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HomeMy WebLinkAboutZMA200600001 Staff Report Zoning Map Amendment 2006-09-13 COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: AGENDA DATE: ZMA 06-01 Westhall Phase V September 13, 2006 SUBJECT/PROPOSAL/REQUEST: ACTION: X INFORMATION: Request to rezone 8.9 acres of Tax Map 56H Parcel A from R1 and R6 to PRD with proffers and waivers. CONSENT AGENDA: ACTION: INFORMATION: STAFF CONTACT(S): Cilimberg, Echols ATTACHMENTS: YES LEGAL REVIEW: NO BACKGROUND: On August 2, 2006, the Board of Supervisors held a public hearing on the Westhall Phase V rezoning. This rezoning had been recommended for approval by staff because the applicant had addressed the Planning Commission's concerns expressed at their July 11, 2006 public hearing. The Commission had recommended denial because the applicant had proffered to provide affordable housing for up to 100% of the median household income rather than limiting it to 80% of the median household income. In addition, the Commission believed that a total cash proffer of $45,000 for Eastern Avenue was not sufficient to off-set the impacts of the development. The proffers for the August 2 public hearing reflected a change to provide affordable housing up to 80% of the median household income and a doubling of the contribution towards Eastern Avenue to a total of$90,000. At the meeting, several Board members expressed satisfaction with the affordable housing proffer change, but most Board members did not believe that the cash proffers were sufficient to mitigate public infrastructure impacts including off-site impacts for the transportation system. The Board voted to defer action on the rezoning pending additional information regarding timing for the construction of Eastern Avenue. DISCUSSION: Since the August 2 Board meeting, the applicant has modified the proffers related to timing of the contributions for capital improvements. For Eastern Avenue, the owner proffers to provide $45,000 prior to issuance of the first building permit and $3000 per unit for the 2nd through 16th building permits. For other capital improvements, the applicant proffers$15,000 prior to the issuance of the first building permit and $1,000 per unit for the 2nd through 16' building permits. While the amount of money has not changed, the timing has changed to allow for half of the capital improvements contribution to be paid up front. The early contribution makes the cash available for County use in advance of half of the units being built. The value of the early contribution is that it provides the County with cash earlier for the implementation of its capital improvements program. As design/preliminary engineering for Eastern Avenue has not yet been selected for funding, $5,000 may enable this process to begin earlier. Providing $15,000 towards other capital improvements earlier in the process may be beneficial if a currently funded capital improvements project requires additional cash. RECOMMENDATIONS: Staff recommended approval of the rezoning on August 2, 1006, when the Planning Commission's concerns were satisfied. The Board will need to determine whether this change in the timing of the cash proffer is sufficient to satisfy concerns related to infrastructure and the pace of growth in Crozet. If the Board is satisfied that the proffers adequately satisfy these impacts, staff recommends approval of ZMA 06-01 with the current proffers (Illustration A) and the amended application plan (Illustration B). Staff recommends approval of a waiver to Sections 4.6.2 and 4.6.3.b. of the Zoning Ordinance to allow for the application of setbacks for the affordable dwelling units to be as shown on the application plan. ILLUSTRATIONS: ILLUSTRATION A: Signed proffers dated August 23, 2006, ILLUSTRATION B: Application Plan dated July 13, 2006 } Date: 8/23/06 PROFFER FORM Date of Proffer Signature 8/23/06 ZMA# 2006-00001 Tax Map 056H0-00-00-000A0, 8.9 Acres to be rezoned from R-1 and R6 to Planned Residential Development (PRD) In accordance with Application Plan entitled "Westhall Phase V—Application for Zoning Map Amendment" prepared by WW Associates and dated July 13, 2006. With respect to the property described in rezoning application #ZMA-2006-00001 (the "ZMA"), Shiflett Farm LLC is the fee simple Owner of the following parcels: • TMP 56H-00-00-A Shiflett Farm LLC shall be collectively referred to herein as the "Owner," which term shall include any successors in interest. The parcel listed above is referred to collectively as the "Property." Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance (the "Ordinance"), Owner hereby voluntary proffers the conditions listed in this Proffer Statement, which shall be applied to the Property if the ZMA is approved by Albemarle County. These conditions are proffered as part of the 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. 1. Capital Improvements 1.1 Eastern Avenue: The Owner shall contribute$3,000 cash for each market rate unit to the County for the purpose of constructing Eastern Avenue to mitigate traffic impacts from the development. If Eastern Avenue has not begun construction within ten years of rezoning approval of the property, the cash proffer shall be reallocated to the County's Capital Improvement Program for transportation improvements for the Community of Crozet. The contribution will be paid as follows: $45,000 will be paid prior to the issuance of the first building permit, the remaining$45,000 will be paid in $3,000 increments prior to issuance of the second through sixteenth building permits 1.2 Capital Impacts: The Owner shall contribute $1,000 cash for each market rate unit to the County's capital improvement program for the purpose of mitigating impacts from the development. The cash contribution shall be used for schools, libraries, fire, rescue, parks or any other public use serving the Community of Crozet as identified in the Comprehensive Plan. The contribution will be paid as follows: $15,000 will be paid prior to the issuance of the first building permit, the remaining $15,000 will be paid in $1,000 increments prior to issuance of the second through sixteenth building permits. 1.3 Traffic Impacts on Park Road: Prior to issuance of the first building permit for housing units in the project, the Owner shall construct the following improvements to the satisfaction of the County Engineer: 1. Re-grade the ditch/shoulder on the east side of Park Road in front of the townhouses in Westhall Phase IV (lots 84-89) approximately 180' to assure proper flow into the pipe crossing Park Road. 2. Install a pipe at the intersection of Adele Street and Alfred Street and regrade the ditch around the pipe, as necessary. 3. Regrade the ditch/shoulder in front of Claudius Crozet Park(approximately 650') along the east side of Park Road extending north from the main entrance to the park to assure a minimum 1.5-foot shoulder width, and 2-feet from the edge of shoulder to the centerline of the ditch. Improvements shall be made by the Owner, prior to or at the time of issuance of the first building permit for any improvements thereon. 2. Affordable Housing. 2.1 Affordable Dwelling Units. Owner proffers to require through the lot sale contracts on the Property the construction of a minimum of six (6) Affordable Dwelling Units (17% of all units) on the Property that meet the requirements for a single family dwelling as defined below. Each Affordable Dwelling Unit shall be on a single parcel and be conveyed fee simple. A home Owner's association shall be created to maintain the parking area and sidewalk. Access easements shall be required to access the two provided parking spaces for each unit. Affordable units shall be affordable to households with incomes less than eighty percent (80%) of the area median family income (the "Affordable Unit Qualifying Income"), such that the housing costs consisting of principal, interest, real estate taxes and homeOwners insurance (PITI) do not exceed thirty percent (30%) of the Affordable Unit Qualifying Income. All purchasers of affordable units shall be approved by the Albemarle County Housing Office or its designee. The subsequent Owner/builder shall provide the County or its designee a period of ninety (90) days to identify and prequalify an eligible purchaser for the affordable unit. The ninety (90)-day period