Loading...
HomeMy WebLinkAboutZMA200600001 Staff Report Zoning Map Amendment 2006-08-02 COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: AGENDA DATE: ZMA 06-01 Westhall Phase V August 2, 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 July 11, 2006, the Planning Commission held a public hearing on the Westhall Phase V rezoning. The Planning Commission recommended denial of the rezoning because it does not meet the 15 percent affordable housing goal of the County and because further consideration needs to be given for the cash contributions for the transportation. The Planning Commission recommended disapproval of the requested waivers because the Commission could not recommend approval of the rezoning. The applicant had proffered to provide affordable housing for up to 100% of the median household income rather than 80% of the median household income. The applicant said he believed that the single-family detached component justified his proposal for housing up to 100% of the median household income. The Commission said the proffer was not in keeping with the County's adopted affordable housing policy and could not support the proffer, even with the provision of single-family detached units. In addition, the Commission was concerned that the cash proffer for Eastern Avenue at$45,000 was not sufficient to off-set the impacts of the development. Exhibit A contains the action memo of the Commission. Exhibit B is the staff report reviewed by the Planning Commission with the previous plan and proffers. DISCUSSION: Since the Planning Commission meeting, the applicant has modified his proffers to meet the County's affordable housing policy at 80% of the median household income with the single family units and has increased his proffers from $1500 per market rate unit for Eastern Avenue to $3000 per market rate unit for Eastern Avenue. The contribution for Eastern Avenue is now $90,000, rather than $45,000. The proffer value is now approximately $4800 per market rate unit, up from $3300 per market rate unit. With these two changes, staff believes the Planning Commission's concerns for housing and a larger contribution towards transportation improvements have been addressed. Exhibit C contains the updated proffers and Exhibit D is the Application Plan. Regarding the waivers, the Board of Supervisors may act on the waiver to the Zoning Ordinance for setbacks. Approval of a private street to serve the affordable dwellings and waivers for sidewalks and planting strips in two locations requires a future action by the Commission. RECOMMENDATIONS: Staff recommends approval of ZMA 06-01 with the current proffers (Exhibit C) and the amended application plan (Exhibit D). 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. ATTACHMENTS: EXHIBIT A: Planning Commission Action Memo for July 11, 2006 EXHIBIT B: Staff Report dated July 11, 2006 EXHIBIT C: Signed proffers dated July 24, 2006 EXHIBIT D: Application Plan dated July 13, 2006 �) r_ Cso9 \ Q — 047 s I )/ 1z EXHIBIT A • p F AL 44 cT0 IMAM COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road,Room 227 Charlottesville,Virginia 22902-4596 Phone(434)296-5832 Fax(434)972-4012 July 25, 2006 Frank Stoner Stonehaus 1412 Sachem Place, Suite 301 Charlottesville,VA 22901 RE: ZMA 2006-001 Westhall—Phase V(Signs #49,59,64) TM 56H Parcel A (portion) Dear Mr. Stoner: The Albemarle County Planning Commission, at its meeting on July 11,2006, unanimously recommended denial of the above-noted petition to the Board of Supervisors, because it did not meet the 15 percent affordable housing goal of the County, and because further consideration needs to be given for the cash contributions for the transportation. Additionally,the Commission denied the following waiver requests: 1. Section 14-422 of the Subdivision Ordinance for sidewalks on the private street. 2. Section 14-422 of the Subdivision Ordinance to substitute an asphalt path as shown on the application plan in the northern part of the site for sidewalks on both sides of the east-west street at the northern part of the site. 3. Section 14-422 of the Subdivision Ordinance for planting strips with the condition that for location (b) described in this report, at least three feet of separation between the back of the curb and the path shall be provided. The Commission also recommended disapproval of the following waiver request: 4. Sections 4.6.2 and 4.6.3.b. of the Zoning Ordinance to allow the setbacks shown on the application plan to be used, rather than using the zoning ordinance's standard of measurement for front and rear yards. The Commission also denied your request to disturb open space in conjunction with Section 4.7.2 of the Zoning Ordinance as shown on the application plan. The Commission denied approval of the waivers because it did not recommend