plan does Parking not provide language or a commitment to relegate parking. . This principle has not been met. Redevelopment . This proposal is on property that is currently not developed, therefore, this principle does not apply. Respecting . Preserved slopes and stream buffer are shown outside of the block areas, and a Terrain and note on the plan states that lots will be located outside of preserved slopes and Careful stream buffers. Grading and . The proposed road to access lots in the back of the development will impact Re -grading of preserved slopes, an alternative has not been provided, however a public street is Terrain an allowable disturbance under the ordinance. . This principle has been met. Clear . Rural area is located adjacent to this development. The proposed lots are large in Boundaries size adjacent to the rural areas. with the Rural . This principle has been met. Area 19 till y y 0L3.`91Lr Y D161 D10" ZMA No. 2021-004 Original Proffers X Amendment Parcel Numbers: 09400-00-00-OOIAO, 09400-00-00-00500, 09400-00-00-00600, 09400-00-00-00800, 09400- 00-00-008AO. Owner(s) of Record: BREEZY HILL AT KESWICK, LLC and CARROLL CREEK PROPERTIES, LLC Dated: May 7, 2021 76+/- acres to be rezoned from RA to R-I Breezy Hill at Keswick, LLC and Carroll Creek Properties, LLC are the owners (the "Owner" or "Owners") of Parcel Numbers 09400-00-00-00IAO, 09400-00-00-00500, 09400-00-00-00600, 09400-00-00-008AO, and 09400-00-00-048AO (collectively, the "Property") which is the subject of rezoning application ZMA No. 2021- 004, a project known as `Breezy Hilt' (the "Project'). Pursuant to Section 18-33.22 of the Albemarle County Code, the Owner hereby voluntarily proffers the conditions listed below, which will apply to the Property if it is rezoned to the zoning district identified above. The owner and applicant specifically deem the following proffers reasonable and appropriate, as conclusively evidenced by the signatures below. 1. Concept Plan: The Property must be developed in general accord with the plans titled 'Breezy Hill Rezoning Concept Plan" (the "Concept Plan"), prepared by Roudabush Gale & Associates, dated May 12, 2021, and must reflect the following major elements as shown and noted on the plans: a) The Project is limited to a maximum of 80 residential dwelling units. b) The primary vehicular connection must be to Route 250, c) A secondary vehicular access to Running Deer Drive must be installed prior to the issuance of the 31 1 building permit. d) During development, construction traffic must not use the Running Deer Drive entrance; e) Reservations for future vehicular and/or pedestrian connections to the west toward Carroll Creek must be provided, f) Road typical sections must be in general accord with the typical sections on the Concept Plan; g) Trail, multi -use path, and pedestrian network locations and typical sections must be in general accord with the Concept Plan; h) Locations and sizes of Open Space, stream buffer, and Conservation Areas must be in general accord with the Concept Plan; i) Lots must not encroach into any stream buffer, preserved slopes, or any proposed slopes of 25 percent or greater. 2. Counterparts: This Proffer Statement may be executed in any number of counterparts, each of which will be an original and all of which will constitute but one and the same instrument. Signatures are on the following page. OWNERS BREEZY HILL AT KESWICK, LLC By: Charlie Armstrong Title: Authorized Agent Date CARROLL CREEK PROPERTIES, LLC Date By: Charlie Armstrong Title: Authorized Agent �1 OF AL8 County of Albemarle Community Development Department - Planning August 5, 2021 Don Franco Roudabush Gale & Associates 435 Merchant Walk Square, Suite 300-159 Charlottesville VA 22902 dfranco(@roudabush.com Re: ZMA202100004 Breezy Hill Action Letter Dear Mr. Franco Megan Nedostup m nedostu p@albemarle.org Telephone: (434) 296-5832 ext. 3004 The Albemarle County Planning Commission at its meeting, July 20, 2021 recommended the following of the above -noted petition. The Planning Commission recommended approval by a vote of 4:2 for the favorable reasons stated in the staff report, with the following conditions: 1. A width should be provided on the plan for the future connection across Carrol Creek, recommend 50 feet to have adequate area for a vehicular connection. Also, the wording should be revised to state "Upon Demand of the County". 2. Provide a recreational area for children in the pocket park. A residential development as proposed would typically include a number of families with children, and a playground or other active space (example: play field that is graded and smooth) would be appropriate to provide in the pocket park beyond grills and picnic tables. 3. The applicant includes defined and improved amenity space to include recreational facilities. 4. That the plan be amended to include a trail network through the buffer and to connect the cul-de-sac streets through a pedestrian connection allowing a comprehensive trail network throughout the development. Should you have any questions regarding the above -noted action, please contact me. Sincerely, Megan Nedostup Development Process Manager Planning Division CC. Charlie Armstrong Southern Development 142 South Pantops Drive Charlottesville VA 22911 cha rl esa @south ern -d eve I op m ent.com CC. Carroll Creek Properties LLC 1145 Timber Ln Boulder CO 80304 W W W.ALBEMARLE.ORG 401 McIntire Road, North Wing, I Charlottesville, VA 22902-4579 Albemarle County Planning Commission FINAL July 20, 2021 Meeting Minutes A regular meeting of the Albemarle County Planning Commission was held on Tuesday, July 20, 2021 at 6:00 p.m. via Zoom. Members Attending: Julian Bivins, Chair; Rick Randolph; Tim Keller, Daniel Bailey, Karen Firehock. Members Absent: Mr. Carrazana, Ms. More. Other staff members present: Charles Rapp, Director of Planning; Andy Herrick, Deputy County Attorney; Megan Nedostup, Development Process Manager; and Carolyn Shaffer, Clerk to the Planning Commission. Call to Order and Establish Quorum Mr. Bivins said the meeting was being held pursuant to and in compliance with Ordinance No. 20- A(16), "An Ordinance to Ensure the Continuity of Government During the COVID-19 Disaster." He said opportunities for the public to access and participate in the electronic meeting would be posted at wvvw.albemarle.org on the Community County Calendar, when available. Ms. Shaffer called the roll. All Commissioners indicated their presence. Mr. Bivins established a quorum. Other Matters Not Listed on the Agenda from the Public There were none. Consent Agenda There were none. Public Hearing — ZMA202100004 Breezy Hill Mr. Bivins asked if there could be a staff report presented. He then asked for Mr. Herrick to provide a small amount of administrative background and scope of what has been done to get to the current state. He said he knows that they have looked at this, gone away, and come back, and he thought it would be helpful to have Mr. Herrick to give a recap and background of the project. Mr. Herrick said there have been a number of questions that have arisen over this application, and he wants to address those. He said the first question is why the Planning Commission was considering this application and whether they had heard it before. Mr. Herrick said this is actually a new application, and although this applicant has filed previous applications, this is a new application. Mr. Herrick said there were also a number of questions regarding the role of the master plan. He said the master plan is not a contract or agreement but a guide to orderly development. He said it is helpful and informative and should be given the appropriate weight, but it is not necessarily determinative of the Planning Commission's recommendation or the Board's decision. ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 Mr. Herrick said there were questions about a potential moratorium on development, and questions about traffic impacts. He said that under Virginia law, a local governing body does not have the authority to enact an ordinance establishing a moratorium on all zoning changes in a portion of a locality until highway improvements can be made, but both current and projected traffic can be a consideration in individual applications. He said if traffic impacts do become a determining factor, it would be better to focus on residents' statements on the current state of the road infrastructure, whether recommending approval or denial, rather than on the six transportation improvements listed in the master plan. He said he just wanted to add some clarity on those issues and is happy to answer any questions the Commission may have. Mr. Bivins asked that Mr. Herrick be available to jump in on questions going forward Mr. Herrick confirmed that he would be available. Mr. Clayborne asked if it were allowable for a proposal to not meet a County policy. Mr. Bivins asked if that question could be held until the Commission was in deliberation Mr. Clayborne agreed. Mr. Bivins asked Ms. Nedostup to provide the staff report for Public Hearing ZMA202100004 Breezy Hill. Ms. Nedostup said she was presenting a request to rezone five parcels together that are approximately 75.6 acres, located along Route 250 East in the Village of Rivanna Master Plan area ZMA202100004 Breezy Hill. She said the request is to rezone from RA zoning to R1 residential. She said she would present the site context, the current zoning, and the master plan's future land use designation —including recommendations on transportation improvements, an overview of the proposed rezoning and plan, a brief overview of the applicant's offered proffers, factors favorable and unfavorable, and her conclusion with a recommendation. Ms. Nedostup referred to the vicinity map presented and referenced various points to orient the Commission. She said the zoning of the property was currently RA and noted the various zoning in the area, as well as environmental features such as the floodplain, the stream buffer, and the preserve slopes. She said that all of the parcels shown in white on the map are zoned rural area, and the development area boundary borders along one acre. Ms. Nedostup referenced the Village of Rivanna Master Plan overlayed onto the GIS and pointed out the dividing line, rural areas, and development areas. She said Breezy Hill is within the Village of Rivanna Master Plan. She said the future land use plan includes two designations for the property that includes the neighborhood density residential row, and the parks and greens systems along Carroll Creek Road, which captures the floodplain and stream buffer. She said there are also green systems along Route 250. Ms. Nedostup stated that to the west across Carroll Creek, the land use designation is Neighborhood Density, demonstrating the transition discussed within the master plan to provide the most intensive and dense development within the village center and the least dense adjacent to Fauquier Drive. Ms. Nedostup said her next slide is a screen capture of the land use plan within the Village of Rivanna Master Plan. She said the parcels are not shown on this map, but she pointed out 2 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 different areas to orient the group again. She said the land use plan within the master plan also shows the connection to the west over Carroll Creek from a connection into Route 250 and a connection to Running Deer Drive. She said the plan also recommends a multi -use path to the south side of Route 250. Ms. Nedostup said the proposed plan is providing the future connection across Carroll Creek, the full access connection to Route 250, the connection to Running Deer Drive, and the multi -use trail along Route 250. She said the master plan further designates the area as area B, with a density recommendation of one dwelling unit per acre. She referred to the presented chart and said it describes three areas for future development and provides guidance on how the area would transition from higher to lower density radiating out from Glenmore and Rivanna Village. She said Breezy Hill is within Area B and described it as having the lowest density of the development area. Ms. Nedostup explained that her next slide was an enlargement of Area B and the outline of Breezy Hill with the five parcels requested to be rezoned. She said there are 11 additional parcels with Area B and the master plan outside of Breezy Hill, and the recommended proposal is using the calculation to not include the environmental features and areas designated as parks and green systems, which is outlined in Strategy 8C of the development areas chapter in the comprehensive plan. She said this is commonly referred to as "net density," though it is not a term found within the comprehensive plan. She said staff has identified that there would be 58 to 59 units at one unit per acre for these parcels. Ms. Nedostup said that within the recommendations, there are a number of recommended transportation improvements. She stated that the master plan also states that approval of any development by rezoning would be predicated on the completion of a number of transportation improvements, and it is essential that all Route 250 improvements be constructed before new development occurs in the village. She then referred to a chart as the summary for the transportation recommendations in the master plan and status as provided by County Transportation Planner Kevin McDermott and included in the staff report. Ms. Nedostup referred to the concept plan document of the proposed application. She referred to areas on a presented map to reorient the group and said the proposal is for 80 single-family, detached residential units to be rezoned RA to R1. She said that the proposal includes 22 acres of green space that would include the environmental features of the preserved slopes, floodplain, and stream buffer. She said the green space would also include trails and a pocket park. Ms. Nedostup said the main entrance is off Route 250, and there is the multi -use path also proposed and recommended by the comp plan. Ms. Nedostup said all streets would have curb, gutter, sidewalks, and in -street trees. She then referred to Sheet 4 of the concept plan document. She said that since this is a rezoning to conventional development and R1, the applicant has offered for the plan to be proffered with nine major elements identified. She said these include the 80 units, primary vehicular connection at Route 250, a secondary access at Running Deer prior to the 31 st building permit, that construction traffic be restricted from using Running Deer, the reservation for future connection toward Carroll Creek, the typical road sections that were included in the packet, and the trails, multi -use paths, and pedestrian networks, the locations and sizes of the open stream buffer and conservation areas, and the lots may not encroach into the stream buffer, preserve slopes, or any proposed slopes of 25% or greater. ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 Ms. Nedostup said the factors favorable to this request include that the development includes an entrance as recommended on the future land use plan. She said the proposal includes a multi- use path along Route 250, and it includes future vehicular and/or pedestrian inter -parcel connection to the west across Carroll Creek. She said the proposal also meets the intent and purpose of the R1 zoning district. Ms. Nedostup said that the unfavorable factors include that the proposed density exceeds the recommendations in the master plan. She said the proposal does not adjust the transportation Carr said that Adam Moore from the Virginia Department of Transportation was present as well to answer questions. Mr. Bivins thanked Ms. Nedostup and asked the applicant to make his presentation Mr. Charlie Armstrong said this presentation is a much lower density version of Breezy Hill, with half the density of the previous version. He said that they were also joined by Don Franco, Land Planner Engineer with Roudabush, Gale & Associates. Mr. Armstrong stated that the Planning Commission has seen two previous requests in the last year. He said the first presentation was for 160 homes, or roughly two dwellings per acre, and an R4 zoning district; the second time the density was reduced to 130 homes, or 1.6 dwellings per acre, and was still proposing an R4 district. This time the request has been reduced by another 50 homes, down to one dwelling per acre, and this time the request is for an R1 zoning. Mr. Armstrong said the major objections to this proposal have been density, traffic, and the road connection to Running Deer Drive —which had been a sticking point with neighbors as well. He stated that it is very clear that Glenmore residents are opposed to anything that generates additional traffic on Route 250, but major improvements to Route 250 and 1-64 are currently under construction. He stated that VDOT and a County traffic planner had determined that the traffic impacts from this revised, lower density proposal would be minimal. Mr. Armstrong said he also understands that some residents on Running Deer don't want a road connection to Running Deer Drive. He said that was initially proposed as an emergency access only, but both VDOT and Albemarle were requiring that connection, and it is shown on the master plan. He said that is being done as a full road connection, as per requirements and as intended in the master plan. Mr. Armstrong said in this revision, there was further departure from Running Deer Drive than in the past several iterations. He said the closest new homes would be more than 300 feet from Running Deer Drive, with woods in between, and the only required road connection touches Running Deer Drive. Mr. Armstrong said that regarding density, the request has been changed from 4 to 1, with R1 being the lowest -density conventional zoning district Albemarle has. He said there has been an offered density cap of one dwelling per acre in the proffers so that bonus density cannot be requested. He said that unfortunately, such low density precludes the financial feasibility to proffer affordable housing. He said higher density is the best path toward that goal, and his group had to choose low density over the financial benefits that higher density can confer on those other goals. He said that while his organization did not like that decision, they did not feel they were left with any other option with the density being strongly demanded by adjacent neighbors. 4 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 Mr. Armstrong said Breezy Hill is within Albemarle's designated growth area, and this is where he would like the development to occur. He said that at only one dwelling per acre, he has serious reservations that this proposal is underutilizing the designated growth areas, which is to the eventual detriment of the rural areas. He said that he understands the Planning Commission thinks that two dwellings —or even 1.6 dwellings —is too much, so he has returned with this new R1 proposal. Mr. Armstrong asked for the ability to share his screen and said that Ms. Nedostup had previously shared a view of Area B of the Village of Rivanna Master Plan. He said there are several places in the master plan indicating that up to two dwellings per acre are desired in Area B. He said there is one place in the master plan indicating there should be just one dwelling per acre. He said that nowhere in the master plan mentions less than one dwelling per acre and said the entirety of Area B is highlighted on the presented slide, which includes the sensitive environmental areas that are being preserved at a total of 115 acres gross area. Mr. Armstrong said the master plan future land use map says 115 dwellings in 115 acres, and this proposal is for 80 dwellings in Area B. Mr. Armstrong said that he philosophically disagrees that portions of Albemarle's development area should be developed at such low densities, and he is attempting to comply with what he has heard from other individuals and the Commission, so he has come back with the lower -density proposal. Mr. Clayborne offered his appreciation for Mr. Armstrong's explanation and asked if he could share what the sweet spot would be in terms of density and the ability to provide affordable housing units. Mr. Armstrong responded that the general answer is that the higher the density on a piece of land, the more community benefits can be financed through the revenues of the development. He said that is a very general statement and is not necessarily true, because additional factors like land cost can complicate that. He said that in this particular instance, his team found a sweet spot at 130 units of density, where it was thought that the impacts on the surrounding area were fairly minimal and could be mitigated through things like an affordable housing proffer. He said the community was really focused on density as a primary concern for this particular property. Mr. Clayborne asked if there was a vision to develop the remaining parcels on Area B. Mr. Armstrong said his group did not own the parcels behind Breezy Hill on Area B, and he did not know the exact acreage of the property but had no intention of developing it. He said there are some other parcels on the northwest side of Area B that have a similar situation on land they did not own. He said they do own two parcels that they had proposed as part of this project on the east side of Area B, as were in previous applications for rezoning. He said they do not propose to rezone them here and would leave them as rural area, with one occupied home on the two lots. He said the other lot could conceivably be built up at some point, but there is no plan to upzone this at any time. Mr. Bivins asked for confirmation that there would not be any connection on Hearns Lane. Mr. Armstrong responded that his application was not proposing one. Mr. Bivins opened the meeting to the public. ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 Mr. Neil Means addressed the Commission, stating that he has been a resident of the Village of Rivanna since before it was a village and has been involved in the planning process since the beginning. He said this included the creation of the master plan, and he served on the community advisory committee for a number of years and is currently a member again. He urged the Commission to recommend denial of Breezy Hill, as it did not conform to the master plan. He said in 1989, Albemarle County created the Village of Rivanna Development Area over the objections of local residents. He said that a major concern was traffic, and the County promised residents adequate roads to Charlottesville. He said providing transportation infrastructure was one of the original justifications for the whole strategy of steering growth into the development areas. Mr. Means said the definition of a village in the comprehensive plan includes roads with adequate capacity between the village and the urban core. He noted that it says, "Employment centers are not anticipated in the village, and villages are not expected to operate independently." He said the Village of Rivanna is totally dependent on Route 250. He continued by saying the County approved all the development in the village that is Glenmore, its expansions, and Rivanna Village —while not permitting a master plan and while promising adequate roads. He said then when the master planning was being done, the County showed residents the East Albemarle Sub - Area Study by VDOT and Albemarle County based on 2005 data, which showed that Route 250 was over capacity before Rivanna Village and Glenmore's expansions were approved. Mr. Means said that study recommended widening Route 250 to four lanes between the village and the I- 64/Shadwell interchange, to provide adequate roads. Mr. Means said that requirement was included in the master plan. He said the Planning Commission and Board of Supervisors unanimously passed it, once again promising the adequate roads already promised previously and included in the master plan and the development areas plan. Mr. Means said Breezy Hill is the first development application under the master plan. He said it did not meet the master plan criteria, and if the County approves it, this would be saying to its citizens that the master planning process is a sham, the comprehensive plan is a sham, and the development area policy is a failure. Mr. Means requested that the Planning Commission recommend denial of Breezy Hill. There were no additional members of the public wishing to speak. Mr. Bivins closed the public hearing and offered Mr. Armstrong the opportunity to respond. Mr. Armstrong said that Mr. Means is absolutely correct that the master plan lists the requirement to move Route 250 to four lanes from two from Glenmore to 1-64, which is about three miles, as a major priority. He said that is not something that his organization can do but rather a major VDOT project if it ever comes to pass. He emphasized that neither VDOT nor the County have plans to complete that work at this time. He said that if that is a primary reason for denial of this new development area, that is essentially a moratorium on any rezonings in this growth area. He said he does not accept that premise and feels the master plan is a bigger document with many more facets than that one. Mr. Bivins asked for Mr. Clayborne's early question for counsel to be revisited. ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 Mr. Clayborne again asked Mr. Herrick the role of policy, and if it is voluntary versus in terms of the affordable housing aspect with this project. Mr. Herrick clarified that the policy is a factor unfavorable rather than necessarily determinative, so this would be something the Commission should consider as it weighs the pros and cons of the application. He said it is not something that would require disapproval on the part of the Commission. Mr. Clayborne then asked to confirm whether these policies had to be followed. Mr. Herrick said that the policy does not have the force of a county ordinance or state law Mr. Clayborne thanked Mr. Herrick for the response. Mr. Randolph said he would like to start off by correcting some statements that were made. He said that all members of the Planning Commission have received communications from residents —not only from Glenmore but also from Breezy Hill and for the previous applications, and they have received communications from residents outside of the Village of Rivanna. He said it is not an accurate statement that Glenmore residents oppose this application solely because of traffic. He said that just today, members received communication from the former president of the Glenmore Community Association, Debra Conway, indicating her concern about the school impacts of this project. He said numerous letters have come in expressing concern, as Neil Means stated, regarding the master plan. Mr. Randolph said the second point he wanted to make is that in nine and half years of serving the County, he keeps hearing the remark of Chicken Little, "The sky is falling! The sky is falling!" He said by that, he means that there is going to be a sudden rush of houses being constructed in the rural area if we don't just pack everybody in like sardines in the development area, master plans notwithstanding. He said the impression is that if that's not done, there would be substantial pressure on the rural area. He said that in looking at just this quarter's building permits, there were 183 issued for 222 dwelling units, and 11.5% were in the rural area. Mr. Randolph stated that once again, the overwhelming preponderance of building permits in the County is following the outline of the comprehensive plan and occurring in the development area. He said Breezy Hill, whether it is approved this evening or submits that it should be rejected for several factors that he would bring up, does not change the equation. He said it can be looked at historically and comes in right around 12.8% in terms of development in the rural area. He said the threat does not hold true that if there were not a higher density development, it would push out to rural