shall commence upon written notice from the then-current Owner/builder that the unit(s) shall be available for sale. This notice shall not be given more than sixty (60) days prior to anticipated receipt of the Certificate of Occupancy. If the County or its designee does not provide a qualified purchaser who executes a contract of purchase during this ninety (90)-day period, the then-current Owner/builder shall have the right to sell the unit(s) without any restriction on sales price or income of the purchaser(s), provided, however, that any unit(s) sold without such restriction 8 • shall nevertheless be counted toward the number of affordable units proffered. The requirements of this proffer shall apply only to the first sale of each of the affordable units. 3. Open Space and Greenways. 3.1 Temporary Greenway Connection: In conjunction with the Owners of Lickinghole Creek LLC, the Owner shall grant to Albemarle County a temporary access easement for a Class B public greenway as specified in the County's Comprehensive Plan, in a form approvable by the County on the property described as TMP 0560-00-00-05300 prior to the approval of the first building permit for any new construction on the property. The temporary access easement shall be replaced by the projected 80' right-of-way required for Eastern Avenue. 3.2 Trailhead Park: The Owner shall dedicate and convey in fee-simple to Albemarle County, Open Space,Parcel A, or"Trailhead Park"as shown on the application plan with the first subdivision plat and grant drainage easements in a form approved by the County Attorney. In conjunction with improvements approved with the first subdivision plat, the Owner shall construct a 6' asphalt trail consisting of four (4) inches of 21-B stonebase material and two (2) inches of SMA-2 asphalt or other specifications approved by the County Engineer. The trail shall connect five parking spaces to the greenway system, a 2100 +/- square foot tot lot with a 42" fence, a stormwater management facility and landscaping. The stormwater management facility shall be designed such that its shape, placement, and land form (grading) transition between the adjacent residential lots, the tot lot on the site, and the trailhead elements, to the satisfaction of the Department of Parks and Recreation. The tot lot shall contain the following elements: a play structure, a small swing set and a set of two spring mounted riding figures, or other elements approved by the Director of Planning. Open space areas dedicated to public use shall be for the use and enjoyment of the public, including the residents of the project. 3.3 Open Space: The Owner shall dedicate and convey to Albemarle County, Open Space, Parcel C, as shown on the application plan with the first subdivision plat and grant drainage easements in a form approved by the County Attorney. The Owner shall construct a 6' asphalt trail consisting of four(4) inches of 21-B stonebase material and two (2) inches of SMA-2 asphalt or other specifications approved by the County Engineer and a stormwater management facility. The stormwater management facility shall be designed such that its shape, placement, and land form (grading) transition between the adjacent street, greenway, and trails to the satisfaction of the Department of Parks and Recreation and minimize disturbance of the stream buffer within Parcel C shown on the Application Plan to the satisfaction of the Program Authority. Open space areas dedicated to public use shall be for the use and enjoyment of the public, including the residents of the project. The Owner shall make a contribution of $3,000 to the County to be used by the Parks and Recreation Department for the construction of a pedestrian bridge in the general location shown on the Application Plan. The contribution shall be payable prior to issuance of the first building permit for the property. If the bridge is not constructed within 10 (ten) years of rezoning approval of the property, the contribution shall be reallocated to the County's Capital Improvement Program for park improvements for the community of Crozet. v. Signatures of All Owners: Printed Names of Owners: Date: Shiflett Farm LLC,by