HomeMy WebLinkAboutZMA201600005 Correspondence Zoning Map Amendment 2016-05-16 Comment Response Letter— Foothills Daily Property
May 16, 2016
Planning Comments
1. A note has been added to the application plan indicating that a minimum of 50%of the units
shall be single family detached units, and a minimum of 10%of the units will be single family
attached units or townhouse units.
2. A note has also been added to the plan, capping the maximum density for the development at
180 units or approximately 5 units/acre.
3. All proposed development shall be outside of the stream buffers. A note has been added to the
application plan stating that no development or lots shall be located within the stream buffers.
4. Pedestrian Orientation -A pedestrian connection is shown and labeled on the application plan
and a note has been added to the application plan to tie in the proposed civic area to the Crozet
Park. A primitive trailway will make a connection from the Crozet trail up to the proposed
sidewalks within the development, which will connect to the Civic area. The application plan
has been updated to show this connection.
5. Mixture of Housing-A note has been added to the plans indicating that a minimum of 50%of
the units shall be SFD and a minimum of 10%of the units shall be either SFA or townhouse units.
6. Parks, Recreational Amenities-A note has been added to the application plan indicating the
minimum area of the civic area along with the proposed recreational amenities and meeting
areas within the civic space.
7. Relegated Parking-A note has been added to the application plan indicating that the setbacks
for the development shall meet the setbacks as listed in section 4.19 of the Albemarle County
zoning ordinance.
Additional Planning Comments:
1. The application plan will be proffered as part of the rezoning. The application plan shows the
proposed Main street and Eastern Avenue roadways.
2. The proposed application plan shows the interconnectivity of the development area to the
existing surrounding neighborhoods.
3. The proposed application plan shows the proposed Greenway and trailways though the
Greenway. A pedestrian tunnel is proposed under Eastern Avenue for the continuation of the
trailway along the Greenway. The proposed trailway has to be a primitive trailway. Any other
type of trailway is an impact to the Greenway and must be mitigated, and there are no areas on
the property within the existing Greenway that are not wooded for mitigation.
4. The Greenway trail connections have been added to the Application plan.
5. The civic space and proposed amenities within the civic space have been added to the
application plan.
6. The total maximum number of units has been added to the application plan.
7. A note has been added to the application plan indicating that units will be oriented toward the
public streets.
8. Attached is a by-right development plan for 35 units for the property.
9. The by-right section of Foothill Crossing Phase II will be revised to the layout as shown on the
application plan.
10. The application plan has been updated to show all the existing portions of the Crozet Greenway
trail on the adjacent properties and the Crozet Dog Park.
11. The comment on the cash proffers has been acknowledged and addressed with the proffers.
12. A note has been added to the application plan about the phasing.
13. A note has been added to the application plan about a group mailbox.
Architectural Review Board Comments
1. This comment is acknowledged.
2. This comment is acknowledged.
Engineering Comments:
1. A note has been added to the application plan indicating that the stream crossing will have a
concrete culvert pipe. This stream crossing has been designed as an amendment to the
Westlake hills Phase I project and has been submitted to the county for review and approval.
2. This comment about the traffic has been acknowledged.
Parks& Recreation:
1. A pedestrian tunnel has been proposed under Eastern Avenue for the continuation of the
trailway along the Greenway.
2. The greenway trailway has been updated on the application plan to show a connection from the
Crozet Park trail to the development.
3. The Greenway trail is proposed as a primitive trailway. Any other type of trailway is an impact
to the Greenway and must be mitigated. There are no areas on the property within the existing
Greenway that are not wooded for mitigation. The trailway can be converted at a later date by
the County to a paved trailway as desired.
ACSA:
1. This comment is acknowledged.
2. This comment is acknowledged.
3. This comment is acknowledged.
RWSA:
1. These comments are acknowledged.
VDOT:
1. This comment is acknowledged.
2. This comment is acknowledged.
3. This comment is acknowledged.
Please let me know if you have any questions or need any additional information to complete the
review.
Thanks you.