development. Mr. Randolph said the master plan was developed in 2008, which for government is ancient history. He said that in 2008, there hadn't really been an educated discussion as a community about the distinction between gross density and net density. He said that having served as a member of the Board of Supervisors, with an application that arose out on Route 250 West in the community of Adelaide, the Board very clearly asked for clarification from the planning staff. He said it was the BOS's understanding to take the overall number of acres proposed for development and subtract from that the acreage that was wetlands and steep slopes to come up with a number for net density. He said if that is applied in this case, 75.6 acres minus 22.1 acres leaves 53.5 acres. Mr. Randolph said that with 80 dwellings, the net density is 1.4953 and would 7 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 be R2 zoning rather than R1 zoning. He said this is R1.5 zoning. He said that there has never been a conversation about R 1.5 zoning, so regardless of what the master plan had actually posited as one development unit per acre, the operating philosophy of the County over the course of last four years, if not longer, has been that the Planning Commission operate at net density. Mr. Randolph said the statement was made that the County did not have plans for the widening of Route 250. He said that when he joined the Board and had an initial discussion about improvements on the 250 Corridor, that project priority was around number 63. He said an invitation was extended to Mr. McDermott about four years ago, and he was able to get a better understanding of some of the nuances involved with the transportation challenges, so that project changed to number 32. He said that while this may not seem like a lot to some people, he sees an improved position by more than 30 places as intention to make these improvements. He said that there is a lot of demand for road improvements in the County, and this is not something that is off the County's radar. Mr. Randolph said that he cannot come to any other conclusion based on a staff report that cites a whole series of negative factors. He said that had they seen in this application one unit per acre based on net density, and provision for public transit as was once offered with public housing, he would see it as workable. He said he did not see that with this application at this time and would like to see a serious proposal that is in line with the master plan and worthy of the Commissions' support. Ms. Firehock said she wanted to react to Commissioner Clayborne's comment about affordable housing. She said she initially had the same concern, but as she thought about it, the master plan calling for one acre per dwelling unit at this location shows her that clearly the County did not intend for this site to support affordable housing. She said that it cannot be debated whether that was a good idea or not, but it does seem that at that density, no one intended for it to happen there. She commented that that she is not sure about Commissioner Randolph's comments regarding means, and she is not sure if even at a net density of 1.4953 units per acre it would be overly dense. She said that this is the same problem in traffic planning in that it is difficult for projects to become a priority until it is shown that a road is significantly failing. She said that these residents believe the road is failing based on the traffic backups that are occurring, to which she agrees, and she did not know what it would take for Route 250 to actually be four-laned, except for adding more density along the corridor. Mr. Bailey said he is trying to untangle some of the arguments of what is consistent with the Village of Rivanna Master Plan and whether it conforms to the Neighborhood Model density plans. He said when he reads the section on Neighborhood Model density from the zoning, it says "NMD is intended to provide for a compact mix -use development with an urban scale, mass, density, and infrastructure configuration that integrates diverse uses within close proximity to each other within the development areas identified in the comprehensive plan." He said he is left struggling a bit in questioning whether the Commission is to apply a concept to this development to be NMD but request affordable housing and also low density. He said he is struggling with how to evaluate that concept and whether it is consistent with the Village of Rivanna. He said the traffic is related but is a separate entity. He said that when he looks at the application and what the developer is trying to bring and work within, he is trying to understand what the Commission's responsibility is to try and provide clarity and guidance on what the intent is and what is trying to be done with the area of the Village of Rivanna. He also asked about the step- ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 down from the village center and the density to rural, and what the appropriate phasing is. He said that as he stands now, he agrees with Commissioner Firehock in that he does not think the County considered affordable housing in the planning for that area. He said he is not debating the precedent between gross and net as it stands today and knows that it is not a very high density as it transfers to the rural area. He said he is not yet in a position to support the application but feels that some of the factors considered unfavorable need to be clarified when it relates to the Neighborhood Model density, the cul-de-sac, and some of the concepts considered unfavorable. Ms. Nedostup said that it is confusing because there are Neighborhood Model principles, which are discussed within the comprehensive plan. She said this talks about pedestrian orientation and those 12 principles. She said the portion that Mr. Bailey was reading was the Neighborhood Model District, and those are two distinctly different things. Ms. Nedostup said that the Neighborhood Model District, which this develop is not proposing to be, would follow the Neighborhood Model principles. She said all proposals in the development areas are evaluated against the Neighborhood Model principles in the comprehensive plan. She said her group goes through the principles, and she identified those that have not been completely addressed. Ms. Nedostup said that as she completed the analysis under R1, the intents and purposes related back to Neighborhood Model principles, but the principles are separate and apart from the district itself. Ms. Nedostup said that in any development area proposal, staff would be evaluating it against those 12 principles —regardless of whether the recommendation of the master plan is for a lower - density development such as this. She noted that the previous application, when it first came in, was requesting modification of street planting strips, sidewalk, and curb and gutter, which are part of the Neighborhood Model principles. She said that was recommended for denial based on those missing elements, which are now being provided in this request. Mr. Bailey said that was helpful, then referred to the model principles to note a few issues, including that a mixture of housing and affordability has not been met. He commented that he is struck that R1 zoning did not allow for a mixture of houses, so he is left to understand that because the affordable housing is not provided, it does not meet the principle there. He asked if that is a correct interpretation. Ms. Nedostup said that is correct. She said the application does not meet that principle and does not meet the amenities requirement as being identified as needing more information about. Mr. Bailey said that the interconnected streets and transportation networks were mentioned in the report as not being met, and this is listed as cul-de-sacs. He said the future connection to the west is not clear enough, and he is questioning whether this is the future connection to Carroll Creek. He said that the third area not met and listed is that the development has only one vehicular connection to Route 250. He asked what the primary reason for the principle not being met is and if the cul-de-sacs are the reason. He said when he looks at the plans, he sees there are future connections and interconnections between the Village of Rivanna and Running Deer Drive — whether wanted or not. Ms. Nedostup said it is from the cul-de-sacs and also the length of the streets, and there is opportunity there to provide other interconnectivity. She said the previous application had paths that allowed for pedestrian access that broke up the blocks of houses, as an example. She said it was recommended as not meeting the principle based on the combination of the cul-de-sacs, 9 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 and the length of how long the streets are. She said that principle in the comprehensive plan talks about blocks and block length. Mr. Bailey said that the application states there is a pocket park, but there are no details on what that is, making it difficult to judge. Ms. Nedostup said it was relayed that it would be picnic tables and grills, and she would anticipate children being included in that type of development. She said an active play base would be appropriate, such as an open play field, or even a playground structure for the neighborhood children. She said she understands that they are large lots, and people may have their own play structures. Mr. Bailey said the last item he is seeing is relegated parking, and the principle says that front - loaded lots are expected. He seems that it seems a bit strange for inclusion with an R1 zoning. Ms. Nedostup said that in large lot developments like this, it is often seen that the garage is turned to the side instead of facing the street, making a situation where parking is not right on the street. Mr. Bailey asked if the driveway front loads to the road, but the garages would side load Ms. Nedostup confirmed this. Mr. Bailey said that they cannot really judge whether the neighborhood had side -loaded garages because the Commission hasn't seen anything conceptual about the house plans or layouts. Ms. Nedostup responded that as with what was outlined on the plans for lots outside of the stream buffers, language could also be included that says something similar to the garages being side loaded. Mr. Bailey said he appreciates the Commission's time on humoring his questions and allowing him to understand how the judgements on this plan align with the vision for the Village of Rivanna and for this project. He thanked Ms. Nedostup for answering his questions. Mr. Keller said that the discussion was helpful and thanked Ms. Nedostup for her responses. He said he thinks the connection to Running Deer Drive warrants further discussion and asked Ms. Nedostup and the VDOT representative to speak to this. He said with his long-term tenure in the County, as he has looked through each of the times this request has been before the Commission, the comments from the public fell into two categories: the residents in Glenmore and the residents in the more traditional areas. He said many of these predate the 1980's agreement that has led the County to their rural and development areas approach. Mr. Keller said as he looks at the concerns of the residents of the more traditional areas, it was more about the impact directly on them. He said some of this has been addressed by the setback that Mr. Armstrong mentioned. Mr. Keller said that Mr. Armstrong had spoken to his concern about the through connection as being a requirement from the County and the state, and he asked Ms. Nedostup to speak to the concern as well. He said if that is a no -changer, then this has two communities coming together from two very different approaches that are both strongly against this. He added that if the connection is to Running Deer, that might have an impact on the major concern. 10 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 Ms. Nedostup said that from the County's perspective, as stated in the staff report, the comprehensive plan and subdivision ordinance recommends interconnectivity, especially when there is a connection to a public street. She said that is County staff's perspective in the recommendation, and there is a comprehensive plan strategy that specifically talks about interconnectivity. Mr. Moore, assistant engineer for the Charlottesville VDOT residency, said that the connection to Running Deer would be required here for any rezoning by right or otherwise proposed public street network to be added to the state system for maintenance. He said that the County requires public roads for new subdivisions, though sometimes they entertain waivers for private streets. He said if the roads are public, the network design must meet the SSAR secondary system requirements. Mr. Moore said one of those requirements is connectivity in at least two different directions, meaning two connections not on the same road. He added that connections to existing public roads should take precedence over planned future connections, something that can be effective on day one. Mr. Keller thanked Mr. Moore and said he thinks it is important for the record, to make clear why the applicant has said he would be willing to pull back, and the framework that the Commission is operating in with two staffs' approaches. Mr. Bivins said that Mr. Moore mentioned the stub -outs, and the stub -out that is on page 4, that indicates a potential crossing of Carroll Creek, which would connect west. He asked how VDOT would view that indicator. Mr. Moore said that if it were infeasible to connect to Running Deer, then it is possible or likely that the stub -out connection would suffice if it were made all the way to the property line. He said that because the connection is right there to be made, that would be required to satisfy the connectivity standard. Mr. Bivins asked even if it were to go to a by -right development of 53 units, what the connection would still need to be. Mr. Moore responded that it would still need to be there. He said if it is a public