Stonehaus,Inc., be)&0144 Manager,by John G.Desmond,V.P. 0•O Sh' ett Farm LLC,by Stonehaus,Inc., anager,by John G.Desmond,V.P. COMMONWEALTH OF VIRGINIA COUNTY OF ALBEMARLE, to wit: The foregoing instrument was acknowledged before me this 23rd day of August, 2006, by John G. Desmond, Shiflett Farm L.L.C., a Virginia limited liability company. My commission expires: 1 — 31 -2 O 10 !i Notary Public ' ' , I NATURAL LANOSSCAPE SCREENING BUFFER NOTE. s r < . -1 • ` ` • , Lri NATURAL LANDSCAPE SCREENING BUFFER SHALL ININ •` i , 1 �- ` ! EXISTING VEGETATION TO BE MNNTNNED AND SUPPLEMENTED BY r -, , , I INCOMING OI AN INFORMAL MIX OF SCREENING TREES.,IYKFIY \ 5 ``\, S' I • T STA .GERELL/5 FEET OICENTETOU THE SAME SPECIES OF . - F - , u� ty, , • - (' , \ ' I, SCREENING TREES SHALL BE CLUSTERED ON GROUPS AND ALTERNATE I ` N `' - `,` ,,"-i" i 1 GROUPS OF SCREENING TREES SHALL BE PROVIDED TO CREATE A U) ,O ` 'I, NATURAUSTK:RURAL LANDSCAPE:MD LARGE AND MEDIUM SHADE \ N �u '' TREES SHALL BE INTERSPERSED AMONG THE SCREENING TREEALNI - - �� - , `', , - (LUSTERS OF ORIYAYENTAL TREES SHALL BE PRLNICEO IN GROUPS OF 1 - ( ,� �\ �, \ es AND Oat AND MTALL SHRUBS SHALL BE MASSED IN TO HELP , `' , t \ t INTEGRATE THE PROPOSED PLANTINGS INTO A NATURALISTIC RURAL - 1t i, '• , •+ \ LANDSCAPE.APPRLNED PLANT SPECIES SHALL BE OBTNNED FROM , \ t NY NATURAL LANDSCAPE ,, -� ' � UNWED TR/BVT OF , \ -., I SCREENING BUFFER ' - 7�Y THE AIBEYARlE LSUBJE RECOMMENDED PLANTS LISP AND THE BUFFER , \ /Y LIFiKIN6 HOLE CREEK DESIGN SHALL BE SUBJECT TO THE REVIEW AND APPROVAL OF THE ' ' __ -I SEE NOTE ABOVE ,, ` , . ,L PROX/YAT DIRECTOR OF COMMUNITY DLVEIDPMENT.MAINTENANCE OF THE • , _ -:� \'�," `, '� 'fad/TIN DNLYJL BUFFER SHALL LiE THE RESPONSIBILJTY OF THE RUNE OWNERS _i _._ _ -..-- -- - -' - - STORM + ' , �. --_ - , ._ • I - .. 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' ' `:� , \ ROAD ,' ��`_�._a--_ f-' I L 1 - \ - i • i /\• \ `T. ' \ l ,I I 1 I I I T if 9 �`• \ _� • i T \ '• 1 © / 1APPROXIMATE1100 •�• .- i Y. EXISTNG PUMP STATION li.L:.;-- .r I LJ _, 1.1 - t;ti, -.� `•' �'" _ _ s • STREAM BUFFIR \ \ i• - TO BE,ABMIDONED _ "n t, r, ti + t. - r , \ >_'� \ i \� �. 1 '`2 - � 1 kbl ' 1 ���'{�/y��gv�ry 4 .. ! n , `lam \I \\ •�L * i J r ` x, � s V V JS.Irs t�P� III • 3 .. • \ 1 , \ • . - l - • 1 ,� 'fie"\ '--�, - - • /,t \\ -. T. i i .` `r\ C \ � \ 1•- 1` ` 1 1t, t b•- p�•7(° , L wy Y FUfURE ROAD+ i 1 ,. +- '\ \' `� ! 1 l ` . • \ \ 5 { \.•- C�ONNECTION ' • \ " .i t � , _ • ` \ t , +\ ~ma`s \ \'` `,\ — �:.1 a� \,�' \ . - ` \ �` \ \ .•tom_�' ,`\ ` ll us \ • ``�• ` \ ' 1 `'1. • 1 \ k.\ �.t `t t r " / • . _ . \ " •, ,, 411 \.._. ',,i, , .• • • \\*. , '1 .„i•• - , . ,\1,5 . _ '-' • ,:, - :-,:....._- \- t yyy�T���111 P7n T _�\ 'T �T yy Y \ •y r, ♦, ) ' 1 ` \ ,\ \ / `'/ , e ,\ `V�� 1L..L�6]1_S.d_...P L' `' _`,\.' �L t `._ '`\,`t , \� \�,\ \` ` #t' �- y t, •+�c _ ¢ 1^ F t IF THIS DRAWING IS A REDUCTION - \ { - .,. •` \ GRAPHIC SCALE MUST BE USED \• \ ` �:?1,�', \ \'" \ •yy,, `' ' • I AORESS COUNTY COMMENTS. AW/NG 03/59/06 _ irt.lWESTHALL V ' ENGINEERS - JOY A STONEHAUS DEVELOPMENT SURVEYORS ,". . APPLICATION PLAN PLANNERS Jam - - -- ' - - AssociATES HFW/DYJ S CONCEPTUAL LAYOUT PLAN , NO. REVISION BY DATE NO. REVISION BY DATE xM•, �'""'" 3 OF J ,......,..,.. py/6IQp S✓6K'OI1X:N CNIL I'•50' F23-CE Exhibit D WESTHALT4 A sToNEHAus DEVELOPMENT ALIIEMARLE COUNTY, VIRGINIA WHITEHALL MAGISTERIAL DISTRICT 9 STREET ST EE REET 9' JANUARY �� 2006 GENERAL DEVELOPMENT INFORMATION_ I 53' R/W _ THE WESTHALL V PROPERTY IS CURRENTLY ZONED R-1/R-6. F. 1 �'{r`�y (\/\�J' IS REQUESTED FOR THAT PORTION OF ZONING PNI56H-A CURRENTLY ZONED PLANNED D1 RESIDENTIALNS PORTION ZONED ZERO LOT LINE, 1� SIDEWALK TREE IF SIDEWALK Ap LI `t/ATIG)N PLAN LAWN PROPERTY IDENTIFICATION TMP 56H-A POINT OF GRADE DESIGN YARD REQUIREMENTS. FRONT = 15' zwinatia SIDE = 0' 2.0'SM-9.5A SURFACE COURSE REAR = 10' 3'BM-25.OA ASPHALT N 6'AGGREGATE BASE 76 1200 `` BUILDING SEPARATION. 10' CLEAR MATERIAL,TYPE 1,SIZE 21A BUILDING HEIGHT: 35' (TO MIDPOINT OF ROOF) .! CG-6 TACK COAT CC-• 6' I �- 811 ( MARKET RATE DWELLING UNITS: 30 1/44.'_ I1'�•,� PUN SLOPE PLAN SLOPE I LANE 1 a' 1' S, ('. AFFORDABLE DWELLING UNITS 6 7 O { TOTAL DWELL!NG UNITS: 36 U 11235 ( BEv\ER ` �� U DENSfTY: 36 DU / 8.96 AC 4.02 DU/AC i.