approval of the rezoning. Please be advised that the Albemarle County Board of Supervisors will review this petition and receive public comment at their meeting on August 2, 2006. Stoner Page 2 of 2 July 25,2006 If you should have any questions or comments regarding the above noted action, please do not hesitate to contact me at(434)296-5832. Sincerely, _ditifittir Elaine K. Echols Principal Planner—Development Areas Planning Division Cc: Shiflett Farm LLC 1412 Sachem P1, Charlottesville VA 22901 Ella Carey Amelia McCulley Jack Kelsey Steve Allshouse EXHIBIT B,THE STAFF REPORT FROM THE JULY 11,2006 PLANNING COMMISSION HEARING CONTAINS ATTACHMENTS A -I. ALL UPDATED SUPPLEMENTS TO THE EXECUTIVE SUMMARY ARE LABELLED AS "EXHIBITS". COUNTY OF ALBEMARLE EXHIBIT B PLANNING STAFF REPORT SUMMARY Project Name: ZMA 06-01 Westhall Phase V Staff: Elaine K. Echols, AICP Planning Commission Public Hearing: Board of Supervisors Public Hearing: July 11, 2006 August 2, 2006 Owners: Shiflett Farm LLC Applicant: Stonehaus Development, WW Associates consulting engineer Acreage: 8.9 acres Rezone from: R-1 and R-6 Residential (existing zoning) to PRD Planned Residential Development TMP: TM 56H, Parcel A By-right use: 9 single family units, up to 13 units Location: Approximately 600 feet east of the end with bonuses of Park Road (SR 1204) — See Attachments A andB Magisterial District: White Hall Proffers: Yes Proposal: Zero Lot line Single Family Requested #of Dwelling Units: 36 Residential at 6.1 dwelling units/acre net, with request for a private street and waivers DA (Development Area): Community of Crozet Comp. Plan Designation: Crozet Master Plan - Neighborhood CT1 & CT 2 Preserve and Reserve (net 1 unit/21 acres), CT4 - mixed residential and commercial uses (net 4.5 units per acre for Single family detached and attached units and duplexes; net 12 units per acre for townhouses and apartments; net 18 units per acre for mixed use). Neighborhood CT5 - mixed residential and commercial uses (net 12 units per acre for all housing types; net 18 units per acre for mixed use. Character of Property: Undeveloped and Use of Surrounding Properties: Mobile home wooded community and single family to north and west; other surrounding properties currently undeveloped but include future by-right phases of Westhall to the south and west. Factors Favorable: Factors Unfavorable: 1. The project positively addresses the principles 1. Proposed moderately priced housing does not of the Neighborhood Model with specific meet the County's definition of affordable emphasis on a pedestrian orientation, housing. neighborhood friendly streets and paths, 2. Additional traffic on Park Road and Tabor Street parks and open space, and relegated parking. from the 36 houses will add to the traffic from 2. Density is in keeping with the Crozet Master the by-right phases of the Westhall Plan. development to overburden streets. 3. Greenway connections in keeping with the 3. Minor changes are needed to the proffers and Crozet Master Plan are proffered. application plan to satisfy form issues from the County Attorney's office and County engineering requirements. RECOMMENDATION: If the Commission and Board believe that the cash proffer and spot improvements to Park Road are sufficient to mitigate traffic impacts, then staff recommends approval if the affordable housing proffer is modified to bring it into conformity with County policy and if the technical changes are made to the application plan and proffers. Staff recommends approval of the private street and waivers with conditions. C-,tea 1 STAFF PERSON: ELAINE K. ECHOLS, AICP PLANNING COMMISSION: JULY 11, 2006 BOARD OF SUPERVISORS AUGUST 2, 2006 ZMA 06-01 WESTHALL PHASE V With Private Street request and Waivers of Sections 14-422 B. and 14-422 D. of the Subdivision Ordinance and Sections 4.6.2, 4.6.3 b., and 4.7.2 of the Zoning Ordinance PETITION PROJECT: ZMA 06-01 Westhall - Phase V PROPOSAL: Rezone 8.96 acres from R-1 Residential (1 unit/acre) and R-6 (6 units/acre) to PRD Planned Residential District residential (3 - 34 units/acre). 36 single family detached units proposed at a density of gross 4 units per acre. PROFFERS: Yes EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY: Neighborhood CT4 - mixed residential and commercial uses (net 4.5 units per acre for Single family detached and attached units and duplexes; net 12 units per acre for townhouses and apartments; net 18 units per acre for mixed use). Neighborhood CT5 - mixed residential and commercial uses (net 12 units per acre for all housing types; net 18 units per acre for mixed use. CT 1 and CT 2 Preservation and Reservation Areas with net 1 unit per 20 acres ENTRANCE CORRIDOR: Yes No X LOCATION: Portion of Tax Map 56H Parcel A, located approximately 600 feet east of the end of Park