Scott Collins
Foothill: Transportation
Wednesday, March 16, 2016 4:53 PM
Eastern Avenue:
• Important north south connector Road in Eastern Crozet-2 lane roadway design anticipated,
sidewalks, street trees, bike lanes,and turn lanes as needed
• Will eventually connect Routes 240 and 250
• Majority of the roadway is expected to be built by developers as properties along the alignment
develop(Cory Farm,Westlake Hills, Foothill Crossing)
• Comp Plan calls for a crossing of Lickinghole Creek(bridge)to be built by the County on a timeline
appropriate to demand.As these properties develop we anticipate the demand to be more and
more imminent.
• County has a conceptual design for the roadway and bridge, but the final design and construction
of the bridge will need funding.
• Bridge project is currently on the Board's priority list of transportation projects,though has not
yet been funded as part of the County's Capital Improvement Program.
• If the committee wants more information on this or other transportation priorities in Crozet we
can schedule a time to come out and provide more info.
"Main Street"
"Main Street" is a new two-lane urban avenue expected in Crozet. It will connect Park Ridge Road with
Crozet Avenue. (See Avenue illustration below.) In some portions of the road,where right-of-way or
other constraints limit the ability to achieve a typical Avenue section,the road may transition from an
avenue to a street section.Construction phasing should begin from the west(Crozet Avenue)eastward.
A portion of the street will be constructed with the new library project.This will ensure critical linkages
between Downtown and new development to the south and east.
Recommendations for"Main Street":
• Plan and initiate the first stages of a new"Main Street" parallel to and south of the CSX tracks
running from Crozet Avenue eastward.
• Require construction of"Main Street"with redevelopment of the J. Bruce Barnes Lumber
Company parcels.
• Library Ave, Barnes Lumber, Hill Top St, Park Ridge
"Eastern Avenue"
"Eastern Avenue" is also a new street expected in Crozet. "Eastern Avenue"will extend from Three
Notch'd Road to Route 250 West through the existing Cory Farm development and will involve a bridge
over Lickinghole Creek,a bridge or underpass to cross the CSX tracks to the north,and numerous
connections to neighborhood streets. "Eastern Avenue" has been recommended in County plans for
over 30 years,and right-of-way for this street has been dedicated or reserved in some places. It is
expected to be built by developers during construction of their projects, except for the bridge over
Lickinghole Creek.Aside from construction,truck traffic should not be allowed on this road which will
function as an avenue. Construction phasing is prioritized to begin at the northern end of the project,
connecting to the new"Main Street".
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Foothill Page 1
Foothill Land Use
Wednesday,March 16,2016 5:29 PM
I— 1 Neighborhood Density
_z 1 This designation represents residential areas with a desired density of 3—6 residential
_i_ __ __
—_—________ _ _ _ ______ _;_I units per acre. It also represents existing residential areas within or below this range.
o`' 2 Housingin this area is primarily single-family detached with some single-family
Cl ii _ I $110 P Y 9 Y 9 Y
Z I� i attached/townhouses. Non-residential uses include institutional uses. such as places of
43 u F li w E R ` 1��41 . worship, public and private schools. and early childhood education centers(daycare
I �„ _ L t_ I centers and preschools). Neighborhood-serving retail/commercial areas and office uses
N 1 . of less than 5.000 square feet may be allowed by exception only in Neighborhood
1 • / Density Residential areas located within half a block of Downtown along Blue Ridge
♦ I�� ` I /• Avenue and east of Firehouse Lane.
.s., ♦ i ♦ i Urban Density
r` z--L l. ♦ ♦ • / This designation represents primarily residential areas with a density of 6—12
r\71^!o e r • residential units per acre. All housing types are found in this category. including single-
,y /4 o it e • family detached.townhouses. and apartments. Urban Density residential areas include
.c R o ...
I 1 e • ` places of worship, public and private schools, and early childhood education centers
�� / • (daycare centers and preschools). Urban Density residential areas also accommodate
S ♦ ♦ small scale office and commercial uses- Neighborhood-serving commercial buildings of
K k ♦ I • less than 5.000 square feet and office uses of less than 20.000 square feet per site may
?/o • ....
I • be allowed by exception only.
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Three Comp Plan priorities as part of this rezoning:
Eastern Avenue
Main Street
Establish Greenway Trail and connection to Crozet Park
Specific recommendations and tasks for Eastern Crozet include the following:
• Construct Eastern Avenue,"Main Street",and primary neighborhood streets within the two or
three major properties available for new development. School Capacity Current
• Construct a crossing of the CSX tracks between the Acme and Con Agra buildings(below or above- Enrollment
grade options). 'Brownsville ES: 744 819
• Construct Lickinghole bridge on a timeline appropriate to demand. Henley MS: 949 819
• Establish a multipurpose path in the right-of-way that has been reserved for the future Eastern -------
Avenue to provide bike and pedestrian connectivity. Western Albemarle HS 1088 1073
• Aside from construction traffic,truck traffic should not be allowed on Eastern Avenue.