�� NO OF RESIDENTIAL LOTS. 36 (LOTS 90-125 INCLUSIVE) -----"'N 0.5' 'RIME COAT D5' Cr OZet / C�.e. I NO OF OPEN SPACE PARCELS 3 (PARCELS A, B. & C) 12' 1 2' 12' 12' 2' 12Arlir - ` i I\\'L\40 802 (� �j TOTAL DIVISIONS OF LAND 39 (LOTS & PARCELS) �`� ? NOTES: TYPICAL PAVEMENT SECTION (PUBLIC) 691 VV S III\\i•I ]IV 1. 2 OFF STREET PARKING SPACES ARE TO BE PROVIDED FOR EACH DWELUNG UNIT NOT TO SCALE \ _ 12 C)4 2 'MARKET RATE UNIT TYPE (LOTS 90-96 & LOTS 103-125) ill J N`-, WES _ b,- 111Pr—k •ADU TYPE (LOTS 97-102) EM 23'FOR �, _ I! I� O�� CK/ ' �� 3. OPEN SPACE PARCELS A AND C TO BE DEEDED TO ALBEMARLE COUNTY; OPEN SPACE PARCEL B �s IIIIr TO BE DEEDED TO THE HOME OWNER'S ASSOCIATION. S/W AND PARKING I __ .4 G�/ / 4. RELEGATED PARKING TO BE PROVIDED IN GENERAL ACCORD WITH THE ACCOMPANYING 5' te' "� As�WA;9, 1_•-A.SIDEWALK EASEMENT 6 Brownsville �� AC��N -� ILLUSTRATIVE LAYOUT DATED 3/29/06 SHOWING BUILDINGS AND DRIVEWAYS PARKING SPACE I _ 2 SM-9.5A SURFACE COURSE 2 SM-9.5A BITUMINOUS CONCRETE 'I J 6'DENSE AGGREGATE RASE 4' DENSE AGGREGATE BASE ZriE 12j 0� _ ` 'I' ,)[, II �� WESTHALL V DEVELOPMENT SUMMARY MATERIAL TYPE I.SIZE 21A TYPE 1, 21B 5'CONCRETE SIDEWALK ` r ` SLOPE PER PLAN Ip• SEZ PUN FOR SIDEWALK `� \ V I I 29. CROSS-SLOPE TOBE REZONED = 8.96 Ac. ..., .:�■�J..�:'����.r1W}j.m ��• M� � 2 S \ �• TOTAL GROSS AREA Q _�{IJON.tr.• . •..._. •a•. • rMt li•fil ..;.,ram•..-.ram.::.ram.. ,_1 !. (' r AREA OF PROPOSED ROADS 1.59 Ac. �� i�tii i?�� ‹�.,,,: .,.. ; � . . i 1 Yancey I/ J� .i\a4�p.�aU/�yHiii�b�di0.b�tj pH�S� yapOo \`\�`�i�o "�ir'; '4(ii yrii)%J`G"���i�GayG''�ca` �: �� j � mills ^ .t AREA DEVOTED TO RESIDENTIAL USE = 7.37 Ac (TOTAL AREA - AREA OF PROPOSED ROADS) APPRONEo su9cRaDE 825 683 ` AREA OF RESIDENTIAL LOTS = 4.73 Ac. APPROVED ' J SUBGRADE PRD ZONING REQUIRED OPEN SPACE = 257. � TYPICAL PAVEMENT SECTION (PRIVATE) : ASPHALT TRAIL 6351, 682 OPEN SPACE PROVIDED = 2.63 Ac (OPEN SPACE PARCELS A, B. AND C) NOT TO SCALE PERCENTAGE OF OPEN SPACE PROVIDED IN THE AREA NOT TO SCALE VICINTITY MAP DEVOTED TO RESIDENTIAL USE _ (2.63 Ac./7.37 Ac.) = 35.77. SC,LE:1"=3000' OWNER/APPLICANT: SHIFLETT FARM, LLC ABBREVIAT IONS C/O STONEHAUS1412 SACHEM PLACE. SUITE 301 AC ACRE LF LINEAR FEET W/M WATER METER LEGEND 4CHAARL9074 ES518LL,VIRGINIA 22901 ADU AFFORDABLE DWELUNG UNIT LT LEFT WW WOVEN WIRE ATTN: FRANK STONER BC BACK OF CURB MH MANHOLE YDS YARDS DESCRIPTION DESCRIPTION SANITARY CLEAN OUT BM BENCH MARK SMH SEWER MANHOLE 6'V 6'VALVE ° TORRENT ADJACENT DFVFI OPMFNTS (COUNTY PLAN/PLAT NUMBFRS) C/C CENTER TO CENTER NTS NOT TO SCALE SWM STORMWATER MANAGEMENT 500 CONTOUR (INTERVAL AS ----UGE---- UNDERGROUND ELECTRICAL LINE * LIGHT POLE C G CURB AND GUTTER 0 C ON CENTER SD STORM DRAIN INDICTED ON SITE PLAN) WESTHALL I & II. . SUB 2004-00042 , CIP CAST IRON PIPE PE POLYETHYLENE •49950 SPOT ELEVATION ----UGT---- UNDERGROUND TELEPHONE LINE Y->—� TELEPHONE POLE WITH WPO 2005-00007 GUY WIRE & ANCHOR SUB 2005-00113 Q CENTER UNE PROP PROPOSED CMP CORRUGATED METAL PIPE RCP REINFORCED CONCRETE PIPE S WOOD LINE -_E --GAS---- GAS LINE -- POWER POLE CO CLEAN OUT REQ'D REQUIRED _ _ _ f^ WESTHALL III SUB 2006-00016 WPO 2005-00086 CONC CONCRETE RT RIGHT — — -— CENTER/EDGE OF STREAM EASEMENT E �j TREE SUB 2005-00146 CY CUBIC YARDS R/W RIGHT OF WAY —XX— FENCE - - - - - SETBACK 4( SHRUB SUB 2006-00017 WESTHALL IV �t FIRE DEPARTMENT SDP 2005-00119 D DIAMETER S RIGHT OF WAY k=. CONNECTION OO WF IRON PIN FOUND WPO 2005-00087 DUU DWELLING UNIT SS SANITARY SEWER n, !!' EDGE OF PAVEMENT EL ELEVATION ST STORM cv WATER/GATE VALVE ELEC ELECTRIC STA STATION —--— PROPERTY LINE OOPS IRON PIN SET INDEX OF SHEETS EXIST EXISTING S/W SIDEWALK —--— ADJACENT PROPERTY LINE FH FIRE HYDRANT TBA TO BE ABANDONED —OHE— OVERHEAD ELECTRIC LINE ®A EXISTING SAN SEWER MANHOLE .... .... PAVEMENT DRAWING NO SHEET NO. TITLE GFS GROSS SQUARE FEET TBR TO BE REMOVED «(u„ NB HORIZONTAL BEND TC TOP OF CURB —OHT— OVERHEAD TELEPHONE LINE CD STORM SEWER MANHOLE «:^'c:;; CONCRETE CS-1 1 COVER SHEET HC HANDICAP TYP TYPICAL IJ! DROP INLET 0 PARKING SPACES INV INVERT UG UNDERGROUND —I' SAN--�AI� SANITARY SEWER & MANHOLE