Street (SR 1204) in the Community of Crozet. MAGISTERIAL DISTRICT: White Hall CHARACTER OF THE AREA The property is located at the end of Park Road. It is immediately surrounded by the mobile home park to the west, an unnamed tributary of Lickinghole Creek along the northern boundary of the property and existing pasture and woods to the east. Cory Farm open space borders Westhall to the south, across Lickinghole Creek and Brookwood Subdivision is located across Park Road from Westhall. The site is mostly wooded. (See Attachments A and B.) SPECIFICS OF THE PROPOSAL The application plan (Attachment C) shows the desired layout with thirty lots for single- family detached zero- lot-line units on both sides of a proposed public street that runs north-south. Six smaller affordable units are shown on individual lots at the corner of Brookwood Road and Tremont Street. Two lots have been removed from the plan with the redesign. All but one of the affordable units faces Tremont Street. Because one lot does not have public street frontage, a private street is shown which requires approval by the Commission. Waivers to sidewalks and planting strips on the private street are proposed as well as some zoning ordinance waivers to help implement the plan. The development is proposed is residential with no mixed use. Amenities include a tot lot and greenway trails. The applicant has also shown on-street parking for greenway trail head parking. Dedication of the area for the tot lot and greenway trails is proposed, which is acceptable to the Director of Parks and Recreation. A temporary easement for a greenway is proffered on the adjacent property. The future Eastern Avenue is located on the adjoining property which is partially owned by the applicant. Dedication for Eastern Avenue is expected in a subsequent rezoning. Other proffers include cash for transportation and ��= > 1,0 capital improvements and a commitment to provide moderately-priced single-family detached housing. (See Attachment D.) APPLICANT'S JUSTIFICATION FOR THE REQUEST The applicant has said that "densification of Urban Growth Area consistent with Comprehensive Plan for Crozet is the justification for the request. PLANNING AND ZONING HISTORY The parcel has been zoned R-1 and R-6 since 1980. There is no other history other than the current platting activity for other portions of the parcel. This parcel is the remainder of land from other phases of the new Westhall development. Westhall Phases I & II include properties zoned R4 and R6 and have final plat approval for 49 lots using clustering provisions. Lot sizes range from 4,800 square feet to 15,000 square feet with nearly 30,000 square foot lots adjacent to Lickinghole Creek to the south. Westhall Ill is also zoned R6 and has preliminary plat approval for single family lots ranging in size from 4,500-6,500 square feet in size. Westhall Phase IV has preliminary site plan approval for 36 townhouse lots/units. These earlier phases of Westhall included an 80 foot wide right-of-way reservation for Eastern Avenue. Planning Commission Background And Changes To Plan On May 9, 2006, the Commission held a worksession on the proposal to gain input on several issues. An excerpt from the minutes of that meeting summarizing the Commission's comments is provided as follows: • Density and Mix of Uses in relation to the Crozet Master Plan— The density was viewed as consistent with the Crozet Master Plan. Although the Master Plan suggested a greater intensity and mixture of use at this location, the proposed development could be supported because development nearby had been done by-right in a different form than contemplated by the Master Plan. As a result, it didn't make sense for this one small section to be very different from the housing development nearby. • Layout and Design — In general, the layout was acceptable; however, more information was needed relative to the layout and design for the lots, units and driveways. The Commission asked that the storm water management facilities be designed so that they are not in conflict with adjacent residential uses, the tot lot, or causing negative visual impacts to future Eastern Avenue. The Commission agreed with staff that modifying the location and the design of both of the stormwater facilities could be done to create a greater aesthetic and a safer situation adjacent to the tot lot. • Eastern Avenue and Greenway Connection — The Commission asked for additional information on greenway connections. They also asked that staff work with the applicant on how to incorporate a greenway trail in advance of full road construction of Eastern Avenue. The Commission was not in agreement on the width of the screening buffer adjacent to Eastern Avenue. Some Commissioners believed that the 20' buffer was sufficient; others believed it should be wider. • Affordable Housing — The applicant's proposal for small single-family detached units, either on a single lot or individual lots and served by a private drive with adjacent parking was viewed as unique and advantageous to the development. 