• Establish a greenway trail(for pedestrians and bikes)from Lickinghole Creek basin to Crozet Park -
and Downtown.
• If needed,construct a new neighborhood elementary school on a timeline appropriate to demand
in the general location shown on the Plan.
Foothill Page I
• Explore and develop potential access points to Lickinghole Creek basin.
• Establish Eastern Park with public/private collaboration.
Foothill Page 2
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® COLLINS ENGINEERING BYRIGHTEXH1BIT
DATE:5/11/16
200 GARRETT STREET SUITE K CHARLOTTESVILLE,VIRGINA 22902 OFFICE:434-2933729 SCALE:1'=250'
RECEIVED
MAY 162016
COMMUNITY
DEVELOPMENT
PROFFER STATEMENT
FOOTHILLS CROSSING
Date: May 16,2016
ZMA #: 2016-05
Tax Map Parcel #: 056A2-01-00-06200,and portions of 05600-00-00-05700,05600-00-00-
057B0,056A2-01-00-06100,and 056K0-00-00-000A1 (the"Property")
Owner(s) of Record: Edmund J.Daily,Christopher Daily&Cynthia Daily DiCanio;Route 240
Holdings,LLC;Route 240,LLC;and Foothills Crossing,INC.
Date of Proffer Signature: _,2016
Rezone one parcel totaling approximately 2.13 acres from R2 Residential(R2) to R6 Residential(R6),
and rezone portions of four parcels totaling approximately 35.77 acres from R1 Residential(R1)and
Light Industrial(LI) to R6.
Total Land Area: 37.91 acres
Pursuant to Sections 33.4 and 33.7 of the Albemarle County Zoning Ordinance,the Owner hereby
voluntarily proffers the conditions listed herein below which shall be applied to Foothills Crossing
(hereinafter the"Property")if the Zoning Map Amendment(hereinafter the"ZMA")is approved by
the County of Albemarle (the"County"). These conditions are proffered as a part of the requested
ZMA and it is agreed that: (1) the ZMA itself gives rise to the need for the conditions,and(2) such
conditions have a reasonable relation to the rezoning requested.
The term"Owner"as referenced herein shall mean the owner(s) of record and successors in interest
of parcels 056A2-01-00-06200,and portions of 05600-00-00-05700,05600-00-00-057B0,056A2-01-
00-06100,and 056K0-00-00-000A1.
The Application Plan shall refer to that certain Application Plan prepared by Collins Engineering
February 16,2016 last revised May 16,2016 (the"Application Plan"). Future development of the
Property shall be in general accord with the Application Plan.
The headings of the proffers and conditions set forth below have been prepared for convenience or
reference only and shall not control or affect the meaning or be taken as an interpretation of any
provisions of the proffers.
1. Park Ridge Street Road Construction and Dedication.
The Owner shall cause to be constructed a two lane road in the general location of the road
identified as Park Ridge Street("Park Ridge") on the Application Plan. Park Ridge will be an
"avenue section"in design,with bike lanes,parking,sidewalks,street trees,and curb and gutter. Park
Ridge shall be constructed,bonded and ready to be recommended by the Albemarle County Board
of Supervisors for acceptance into the public system,and the County Engineer shall have determined
that the roadway is safe and convenient for traffic(hereinafter,"completed")prior to issuance of the
tenth (10th) certificate of occupancy within the Property. Once the Owner completes Park Ridge and
within sixty(60) days after the written request of the County,the Owner shall dedicate Park Ridge as
a public road.
2. Eastern Avenue Connector Road Construction and Dedication.
The Owner shall cause to be constructed a two lane road in the general location of the road
identified as Eastern Avenue Connector Roadway("Eastern Avenue") on the Application Plan.