road, it still needs a second connection. Mr. Bivins thanked Mr. Moore for his response. Mr. Randolph said he wanted to follow up on Mr. Bailey's point and clarify what was intended for the potential crossing of Carroll Creek. He asked that they look at Page 2 of the April 23, 2019 rezoning application for Breezy Hill, TMP 94-8A, where it shows a planned crossing of Carroll Creek. He said it is at the narrowest section of Carroll Creek, running adjacent to Breezy Hill, and it is the narrowest section running all the way down into Glenmore. He said that because of this, it is shown as TMP 80-56, which is owned by Juliano Gordon and Julie Ann Jackson. He said that it shows that path coming in on that property, which is not realistic. Mr. Randolph emphasized that Carroll Creek poses a real challenge to be crossed at this location, and there is nothing in this application to help pay for any of the future cost additional connectivity to the west. He said that beyond the Juliano Gordon, and Julie Ann Jackson property lies TMP 11 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 85-68, which is owned by the person who spoke to the Planning Commission this evening and has no intention of selling that property. He said there is no proposal here for any money to be set aside to help the County in the future, if and when that property to the west of Carroll Creek is developed. He said this also does not specify whether this is a pedestrian crossing, bike path, or vehicular path, and the cost of each of those would be very different. Mr. Bivins said there are a couple of things he is uncomfortable with, the first being that when the development area was drawn, it would have been helpful if the entire community that sits on Running Deer was not included. He said that whatever the back property lines were, they would have remained in the rural part of the community. He said that what he believes is happening is that there is a master plan that is trying to mash together two different philosophies of housing. Mr. Bivins said that the second point is that he struggles with the kind of road system where there is one cul-de-sac, two cul-de-sacs, and the people in the front of the property are never going to have any sort of opportunity to engage with the people in the back of the property because there is no sense of community or of interconnectivity—and that was the piece discussed regarding interconnected streets and the transportation network. He said that aside from that, the current plan does not feel like a community to him, and it is his responsibility to question whether he should support this change when it feels like it is not meeting some neighborhood principles. He said that for him, this is a key part of what neighborhood means, and the way it is set up on this particular plan doesn't feel as if there is a neighborhood being created. He said that he believes they would be creating a bunch of one acre lots with houses on them, but he does not feel like a community is being created. Mr. Bivins said that the other area of question for him is the two areas of green space. He said that one of those areas has been identified as a pocket park, and he agreed with the previously raised concern that it is being filled with picnic tables and grills, which felt odd to him. He said that given that these are one -acre lots, he would expect that there would be all the various grills that one could possibly have in the neighborhood and all the various types of picnic tables one could have throughout the backyards of these houses. He said he was having a hard time understanding why that would become a placement of just those few items, a gathering place for all the neighborhood people. He said that was another reason why he was backing away from saying yes to this project. Mr. Bivins said it would be really helpful if applicants would provide the side bit on one piece of paper, as the current setup was hard to see and keep organized. He asked why there can't be different housing types in this development. He asked why there always had to be the same types of housing on those one -acre lots and why one or two acres together hosting townhouses couldn't be an option. He said that with one -acre properties, there should be more options than just one house in the center of the property repeated. He said he was hoping to see the options, and since he didn't see that it is another reason, he struggled to support the project. He said that he would like to see more variety, a better use of the pocket park, and a group of houses that run up to a cul-de-sac but then don't turn right into a cul-de-sac. He said he would have expected to see something that is inviting for people to come and live, but as part of a community. Mr. Randolph said he believes Mr. Bivins was thinking of Eco Village, which this Planning Commission approved, with a European model of trying to utilize as little acreage for the actual 12 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 housing and leave the rest as open space. He said that would have been completely consistent with what the neighborhood was looking for, what the master plan is looking for, and what this body was looking for. Mr. Bivins thanked Mr. Randolph for encouraging that memory. Mr. Bailey said that he agreed that having more interconnectivity without the cul-de-sacs would be possible for more consistent Neighborhood Model principles, but he did not think that all of the Neighborhood Model principles were applicable. He said that with the density in and around this, he did not have issue with the R1 zoning. He said the group had already discussed the required connection to Running Deer Drive, and the only outstanding piece is the larger transportation and language inserted into the Village of Rivanna Master Plan, around the improvements required. He said that as he recalled, several of those improvements may not be possible, but it is important to him to be able to provide clear guidance to the applicant and to be consistent with the planning. Mr. Bailey said the only other piece that wasn't addressed was education. He said that his recollection of that from the staff report was that the middle school and high school would be at capacity, but the elementary school would be over capacity. He said one thing that wasn't very clear was if that was at the proposed 80 units or with by -right development, or whether it would apply to both. Ms. Firehock said that she wanted to reflect briefly on Mr. Bivins' comments regarding neighborhood connectivity. She said she realized that at a certain point, the developer was trying to get enough units to make this a viable project economically, and they have dropped and dropped the density. She said that in looking at this site, it could provide a number of pedestrian corridors between those long blocks of cul-de-sacs, and it could also host a trail network through the buffer, depending on how steep it is. She said it seems that an inviting, walkable community could be created where people could traverse and visit friends using "green alleys." She said this would go to the Board of Supervisors regardless of the Commission's decision, but she wanted to provide that additional guidance to the applicant. Ms. Nedostup said she would need to go back to the schools to provide the response about whether or not the elementary school would be over capacity with the by -right scenario or this rezoning. She said the capacity was being reviewed now, and she knows there was a concern from the schools with this application, but she would circle back to the Commission with the specifics of what that meant in terms of capacity at Stone -Robinson Elementary. Mr. Bivins said that by the time the project would be awarded, if awarded, the whole school system could change again. He said the numbers being considered and projected now were being done without knowledge of what the various pieces coming online over the next two to three years might be. He said that there had been conversations that the census was down from what was expected, and there are some things that are still in flux. Ms. Firehock asked if it was the expectation that all of the people buying and building houses on one -acre lots would all send kids to public school. She said she felt these houses would be expensive, and she did not feel that everyone living there would send their children through the public school system. Mr. Bivins acknowledged that comment 13 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 Mr. Keller stated that Mr. Bailey has challenged the Commission to be more specific in this third round, but he is not sure he is ready to go there. He said that Ms. Nedostup talked about places she would need to go to get more information. He said they all knew what the issues were and what the vast majority of the public comment has been about: congestion and traffic. Mr. Keller said there are two forces going —the question of what an ideal density and development form for this parcel is on the edge of the development area, and if that is agreed upon, whether that number of units would still be too high in terms of impacts on the existing situation. He said that none of them has an answer, and the applicant has tried valiantly to come back with alternatives. He stated that he empathizes with Mr. Bailey but also does not have an answer. He said he is disinclined towards the proposal as well. Ms. Nedostup said she had prepared some motions and would share them to the screen. Mr. Bivins asked if Mr. Herrick is looking to come forward. Mr. Randolph moved for denial of ZMA202100004 Breezy Hill for the reasons stated in the staff report and the reasons stated by the Planning Commission this evening. Mr. Keller seconded the motion. Mr. Bailey confirmed the denial was based on the listed items in the staff report. Mr. Bivins confirmed this but said it was also based on the conversation by the Planning Commission during this meeting as a group. The vote to deny failed unanimously (0-6). Mr. Carrazana and Ms. More were absent. Mr. Bivins noted that the next step is to go to the Supervisors Mr. Herrick clarified that his understanding is that a "no" vote on a motion to recommend denial means that the denial is rejected, and that the Planning Commission had rejected denial. He said that at this point if there is another motion, the motion to recommend denial had failed. Mr. Bivins asked if there were another motion. Mr. Clayborne moved to recommend approval of ZMA20210004 Breezy Hill with conditions as recommended in the staff report, based on the favorable factors presented and discussed. Mr. Bailey said that he was questioning the possibility or process for an amendment to add some of the conditions from the conversation around the Neighborhood Model principles and connected streets. He said in the past, staff has made recommendations to address some of the unfavorable factors, asking if that was captured in the recommendation or needed to be more formal. Mr. Bivins asked if the recommendation would include the conditions around connectivity, the amenity space, and those talked about tonight to improve the project. Mr. Herrick said that to the extent that the Commission wants to make additional conditions, the motion should be specific on those conditions. He said that Commissioners can suggest conditions to the other motion if Mr. Clayborne wished to amend his original motion to include those conditions, but it is up to Mr. Clayborne as the original mover. Mr. Clayborne said he is fine with that but is struggling with how to make it concise. He said the group has talked about a lot of items. 14 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 Ms. Firehock suggested to add to this motion that the applicant include defined and improved amenities space to include recreational facilities, and also that the plan be amended to include a trail network through the buffer and to connect the cul-de-sac streets allowing a comprehensive trail network throughout the development. In that way, she said, the group did not tell the applicant exactly where it should go, as he would need to work out the topography. Mr. Clayborne said he agreed with that verbiage and accepted the amendment. Mr. Keller asked to see the favorable and unfavorable list to confirm that everything has been covered. Ms. Nedostup displayed the list of favorable factors from the staff report. Mr. Bivins said if anyone on the Commission does not want to proceed, they needed to unmute themselves and say "no." Ms. Nedostup then showed the unfavorable factors. Mr. Bivins said this was the area the conversation was about, particularly with numbers two and five. Ms. Nedostup displayed the motions and said the first two were included in the staff report. She confirmed that the Commission wanted to include number three, identifying an amenity space to include recreational space. She said the next item is to revise a trail network through the buffer and connect the cul-de-sacs to create a comprehensive trail network. Mr. Bivins said that is what Ms. Firehock added and Mr. Clayborne accepted. Mr. Keller said that as much as he has been a proponent for connectivity, he still feels that the Running Deer neighborhood in particular is getting the short end of the stick. He emphasized that he would like to not see the full vehicular connection there but hoped that over time, the two neighborhoods would see the benefit of the vehicular connection that they don't see now. He said that needs to be pointed out and predates the agreement in the County that led to the development in the area separate from the rural areas. He said that residents feel there needs to be a rural area protection built into this, and he needs to provide his support. Mr. Bivins asked how that can be done Ms. Firehock asked Mr. Rapp before this meeting if it would be possible to have something such as bollards that could be taken down in the need to provide emergency services, but that it would not be a vehicular connection. She said it was her understanding that bollards would not be acceptable, but that it needed to be a full -on road connection, and she does not understand why. She said if a person buys a lot in the back of this development, then that person is acknowledging that there is a long drive to get out to Route 250. She said that in case of an emergency, there would be an additional exit that could easily be opened by rescue crews or fire crews to let people out —for example, if a storm came and the damage blocked the other entrances. She said she would like to push again on that option, as she has seen it done in other places. 