IPS IRON PIN SET LION UNLESS OTHERWISE NOTED G-1 2 EXISTINGCONDITIONS IPF IRON PIN FOUND WL WATERLINE 15'S.D. STORM SEWER LEGEND NOTES —g'W— WATER LINE 1. THE SIZE OF SYMBOLS MAY VARY FROM THOSE SHOWN C-1 3 CONCEPTUAL LAYOUT PLAN 2 ALL ABDREVIATIONS AND SYMBOLS SHOWN MAY NOT BE USED. c0c 5 -1 llii ( DESIGNED NY: PROJECT: WESTHALL V REVISION NUMBER: R: ADDRESS COUNTY COMMENTS lrpy/NG 03/29/ 1I �� JLW A STONEHAUS DEVELOPMENT ADDRESS COUNTY COMMENTS I J0V 6-I4'06 I ENGINEERS Moore G Ctmvcvnuc APPTJr.ATWIN PT.AN DRAWN E'/: Exhibit D r \ ` i i LEGEND ; �j; , ,.,;';, 1 y AREA OF TMP 56H—A 4- ,: \ \02 c` ; I. REQUESTED TO BE I ; � �E ,-• I ZONED PR t. RE U(UR Y 11'` LIGtKINGHOLE CREEK,LLC.' I ', CHARLES`,ACOBLE F OF YIA '' �. !``\ `' ,, \` AREA OF TMP 56H—A ' TMP 56-5.3 ', DB.20/4 PG.351 RIGFf� ; %' TO M INTAIN EX. ZONING , , ; ZONED: ! TMP 5E97B e p0 T • ` 1 \ ZONED R-6) '` ', USE:VAC ; zoNE:RI o o ir`�' • b2. `4�,,'' , ANr 1 ' ',`` ,�', i ^ i , ;, ; , ' ``USE:VAC `'' �, g 2°\9 • • • _ CURRENT ZONING R-6 40 \` aW DISTRICT BOUNDARY R-1 \ 3 se ! --- -- ' Of DTftlK"c' O K BOUNDARY OF _ _ /// D - \a,\e ` OfTiG //!�� ` s , (` ;•J TMP 56H-A EXISTING wEXANG • 1� 4� ""--�� J 'v] ', 4 i ' \ ' `+ `', ', /` , WOOD UN£ ' , ' J '• ' 1,,..'L I \ ; 1 w , ,'• , - --- 1 '^'^' , - �'� I, `, ,` ,` % ; ' ' LIMITS AF WESTHALL V' ``, C I ,\\:. N ,�a�/ L� ' I .\ I-_ '"-` _",a �_. DD 12`1 , , , ,. , 65256 _ — — — 14t'.�%_ — — \o�' Qu1 Ft1 30B �y , - , -- EX:10 FEDESTRM1N EASEMENT 5B.3125 PG.3r6e '— _ ,--- — -- — — — _!' \ "AS 1 '\ - 114t �, B _" -K!! --4" \ £!, , w,_, , r. , ^ — ---- SA�OFL49"�'- — --t-- -- ', 'I - :r ,\pjW os i i ` , PLANNED SITE DESIGN DENSITY: \` ' _-_----- • ,p�F. _ 3 — ' .-' _i & ` , \i1 TOTAL GR95S AREA OF TMP 56H-A TO BE REZONED = 8.96 AL. a� - ' _- � "\ _ ' aspN,c�oN.u_�p5 r-a�^ 9 �,' _, , •\ 1' so" sT pa / \ ®'W�_ _ gip, .6 I\ •` AREA OF'PROPOS�D ROADS = 1.57'/c. I EA3&2N 32 �'✓s�, S, `vE �. \ 7 ;'^, \ ('T': 1+ - - ,'/7B 3f25-PG.306 • I(T Fj '� " ___ AREA- (1�VOTED T6 RESIDENTIAL J5E = 7.39 Ac. �,i '� Z LO \„ �` 'WtE 240 lfOLDlNGS;LIL. UCKlNGHOLE CREEK,lLC )`, 1 £E DETat'n rcfY D8.3I2�PG. �- /� 'Lp \la ' �` ,,;i /=�-s' w (TdTAL AREA AREA PROPOSED IN ROADS) DB.2733 PG.(50 , ��]� �L ROWINc rvGG/ N3r�yzr �;-'`�qr TMP+56 95 + v / �REA,OF RES ENTIAL LOTS = 4.95 Ac. TOP 56H A 1Y L" L V R DIMENSIONS N .- � a E 8 ` \' \f is o*�•— ZONED:R-! ` ZBNL R �c L d J�'l.\ ,6,` i'' \ USE:WICANT ', � % PRD+�ONING`�EQUIRED OPEN SPACE = 25% , USE:VACANT i �,-�_ - y y l t•,� �, d' b ,... '• /`'• ':\::•• • r� �',- Mlm j OPEN SPACE'PROVIDED 1, 264 Ac. �; 2 4n r t' PERGENTAGE;OF OPEN SQCE PROVIDED IN THE AREA ` / �~ / •a -- N ,,,�pg' ci , / •` s `, ,I': !' i \ 'DEVOTED TO RESIDENTIAL IISE = (264 Ac./7.39 Ac.) = 35.7%', Q �' 25 ' ' ' ' 1 ' \ ' '� I•1 __-___ b ` nI •I �•� 7 VI, .�, o �,y,,,, O\ , - J� • i g N ✓; ' 582 16 R_I _ -- 3.5 l qR v / 0, Lp5 I\, 0 ,LpT + r N3°S6':B"L .; ,NO3hA'12'E '� _ 5,°46,3@.,E :� 2ry py i�, -i'" '�, ,, j� 3,: ' + �' -'-'-- ' ,M05°0649,E N - ,I'' \1 -J, l - 1' 45.Q3 SEMER? EWr' '\4y-_' / L0, �� 6 L \\ \` � .. \ aeJz .TaG \ yp _ 111111111 T _ t 6 `�\ ,�t 3' eike Uv /t g APPROXIMATE,100'T-'+, , \ r���........, v. • 5 0 1' r k F .FARM LLC \fit t ' b 4t, / 4 sTNEw auPPER ; + \' ` _ D'� 0 LOi 4,. \ ,5 --, Icy-C-- ,- 'DB.L953, .4/.49 65' 1'' 1` !r W, / �-\ \ ` ' , ' '\ + ' —--- \` ,r 6494 '\`., ```, \r, \> 'ZD• '( 1�'• ,'�, -1� ,OPEN PAstUR ,.e•,- C:3/ ,, , ' \ ; -SHIP SFLETT,, �' 1 12 US6:R .:- _ IAL LO `L ! • a ' ', , , , , !CHAR§ NEVE R II �r •, :R N p �'.r 1O \m i \, ` - \." 0� / , , , , , , , MP 56 Z§ , *XII SE S/Dl V ., • LOT SF- §''1‘ II '1, n, '� _ i$----- - \ USE;' §DENT - ,\, j i\\ �. 6RI \ \ I �r. 1 1- '` .ul�l Lp1 11 \ Lp( �;. �� O CURVE TABLED O \1AO \'\ \', \'� \'\ 1 �1 a\:, % �t1\\' �� �I� �✓E DELTA LENGTH RADIUS CHORD CHORD BEARING ++ \ Q - 'IS3Y5P 28I90 I04000 28/04 504'3Y43'E , e' `\\ \ 0 61 ,t - -~``'` ��. � 94T/'45 4114 25D0 3666 557'04'29E , \1\ t VP u4' ' s• '� b \'' �'�- \' "i' Q , _� 04'17'4' 7090 94563 70B8 51204'29E `A `, _1� ,�`\-�_ _ �, � Q•\ i1 .\�' i ,{- �-" '--' - ' 221018' 8707 22500 8653 52578'3fE D , O CC I ` �`_ s�. ' - - m / ^n _ 6575'53' 3574 3000 3367 N215'44W ,' `, �4;1�, '? .