Eastern Avenue will be an"avenue section"in design,with bike lanes,parking, sidewalks,street
trees,and curb and gutter. Eastern Avenue shall be constructed,bonded and ready to be
recommended by the Albemarle County Board of Supervisors for acceptance into the public system,
and the County Engineer shall have determined that the roadway is safe and convenient for traffic
(hereinafter,"completed")prior to issuance of the fiftieth (50th) certificate of occupancy within the
Property. Once the Owner completes Eastern Avenue and within sixty(60) days after the written
request of the County,the Owner shall dedicate Eastern Avenue as a public road.
3. Greenway Trails.
A. Construction and Dedication of Greenway Trails.
A primitive trail network, consistent with the County's design standards for a Class B-
type 1 primitive nature trail, shall be established within the Greenway. The installation
of the trail shall not preclude the future conversion, by others, of the trail to Class A-
paved trail standards. The general location of the trail network is shown on the
Application Plan, however exact trail locations shall be determined based on site
conditions. Installation of the trail network shall be completed prior to issuance of
approval of the tenth(10th) CO for a single family dwelling within the Project.
Upon the request of the County, but not prior to the issuance of the tenth (10th) CO
within the Project, the Owner shall dedicate to the County an easement for public use
over the Greenway area, as shown on the Application Plan. Prior to the County's
request to dedicate such easement, the Owner may dedicate portions of the Greenway
by easement concurrently with one or more subdivision plats for areas lying adjacent to
the Greenway; provided however, that Owner may reserve in such easements, rights of
access for utilities and maintenance. Each subdivision plat shall depict the Greenway
area to be dedicated and shall bear a notation that the Greenway area is dedicated for
public use. If, at the time the County requests dedication of the Greenway, any part of
the Greenway that has not been dedicated by subdivision plat, shall be (within six (6)
months of such request) at Owner's cost, surveyed, platted and recorded with one or
more deeds of easement dedication.
B. Bike and Pedestrain Tunnel
Pursuant to approval by VDOT and the County, the Owner shall construct a bike and
pedestrian tunnel (the"Tunnel") along the trail network as it passes underneath Eastern
Avenue. The Tunnel design shall be submitted for review with the roadway plans for
Eastern Avenue. Installation of the Tunnel shall be completed prior to issuance of
approval of the tenth (10th) CO for a single family dwelling within the Project.
RECEIVED
,1AY 1 6 2016
CUMMUi'. Y
DEVELOPMENT
4. Community Civic Space.
The Owner shall provide not less than 20,000 square feet of land within the Project for a Civic Space
in the general location identified on the Application Plan. The Civic Space shall be substantially
completed prior to the issuance of approval of the tenth(10th) CO within the Project. Parks and
Civic Spaces shall be conveyed to,and maintained by the Owner's Association. The Owner shall pay
the cost of subdividing and conveying the Parks and Civic Spaces to the Owner's Association.
5. Cash Proffer for Capital Improvements Projects.
The Owner shall contribute cash on a per"market-rate" dwelling unit basis in excess of the number
of units that are allowed by right under the zoning in existence at the time of this zoning amendment
for the purposes of addressing the fiscal impacts of development on the County's public facilities and
infrastructure,i.e., schools,public safety,libraries,parks and transportation. For the purposes of this
Proffer 5, the number of units allowed by right under the R-1 Residential zoning is thirty five (35)
single-family detached units. A "market rate" unit is any single-family detached unit in the Project
that is not either a For-Sale Affordable Housing Unit or For -Rent Affordable Unit as described in
Proffer 6. The cash contributions shall be Four Thousand Nine Hundred and Eighteen Dollars
($4,918.00) for each single family detached dwelling unit, other than a constructed For-Sale
Affordable Dwelling Unit within the Project qualifying as such under Proffer 6. In other words, the
cash contribution for market rate single family units shall begin after a building permit for the 35th
market rate single family unit is issued and prior to the Owner obtaining a building permit for the
36th market rate single family unit. The cash contributions shall be Three Thousand Eight Hundred
and Forty Five Dollars ($3,845.00) for each single family attached dwelling unit, other than a
constructed For-Sale Affordable Housing Unit or a For Rent Affordable Housing Unit within the
Project qualifying as such under Proffer 6. The cash contributions shall be Five Thousand Two
Hundred and Sixty Two Dollars ($5,262.00) for each multifamily dwelling unit, other than a
constructed For Sale Affordable Housing Unit or For Rent Affordable Housing Unit within the
Project qualifying as such under Proffer 6.