15 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 Mr. Rapp said he has seen that done before but not on VDOT-maintained roads. He said he has only observed this in city environments where they maintain their own roads, and because of that, he would defer to Adam Moore as to what might be acceptable to VDOT in terms of removable bollards for these types of emergency access roads. Mr. Moore responded that if the road is maintained by VDOT, it has to be kept open to all members of the public all of the time. Mr. Bivins asked what the name of the system used is. Mr. Moore responded it is called SSAR, state regulations governing the acceptance of secondary streets into the state -maintained system for maintenance. Mr. Herrick said that the County's own subdivision ordinance, specifically section 14-409(B), requires that all public streets within a subdivision be extended and constructed to the abutting property lines to provide vehicular and pedestrian interconnections to future development. He said that the County's own subdivision ordinance requires that now, though there is an allowance for exceptions, and interconnection is not only consistent with the planning practices but also part of the subdivision ordinance. Mr. Bivins thanked Mr. Herrick for that contribution. Mr. Keller said he realizes they are trying to modernize their thinking both in the County and in the Commonwealth, but he has been all over the world where there are retractable bollards. He said that while it would be an expense to the developer, retractable bollards are key to fire departments and safety officials, who have access at "the push of a button" through apps on their phone and can open them. He said this is one of those cases where the regulations need to have an ability for an exception. Mr. Bivins said that was assuming that was part of the discussion to get the revised motion made, and Mr. Clayborne confirmed the amendment worked for him regarding the points made prior to the Running Deer discussion. Mr. Bailey seconded the motion. Mr. Bivins said there have been a series of discussions around Running Deer, and this is a piece of information they need to push to the Board of Supervisors. He said the County has their own subdivision ordinances, and then there is the Commonwealth that says this is a public street and needs to have connectivity there —and he is not sure how this body didn't reconcile those two pieces. Mr. Keller said the Commission has a commitment to the rural areas and said that while this is really complex for the Commission because it is in the development area right on the edge of the rural area, this area has traditionally been rural and is on the edge. He encouraged others to join him in voting against this motion. Ms. Firehock said she was wondering if it could be a private street, or if it had to be two public road VDOT-approved entrances. She said that if its only purpose is for emergency and it was private, then it could have bollards, and she asked if that was out of the question. 16 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 Ms. Nedostup said that the private street requirement in the subdivision ordinance is that a private street not connect to public streets. Mr. Bivins said that would eliminate that possibly suggested. Ms. Firehock acknowledged this. Mr. Bivins said there is a motion before them that has been properly seconded and asked if there were any additional points to be discussed. Hearing none, he asked for the vote to be called. The motion carried 4-2, with Mr. Randolph and Mr. Keller opposing. Mr. Bivins said the motion carried with advice, with counsel, and with modification that could be shared with Mr. Armstrong. He said the Commission had also done some things to ask the Board to give serious consideration to whether the development zoning needed to be reconsidered. He said the other piece that needs to be addressed is how to not impose a radical change on the surrounding community. He said those are the things the Commission is pushing forward in the narrative to the Board. Mr. Bivins offered his thanks and suggestions to reach out to Ms. Nedostup for the details of the recommendations to Mr. Armstrong. Mr. Armstrong thanked Mr. Bivins and said he could do those things. Committee Reports There were none. Old/New Business Mr. Bivins said that this particular project has a number of elements for which he felt Mr. Rapp should be involved when the Commission considers the comprehensive plan. He asked what the reality is of the traffic situation on all of these projects, when sometimes the traffic is not going to change for decades but the projects need to move forward. He asked how the Commission balances between emerging developments and existing communities and how it can be done in a way that works for the characteristics of the two communities. Mr. Bivins emphasized that the bigger concern is to settle on the difference between net and gross density. He asked how they could inform applicants bringing projects to the Commission to ensure there a realized and actual clarity. He said these are issues the Commission has wrestled with for a while, and this particular project has had a number of those issues. Ms. Firehock said that she appreciates Mr. Bivins bringing up those points and would like to add onto that. She said that as they look at these growth areas and connectivity in the future, the Commission should be more mindful of not dumping the second connections into small rural neighborhoods. She said the connection to Running Deer Drive was in the master plan, and she did not like that plan nor the idea. She said she knows that the group just approved it, but she would like to be more mindful to the existing neighborhoods and how they juxtapose growth areas. 17 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 Mr. Keller said that he agreed with Ms. Firehock and said he feels the Commission also needs to reflect on Mr. Bailey's earlier points. He said that when they have a project that keeps trying and is coming back in three different ways, he feels that staff and Commissioners need to agree on what that "sweet point" is. He said he did not feel that they got there tonight. He said that he hoped Mr. Rapp and staff could help them think of points and get closer. Mr. Keller commented that hopefully they didn't have too many projects like this right on an edge that create these kinds of issues, but he is aware that as they face more development, they would likely face more of them. Mr. Keller stated that this also raises the issue of rural DUD. He said there seems to be a movement away from that because historically, that was the kind of curvilinear, cul-de-sac kind of development —as Mr. Randolph had said earlier regarding the different housing types where there could still be a great deal of open space. Mr. Keller said that perhaps the Commission needed to ask staff to take a few minutes and look at how something like that might apply. He said if they do see an uptick as post-COVID demographic information continues to emerge, there may be more pressure to develop in rural areas that are not far from smaller population centers like Charlottesville. Mr. Keller commented that there was an important MPO Tech meeting earlier in the day and he wanted to call the group's attention to it. He said the agenda can be downloaded to get the specifics, but he reported they did move on four Smart Scale projects recommended by staff. He stated that there was a lot of discussion about several projects on the list, and that would continue with MPO. He said as the group knows, there would be City and County and Planning District Smart Scale projects. Mr. Keller said they also discussed electric vehicles in light of the efforts in the County Building parking lot. He said a draft report was presented on the electric vehicles. He said he did not think it got into detail, or that it was maybe as current as what is happening and being done today, but it was a good start and worth a quick review. Mr. Keller said one thing he found interesting is that in Indiana, there is an experiment being done by Purdue University, in conjunction with a German firm, on a section of highway to see if there is a way to charge cars as they're driving along. He said that this alludes to the future direction of infrastructure for electric charging stations and shows that the technology is moving along quickly. He said that while this may be pre-COVID information, hybrid vehicles have a smaller carbon footprint than electric vehicles in terms of where the charges are coming from. Adjournment At 8:30 p.m., the Commission adjourned to August 3, 2021, Albemarle County Planning Commission meeting, 6:00 p.m. via electronic meeting. Charles Rapp, Director of Planning Approved by Planning Commission Date: 08/24/2021 18 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 Initials: CSS (Recorded and transcribed by Carolyn S. Shaffer, Clerk to Planning Commission & Planning Boards and transcribed by Golden Transcription Services) 19 ALBEMARLE COUNTY PLANNING COMMISSION FINAL MINUTES -July 20, 2021 DEVELOPER SOUTHERN DEVELOPMENT CHARLIE ARMSTRONG 142 SOUTH PANTOPS DRIVE CHARLOTTESVILLE, VIRGINIA 22911 PROPOSED R1 DEVELOPMENT STANDARDS PER THE R-1 DEVELOPMENT STANDARDS IN THE ALBEMARLE COUNTY ZONING ORDINANCE. EXPECTED NUMBER OF DWELLING UNITS: 80 APPROXIMATE AREA SUMMARY APPROXIMATE TOTAL BREEZY HILL AREA: 75.6 Ac. 100% APPROXIMATE AREA IN LOTS: 46.3Ac. m 61% APPROXIMATE AREA IN RIGHT-OF-WAY: 7.2 Ac. t 10% APPROXIMATE AREA IN GREEN SPACE': 22.1 Ac. t 29% *GREEN SPACE INCLUDES STREAM BUFFER, FLOODPLAIN, PRESERVED STEEP SLOPES, OPEN SPACE, RECREATION AREAS SUCH AS POCKET PARKS AND TRAILS STORMWATER MANAGEMENT NARRATIVE THREE ONSITE PONDS ARE PROPOSED FOR SWM. NOT LESS THAN 75% OF THE WATER QUALITY REQUIREMENT SHALL BE ACCOMPLISHED ON SITE. ADDITIONAL BMP FACILITIES MAY BE REQUIRED BASED ON FINAL GRADING AND ENGINEERING. NO ADDITIONAL BMP FACILITIES SHALL BE CONSTRUCTED WITHIN THE DESIGNATED STREAM BUFFER. STORMWATER CONVEYANCE CHANNELS MAY BE CONSTRUCTED AND IMPROVED WITH THE BUFFER AS NECESSARY TO COMPLY WITH WATER QUANTITY REQUIREMENTS. PROPOSED STREET SPECIFICATIONS PROPOSED STREETS ARE TO BE PUBLIC STREETS DESIGNED TO MEET VDOT SPECIFICATIONS. PROPOSED TRAIL SPECIFICATIONS PRIMITIVE TRAILS ARE TO BE CONSTRUCTED TO THE ALBEMARLE COUNTY DESIGN STANDARDS MANUAL CLASS B-TYPE 1, PRIMITIVE NATURE TRAILS STANDARDS. • SURFACE: EARTH • MIN. WIDTH: ENOUGH TO MARK LOCATION • DESIGN ALIGNMENT: 20% MAXIMUM GRADE (THIS IS A MINIMUM IMPACT NATURE TRAIL) • OTHER DESIGN CONSIDERATIONS: TRAIL BREAKS TO PREVENT EROSION, WITH FOOT BRIDGES OVER MAJOR OBSTACLES. PEDESTRIAN PATHWAY IS TO BE CONSTRUCTED TO THE ALBEMARLE COUNTY DESIGN STANDARDS MANUAL CLASS A -TYPE 1, LOW MAINTENANCE, PEDESTRIAN PATH • SURFACE: 2" ASPHALT OVER 4" AGGREGATE BASE • MIN. WIDTH: 5' SURFACE • DESIGN ALIGNMENT: 10% MAXIMUM LONGITUDINAL GRADE, 2% MAXIMUM CROSS -GRADE • OTHER DESIGN CONSIDERATIONS: DRAINAGE DESIGN AS FOR A PUBLIC ROAD MULTI -USE TRAILS ARE TO BE CONSTRUCTED TO THE ALBEMARLE COUNTY DESIGN STANDARDS MANUAL CLASS A -TYPE 2, LOW MAINTENANCE, MULTI -USE, SHARED USE PATH. • SURFACE: 2" ASPHALT OVER 6" AGGREGATE BASE • MIN. WIDTH: 10' SURFACE AND 2' CLEARED SHOULDERS • DESIGN ALIGNMENT: GRADES TO BE ADA ACCESSIBLE. • OTHER DESIGN CONSIDERATIONS: DRAINAGE DESIGN AS FOR A PUBLIC ROAD PROPOSED DEVELOPMENT STANDARDS LOTS SHALL NOT ENCROACH INTO THE STREAM BUFFER OR PRESERVED SLOPE AREAS. SECONDARY VEHICULAR ACCESS POINT AT RUNNING DEER DRIVE IS TO BE INSTALLED PRIOR TO THE ISSUANCE OF THE 31ST BUILDING PERMIT. THE VEHICULAR ACCESS AT RUNNING DEER DRIVE SHALL BE EMERGENCY ACCESS ONLY UNLESS A FULL VEHICULAR CONNECTION IS REQUIRED BY VDOT. TWO LAYERS OF EROSION AND SEDIMENT CONTROL MEASURES SHALL BE PROVIDED WHERE DEVELOPMENT ABUTS STREAM BUFFERS. NO GRADING AND EROSION CONTROL MEASURES SHALL ENCROACH INTO THE STREAM BUFFER EXCEPT FOR THE CONSTRUCTION AND/OR IMPROVEMENT OF STORMWATER CONVEYANCE CHANNELS THAT MAY BE REQUIRED TO COMPLY WITH WATER QUALITY REQUIREMENTS. ALL CONSTRUCTION TRAFFIC SHALL ENTER/EXIT THE SITE THROUGH THE MAIN ENTRANCE ON ROUTE 250 AND WILL NOT BE PERMITTED TO USE THE ENTRANCE AT RUNNING DEER DRIVE. STREET TREES WILL BE PLACED ALONG ALL INTERIOR ROADWAYS AND ALONG ROUTE 250 FRONTAGE. POCKET PARK SHALL CONTAIN PICNIC SHELTER WITH TABLES AND GRILLING FACILITIES. TOT LOT DEVELOPMENT STANDARDS ONE TOT LOT OF AT LEAST 2,000 SQ FT SHALL BE PROVIDED AND SHALL CONTAIN, AT A MINIMUM, ELEMENTS WHICH PROVIDES AN AMENITY EQUIVALENT TO A) ONCE CLIMBING APPARATUS, B) ONE OBSTACLE, C) ONE SLIDE, D) ONE SWING (TWO SEATS), AND E) TWO BENCHES. SUBSTITUTIONS OF EQUIPMENT OR FACILITIES MAY BE APPROVED BY THE DIRECTOR OF PLANNING AND COMMUNITY DEVELOPMENT, PROVIDED THEY OFFER A RECREATIONAL AMENITY EQUIVALENT TO THE FACILITIES LISTED ABOVE. 