3 C(; r; I • Transportation Impacts— Park Road would not be recommended for widening, even though VDOT suggested that it should be widened by 1 — 2 feet. Instead, spot improvements along Park Road should be proffered. In addition, a cash proffer should be considered for Eastern Avenue or the Lickinghole Bridge to offset the impacts of this development. The application plan shows a similar layout to the plan reviewed by the Commission. As requested by staff and the Commission, changes have been made to the location of the stormwater facilities, the tot lot, and location of trails to address concerns about appearance and safety. The applicant has again shown a 20-foot buffer at the rear of the lots; however, this buffer is now a part of open space to be dedicated to the County. The open space will adjoin the future right-of-way for Eastern Avenue. A temporary easement for a greenway path is proposed on the adjoining property. The path is proposed to meander through the open space and the future right-of-way for Eastern Avenue with little if any disturbance of trees. Staff believes that more than 20 feet will be available for the buffer because of the 80 foot expected right-of-way and that, with County ownership of the buffer area, effective screening of the back yards of houses on Tremont will be provided. Several Commissioners were interested in the location of driveways and garages in relation to the houses. Attachment E shows the proposed location of driveways and garages. Staff was initially concerned about the potential crowding of houses and driveways, leaving little room for landscaping between lots. The applicant invited staff to see a similar development at the end of Cabell Street off of Preston Avenue in the City. In viewing that development, staff was satisfied that parking could be appropriately relegated on the lots. At the May 9, 2006 meeting, Commissioners also wanted to better understand staff's request for a greenway connection along the future Eastern Avenue right-of-way. Attachment F shows a proposed trail (in red) from Crozet Park to Cory Farm. The eastern boundary of the parcel is the proposed location for Eastern Avenue. Staff's proposal was for a temporary trail to be constructed in that future right-of-way that would be replaced when the street was actually built. The applicant has proffered to provide a temporary access easement at that location. Even though the property is owned by a different entity than the applicant, the applicant holds an interest in the adjoining property and will be providing a letter from the adjoining owner indicating the owner's willingness to provide the temporary access easement. Comprehensive Plan Crozet Master Plan — Westhall V is located in the northeast quadrant of Crozet, east of Crozet Avenue and north of Lickinghole Creek. It is located in Neighborhood 3 of the Crozet Master Plan. The property contains four designations, specifically CT5, CT4, and CT1 & 2 as shown below: 4 ; �. $ . ...... ‘‘,171111111.16614161 iliNtt ifi<0100. ii NY/741 MI I RI* aii. Ilb H0000011.04.44:4" III MR UPI g imil oIMI viet „4,,%, , ‘002610 0 1° 111_r•416. .4. _ ' , *"*".;\ • V g •P To .04, Alltiol: • 1441414. it _,,P1.6 - V " v r I"" LIO"F"'....1.. NEastern Aven . - 0 - F gh. le Creek Westhall Phase V Residential Master Density Plan Density Units Net Crozet Transect Density Acres Acres Min Mid Max Proposed Density CT 1 and CT 2 (1 du/21 ac) 3.77 3.01 0 0 0 11 3.6 CT 4 (4.5,12/acre; 18/acre mix use) 1.00 0.80 4 10 14 7 8.8 C .18/ 4.13 1.65 20 25 30 18 8.6 — Total Notes:Net acreage is 80%project area for 8.90 5.45 24 35 44 36 4.04 CT1,CT2, CT4;50%of net project area for CT5 gross 5 (�c S 9 As indicated at the May 9 worksession, the portion of the neighborhood that includes the area for Westhall V is very difficult to analyze. The reason for the difficulty is that the master plan map was not parcel-based which can make the County's GIS system application difficult on small parcels or where several different land use categories are shown. In addition, road systems and development have taken place that are not in specific conformity with the master plan. No center has emerged to represent the CT5 area shown on the plan. (Finally, the transect-based map is very difficult to use at this level of detail because some of the boundaries are schematic and cannot be tied to any physical characteristics of the land.) For these reasons, staff was unable to rely on a computerized breakdown and has done an analysis by hand of the transect zones reflected on