Except for the first thirty five (35) single family units, (which shall be exempt from this cash proffer)
the cash contribution shall be paid after completion of the final inspection and prior to the time of
the issuance of any CO for each new unit;provided however that the cash contributions shall not be
made until the number of units have been completed that results in what would otherwise have been
a cash contribution of $ (the "In-kind Contribution). The In-kind Contribution
reflects the value of the Eastern Avenue improvements referenced in Proffer 2 that the Owner has
committed to make for the benefit of the public. In other words, the Owner shall not be required to
pay the per unit cash contributions described herein until the time of the issuance of the building
permit for a new unit completed after applying a credit for the In-kind Contribution of
$ . In the event that the Project is completed prior to the balance of the In-kind
Contributions being exhausted, any remaining balance of the In-kind Contribution may not be
applied for any other project or development.
6. Affordable Housing.
The Owner shall provide affordable housing equal to fifteen percent (15%) of the total number
residential units constructed on the Property. For example, if one hundred (100) total units are
constructed in the Project, fifteen (15) units, or their equivalent,are required to satisfy this Proffer 6.
The Owner or its successors in interest reserve the right to meet the affordable housing objective
through a variety of housing types, or through cash contributions, as more particularly described in
sections 4A and 4B below.
A. For-Sale Affordable Housing Units. All purchasers of the For-Sale Affordable Housing
Units,(defined below) shall be approved by the Albemarle County Housing Office or its
designee. "For-Sale Affordable Housing Units" shall be dwelling units offered for sale
at prices for which households with incomes less than eighty percent (80%) of the area
median income may qualify. The Owner shall provide the County or its designee a
period of one hundred twenty (120) days to identify and prequalify an eligible purchaser
For-Sale Affordable housing Units. The one hundred twenty (120) day period shall
commence upon written notice from the Owner that the unit(s) shall be available for
sale. This notice shall not be given more than ninety (90) days prior to receipt of the
Certificate of Occupancy for the applicable For-Sale Affordable Housing Unit; the
County or its designee may then have thirty(30) days within which to provide a qualified
purchaser for such For-Sale Affordable Housing Unit. If the County or its designee does
not provide a qualified purchaser during the one hundred twenty (120) day period, the
Owner shall have the right to sell the unit(s) without any restriction on sales price or
income of the purchaser(s).
B. For-Rent Affordable Housing Units.
(1) Rental Rates. The initial net rent for each rental housing unit for which Owner seeks
qualification for the purposes of this proffer 4, ("For-Rent Affordable Housing
Unit")shall not exceed the then-current and applicable maximum net rent rate approved
by the Albemarle County Housing Office. In each subsequent calendar year, the
monthly net rent for each For-Rent Affordable Housing Unit may be increased up to
three percent (3%). For purpose of this proffer 4B, the term "net rent" means that the
rent does not include tenant-paid utilities. The requirement that the rents for such for-
rents for such For-Rent Affordable Housing Units may not exceed the maximum rents
established in this paragraph 4B shall apply for a period of ten (10) years following the
date the certificate of occupancy is issued by the County for each For-Rent Affordable
Housing Unit,or until the units are sold as low or moderate cost units qualifying as such
under either the Virginia Housing Development Authority, Farmers Home
Administration, or Housing and Urban Development, Section 8, whichever comes first
(the"Affordable Term").
(2) Conveyance of Interest. All deeds conveying any interest in the For-Rent Affordable
Housing Units during the Affordable Term shall contain language reciting that such unit
is subject to the terms of this subparagraph (2). In addition,all contracts pertaining to a
conveyance of any For-Rent Affordable Housing Unit, or any part thereof, during the
Affordable Term shall contain a complete and full disclosure of the restrictions and
controls established by this paragraph 4B. At least thirty (30) days prior to the
conveyance of any interest in any For-Rent Affordable Housing Unit during the
Affordable Term, the then-current Owner shall notify the County in writing of the
conveyance and provide the name, address and telephone number of the potential
grantee,and state that the requirements of this paragraph 4B(2)have been satisfied.