\ \'.,\�� �t ra ^J l:►, '\ \f �".i 862959 4529 3000 4IJl N750TI2E ` ' ` ` "� ,,1` _ ,926'30' 37.08 2250D 3704 S662Y03'E `, ' `� ©`�V", y?'r�'� 1� \\� \;,� ,•\; i \''`� ��'\' - `- -- _ 3,6s'L'y - Ri'o^,4o L / I• + Ir26'25" 9984 50000 9967 57519'OM' , i .s`- - •,.4"r.`h�}\ :65' (�'(.�" .:,. ,,;`' '\'4 ;'a te__ ��,� -----irr,'.:‘,\‘' 2449'16" 11263 960D0 11175 574I9'56'E Q ; ' //////) �•, ` .\' , \ �\\ .;. 6111 SF' '\ .�� 1 • �'1'^', LOT / j \ �' - _ -_�'x 7 I0833'02 4357 2300 3734 NT38'48W -- , , /�/ a `-, ` ' �; �.,1 , �. }. /• • M'` - ti __ _ -- 'M1-- 953Y08' 4I68 2500 3702 58536'43'E , �/ �� "^ _ -_""- - _ 2 Of52'4' 390 104000 34D 53553'2TE __ �O `�, �!i� ,t�' ,�Q' ,�!' ' �s \, - ';`,�\ �N 3 orsr37' 34rn NkX10D 3407 soQla3ow - -- �. ' a ��,0 v 1 1:� +�t \ ;�0 �..„ ,,, •I / , 3 _ ---- - 4 90'00'00' 274.89 /7500 247.49 N59/3'22 W \ -O _ 5 04'9T2S 74B8 89563 74B6 NIf4939W \J1 O \ \\ \ � � ��'l'y' `� pl. '''l 5 f II II ° V 'i / '•.---'" ,' -_ // 6 895241' 3922 251J0 3532 N3619'S0'E c \ .,P �_ SF a • J_ I", / ''•/ -__� -' - -_ 1 " J ----- -- -- 8784__Two- - .`I N44m59'E \1>\ I ��I (�I'•'\�1 I\ : ''j' watlitss, ,,q` f \', , 5s hW iiI' _ s- =��•;1 _ 1r ~ :306. !f- O U c,' \•c�" 0,'px` S.,• )1/15/7,11_„G t '1.,'• I --- -p f ;off, .. .pe.3>7s ,Uil ul Q O' o\ O tv°`- ' •' -" \ ' illanl \--*:'-' ''' . -; ` e (i-', 'Pt srn�}::WAT.. o O p �• o / I _ I N ' AGEYENrAE�ENr: r \`\ <� ,_ t :.\ +E6 'r o�� \ ❑ 1 • \ 0�3125 f+0:3G6 % ; - 't a'` ,` ' ,•�2�(\j 1 'A. \ e PO F q \:' • \ TAN ULLNAN4 ��' - J 'h'", ` S ` \ N........:..:: :1'.N21,laE 13.84MP 5fi B373 i s` «.,y. a JS�F.i $' • ` 7 • y' ' BONE R2 e ./ �� y 63° 401p ,. �- .;::-' E:,RESIDENT 0 \/\/\J US IAL > i I �. �>N ` '" 1F ® O •)..,v$9 y/"WALK N J.& IF T AWIN° DDCTION ,: �_ SGJ9 ) \ r �,�' E hR• SCALE BE USED cpl1D u� N2s`5i r— �/ RE C.WEEKS 1 I ,r � ® MP B-!3 / ■ ■ •-•.. / �pRK ROAD \\/����++++� ��4" p I ZONE 2 / / \f�' / P DETAIL'A' �-- ' �? {� ��� \us .REsrD NTl — \ / / 60 60ADDRESS COUNTY COMMENTS. AW/NG 03/29/06 rtA, 1: 4111 GNED 8f: PROJECT: WESTHALL V REVISION NUMBER: ADDRESS COUNTY COMMENTS. JLW 6-/44 o5 I Y- ENGINEERS JEw A STONEHAUS DEVELOPMENT 2 .► E cT--MVP DRAWN®' APPLICATION PLAN 1O Exhibit D i % •, NATURAL LANDSCAPE SCREEN/NC BUFffR NOTE: % `% 20'NATURAL LANDSCAPE SCREENING BUFFER SHALL INCLUDE EXISTING VEGETAT•. `` • � , ,� •', ``. • '. `, • , I /.\y- • I • , ' 1 •• ,` TO BE MAINTAINED •AND SUPPLEMENTED BY INCLUDING(11 AN INFORMAL MIX OF • I , , •', , • , • ` • ```, y s i" ', i I`, I SCREENING TR£ES.LODSELY STAGGERED.l5 FEET ONCENTER,(IJ1 THE SAME SPECI - ` I , , ___ __ ,``, ` . ', 0 FOP ,�• ' ; , , , • i OF SCREENING TREES SHAM BE CLUSTERED IN GROUPS AND ALTERNATE GROUPS • • ' ' ; •,• -,1 , N ,` 5��t:RE' ` , • • •• 1, '� OF SCREENING TREES SHALL BE PROVIDED TO CREATE A NATURALISTIC RURAL ' - , • \p ``` • • CHARL£S`ACOBIE , \i RE,F1ffUAY , `` ', • I ` ' LANDSCAPE:Ol11 LARGE AND MEDIUM SHADE TREES SHALL BE INTERSPERSED • • UC)(INGHOLE CREEK,LLC N , ` D8.2014\4,3 ,o OF l `• , \•` ` • •` •` ��� THE SCREENING TREES:(N1 CLUSTERS OF ORNAMENTAL TREES SHNl BE PROVIDED `�• • TMP 56-53 ; •- ' ', • , •, ` • TMP - -• : `'• ,� W'0� , ' ley' • • ZONED:R-1 ' - , •, .'E:RY �, , , 00 ;��a , -r , IN GROUPS OF E'a AND 5'atAND!vl TALL SHRUBS SHALL BE MASSED IN TO HELP , i• , , • ``' m,n , • 1m/r • • \ • • \` • INTEGRATE THE PROPOSED PLANTINGS INTO A NATURALISTIC RURAL LANDSCAPE. ' ',USE:VACANT •, •, , , •, , USE:VACAIFT •`, t0 �l•� • ` , , APPROVED PLANT SPECIES SHALL BE OBTAINED FRO( THE ALBEMARLE COUNTY i ' •/ ; - • • • •• ` ` ', \9i, 55 ' • ` ` , ,i • , • $rNATURAL LANi�SCAPE ;• N s•- $ 1, ``• ' , ,', RECOMMfNUED PLANTS LIST AND THE BUfFER DESIGN SHALL 13£SU(31ECT TO THE , , , '' , �. ,UN EJ TRIB(/!",�R1'OF REVIEW AND APPROVAL THE DIRECTOR OF CDYWN/T1'DEVELOPMENT. `, ' • ' , •• , 'R� ,SCREENING BUFFER • ,`, ,, • ' 1.1VM6 HOLE GREEK , •, SUPPLEMENTAL PLANTINGS ARE TO BE SHOMN ON A LANDSCAPE PLAN AND , ; ��I ; ,',' t , 5EE NOT£,ABO4fE 4a „ `\ • 1•• , • • •(N'PROXIMATE\ , SUBMITTED WITH THE FIRST SUBDIVISION PLAT THAT CONTAINS ANY OF LOTS ILO , `�• l •', i •`, •• •, `rODATION ONLY). •1R� ', THROUGH I25.THE DEVELOPER SHALL INSTALLOR BOND FOR INSTALLATIXI,THE •'i • ' ' ' -, ' /W-��''- •`,RELOCAT€D STORM i S�'� / ' -------- ```• WATER M/}NAGEMENT �\ \.l{1,, / `, ,• i ••, •, • ', , , ANY LOTS NO THROUGH 125.IF BONDEQTHf PLANTINGS SHALL BE PUNTED W1��l��9911/�III2N -I�L•T% '•V'ARV GREENWAY i ' • \ FFAqCILITY B' EXTENDED _ 5 , •• ``• , , • • • ONE YEAR Of THE DATE THE BOND WAS POSTED.MAINTENANCE OF THE�FFER , , DETENTION , , , i • `, , • SHALL BE THE RESPONSIBILITY OF THE COUNTY. , ;TRAIL E.'EYfNJ(CLASS ,' ,S'"'' ,; 4 '• ,/' ' ' ' Er TRAIL 4q�SPECIFIED BY ' EASTERN AVE. , _-;�- ;�` •, ` \ ' ' '' ' ' /' PROPOSED STORM WATER , `WHCOUNTY)T1S�,BE VACATED ' • ,/(80'RAV BY OTHERS) , - .,- - '�-', \ ; 4 \ .