5 CONCRETE 1.0' SIDEWALK * THE VEHICULAR ACCESS AT RUNNING DEER DRIVE SHALL EMERGENCY ACCESS ONLY UNLESS A FULL VEHICULAR CONNECTION IS REQUIRED BY VDOT. IF THE FULL ACCESS CONNECTION IS INDICATED, THE ROAD CROSS SECTION WILL BE CURB AND GUTTER TO MATCH THE REST OF THE STREETS WITHIN THE DEVELOPMENT. VOOT ST'O CG-6 6' 2 PLANTING STRIP 0.5' TYPICAL SECTION N.T.S. 10.5' TRAVEL LANE 50' R-O-W I 10.5' TRAVEL LANE 0 2��6' PLANTING 0.5' STRIP ADJACENT PARCEL INFORMATION 08000-00-00-05600 09400-00-00-00700 GIULIANO, GORDON R MILLS, AUDREY HEARNS ETAL OR JULIANNE M JACKSON C/O KAREN ANDERSON 3817 RICHMOND RD 1401 VINE STREET KESWICK VA, 22947 CHARLOTTESVILLE VA, 22902 PRESENT USE: RESIDENTIAL PRESENT USE: RESIDENTIAL 08000-00-00-056AO 09400-00-00-007AO DEVALL, ROGER R & DOROTHY V DEVALL HAWKINS, CLARENCE M TRUSTEES OF DEVALL LIVING TRUST & BEATRICE 24 BROUGHAM RD 1474 RUNNING DEER DR PALMYRA VA, 22963-2713 KESWICK VA, 22947 PRESENT USE: RESIDENTIAL PRESENT USE: RESIDENTIAL 08000-00-00-056A1 09400-00-00-007BO GOODE, TOBY L OR JOAN P HAWKINS, LARRY R 301 MEADE AVE 1474 RUNNING DEER DRIVE CHARLOTTESVILLE VA, 22902 KESWICK VA, 22947 PRESENT USE: RESIDENTIAL PRESENT USE: RESIDENTIAL 08000-00-00-056BO 09400-00-00-008CO MEANS, G NEIL & SUSAN L ROARK HAWKINS, CLARENCE M TRUSTEES OF SUSAN L ROARK TRUST OR BEATRICE B 3815 RICHMOND RD 1404 RUNNING DEER DR KESWICK VA, 22947 KESWICK VA, 22947 PRESENT USE: VACANT / AGRICULTURAL PRESENT USE: RESIDENTIAL 09400-00-00-008DO 08000-00-00-06300 KUNDZINS, JOHN L & MARY R MILLER, FLORENCE EST 1450 RUNNING DEER DRIVE C/O ALEXANDRA BURRUSS KESWICK VA, 22947 1940 OLIVER CREEK PRESENT USE: RESIDENTIAL TROY VA, 22974 09400 00 00-008E0 PRESENT USE: VACANT EWERS, PATRICIA A 08000-00-00-WAO 1454 RUNNING DEER DRIVE THOMAS, WILLIE C OR RUBY S KESWICK VA, 22947 829 HARRIS RD PRESENT USE: RESIDENTIAL CHARLOTTESVILLE VA, 22902-6468 09400 00-008F0 PRESENT USE: VACANT WASHINGTON, ALICE BOYD 08000-00-00-WBO 1458 RUNNING DEER DR MILLS, CURTIS V OR JOYCE KESWICK VA, 22947 4028 RICHMOND ROAD PRESENT USE: RESIDENTIAL KESWICK VA, 22947 09400 00 00-046A1 PRESENT USE: RESIDENTIAL KIRBY, RONALD LEE & 08000-00-00-06400 DEANNA DEHOOGE KIRBY, TRUSTEES ANDERSON, WILLIE C & BETTY E 1385 RUNNING DEER DR ANDERSON CO -TRUSTEES OF KESWICK VA, 22947 THE ANDERSON LIVING TRUST PRESENT USE: RESIDENTIAL 503 VICTORIA WAY FRIENDSWOOD TX, 77546-4959 09400-00-00-046A2 PRESENT USE: VACANT KIRBY, WILLIAM MONTY, VICKI KELLI BRYANT & JASON KIRBY, TRS 08000-00-00-WAO 1435 RUNNING DEER DR THOMAS, ANTOINETTE R KESWICK VA, 22947 OR WALLACE C PRESENT USE: RESIDENTIAL 829 HARRIS RD CHARLOTTESVILLE VA, 22902 09400-00-00-04700 PRESENT USE: RESIDENTIAL CARTER, KENDALL A OR TANYA Y 08000-00-00-06500 1304 RUNNING DEER DR ANDERSON, OLIVER KESWICK VA, 22947 3206 BROOKLAWN TERRACE PRESENT USE: RESIDENTIAL CHEW CHASE MD, 20815 PRESENT USE: RESIDENTIAL 09400-00-00-047AO CARTER, TANJA Y 093A4-00-00-OOOJO" OR KENDALL A GLENMORE COMMUNITY 1340 RUNNING DEER DR ASSOCIATION INC KESWICK VA, 22947 P O BOX 93 PRESENT USE: RESIDENTIAL CHARLOTTESVILLE VA, 22906 PRESENT USE: GLENMORE 09400-00 0-0 0 04800 SECTION Q2 OPEN SPACE KIMCO LC 1510 EAST HIGH ST 093A4-00-S5-00OH5' CHARLOTTESVILLE VA, 22902 PIEDMONT NEIGHBORHOODS LP PRESENT USE: RESIDENTIAL 11710 PLAZA AMERICA DRIVE STE 1100 RESTON VA, 20190 09400-00-00-048AO PRESENT USE: GLENMORE KIMCO LC SECTION S5 RESIDUE & OPEN SPACE 1510 EAST HIGH ST CHARLOTTESVILLE VA, 22902 09400-00-00-00300 PRESENT USE: VACANT MEANS, G NEIL & SUSAN L ROARK TRUSTEES OF SUSAN L ROARK TRUST 09400-00-00-049BO 3815 RICHMOND RD WILLINGHAM, PAMELA KESWICK VA, 22947 1360 RUNNING DEER DR PRESENT USE: VACANT KESWICK VA, 22947 PRESENT USE: RESIDENTIAL 09400-00-00-00400 MEANS, G NEIL & SUSAN L ROARK 09400-000-00-00D-049C0 TRUSTEES OF SUSAN L ROARK TRUST PO RGIL F OR SHIRLEY C 3815 RD ASSET PROTECTION TRUST KESWICK KESWICK VVAA, 22299 , 47 1400 RUNNING DEER DRIVE PRESENT USE: RESIDENTIAL KESWICK VA, 22947 PRESENT USE: RESIDENTIAL ' PARCELS 093A4-00-00-0OOJO AND 093A4-00-S5-000H5 ARE ZONED PRD. ALL OTHER PARCELS ARE ZONED RA. OWNER INFORMATION 09400-00-00-OOI AO 09400-00-00-00800 CARROLL CREEK PROPERTIES LLC BREEZY HILL AT KESWICK, LLC 1145 TIMBER LN 1145 TIMBER LN BOULDER CO, 80304 BOULDER CO, 80304 PRESENT USE: VACANT PRESENT USE: VACANT 09400-00-00-00500 09400-00-00-008A0 CARROLL CREEK PROPERTIES LLC BREEZY HILL AT KESWICK LLC 1145 TIMBER LN 1145 TIMBER LN BOULDER CO, 80304 BOULDER CO, 80304 PRESENT USE: VACANT PRESENT USE: RESIDENTIAL 09400-00-00-00600 CARROLL CREEK PROPERTIES LLC 7145 TIMBER LN BOULDER CO, 80304 PRESENT USE: RESIDENTIAL ' ALL PARCELS ARE ZONED RA. SHEET INDEX SHEET 1 ------ COVER SHEET SHEET 2 ------ EXISTING CONDITIONS 5 CONCRETE SHEET 3 ------ GENERAL DEVELOPMENT PLAN SIDEWALK 1.0' SHEET 4 ------ CONCEPTUAL LAYOUT PLAN SHEET 5 ------ CONCEPTUAL MASS GRADING PLAN U F- w 5 ' U) o U -° Z z � OO(o �Y> 2 J 1-rn g a Lu c� T �4 Q OU U 1.w 0FD �o � w UQ �Q U ZO � L7 ° > �.j CD w o Mil w LL Z � O N W o aCE N � � U w w Q Z J > O � d _ 0 fU) O w a ) o Fri w U)Q rn= rn U z 0 a o: V 0 0 y O z J FFF��..YII a z z z F- OF O O a N � w z z z a 0 0 0 0 d a a 0 0 0 0 0 0 0 0 H, I Q Z_ U z Q DJ J Ir a- Q w a 00 w=Q� U o O N z U W o `>~ W U C> ''1 O z W ~ U U_ z�� H N m ° N J w O U DESIGNED BY: NM/AG DRAWN BY: AG CHECKED BY: OF DATE: MARCH 12 2021 SCALE: AS SHOWN JOB: 19.0742 FILE: 487 SHEEP: 1 OF 5 Q:\RGA\TMPROJ\487-BREEZY HILL\2018 REZONING PLAN\2021 REZONING PLAN.DWG 711"-� / I / \ / \ / / �/ / fN \ 1 I . x I \ �' X \ (���� _�_� I 1\ \ \C / O3 �m I . �. �.' . �. �.:.: � � : : :\ A `� \1 . 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DATE DESCRIPTION 01 05-12-21 PER COUNTY COMMENTS 02 07-21-21 PER COUNTY COMMENTS 03 08-05-21 ADD OPEN SPACE TO TRAILS LI I I I I I ROUDABUSH, GALE & ASSOC., INC. A HHUHtStiIUNAL UUHHUHAIIUN SERVING VIRGINIA SINCE 1956 PHYSICAL MAILING 999 SECOND ST. SE. 435 MERCHANT WALK SQ., SUITE 300-159 CHARLOTTESVILLE, VA 22902 CHARLOTTESVILLE, VA 22902 PHONE434-977-0205 WWW.ROUDABUSH.COM • . .. .. .. ..\.. .. .. .. .. . - I / / /' / / / \ \ \ \ ,. •\ `\ .\ I I I \ `\ \ \\ \ \\ + + /, / � ------ ...... \.. ................... , ,- i � -' '.'I I ' ,' / / / / ' \ \ `-- \ \ \ \ I I I \ \ \ \ \ \ \ \ \\ \`\\\\\ \ // ., `\ \ \ \ --- // ... > ...\ .. ... '..' ,/ /, / /, / I ` ..1 TMP %-49A / _ ", / / / __ \ _ \ , I ( I I \ \ TW-80-�7' I I 1 1 1\ \ \ \ \\ __ ----- / �'.............I.. / __- / ? ..... `__ -./� / / ,/' \ \ 1\ 1\ \--_ _ \\ \\. I I I I I \ \ \\ \ /\ /' .. .. .. .. .. . .. ...... ` y, / /' ' ' / // / /___ ....... .. .. .. .. ,' ///'' / 1 I/ / / / , \ \\\\`\ __ __� / I FI I1 I I''1 \ - _ ____ - - / .... .. ...... .....�... // /y/,' '/�/ /,' / / .1 \ , /' / I I -/ / / , //' \ I I \ \ \ \ \ 1 _ / / 1•I '\ \\ \\ \ _ _ - // / y,. ., .p .I..'.'. ... .. .I .. .. ' '/ / ,,,/, -,,"-- $ _ / , // _ / / , I \ - --___ \ \ \ \ \ _ - _----- / I I \ - / / '/.. / /.��� ........ ........:., -__' / , -// 1 ( -\ / I , 11 - / / •I .\ \ Y • \ _ - - . ✓............... .. ./ .........1....•..�......:.'•, . ..,.. / / // / ' l' / / ,/' ,- \ / /// I I / I i I \ `\\\`\`\\\`\\ \ \------' / /: �`\ \\' - "TMP 8 �59 - -'-- /---f .. /.....j_-_-- - �// /' / / 1/ I I / N ... ... .'.` \ ,i ? / ,' / I I / /1 I I I \ `--- -- \\ \ \ \ -_--- / . I ♦ \ \'------- -� ___' / /: :✓. ^�•.. ... /.P / / I I 1 I / I ,/ I \ \ \ \ \ \ \ \ / I - _ \ / / '�.' .. \ ... .. `\�' /, / __ / i ) i IJ/ i 11 I �� \ / / / { \ \\ l\, A% ✓ -- / .. .. 1 s /. .\ I I I / I I I i \ \ .. .. \ �/'/ / / / / - --- `- \ \ \ \ \ \ \ /. / I\ r O 1 - - �. .. .. .. , \ / { .d. 1 I I 1 I I / ' \\ ` \. .:.1 - /''/ / /i' / /' /' /' / / _ - \ \\ \ \ \ \ \� / • / \\ ` y \'� \ __140"STREAM / ..... /. \ y!/ ../1.I� 1 I I // / .. ...:. ' '' / ' . / ` / - - \` \ \ \ -- \ \ . ' BUFFER�/ , ..... /..,/ I_' :'�f :I. ` / .I I I I I ' \ / / \ ` \ \ _TMP-B0=57 ---- /_ //// - - - \ 1 I. I.. .. - , ,� / / / / / / / / \ 1 / / / \\ / \`\ \ \\ 1 I / i / % \\1000 .. ... / /'/ / / /v/. - \�. ` ` x� { .'.i I / / I I I / I / / / , J \ III 11. / � __-____ \ ..�� ✓ / /// //' \ \ \ \ 1' 1 1 I / / / I I I .. \ / / / / I / 1 I I -____ , \- _ � I I / / l - / / / .", / / l 1 - - / _- \ \ `\ \ I .,.�••►� '.. ... i '/i // �•I/ / -__ \ .\\ \ \ ';.. \ I II / I \ / / / l / I I / I I / / / ' / .r//i. .\ \ / / \ \ \ / , / \ \ 1 �I I \ I I / \ ' _-_''_- ' /' /'/ /' / v1I j �- --'" / l ` \\.... .. 'r /i/. ,i r \\ \\...\\\\\\\.1\ \ 1\ \\ \ \ \\ / / _ / / / / I \ / / / / / / \ 1 / I I I f / I / / \ / 1 / / / \ / / / / \ /., � / d• / / ` \ \ \ 11)\ \ 1\ \ I / / I I I l I I / / { l I / / \\_ _ / / y / / / /// l . ♦ \ \ /., / // '// '/�/ \ \ \ . . \' \ }}}I.I.I.I.I.I. , / , I I I / / / / - / ,' / / ,/ ,, ,' •`. .�-'.- '0y `\ \ ////// !/• / , / , `\ \ \ \ \ `\ \\ \ I'.. ' I I I 1 1 I I / / l / 1 r / / / , / / // - / / / TMP 80-56B ' ^�' .. \,i♦ > \ .. .. ///!/ / / , �%'// / / / \ \ \ \ \ .. < \ A.. \ ` \ \ \ \ .. 1 1 1 1 -'' l l I / / / / ' ��-- �- /' i /, /'//'' /' / / /,_ \ , -y4_ • ... \\ .�\., ... / / '/ '/ / /// ' / / \ \ \' \ \ \ \ • \ \ \. \ \ \ \ �MP180-48 1 I / \ --- / / ---' \ I I / / 1 1 1 1 /' \/ // / { // / / / ' / ' / , / / / / / ... .... .. ,I I .. , i / / / \ \�\ \ \. \ \... \ .. / \ \ .... , / ,-____ /,' / / / / ,' , ' .r .. ..... ... `' y.�/,/ f, i.,/�/,'/ �y/� / \ \ \ �\ \ .\. \ \ \.\. \. \ \ \ \ \ / '\ / y / \ .. .. II. r_i/ I I I It-'' // '/ ''/' \� % / i i % / /--- / / /--- / / / / . /• / .. 6 / 4'MP Y� 3 \. \ \ \ ' - �Z,-,�-, �' / / LSE-. _-- �_ . , ' / i \ \ .... \ .. I. L . { I ( I , 1 I I / / 1 / / / /' / / / / ,' , — — — — , / , / ... ...... ��Q�.(11 L - - \ f 'r / \ \ .. I / I — — / /'' / '/ - ^I / / / ' i ' ' ''/ ' ' / / ,/ ,/ ,- \ /... lay-R.- -��'." '/, - _ \'� '../ ✓ �/ /' \ `` \\' \. +.. \ �' `\ \ \ \` -_-_ \ \ '1 I ..I.� I I l I ,/ , , , l l , / , , �' ' , / ____--_ - / /, , v� .. ... .. .. - - - r .'I-. .`1-1--.-- m i 1 .I..I I 1 / I AMP 80- y ,.. .. ...... /'.s��- /i-. > _?� \ ✓\ 1 \ 1 / \ \ �.\\.\F \\ \. \\ \ \ \.'. \ I, I l / / - �-80-5 '�.. /� � l� .. \� ..... '!" »-ter /� \ \ I BIQFILTE �' \ N.\. %\ '\..� .\ 11 \.E' 1 . F\N. \ SWEA \ /, / , ' l I \I l /' \_� ' /, ' / / ' ' ,' - ij/' ' .... \ j - _ ^. / - '-�-- '\/ l \ \ \ I\ l i \ \ .\ \ \. \ \ \ ` :: - f - �' APDR X. 00 YEAR \ \ \ \ ` `' ` 612.0 S �' r.\\ !' } ; ; /' , ' / , ; ; r _ ✓ / /; : L, III /. ' ,, - - ft00 PAIN \ \\\ \ IVIULI I -USE TI[/11L \% `, \ \ `\'.:� - \ r \. I ... \ \ \ \ \ \\ i / I I l l I / /' /' / /'' ' / l - / '/� / / ✓ / / A / //'✓✓. -__,-_ ,36;' ____- _ \ \\ \ \ \ \ \ TMP 86-6381 f '_ \� \ ., J .\\' w . 1\ \ / — - ` r \, \\'� \ \\ \\ /,, I I I l I I I I \- /' ,/ //,' ,/ ,' // / // / j ., Q%' I n.... ..... I /.'j ,' /i JP 80-56A1 / _� \\\ \\\ \\\ \ \ >' ` 1' I .. \f. ;� \ ----- / / l I I _ ' , , '' - ' / / • \ \ OrD'1' I 1 \ \ f , 1 1 - ' \\ \\ \ \\ \ \ \ \ ` \ � I\` \ \ \ ' 1 I ' / I / / / / /• ' �j SPACE I I \ \ / Th�P'80 5fiA \ J� ` '`\ �\ \ 1 --- - r•11 \\ `.\ \• I -_ \\ \ \ \\\ \.' \ \ \ � / / / , / I , / / / , , / Pha"-EPTY _L-NVC , ' p l \ \ \ \ \ \ \ 1 , ' / \ \L _. __ \ \ \ v \ \. \ \ \ ..\. \ I \.I ` \ ` - / � / / / J _ ---- /' / , / , / / ALt) G CENTERLINE ... i -.L SfREfCLN- \ \ ' \ \ . \ — _ .�+ \ \ y''+ \ V. I.A. \ I\ \\ -/< / / �l i ' i / -\----- �- - - / /' / �ARROLL C�€€k /\ / - _ _ \ ; \\\`� ` \ v / 1� - - y \ \ 7MP �0-63A .- `.�\ \ \ <. J` . /' / / / ,' / FR \t' / \ / / , / \ 1 � / � \ \ � WET / ,/ ♦ \ ` \\\ ��` \ • \ l/- \ \ \ \ / `` `\ \ V \ \ .....: - ' /,/ // / l ' ,a(RP�.1 . / YEAR /' .. � ; , _ \ _ \ � ``� \ . \\ \ % / \' \`.' l \ ` \ / / 1 _------DOD PLAjN' i / _ N /----- N t (\ I \ '-� '// ,// // ,//,�\ _ ,,' - ,'/�,,/ ''' / /. r / / / ,- / � / /' I _ ',' I \ l // - \\\\� ` \`\ \ 1. `\ \, `\ \\ � • / * , / , ` / 1 "�_ �-- \ \ t. IMP 8b 64A ` \N. Y. 11 \ \ ' `---------' TMP 94-4, - \ -_---- \ --'' ------ _ \ \ �\ \ \ I / / I r / / \ / / -- / , ' , •/v` 0 ' lr � ✓ 'l► I l � / � /' \ \\ \ \ \ ` � \ \ \ \ , f � \ I � I I � I TMP 80-64 `\ \ \ \` \ 1 / / • / PJ / l / / / \ \ \ / a \ le 1 ...I I I 1 / / I __-- __-- / , ',.A '�.; ;.;� - _" I ' / / ' -_-- \ \`\ `\ \ ``_ \ \ \\ \ -_- �` \ , '.\ \\� 11 !"I/ \ \ is 1. N I I / `� -i'.. / � \� i l l / / \ \ \ \ \ \ --- \ 1 1 \ / \ \ \ \\'1� 1 \ \\ `` / I \I \I I I\ \\ \\ 1\ AMP �9"4=3_---------' --- -_ 1.- �•.. fi.. /.., / "_` -;, :. '/''%:j_ \`, I I i I i� / l I \\\. \ `\\`\ ``\\\ `\ \\ \\ �\ _ \\ II I I I I I / .\\ \ \\ \` \` \ \` I 11 SECTIONRS511 I f ! \ _ - / __-- \\ \ \ R r/•�'[/'����,/ y� _\,---' \.\I ., ,. .11� \ \ \ \ --- -- --- - _____ 2-- I '�'v - , ,'!� J/I I � ` , II I I �\\- - �+\..�\ `\ \ \ \\ ` \ \\ \ `\ II I\ \' _. *.�"` 1 \ \ \\ \\ \ \ 1 .. r \ `\ 10O' STRE-��M�" /. / . - :� /I /.' \`\ I I I I I /'�G \-- - \ \ \ ) I \ \ � I I 1 \ � .\. \ .. /'. J,� �- SPACE ,�- _ ' /,r /' / \ \ I I l �� .\ \ \ ` \� -/ 1 \ \ IJI� 1\ \\ \ \ \_-''"BUFFER ,_"y' I .�� / ., , \., / yr, - / / \ \ \ 1 1 I I 1 I / / / "--_________ \\ ��\� / / ` \ \ \\ \ 1 ���` \ \ \\ �` -__ / � r 11, \ - Q J11 v-�ti �I/10 TMAI.93A4-S5Itl \....\\ \\ // -•. �,T1 �/.,� \ /i :, -- / //-\\\\`\\ i / / "♦ --- _ �` _ \\ \\ ----- -- \�I \ / \I N �� i l I I.i \\\ \�\ \- // /. _ _ \` �' i fr%/ --/ / // //' \ `\\ \ \�\\\ 1 1\ \ I\ % / -,-- - \�\� \ OPEN ::1 \ \\\\ \ \� `\ \\ -------�-- - q !� I. ... /l \\.'.'.. \ I - • • �i' ../...... \�1 / / / A / / I ' ----' / \ \ `\ \ \� \ 1 \ \ \ j / �__ _ `\ \\\ 'SPACE \ `\ `\ \\ \ \ \ - \ ``� \ \ ` // 1 I / .'.'./ \t � / / , .. / \ \\\\\\\\ \ / l / ly / I I I j / // / \\ `\ \\ \ ` `' \ I II / / '/♦ - --- \ \ r I I \ \ -"- _________\ \ \\`� _ \\\\ I � �.. . 1 / /. 'X �� APPRk3)C. 100 YEAR \ I I \ \ 1 \ 1 \, _ \\ `\ \ / \ 1 • \ ' • .. Ya r. / ... 1 \V 1 1 I 1 \ \ \ \ I I / - _ \ \ \\ 1 \ 1 O /' \ \ Y �/, I �• I'• i'O FLOAOPLAIN & LIMITS 1 .� I i 1 \ 1\ \ \ \ ♦� \ 1 I \,\ i `\ ,' i i' I` %. �_ `/ ' i OF E'ONSERVATION AREA •I I I Iv v v 1 V v v I p - v A \ \ \ ` \ \ \ \ TMP 80-65 n \ \ \ 1 I � \ \ \ \ / \ v / . / 1 / / ` 1 . : \ r \ . ... O.- l .(. ' _ - / i1 , I \ \ `\ ` \ \ \ \ \ - \ J I \ \ 1 I _-------- \ \ \ \ I 'v / \ / ` \� Q l / / \\ \. i I \ \ y, \ \\ \ \ .I \ I I i ,I / ♦ I\ \ \ \ / \ \\ / \ \ \ \ / O \/ /' �'`� .\ I ��--`-' "-� - -I �,\C1�' ':,:' / \\\\\1• \,\\ \\\\\\\`\;.r ,w_r •_ \ \ I` �.N I.�R ;BL�lI` '� \`,��\�11 \ \ _--''/�f \I \ / _ `\ \ \ \ .\ \ \ I / ---- \ \ \ \------' �� / �' •t� , . , � OMNECiiOW ` ♦ \ - / I I I / \ \ \ \\ r^ \ ---- Nlk 5/ I� r} r� G' > '"`1\ / is �' \ \ \ \\ \\ \` \\ \ \ \ ♦ / / ' i I - - ♦ \ \ \\ `\ `\ I i rMP 9s7'-48 / \ / �` , n/I / \�\ ` - / , ram,%,-_ _ �\ \\\' \ \�\\ \ \ \ \ ---- , /' * I II V -- \ \ \ \ \ /' / / / / /-' ,' ... . , OPEN \-, ,;';', _ , - ,\1 \ \ \ \ ' \\ \\ \ \ \ // ♦ IAITER}BLOCK ` l I II-/ l -- _ ' A / SPACE 2 / / \ \ \ \ \ \ \ \ \ \ f % CONNECT\ 01�\ ♦ g l / / - TMP 9a 4Z / / / / I I I I I / I \ / * APPROX. LIMIT / - I l l __ / / i /' / ✓'.