(3) Reporting Rental Rates. During the Affordable Term, within thirty (30) days of each
rental or lease term for each For-Rent Affordable Housing Unit, the then-current
Owner shall provide to the Albemarle County Housing Office a copy of the rental or
lease agreement for each such unit rented that shows the rental rate for such unit and
the term of the rental or lease agreement. In addition, during the Affordable Term, the
then-current Owner shall provide to the County, if requested, any reports, copies of
RECEIVED
MAY 1 6 2016
CO ivt U,.tTY
DEVELOPMENT
rental or lease agreements, or other data pertaining to rental rates as the County may
reasonably require.
C. Cash in lieu of Constructing Affordable Dwelling Units. In lieu of constructing For-Sale,
or For-Rent Affordable Dwelling Units for fifteen percent (15%) of the total number of
Units, the Owner has the option to make a cash contribution to Albemarle County for the
affordable housing program in the amount of Twenty-Four Thousand and Three Hundred
Seventy Five Dollars ($24,375.00) (the "Affordable Housing Cash Proffer") for each such
unit. The total cash contribution due to Albemarle County as noted above shall be based on
the total number of affordable units built in the Project.
7. Cost Index.
Beginning January 1 of each year following the approval of this rezoning, the amount of each cash
contribution required by Proffers 5 and 6 shall be adjusted annually until paid, to reflect any increase
or decrease for the proceeding calendar year in the Marshall and Swift Building Cost Index ("MSI").
The annual adjustment shall be made by multiplying the proffered cash contribution amount due for
the preceding year by a fraction, the numerator of which shall be the MSI as of December 1 in the
preceding calendar year, the denominator of which shall be the MSI as of December 1 in the year
preceding the calendar year most recently ended (the "Annual Percentage Change"). By way of
example, the first annual adjustment shall be Four Thousand Nine Hundred and Eighteen Dollars
($4,918.00) x 2017 MSI/2016 MSI. Each annual adjustment shall be based on the amount of the
proffered cash contribution due for the immediately preceding year based on the formula contained
in this Proffer 7 (the amount derived from such formula shall be referred to hereinafter as the"Cash
Contribution Due"), provided, however,in no event shall the cash contribution amount paid by the
Owner be less than Four Thousand Nine Hundred and Eighteen Dollars ($4,918.00) per single
family detached dwelling unit and Three Thousand Eight Hundred and Forty Five Dollars
($3,845.00) per single family attached dwelling unit and Five Thousand Two Hundred and Sixty Two
Dollars ($5,262.00) per multifamily dwelling unit under Proffer 5 or Twenty-Four Thousand and
Three Hundred Seventy Five Dollars ($24,375.00) per affordable dwelling unit under Proffer 6 (the
"Minimum Cash Contribution"). The Annual Percentage Change shall be calculated each year using
the Cash Contribution Due, even though it may be less than the Minimum Cash Contribution,
HOWEVER,the amount paid by the Owner shall not be less than the Minimum Cash Contribution.
For each cash contribution that is being paid in increments,the unpaid incremental payments shall be
correspondingly adjusted each year.
RECEIVED
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COidiiViUl•1, 1 Y
DEVELOPMENT
•
The undersigned Owner hereby proffers that the use and development of the Property shall be in
conformance with the proffers and conditions herein above,and these proffers shall supersede all
other proffers and conditions made prior hereto. This Proffer Statement may be executed in any
number of counterparts, each of which shall be an original and all of which together shall constitute
but one and the same instrument.
WITNESS the following signature:
OWNERS of Tax Map Parcel 05600-00-00-057B0:
By:
CHRISTOPHER DAILY
By:
EDMUND J. DAILY
By:
CYNTHIA L. DAILY DICANIO
Date:
OWNER of Tax Map Parcel 05600-00-00-05700 &056A2-01-00-06200:
ROUTE 240 HOLDINGS, a Virginia limited liability company
By:
ALAN TAYLOR,MANAGER
Date:
OWNER of Tax Map Parcel 056A2-01-00-06100:
ROUTE 240,a Virginia limited liability company
By:
ALAN TAYLOR,MANAGER
Date:
RECEIVED
MAY 1 6 2016
C U IMi iVM U N" {
DEVELOPMENT
OWNER of Tax Map Parcel 056K0-00-00-0000A1:
FOOTHILLS CROSSING,a Virginia corporation
By:
ALAN TAYLOR,MANAGER
Date:
30259350_1
RECEIVED
MAY 1 6 2016
C'vrrimur,11 I Y
DEVELOPMENT