• •`L I/ ', ', •`, ``1 ` MANAGEMENT FACILITY 'C ; WHEN EAST RN AVE./S ; i -- P• _ -- •I'-` ;`,' \' \ ' �pT`•` , • ' ' , , , , ONO-FILTER) , ' CONSTRICT.' , , 4PH F£A _. 'CI - \ N GWIC. , , , , , , • . ` -•-•`----------I---- - ------,.. ---'T"--;�-' tar LDT TRAIL - ''�p� ,\ r ``\ • ;,( /`. _ 652.56 - - C/3 - -t--- - T --59, . 1 -- --* ---' - '� T �'\ '\ 1WES T�\�, '. • T ' I'-/ ; ..SO. DFL4$'1�!__ f0' PEDESTRIAN EASEMENT D.B_ J725 PG.308 �' AT...AL LANDSCAPE SC: 1' BUFFER- -� .-_ '� 630 �'\'' '\'- \ • \ • - °�� OPEN SPACE -- -- _ -_- __� -- -- � - E At17VE - - - zoo HOWiNGs LLl.` r --- -- -- -- -- --- ,— 10'� i YARD O��S� i-�'1 5 13' \' LOT y f�5i \'1 TMP 5695 y,•^� PARCEL C / , -' -`- -` 1-- - � �•- - 11 B. oa IX ., ZONED:R-I i ( a• 1 6 Ac / I• ` '1, I G; ;': /�' LOT ��\d� LOJ,124 1 4 \S\ * ` CbN1N�yEpCT�TO U f:VACANT to 464003 F • ' , i,>` ` . i^ n i n , / :•%r :•t :� N� _ ill 50 !- r� - \ !j,'fi SF, '„�\ j'� \ ;F'INALKiijis ; i4 ``II . , �� , t^' �:,,'"j;TOTLO( • �SiriT_ 7 t s,l` i\,�' ( , \_ '' ; 2 too = /PARCEL A ' \';14 1 U I L T 10SLOT111 I LOT`�12 ILOT 113ILOT 114I LOT 1 5 I LOT ,116 ILOT 117I LOl .1 I LOT 1j: I LOT 120, LOT 121I LOT t21 "LOT 123 5.1'.•/ - 1.4TAcresR1 (DICNIC GABLy\ '` \ -1-:1 , I I �L7 5,063 SF 5,063 SF 6,188 F 6,188 SF 5,063 SF 6,188 6,196 S:. 6,274.5E 5,207 SF 5,2T4 SF 6,536.5F-' _ ?, 47 \ �F �...1„..,E ,) • '1 I t9,09' SF,' 6,1885E 5,063,•SF ,S ' •`• _ 1 • • ��; ,fI I I I I I I I �_' TRAIL '•+.. ' \ �,w = ' ; o-�' `'• \ i \i\ o LSFONTYARD Rb6yh , I it.. J• - � � bS5' _ 55- 445__ _ _ _ PSW e.. ,,T� y� r. L. A _„o% , 4, TRAIL , ''t I 'SAM • �� 8-,.r•�_. .w�., �� �- �.r: I l�--"F27"Fa` �, ���15p exit, y-'l5 F"PjLO' �' \ `� a m v ' e.r �- . . _., .TT.IIII..-., ._. - ..�.-+r. e 1 ems.. i t� .�, ',• W EASMFFIJTEWHR'f �,' '�EPRE55--_ _- ---_-_- -_ IVI .,Trl ��fllCE� _ 'v r•i_ .�"C'.'.t� ,� -'-_- _�'-_-_ _�794v�- - ;� �•, •�``Y4•eLi7�A ti 1/'� :(, ENT W�n / 0.--r" r •' - / , - -�--:��^. .\ti 1•'• Chi °•�', i l�\�-1 O/ �- � ; i�� s r ! /':i,x s ,.vmnrno�i\ �.L_ .� ^r.�n•-..ar.::emr van»..._,•.,Px._ � ., • .`�j�_.". / MT) 41 �- Y ;1 \'' �'1 :BNNECT TO 1WAY , 'P i r } /.'%-l 1 I', o / 60' ``50' S5' S0' 1 50' 60'-6}• 1,• _I'-' J 15 !_ �'g.B. (, �. . '� 4'iT ; \ LOT a \ \ / / iI - - --- - -- - -- it 6 - — ,`vay� • 0• 1 5.#77 (1? / ii, TAR.SYSTEM• �>/ , '� -1 `�• 1 / . '-' �' LOT 91 \, `, \, I 1 _ ,,_ .n LOT 101 „ LOT I 15,FR014j Y \? C / ' \ \ \ %., • / ,- \ ``I 'v,l 1 IS' YARD '2T �I �I _1_" I 1� I LOT T L- 40I�i►,,li �,,\ Z_ • # q\$° 5,616 S� ,, de i' I , �` h.11D SF •Y• �" F 3,41 3 ` ,- , '` `_'` p, cPEN SPACE\ LC) 92 \ 'Z5 .'� I` I I •` ^I 'I I Y, I• _ -Aefomxr ,II', 6 - \�c Y; `. �- \'., '� ; I LOT'• 09^LOOT, 108 LOT 1Qt'7 LOT'a06 LOT 105 LOT 104 LOT 103 „416• - � ;+ '�4€!I I v • 9S'1-tbT 95,�L0'f 94 1. L©T 3 � �j� :• a $b18 SF: % , LO •x(. ' '/ J I 5,726 SF 6,872 SFl a TYP.) .. • "' _ I +� +�.• 5,�6,,9 SF 5,7955E I� 1t ACre9 PEDFSTRAN' - 18) 6I77= SF 15,7A,6 SFnI 6,299 SF 15,726 K. 6,299 SF I �� - �i`) I'�,L 1,•_ 326 SF I gr `I 1 8,022 ISF /� ry/ 4;723 • �\ fir,;. � \'�•'�\ tED i Z, '/ TR/IIL BRIDGE /./ II i ' I, EASEMEITEWER� 4.- _ • �� �� I •stVs`..., I`. �,, ` - __i " 111 i9.Z`•E \ ''\ •`-;15'FRONT YPRD 1 I I�`• I III I° 'L "� LOT 9:,` .) ��a7 i 'J I "f 2 \ •�%' y^� ^d �i L / - 1 i -)"' 'PROPOSED%ST M W,)1RR '" 'i' I 1 I I I I I ��,,pOT.102 i _ I I �I f• • 'T�� —. —— , k} `de\ { -ISO, LrS�f \� / i ' r MANAGEMENT F C° , I i' 'L4,211 SF -"C ic. `���:--' 1e 11�1 - - 4 _ '.► °R 4..''`, 00'. •4:J i ; '/ a (BID-FILTER) ' 'T- - - -(�I• - '�44�ds� • 10'RE ,. • O 4.•' i _ , ,oj0. 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