-.i �/ //-100 Sfi�EAM / / 1 \ I \ \�\ \ \\ \ \\ \ \ \ \\ \ \ `\ \ \ `\ \� I / ' `\ i I `\ _ i i r r ' /' / \ \\ `\ / / > I ! tMP '. _' BUFf�-- -- _ / I 111 I \\ I\ I I\ \ ::\ \ \\`\\ ` \\ \ \ \ \ ♦11 OF\BLOCK (TYP.) / ,---- i ; / / / / / \\ / / / 93A4-H '° /. _=- -� '_- - - / I \\ 11 I ♦ \ ',` _ \ \ \ `\ \ \ \ I I I / -- i // f 8 X 17 �( O \ // , . �-- --' '' - ,' I �� \ \\ \\ \ LJ\� V'\� r �. �J \ \ _♦ \ _ ��-\ I `\ \ \ \ -' / - /' y/ f �MP \94-47A �<G� i I ...%•' . '' f. _ �._: _ '�� J '� -- i • *__ - / `\\` `\VfL1Y \ \ \ \ \ \ \ , \ _ - -- I / \ \ / / / , \ \ IO r GLENMORE {/ % ✓' yr-_� rTa �$: 3__`. �`` - �% -•--------- ♦ / `'- C\ 's� \ `\ \ \ \ \ _-\ I I \ ��" l : ..!✓, ''i'"�: � ______ ''-`` - - _-' ---- ---- / / / /' /'/ `\ � � \ \ \ \\ \\ ` - \ 1 ` `\ `\ `\ \ ` ♦ - _ \ I I I I I \ - SECTION S3 ! ✓,I %%% - ___-'' ; - ----- --- /------- / \ \ \ ,\ .\ `\ . \ \ `---- - I I ,' \ �-r ) it it ///., ..i, .%� /'/// ,' //,,,� ----- _-- _ _ ___ ___ ___<_ \\\ \ \\\ ` \ \\ \ \\ �� - -- --- > \ \ \\ \\ \\ \�\ `\ _--__ - 11 / l l /,:r'r' , ' ' , / // / v v � -- _,- � vv V`\V , / - -1---> , / AV A 1 y / / - _ 1 I /I /l/i.p / / / / / / /- �♦ v )/ / ) / . I vvvv A I I I i / v , / / / / / i TMP 93A4-H2 I � I/ ,; i I / 1 / 'I ' I / _yam �� / ' //' // '/ -94 ------ J W YIYC: --- --- / ` ---- * \\\\\III\Il li I i 1 -/' /'------': -- �� 7 7MP-J4_Z---- ( / \/ \ PARK \\ 1■"G� // / _ \ 1 L 1 1 \ ! I / Eta. i i �� \ \ \\ \ \\ \\\\ 11 \ / _------ / - - - _ - \ \ ♦ I / / - ----- • VAVIIA1111 I/ ` V' v11 � A A A A A V A V 1 A I' I 1 II, I I \ \ \ _ _ , ` \ ` -- � \.� _ -- Y \ J \\ \\ \\\ \\ \ \ `\ \ \ `\ \\ \ \ EX. SAN. SEWER \ I I'11111T 'i.11 i I i i j i 11\ \\ \`�' ----- _- -- \\\\ \ F S STR -- ------------- i \ \ \ \ 6 20 ESM' T. \ 11 \.)'/.,,�ll .II - _, — - \J \\ I\ \ 0�-jNG� jP,- - 1 ' \/ \ \ \ `\`\ \\ \ \\ T 4-8C ,(� P. .'II 1I .I'�1 I I I' I II I\ \ -- --' __ - - - - / / -- \ \\ \\ \ \\ \\ I I /' ,'�B 5 ""YL` -D- - - - -_ -"- lI \ \\ • \ \\ \\ \`\ \`\ ! S III \ -� \ \ \ \ I S� AV�_ \ \ GLENMORE / II/ . rLI01'll I \ \ ------��\ __ \ \ \ \ 42 PC, SS ----' \ \1 \ \\ `\ / -(4� �/ ///:�f{.0J11I1\\ \ - -- _ - \ \ \ \ \ \ \ \ \ I/ , --e� - __---- \ 1 \ \ \ SECTION S1 / //" ( u \ \ - - _ /' \ him � \ /' A \ I / / i / / \\`\ ,? TMP 94-45 / / I_ _ 11 \ /'jQ/- lIP TMF� 94-4fA A I VV i I 1 / /�'�t- — v v TMP" / / I\ I /G>� i i \ \� — — TMP 94T49B =4&A- T�1P �94 49C \� / _____ \ i:__ \ LEGEND / I. ' /' i. ."1 \ \\\\ - �� �� -- -__ - %... \\ \ \ \\ I 9 7 7A I -----) \ \ - - - _-- \ I \ \ )) TMP 94 1 - - 1 I- / J U 1.'... .. ..I' .. \' \.\.\.rj, \ \ \ \ _____-_ - / - -^ - _ I \ \ ` \ I j 11� l- - O�1 ' I - I. .. \.q)\ .'.1.'.\..\.'. \ \ \ \ \ \ '..' .. (.'. .\ . __ _ _ / ' ' _ - --_1 \ I\ 11\ II II I\ I I , / / \ � ...\ 1 r 1; 1 `\\ \ \ \ \� -'- - - - - - - / , � - - / \ \ \ \ 1 � NF,q TMP 94_ 8E----- / - I I \'.' \ \ \ \ \ \ \ I l S 1" /� 1 .FULL ORVDOT'S DIISCRE71ONESS AT / \ \.. 1...1. �\..\ �. \ \\ \\ `\ TMP 93A4-J T 7�-7 ` F -'-- T J` 1.. I \ \ \ \\ \ \ HIV I ..'.' 1 \ \ \ 1 / I N MP ' r / 4 I \ \ - ___ - _ / /' / / / � \ `, � \^\yy;;`\ \ \ 1\ \ \ 1 II I _- ---- __ _ / / .y/ l \ �.�`` \\, 1 `- _ //'' /I / / / ??T'" =\�- \`\\\ \ \ \ \ \\ \\ ITM�I 94-9 II 11 i --''' / / - - __4clo 1 \ - __ - - �. {' - w I / / / _ -- _ `\ `\ \ \\ \ \ 1 I / \ �' TMP 94 46A2 ---- / / ��/ /% / \ '�•\�� \ \'T /','' / / - \`\ 11 \ -/ I I, i / - - --- 1 \`\\\\\\ \\ \ `\\ \ \�, 1\ \\ 11\ Iy/ TMP �J4-BD/ \ /// / _ - _- ---- // /,, TMP 93A4-J �:. J >/./✓ f�:�. — — — - ,_ ,\ - - \ J/ / --- \ �(\\Fj ////',l,✓,»y/. -_ _� �_ ` _____-_\ \`\ `\ `\ \\- _`\ \ `\`. \\ ` I\ I\ __- - \ \\ ``\ \` `\\` \` \ i i N / J C � . /t✓ ' /!'/ Y. // _ - ;-,� -�\ / ,�\ \ \ \I - - _ TMP �4 �� / __ `\ _- - \\ `1\_ \ \ / / \\Q� / / - \ /.10 / \\ 3 .\`\:: / / / / -__" \ / \ \ /I // /' --- --- - THP�94r51 `\ \ \\ / / \ / % - ` . _\� : I / ' ' __ '- , II I /fMP �4-12A--- _ _ _ _ - - � / / / `( l / \ \ \ S I11 GLENMORE // ;' : / // --- _ _ _ -_ ,''" // / /' // ; \ \ �/ \ SECTION 02 TMP 93A4-J \ \ z / / / / --- ` /�� / / / // /V / � / / r / �. / \ / \� . "/ ,' ��_, -'< / / / / / /' TMP'94- ,A3 -./ / / \\ \\ \\ y / \ .---- — j / / �% � \ \ \ N \ EX. SAN. SEWER \ I --- -- \ // % /' `,/ / / / i % / /'`\\ \ \ / / I \\� \ 6 20' ESM'T. \ I / \ // / / ///-,--- /l \ -\ - y \ I TMP 94-57 ( / / i / // -� \' �,`, '/ - - / / \ I / - - �- / \ \\\ / ) / ____� I \ G\ �_ /an GLENMORE SECTION 02 GLENMORE EX. SAN. SEWER SECTION 02 6 20' ESM'T. / I t'I \ I I III ( - I SCALE 1"=150' 150 0 150 300 SCALE IN FEET STEEP SLOPES (MANAGED) STEEP SLOPES (PRESERVED) 100' STREAM BUFFER FflSTORMWATER MANAGEMENT FACILITY El GREEN SPACE 4 _ • VEHICLE CONNECTION `( .... MULTI -USE PATH o`)oPRIMITIVE TRAIL t_ - - FUTURE CONNECTION — PEDESTRIAN PATHWAY BLOCK USE SIZE BLOCK 1 SINGLE-FAMILY DETACHED 15.3 AC BLOCK 2 SINGLE-FAMILY DETACHED 15.7 AC BLOCK 3 SINGLE-FAMILY DETACHED 21.9 AC BLOCK 4 SINGLE-FAMILY DETACHED 22.7 AC • BLOCK SIZES AND BOUNDARIES ARE APPROXIMATE AND MAY VARY BY UP TO 15% • BLOCK AREAS INCLUDE ADJACENT OPEN SPACE • LOTS WILL NOT ENCROACH INTO THE STREAM BUFFER OR PRESERVED SLOPE AREAS. A m UCD o m W rn o U 0Z z � Oo(o �_Y> 2 J V) Q rn ;�!Q Lid g3:� _ Ir Qi Oo ¢U) m y W ` 8 0 fn Ir O D W °a na °r JZ vU Zo I 3: O\Q / N W U' o ? W W) o / N T o aW N� N W Q Z J > O U U =i - J 'U) 0 a O W �/ 0U0 Fri W rn W = rn U Z O Il U 0 W 0 Oz p5 J P4 a Z w Z I- o 2 2 1)a o o U U U O a w W Z Z w a U 0 0 z = 0 0 d a a +y N N N N .--I V Q .--I N O 0 0 0 z o 0 0 �j Z O z '_ W J .J E t1 Q a � = w a. 2i = J W a z w U 0 � a oN�� U W 0 w O Q zW0� O� co o z W N J � W IE O O DESIGNED BY: NM/AG DRAWN BY: AG 'CHECKED BY: DF DATE: MARCH 12 2021 SCALE: AS SHOWN JOB: 19.0742 FILE: 487 SHEET: 3 OF 5 O:\RGA\TMPROJ\487-BREEZY HILL\2018 REZONING PLAN12021 Bubble PIan.DWG ROW 80-�7 v/.v O APPPDX.-,J0d\ YEA\ ,-----' . , \ \ - .001 ' FL_OODP+ O� -- ---- $0-57A -- \ \ -o �LFo BIOFILTER RT. l ! l / l / /�'' ,-------- /' / - " / TMP 80-56B / \ 250 MULTI- \I l / i i /' / i i / /' /'' ----\- / / / // / / /' /• r. r .. T��\' ' '/ \\ \\ TMP 80-63 \ PATH A w i I l l l , / , , // / /// _-___- / /' ,3 ` ... i �YT+ ...ter ',/ , - ... 1,• '.. '®/ / ' \ ` ... .. \\ \ \ \-- S U , 7MP 80 /' / / / / \. / ' J RIVANNAEVILLAGE MASTER PLAN w w / TMP BO-56 / f \ CONNECTIONS �( -\ a u�i \ I ' / -' FUTURE CONNECTIONS PER : z Iw FILTER MEDIA ; RIVANNAVILLAGE&WIERPLAN / s �- w , , ...; . / % MULTI -USE TRAIL vzz, I-_ a \ ; / //' / / 1../ a ` \--- APP 0X. AR. \ t --- \- / < ©4� ;.:f -- / / ——�O_O_DP\TMP BOr6381 / / •`� / /' TMP 80-56A1 l •' / ,' /' / i'' / _ '\ ,, �, '... I • ' PPOPERTY LAVE AL(1NG CENTERLINE ♦ / ��JJ / ��V �r9e A / \�� y avvv`v''w CROSS SECTION A -A' — �— _ _ / ,' ,',' /' / /\� c\ �� �F \ > raP 8o-63A \\ \ \ / '' , CARROLL CR€€k Fp O /�j A vA v v< \ (NOT TO SCALE) / --------- ARP9OX. '106 YEA ,_' i' p �P ti \ `�/• or \ / �`.. \., / \�.. F. 5r GOALS FOR STORMWATER MANAGEMENT FACILITY ADJACENT TO ROUTE 250: • ATTRACTIVE ,, - _ -' / / opti / \ ' / .' :. C o I / .-90 �\�`a I `TMP 8/b-64A • NATIVE PLANTS / / ,' / ;......;.: s '�✓j7 \ • INTEGRATED INTO THE NATURAL LANDSCAPE --- TMP 94-4,A' / / .. y%..... o• \ � ��� TMP 80-64 V vv METHODS TO ATTAIN GOALS: --- •.�, 1 � r ti' / . ; A\ • USE NATIVE SPECIES IN A VARIETY OF PLANT TYPES (GRASSES, PERENNIALS, SHRUBS AND TREES) — - .,. •rw • INTEGRATE THE STORMWATER MANAGEMENT LANDSCAPING INTO THE STREET TREE "r =T ` __ :`. / \ / \ %< PLANTINGS, WITH THE FENCING AND TRAIL = - / • MIMIC NATURAL SYSTEMS USING THE GUIDELINES IN THE DEQ VIRGINIA STORMWATER MANAGEMENT BEST MANAGEMENT PRACTICES CLEARINGHOUSE DESIGN .G. / \ 10 \ \.• i�, \ \ \ \\ / SPECIFICATIONS — / / \ 1 ya �� TMP 93A4 55 H5 -65 I 1�i �' •'i \—/ y Gi OX. 100 YEAR / 10 /' C:\� FLOODPLAIN L - , �O LIMITS OF 99 / ;. \ I.��O� CONSERVATION AREA 100 ' STREAM - - / / / TMP 94-45 BUFFER ' / , ,'TMP 94-48 \ --- / / TMP 94'47 Imp / 93A4 M/ / -TMP 34-47A ; GLENMOPE TOT / -PRIV. ACCESS — — \\ TMF 94-4�A \ l \ \ LOT / \ SM'T FOR TMP 9448 AND 9448A • i \ \ TMP" ,TMP 9/ -vv4�98 4-49_ TMP�C = T 3A4-H2 POCKET 1MP J4_Z/ l / / — — PARK vvAvv vv \ 11,I IIIv ! \ --- v EX.3 SAN 20,. T. R v v ��� Vv'� zslAlps - I g LEGEND I' I i I v tf1 \ / A NGgFsspF__ O' T -BC I \\ LENMORE / I I ilk 100 STREAM BUFFER SECTION Sl \ v \ ' I \ / \ \ \\ TMP 94� -- •� I / F / l ------ vfir \ v I / / _ / __ I � _"- /--------__-__----uV(� , � - / ' STEEP SLOPES (PRESERVED) \ \ I1 HEgRNS _ TMP 94-8E _ _ FULL OR EMERGENCY ACCESS AT FDDOaPLAIN \ ---- __ \ \ \ 91v - DISCRETION OFALBEMARLE / v - v v vv ---- g/_7 \ 11 P 4TF�NF — — _,---- TMP 94-45A1 11 TMP 93A4-J \ COUNTY RVDOT STORMWATER MANAGEMENT FACILITY Q .. _ i _ _ I TMP 94 46A2 TMP -- vv v A v \\ TMP -8D /-' / / - ,� GREEN SPACE TMP 93A4-J- !// ' /---------- \ \ PEDESTRIAN PATHWAY .J.///// V�✓G ...y%% �././, ✓.X��� ///-__-___- - ! \ � � � � /��\ \ \\\` - ___--___ \ \ \\ � \\ / /__ \ �\ \ lam_- \\ �\ \\ `\ \\\ / / / --\ / � � �....... :'� � �'� s �\ \��\; ; 1 ', / / / -,_- \ ,'' ,' / 11 / // Lam/ �5/ __------- - -'" _-_-'" T11�1P'94fi51 \\ / PRIMITIVE TRAIL /. .... ®\\ \ \ \ 11 I / --- \ / / 1 l 1 / IMP �`J4-1 �f1 = ' // / _ II \ /' \ I N\ ----'' - ,-_% / /------- --- ""- / / /� f .... MULTI -USE PATH GLENMOPE S \ I SECTION 02 TMP 93A4-J \ / / / / / ---- `-�'�= / / //,' / i \ LOTS SHALL NOT ENCROACH INTO THE STREAM BUFFER OR \ '// �_� ,< // / / TMP-94-46�3 \ PRESERVED SLOPE AREAS. 5 .. EX. SAN. SEWER \ / \ / ` / / ; \ j SECONDARY VEHICULAR ACCESS POINT AT RUNNING DEER DRIVE IS TO 20' ESM'T. TMP 94-57 EMERGENCY ACCESS ONLY UNLESS A FULL VEHICULAR CONNECTION IS BE INSTALLED PRIOR TO THE ISSUANCE OF THE 31ST BUILDING PERMIT. THE VEHICULAR ACCESS AT RUNNING DEER DRIVE SHALL BE \ / / ( / / / _ _ �= / \ �, � _ � \ I / \/ — _ �__� , / \ \ ,\ ,, REQUIRED BY VDOT. \ OPLAYERS OF EROSION AND ROV SEDIMENT CONTROL D D WHEREE DEVELOPMENTABUTS STREAM BUFFERS. BESHALL _ — NO GRADING AND EROSION CONTROL MEASURES SHALL ENCROACH O / _ _ I \ INTO THE STREAM BUFFER EXCEPT FOR THE CONSTRUCTION AND/OR GLENMOPE S IMPROVEMENT OF STORMWATER CONVEYANCE CHANNELS THAT MAY BE X. SAN. SEWER REQUIRED TO COMPLY WITH WATER QUALITY REQUIREMENTS. \ SECTION 02 6 20' ESM'T. SCALE 1"=150' / 150 0 150 300 ALL CONSTRUCTION TRAFFIC SHALL ENTER/EXIT THE SITE THROUGH GLENMOPE \ {n THE MAIN ENTRANCE ON ROUTE 250 AND WILL NOT BE PERMITTED TO SECTION 02 \ \ I I I I y\ \ SCALE IN FEET USE THE ENTRANCE AT RUNNING DEER DRIVE. A rn U 6 7 m p w ' U 0 U -° z z° O N O o � Y> 2 J Q0) g<L U T J = OU Qu' m y w `8 0 W Ir O D J zZ_ v U C Q L7 ° -> _j N O ^I 1: w Z � r 0 N W O d W N V w w Q Z > O U d J = 'w O/ o w W a o OJ w mQ rn= rn U z 0 a R v 0 w a 0 oZ J IFF•��.••411 z w W F o o E 2 2 w v o o a w z z w a 000 o 0 d a a F- N N N H N QQ .--I N m O O O O o 0 0 z g z (� W z > CD W P-� �JQ w o � J W = Q o U 0 � oNz U w 0 rs U E, z w o o mo W J E� Ci. Z O p DESIGNED BY: NM/AG DRAWN BY: AG 'CHECKED BY: DF DATE: MARCH 12 2021 SCALE: AS SHOWN JOB: 19.0742 FILE: 487 SHEET: 4 OF 5 Q:\RGA\TMPR0J\487-13REEZY HILL\2018 REZONING PLAN\Lot Lavout-Kimco.DWG / ` .\ .. ' , ` --- -\\ \ \ \ \\ \ / 1 _ \ \ \ `\ \` I\ \ \ \ / \ \\ \ \ : �1 \ \ \ \ _ /' / / 1 / .. // , / / / ,/' _-- / TMP QO-49A /' /' i i \\ / ( \\ \ \ TMM� 80-5J' i \i I 1 \ \\\\'i \ \ \ \` -----' / 1 / ..... / / / ,_.. .. .. .. \ l I /' —, / I \ 1 l \_ \ \ \ , I I 1 I 1.p I\� \ \ \\ -- --- - / /. �' .I .. ...'..\..... ... /' /'i'' ''/''',/ -- -// /--- / / , .'.. \ /' / \ / I 1 — / / /' ' I \ _ \ ___ �, / I \ \ -\ ....... ..,.. ...... ......... // / / / '/'/' , S....I..I. I..I..I. .. - \ /' /-" //� / /' _/ 1 / / / ,' 1 `\ --- --- ` -------' // I I 1 \ \ _ — i ,/ 11. 1 /.'.'.'.'.i�.i'.'....... ... \i / / // / / / / , / / \I. TMP ��9" / \ ' / / ,/ ,/ I I / 1\ — \\ \\ \ \\ / ,/ // I t l\. T -- _-___ // / ... i ..� \ ,',. / I I I I I I I /' \\ \lp `%�' / / / _ I I I I I _ I — _ \ \ \ — / 1• \ \ _ — -- / .. .. _ 'v 7 I I I , \ --- ----- O J _ / - \ I I 1 I / \\ , \ . ..I I `\' / / :, / //' //, ,' i / 1 - 1 \ -'--\ / \ \���_ \ \ ,' / r - , \ \�-----AW STREAM / / .. / r: / / I I '\ I I , I 1 I / /' / / / / /-- - Od\ _' --- ' _ - \ \ / BUFFER / `r°/r fi \ �i i I / - -----' APPROX `� A _ .. / r y \\I 1 1 / J11 ...I.I.I. .'� / ///'/ ' / ' / /' ' , r1 / `\ \\ \ \ \ ' // / _--_` \ \ — _ _ \ - /' / / \ \/----------' ....I. ./ ffr/� I", ;7 / — `, � / r I I I 1 I I / / / / / / / I / FLOODPLA ' O k \ _ \ _ _ . \ _ TMP BO-57A -- / : ,/// f / \ \ \ \ 1 \ I i/ /' // % l / \ ---- \\ I I / / ------- / / / � \ /—_---------*0 ` ,,�, - .'.✓'/, f /'- --- \ \ \ \ \x I _I. 1I .I 111 I / / i .. .. / —/ --- - ..... .. /.. r / „ _ / _ \ / `\ / /ii//.,/ ' `,\.\ \\\\\I 1 1 1 I / / I / / I I — — / , — — / / / ,' i / '�\ � `\\\ \\�.. \ r.'. ' ... .... ... i�i�///%i!' // f' '' `\ \ \\\ �, ,\ \\ + I; ;.1 I II 1 i' / I 1 1 .,., .,.\ I , / I % 1 I , / \ l I , / / , / / ,' , ,/ / / I I / ,'7 \ ` ,"_, .. ... / .. /y / ', /./' / / // \ \� \ \ 4 \ I 1 1' 1 1 1 \\ \ \ � 1 \ / / / / / �\ \ <\ / / / / \ \ 1 \ \ \ 1 `1 1 \ I I \ / I / I l I I 1 / 1 / l / --/ // , /r / / , / i/ I , --' / \ - ♦ � \ ? ., ''/ / , 'r'!',/ / f' / `\ \ \.,. \4\ ..\1. \ 1\ ` 1 / / // \ / I I I f / 1 / / , \ l 1 , / / / f / / \ \ '/' /! ' i / / \ \ 1, Y \ `Y� .. i I I I I l J l - / / , // l -- ♦ _ .. " / / r, \ (� \ \ 1 \ I I./ 1 11 I I / I i / / I / / / / \-__' / /,� / /' /' /' /' /' ' I _ \`\ �, �..T \` ... i //'f/. //,,,/' / / ` `\ \ \\. \\`\ \ \\ \ �'. I / / / / TMP 80-56B f / / / \ \ \ \ \\ \ \ \' '�. \ \ \\ '� I / / / / / / \ y /' / / \ \ \ \ \ \ \ \ I 1 / r / / / , , / / / \ \ \ / / / f t.'.'N1 I 1 I[MP180--!4B 1 1 I / / \ / / / / / / / /'---------'' i J/ /, // ,/ ,/ /f/ , / / / i .. - \ \ \ ,:Y/, '.,',/'/ /, , / // / \\ \\\\.'.\ \. \.\� \ 'A \` \ f \ \ \\ `. I11..E r_// // I I I \_'' // ' '- I / / i i i / ——� // , // / / , / '/ / / .. - \ \�\ !'/ r , / / \ \\\ \ t \ \ / / /'' I / / / / / // , / /' f , , I , / / / / \ - \ \ \ \ \ \ \ ... ..\ III...I I ..1. I I I , ,' / I I ' r / / ,' /' / --- -- ' / / / ✓ •, .. X - - i.. - - / /, ! - \ /..'. J' / , /, / / \/ i / \ \ \�. \. �\ \'. \\\ t..\ ..\.. \.. \\ m \ ... F I . L . � ----- I l / / / / -dMP 80 66 / / / \...... �, _ _-- — // /. , — \ \ \ / /' �I, \ \... >.' \' \�, \\ .\. ♦ \ \ — . I I .. i'..'1\ 1 1 1 \ / , l l I l , / / ,� ,, /' _--- -- % .T '80 5,6 / /'... / ....... .. � — __ - _.._�/ / ,r—, . �./ \ - �� \ \ \ \ 11 I / `\ \ \ <�.>. \ \ \ \' \ \,". \ / ice\ �/ N " _ '/' - , `_t \ \ \ \. \.. \ e \ pppp / / I / , ,, T \ BIOFILTER / \ \ \ E VN. SEWER \ , / l )\I I / / \--'- , /, / , / , P' Y ... �' I \ \ \ I \. \ w �\ \ _ I \ '1 ` \ \ \ -, , / 1 I I / ' ,' /, / ' ' / '- X —/ \ / .., .. .. .