the rezoning plan. Staff believes that the breakdown is as follows: For the CT 4 area, the above table was produced using 4.5 units an acre for minimum units and 12 units an acre for the medium density. High density would require mixed-use and be18 units per acre. The high end of density shown above would be with a mixed-use component. For the CT5 area, 50% of the net area was expected in the master plan to be used for residential uses. With this total, the low end for the CT5 area was calculated at 12 units per acre and the high end at 18 units per acre, which would also require mixed use. The medium density figure is the average of the low and high figures. The end result is that the proposed uses are higher than the low end of density and almost the same as the medium end. For the CT1 &2 areas, no density was shown since the plan anticipates very low densities at 1 unit per 20 acres. The applicant is actually showing approximately 11 lots in the CT 1 & 2 area. While, in most circumstances showing lots in CT &2 areas would be problematic, most of this acreage was intended to be a greenbelt adjacent to Eastern Avenue. Part of the acreage was expected to be an undisturbed stream buffer adjacent to a tributary to Lickinghole Creek. The stream buffer is preserved on the property. Members of the public have raised concerns about the rate at which Crozet is growing and staff has provided a summary of potential dwelling units in crozet as a "status report" on approved developments and developments under review in Crozet (Attachment I). The Crozet Master Plan does not specify which neighborhoods should develop first in Crozet. Applicable statements from the Crozet Master Plan for the eastern geographic sector of Crozet relevant to this site are identified below in italics. Staff comments relative to this project and the recommendations of the Crozet Master Plan follow: Development for the area east of Crozet Avenue should focus on the construction of public amenities such as the school and parks in addition to the creation of roads and bridges. Specific recommendations and tasks for Crozet-East include the following: Construct Eastern Avenue, Main Street, and primary neighborhood streets within the two or three major properties available for new development. 6 13©S (0 The applicant has planned neighborhood streets from the end of Park Road/Brookwood Road and Jamestown Court. A public road connection from Jamestown Court to the future Eastern Avenue and approximately 1,000 feet of 80 foot wide right-of-way reservation for the Eastern Avenue was provided with the first phase of the Westhall development. Construct Lickinghole Bridge on a time-line appropriate to demand. Eastern Avenue and the Lickinghole Bridge are eligible to be part of the County's CIP. Establish greenway trail (for pedestrians and bikes) from Lickinghole Creek Basin to Crozet Park and downtown. Previous phases of Westhall included a greenway pedestrian easement to Lickinghole Creek and along the eastern edge of the development. There is an opportunity with this rezoning to connect Lickinghole Creek and Cory Farm to the greenways that lead to Crozet Park and Downtown. The applicant has provided pedestrian easements along the eastern edge and northern edge of the project boundaries for the rezoning. The greenway paths are shown on Attachment F. Construct new neighborhood elementary school on time-line appropriate to demand, in general location shown on plan. A new neighborhood elementary school is shown on the Master Plan on the Con-Agra property north of Lickinghole Creek and south of Three Notch'd Road. A school is expected to be provided with a future rezoning for that development. Area from that property would be requested to be reserved if a subdivision plat is submitted for by-right development. Construction of the school is expected at a future date when additional demand generates the need for the school. Explore and develop potential access points to Lickinghole Creek Basin. A greenway trail from this site can connect to the Lickinghole Basin and is shown on the eastern border. A second greenway trail is accommodated nearby on the sewer line easement to the north of the site. Both access points are part of a system than was requested by the Parks and Recreation staff. Establish Eastern Park with public/private collaboration. The proposed Eastern Park is not on this property nor adjacent to this property. When development of the property to the east containing the area shown for Eastern Park on the Master Plan is proposed, the County hopes to secure the property for the park. Build the long anticipated north/south road east of Crozet Avenue (called Eastern Avenue in the Master Plan, formerly referred to as the 240/250 Connector). This baseline infrastructure improvement 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. Construction phasing should begin from the south (Route 250). Aside from construction itself, truck traffic should not be allowed on this road. The private sector should be responsible for funding and building Eastern Avenue with the exception of Lickinghole Creek bridge. Eastern Avenue is shown adjacent to this development but not on the property proposed for the development. It is expected that when the adjacent property is proposed for development, the right-of-way can be reserved or dedicated. 