% / a=a.. r - .+; ._►..-__ ___ / , \ \ \ \ \\ \\ \ \ \\ v ,` \:, �.\�, �.'.\'\,`\.. \ .� ` ___ \ \, . \ ..i..� - , I / ' ,/' , ' / / / - --- / 'ti\ \ M LTI USE TRAIL \ `" \ \ \i -, ` .. '\ 1:'.l.'.')'.'.\ \\ \ Y !' l I I l / / / / , , / 1- i../ ,1 .... .'.y .r. , i�.. / i �r"-__-''-_ -' �p \\ I ♦ \\ \\ \\ \ I I \____ \� ..y`\ ` `\ ..\. \ ..'\\. \ \ .\..\.I `\ / ////"' ,' I I l 1 / / /' f' / , ,/ //' /' .. .... / ', .w. ' / \_ APP-R(Nt. 100 YErY�-'__ `� ♦ I \ \ \ \ \ \ \`. \ -.♦- y \ \ / / I ! I / , / - ' ...... f ! ' ,. / ,' �� — LO_O - AIN--- ., `\ \ \\ TMP 80\-63BI / - \\ y, i \\ \ I \ \ \\. \\..t \ - ' / ,'I I I I I I I I I / / / I l . aMP 80-56A1 / - \` \ \ \\ \ I ' , `a i . ... \\..\.,\ \ \ \ ' . I I I I I I \__ , / , /,/ ,'/ -\ / /- ,.,.f. .�1 1..1%I 1 , / ) I — ___-_ ` \\ . \ \ \ \ �. \ \ .\.'.'- ,\ �- / l I I 1 I I / ' / '' -- / // -! '. .. , .. 7_ \ I . 1 I ,lip' '/ _ \\ \\ \ \\ \ \ \\ \ \\ \ \\� - - \ \ I .. I \ \ 4 �. - - ' / // 1 I 1 I_ / f , -- - , - l /. ..f / 1 I \ \ �\y- \ 1 I / — T 80 d�+A _ _ \ \ `� \ \ I \ 1 \I:.:\ \\i\ - \ \ / / //, / -_-/ I 1 ----- , / / /' ,/ ,''/ / / ' / , ' r / /... , / ,� _ ---,.\\ © 1`I \ / , ' _ \ \ \ \_\ \ \L 11E\ \ \ II - -✓ \ `� . F\: t \.' \ . /"t. - I / / / / / /' / PRkkERTY NVC / ' '.'../ \ \ \ 1 , - --_ `\ \ ♦♦ \/ \ , .. `.\ \ . 0:1. J / / ATtrNG CENTERLINE -L ' 31REA `SPACE\ \ e� .\ rB I \ a ,, . \\ - '/! /i/ — \---��',''''!' / /' ,.EARROLL C-09f //\ :':'.'.' // F '/--� \\ \\\ v ;' 0�� �4.—\ .\\\ ,^ \\ \ lF \\ 7MP �0-63A \.\...\..�.� x \ f .. \.. -- i - 4 \ \ i - `` FF�� /' \ \.'. \ \ / / 'F,L' E(PLA 4q F r r f \ -' 38'\\\ \ \ t \ / ` ` -,',', /, /,/ / /' - ', �' / / i'. ..'nO Off` /� /' ''- --/,', ' / I 1 / / 5 w \ \ \\\`\ \\ , \ \\\\`\ \ \ I \ / \ \ \ \ .I I \ // //' ,'/ ,/ / / /' -___-/,/',' ,'' , // /.'.; // _i.' Oti �� / / i / i / / i�r �� ` \ '/' \\ \ \ _'` -,i \\\ \\ `\\\ t \ 4 1 II yMP 8N-64AI \\ \ `\ `'.(.'Y' III - \ ��\ 11.. �... I.. �\ / / I / ,/'// --_�--____''TMP 9"4-4,/'- /-- /\,/''/ ,' '✓ - ., /, /: e, l , // ,/ / 9 -/ I/ \ \\\\ \\\ \ ______ `\\ `\ \\\^� / \ \\ I I I I ,/ / \\`. \`\\,. / / O R / \ \ \ \ \ O \ I I "1 \ \ / r r , ' ::::� - \ I TMP 80-64 \ / / I / ' / ' / ,'� / / / / / \ \ \ \ \ / , \ I __� III \I . I \ I, .I� % ' % I I / \ \ -/ i ,'-' ,'' \ /' — _ — / ., ' /�,, l l / / / /' /\\ \ \ \\ \ `.11 \ ` \\------------ 3sa,�'\` �6'z- , \\\ l 11 1 1 /' `\ \\ \ ``'". I - ' t I l / - - ' / 1. ' ` -p' , , m� I / , , . \ \_ \ \ \ \ \ r \ o \ ICJ- \ / fMP Y}4=3 _ - \ \ � \ In \ \ . \ \\ I \ \ I GLENMORE 111. 1 li :: ! 1 1 \ \ \ — _ — — — — — .. ,.�­ � i / .'.. y : ' m m o / o ^ \ . `\ \ \ 38E / \ \ \ \ SECTION S5i- .:':I r• .. ----. '/ / - `ter - -- \/ \ lq� \ \ \ \ _-___ - __-'' - - i i �L '/ ` N I 1 \ `\ \ \ \\\`\ ` \+ 1 1 11 III -% ` \\ `\ \\ \ ♦ j I / \ / 1 V \ I / / I Ir,'\ ,'!I, I 1 \\-_ -- \ --r - / j �i�/(. \ \\ \ \ 1 I I I , \ \ \ \ \ \ \ \ \ \ \ \ I / — \ \\ \ \ \ \ //,1`I/ \- 1 r .... 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G'.'.. . �" 1 , / / / \ ` \ I 1 1 '7/ - --' ` -,, \ ` I I \'.'.j........ .... .'\ , q ... y i.,...,. `-\ 1 / / / 1 ' ' "---' \ \ \ 1 I ' T --- \ \ \ \ \� \ / I I-' .'.i..,.\' t\ / A.PPRO' '.'�1� YEAR 11 / / `� I I... ,.. ... �F�fTODPLAIN & I I I I I / I I 1 I . \ \ \ \ \ / mm `, - / m /� / I �'.'. 1 r.. ..i. �`_ ".'.� , ' LIMITS OF 7-. I h 2 N - — / I '.r.'.'.'.'.':'.' ...: ,O \: .11 F/ / i �.'. li'' \I \ .. �'....... 1!� QOPISERVATION A / i 1 I 1 \ \ \ \ \ 6 g9 ``\ \\\ \I \ I - _-- - \\ o ^^-- 1 '.\ \ ._ r / r. , BE 1 1 1 \ \\ \ \ \ \ \ ` ` d I 1 \ 1 I I �' I / _ -- ` \ \ \ / \\ 77 / \ / ,, .\ .. - A� _ C'\ ...7. / ,/' / . --`_\ __ \. \ QO 96�'\ \ \/i368�\ � \ - --' 1 I I I p \\ \ \ `\ \ ,' /' �-. �'N. - �- 'C l I \\iI / / / /'' /' / /-// \ _ O \\ `\ I �_A \\ \\ \\ \\ __ / / / , 1 I / \ \404 \ \ \ \ -' / / \ �jji" - ' \.'.'IJ'.'. _�.. �..::'.\'!'.'.../..,.. / ' ' ' - - ` _ "� \ `\ \ \ \ — — / '// / i I I — — — \ `w \ \ \ \\ oo I / '/ , ... / / ' \-_ ` \\\ \ \\ `\ ` \\ \\ ,tee ( / -- $ 1 I .\ \ \ \ / ' ,' / / a29 / / r III l / \` \\\\\`' \ \ \ I ------ ' ` \ \Air \ ' - \ 1 tMp.� .. / - BUFF��_!__ - _ / I 1 \ \ 1 I 1-�� \ \ \ . '�°' \ \ \\ \\ \ \\ \ \\ \\ \\ \\ 1\ \ m'r i I r I \ \ \ / / 93AA H re /.rl QPEE :J — - a \ I\ \ \ �o \ro / \ i $� \ \ ) {� _ J-' / ' i \ 1 I ` Y :\ \ , \\ \\ ` `\ \ \\ \ \\ \\ \ / ,I I I I I I \\ \\ OT' `__\ i GLENMORE ✓ r y✓, \ - �!'' _- -- ---' — — _ `\�\`: \\\\`�\ \ \ \ \\ \\ \ \ y¢4` mm - \/ I 1 `\ \ .ii,J / / - .q-- —�� -'_-' - --- --- i' / / // /r' \\`\� .`� \\ `\ __`\ \ \`.\\ `\\ `\ \\ \ I ! I 1 I \`\ C�I-@N- /,� ,i�ii//< _-_-'i - \ �_ _'-' — — �6& — — — — / / - - ` `\ \\\\\ \ \ \\ \ `��\ `\\ \ ` \\ \\\ \\\ \ u, -- -// / \ 11 11 I 1 II \ b I L _ _ , \ I / / //, yir fr1!/./ , , , / , --_ _ \\—/___________________________ \\\\\, \ \ \\\I_\ \ \\. \\\ \\ \'R` -_ __-/ //1 1\ 1\ 11\ 1\\ \ \\ \\\ \\ _� \ I I /, //,/, /.'.:/// '// , /' / --- --- - --- `\\ \ \ \� \ \ \\\ \ \� w_--I, -\ \ \ \ \ \ \ 1 --- ... J ' /' ----- _ _ \\ ` \ \ �`.� �\\ \ d� N- \ \ \ \ \\ I m -- `` /lII,I/ Q. ii'' i / l /// ,/ !/ ,/ / - i v `,� x _--_� I ,I ,__; ------ -- vI ) '/ -- C 3j� / _----- n v A 1 A I �/ / ---- /./---------- --- ---__ -- - -__ -- -- TMP 93A4-H2 . I 1 + / i 'I i 11 I I Ili / II / �� i _ \ \ `\ r / / / / 11%41 // / 94 \ I..,.,.,... .I I I\\\I\\\ \ �' O 1\li 1 i i I I / / -- --'' - - 7MP 94=Z_ ------ , -_/ \ \\\ / / /I ---- \ t 1 \\\\,�' ''I ,,,I\\ II 11 1 1 /— --- `\ - __ .'I I' l \ \\ \ \\396-1 /400/ / i /' o/ / --- Z___,� __ I I I .. 11 jllj wt� y ,, ' ' y Iv,y, Avv v - - - --- - _ v / / / -- _ _ - v vI�- - -- -- v v v vvv vvv 1v 1\ vvv I I 1/ --- 66 1f V.111 A A\ I 1) 1 1 1-_------' --- --- V A - _ --__ ---- -- V A A A v V A A V 1 v II� O� II 1.1111 I F 1, 1111 11 \ I G ' \ \\ \ ,i \ \ \\ \\ \ \ \ \ \\ \\ \ \ 11 I 1, I 'I 111111 1 \ \ A_ _ \\\\, \ \ `\ S\ _ � `_ J \ \ \\ `\ \ \` ` \ ` `\ EX. SAN SE R \ r 1 Ii11 '1 I I I111 I \ .J - \\ ' �[ I' 1 1 .I I III 1 \ I `-�-------' --' \\ \J \\ \\ `\ I' \ FOR- TRIP - ------ - _ \ \ \ \ \\ \\ \ \ \ 6 20' WT. \ I{1 `'II�111'.111 1I111 \ - (f1 ,-_' _ /— \ \ \ \ 1\ I -- I/ SAS 'I \ \ \ \ \ \ \ T 4-8C II II I., I..I 11 1111 \ ---- --/ __ \ \\ \ \ �\ \ I FSS--% €A- ----,I _-- ___i II \ I \ \\ \ \\ `\ II ., 11 j'I.J 1.1'III 1111 \ \ �w --- --- `\ \ `\ `\ ' '�B c- - - - __- , \ \ \ \ I/ 1 1 1 - i \ 4�S — ----- \ LENMORE / ,I /f , / / I:; '1 I 1 I \ \ --- ,- — — - - \ \ \ I I 2 PG S ------ \ n \ I\ \ \ \ SECTION S1 / �� //F / . . I l r.i 1 I I I v \ \ _ - — — — - vv A v I 1 I / //' — —Eby —� - S vv v v \ \ \ \ 396, 2 --- - \\`1 1 /�0 — — \\ I 1 - V _ \ ` \ `-\ \ \ \ \ ` \ \ TMP 80-65 1 \ \\ \ / \ \ \ \ --� \ 4� \ I / \ ` /x/ \ `\III / - -- , I - _ / 1 \ \ I I / _ 1 ' `� \ I ; ITMP 94-48 _\ <. /----- ' TMP 9l'4Z --` / / i / I \\\\ ,? TMP 94-45 / _ \ \ ` / ' ' ' ,/' / AMP q4-47A �C, / f ,/ / / \ / (Sl / _aYY ----' /,/' / /--------- \\/ /11/\\` F �' // ,' ol \ 1QQ�I j I I \ \ �1 / / �� — \ hQ1 TMF� 94-4�A TMP"' --- TMP 941�49B /5� /' % ` — — T� ,'94-49C \ ; \\ =48A"' ✓ // / I/ / ,// / - / , r / ,/ i / / ,/ /1 \ --359 _- %" \ \ \ T 9 77A )-------1 \ I I 1 \ I_ / , / / / ! / /.' / .j 1\ `\ \ \ \ \ — — — — - -_ ' � _ . \ \ \ i 11 \ 1 /I / TMP 9 \ I I \\ _ ,<-\ 'j___ ' / / /y// /. \ \\ \\ \ \ `\ - - U ApPR@K� 100 YEAR__--- \\ \ / % //// \\ ` \\.\ \ \ \ Fb\00O LAIN _ - � '\ 1 � '7 TMP 94 8E ___- � -- --- \ \....... 1. �. \.'I \ \ \ \ \ — — — — — — — , / /- , -- — \_I \ \ \ \ I I \ \ P I!' �I� _-------- 61 / / , ' ,, / a - 1 S I- -- FULL OR EMERGENCYACCESS AT ..... I .\..\ __IM_P 93A4-J ___---- -SPACE /T 4 7 _ \ I \ arF ' F _ TMP 94�46A / g \ I I I ,, _ _ _ DISCRETION OF — �' /.... . II . ./ .. i . ii 1\ \` \\ \ ------------------ _\ ----- . % , 7 /S �,- `. \ \ ;\ \\\ \ / \\ \ 1 — — �_ _ — — = _ - COUNIYAND/ORVDOT ,'' I.P , / .1 i \. \\ \\ \\ _ - ---- ---- ' / / /1 , / -\� _ _ `\ \\`\\ ` \ \ \ \\ ITM 1 94-9 �/ - i— �%�— _-- /' /'/ _TMP 94 46A2 (� / \ \ . \ \ \\ ----- \\ i —I�i— 1/ -- - \\\\\\\ \ \ \ ' \\ }i i TMP �J4 8D //' \ // �I /' ' / . (,/ -/r; / - _Z \— \----- - \ 1 \\— I 11 I /--- ---- `__ `\ \\ \\ \ `\ `\ \\ \ \ \ I II \ // '/` \ ` / I i ----__ '/ /' i TMP 93A4-J ./i✓i. i 'ram' - \ — — \ \ I ----' \ \ \ \ \ /- / .may / r/'r l/,' - - _ _ a- 1 1 \ \ — \ I \ \ I \ _ \ \ \ \ \ \ `I- \ r — \ I / / / / / p / �^\"' :. ii/f'r r' : -!�_ _ _ \\ \ \ \\` ---_ _ \ \\ \ \ \ 1 \ I \ ` ____ — - ---- \ \ `\ \\ , \ \\ , _ / / / / / — i / 1. / �'' C7 , ,�. �'1 / d t / : �/ ' - - �� \ I j / , - \\ \\ ----_ \ \ \ `\ \ / / - \' 1, ` _ - \ \`\ \. \\ \ / //�\,\%� / j / l /' - _ III / II / .... \ _ 3�.\ \\\ 1 1 / / / i _ ,-- \ / \ \ \ /I /r / --- --- - T 94r51 \ \ \ / \ / I _ �� . \ \�\ ` ` `\ I l --'--' , — — 1 /' / MP g4-11A--' — _ — _ -- - --'' — ,_--' __ ) I / /' \ / / \\ \\ \ \ \ 1 \N\ I I I I i // _ \ /' /'� / � I l ! i ti i------� / % / / , / ,N' i \ \ \ l ... GLENMORE / / / / / , / /' --- --_ -,_ -,__ / / // \\ �J S \ 1 SECTION 02 �" \ / ,'------- >- ' -, / / / r / \ . Y/ TMP 93A4-J \ / / �` / i \ .' : / \ / \ [ //' / / /'' ------ ��_ ''<-- / / / -, / / ' TMP.94-46,A % ' i i ! \ \ / \ .---- ---- — j / i S�� \ \\ \ N \ EX. SAN. SEWER \ I ----- --�� \ // % /' /'' ` — / / / i i / \\ i /- /' 1 \ 6 20' ESM'T. "I 1 I \ / �,___ / —\ / y/ , / / / , / \ 1 \ \ � / / / / ,/ ,,-- l l / \ y� / TMP 94-57 ( / �— \ / �III'I � / � \ \\ I ____� - "FW GE , /0 / 1 I /,� �_ Q� S / GLENMORE EX. SAN. SEWER I LEGEND STEEP SLOPES (MANAGED) STEEP SLOPES (PRESERVED) CRITICAL SLOPES 100' STREAM BUFFER FflSTORMWATER MANAGEMENT FACILITY GREEN SPACE E........ MULTI -USE PATH LOTS SHALL NOT ENCROACH INTO THE STREAM BUFFER OR PRESERVED SLOPE AREAS. SECONDARY VEHICULAR ACCESS POINT AT RUNNING DEER DRIVE IS TO BE INSTALLED PRIOR TO THE ISSUANCE OF THE 31ST BUILDING PERMIT. THE VEHICULAR ACCESS AT RUNNING DEER DRIVE SHALL BE EMERGENCY ACCESS ONLY UNLESS A FULL VEHICULAR CONNECTION IS REQUIRED BY VDOT. TWO LAYERS OF EROSION AND SEDIMENT CONTROL MEASURES SHALL BE PROVIDED WHERE DEVELOPMENT ABUTS STREAM BUFFERS. NO GRADING AND EROSION CONTROL MEASURES SHALL ENCROACH INTO THE STREAM BUFFER EXCEPT FOR THE CONSTRUCTION AND/OR IMPROVEMENT OF STORMWATER CONVEYANCE CHANNELS THAT MAY BE REQUIRED TO COMPLY WITH WATER QUALITY REQUIREMENTS. SECTION 02 \\ — \ 6 20' ESM'T. SCALE 1I'=150' I ALL CONSTRUCTION TRAFFIC SHALL ENTER EXIT THE SITE THROUGH THE GLENMORE IIII, I I 150 0 150 300 MAIN ENTRANCE ON ROUTE 250 AND WILL NOT BE PERMITTED TO USE SECTION 02 \ \ I y\ THE ENTRANCE AT RUNNING DEER DRIVE. ( - I SCALE IN FEET , DESIGNED BY: NM/AG DRAWN BY: AG 'CHECKED BY: DF m U a m A H ' U/ o z ci z°N OO(o �Y> J Q� g I w U T J = Qi OLL U ZUU) m W 0co Iro � W Oa nQ °r J Z_ v U I ZF3 3: O \Q / N W0' o cn O ? W aW NN o In � N Z Q z > U U Lu U � d 75 -=!'U) a O W �/ UUO Fri w mQ rn= rn U Z O a V 0 w Q 0 z oZ 5 J m a Z w w ~ o 2 � O a 2 2 w u O O a N � W Z Z w d 0 o O z = 0 0 d a � � � w N N N Q .--I N CD O 0 0 0 z o 0 0 L — --L-) I z 0 W z '_ Q Z J.J < a Q F- = 2 c7 W Z a -i W = a Q U o 24 C7 coN� W 0 � zW0� E. Q p W MM U N W w z W i O CE O 0 U) DATE: MARCH 12 2021 SCALE: AS SHOWN JOB: 19.0742 FILE: 487 SHEET: 5 OF 5 O:\RGA\TMPROJ\487-BREEZY HILL\2018 REZONING PLAN\2021 REZONING PLAN.DWG i { • f � � a FI vh l •{ •' • • Lo • • 1 �. 1 ■ ' • • I • 0 • • ' • Ir AWYWIr ■■ _< • • • 1 ■ ■ u C) • • IV WIN dAIM pr ui uj ILL We 17 e Z O F- a v w H Q z Oz DESIGNED BY: NM/AG DRAWN BY: AG 'CHECKED BY: OF DATE: AUGUST 6 2021 SCALE: N/A JOB: 19.0742 FILE: 487 SHEET: 1 OF 2 O:\RGA\TMPROJ\487-BREEZY HILL\2018 REZONING PLAN\2021 Path -Open Soace Illustrative.dwo I L J- r Kv slwS�, �� . fl, SAM t I PROFFER STATEMENT ZMA No. 2021-004 Original Proffers X Amendment Parcel Numbers: 09400-00-00-OOIAO, 09400-00-00-00500, 09400-00-00-00600, 09400-00-00-00800, 09400- 00-00-008AO. Owner(s) of Record: BREEZY HILL AT KESWICK, LLC and CARROLL CREEK PROPERTIES, LLC Dated: September 24, 2021 76+/- acres to be rezoned from RA to R-1 Breezy Hill at Keswick, LLC and Carroll Creek Properties, LLC are the owners (the "Owner" or "Owners") of Parcel Numbers 09400-00-00-OOIAO, 09400-00-00-00500, 09400-00-00-00600, 09400-00-00-008AO, and 09400-00-00-048AO (collectively, the "Property") which is the subject of rezoning application ZMA No. 2021- 004, a project known as `Breezy Hill" (the "Project"). Pursuant to Section 18-33.7 of the Albemarle County Code, the Owner hereby voluntarily proffers the conditions listed below, which will apply to the Property if it is rezoned to the zoning district identified above. The owner and applicant specifically deem the following proffers reasonable and appropriate, as conclusively evidenced by the signatures below. 1. Concept Plan: The Property must be developed in general accord with the plans titled 'Breezy Hill Rezoning Concept Plan" (the "Concept Plan"), prepared by Roudabush Gale & Associates, dated May 12, 2021, and must reflect the following major elements as shown and noted on the plans: a) The Project is limited to a maximum of 80 residential dwelling units. b) The primary vehicular connection must be to Route 250; c) A secondary vehicular access to Running Deer Drive must be installed prior to the issuance of the 311 building permit. d) During development, construction traffic must not use the Running Deer Drive entrance; e) Reservations for future vehicular and/or pedestrian connections to the west toward Carroll Creek must be provided; f) Road typical sections must be in general accord with the typical sections on the Concept Plan; g) Trail, multi -use path, and pedestrian network locations and typical sections must be in general accord with the Concept Plan; h) Locations and sizes of Open Space, stream buffer, and Conservation Areas must be in general accord with the Concept Plan; i) Lots must not encroach into any stream buffer, preserved slopes, or any proposed slopes of 25 percent or greater. 2. Counterparts: This Proffer Statement may be executed in any number of counterparts, each of which will be an original and all of which will constitute but one and the same instrument. Signatures are on the following page. OWNERS 9/24/21 BREEZY HILL AT KESWICK, LLC Date By: Charlie Armstrong Title: Authorized Agent 9/24/21 CARROLL CREEK PROPERTIES, LLC Date By: Charlie Armstrong Title: Authorized Agent