7 �CS I � Open Space Plan/Green Infrastructure Map: The Open Space Plan does not identify any significant environmental resources on the site with the exception of the tributary to Lickinghole Creek at the western end of the property. As mentioned, Westhall is situated between Lickinghole Creek to the south and Crozet Park to the northwest. The Neighborhood Model: Conformity with the Neighborhood Model is assessed below. With the exception of affordable housing, the proposal conforms to all of the 12 Principles of the Neighborhood Model. Pedestrian Sidewalks are shown along streets both sides of Tremont street and Orientation on one side of the east-west road that stubs out at the Eastern Avenue right-of-way. The other side of this road contains a stream and buffer which staff believes justifies a request for a path on only one side of the street. A trail is provided along a portion of that street. A temporary access easement for a greenway trail is proffered on the adjacent property. This principle is met on-site and off-site, to the extent possible. Neighborhood The typical street section for the public road shows street trees. This Friendly Streets principle is met. and Paths Interconnected The area for rezoning ties into the Westhall network of streets that Streets and connect to Park Road and provide the opportunity for a future Transportation connection to Jamestown Court. Two connections from Westhall V to Networks Eastern Avenue have been provided. This principle is met. Parks and Open The applicant has provided 2.63 acres of open space in three Space places. Open space area C is along the stream buffer at the northern end of the property. Open space area A is along the eastern edge of the property with a small park area with a 2,100 square foot tot lot and trail head at the southern end. The tot lot has been moved away from the stormwater detention pond and a 42- high fence will be provided. Landscaping is shown on the application plan and proffers to landscape the area to the satisfaction of Parks and Recreation will ensure that the stormwater facilities are attractive. Open space area B, in the southern area, is primarily the stormwater detention pond with a trail. The applicant has proffered to pay for a pedestrian bridge across the creek. A small park area across from the intersection of Tremont Street and Park Road. This principle is met. Neighborhood There are two centers to which this project could relate: the future Centers Clover Lawn center to the south, and Claudius Crozet Park to the northwest. Pedestrian access to these centers is not ideal as the greenway paths are not in place yet. The area surrounding the project site was intended to contain a center; however, the Planning Commission advised that creating a center was not necessary because of the existing pattern of development. This principle is met generally with the relationship of the project to nearby centers. The principle will be more fully met when sidewalks and paths are in place. 8 r Buildings and Building heights are proposed at 35 feet and setbacks proposed are Spaces of Human a 15 foot front setback; a 0-foot side yard setback for zero lot-line Scale houses, and a 10 foot rear yard setback. Staff believes that heights and setbacks are appropriate and that this principle is met. Relegated Attachment E illustrates the proposed location of parking in relation Parking to the houses. Staff believes that the parking is appropriately relegated. Staff defers to the Commission to determine if a commitment to relegated parking as shown on the attachment is necessary. Mixture of Uses The applicant is providing only residential uses. This principle is not met; however, the Commission previously decided that a mixture of uses was not essential to this development. Mixture of The applicant has provided two types of single family detached Housing Types housing—conventional houses and a unique complex of moderately- and Affordability priced units. The proffer for affordable housing does not meet the County's established definition of affordable housing. This issue is discussed later in the report. Redevelopment The site is currently undeveloped and this principle does not apply. Site Planning that The site does not appear to have any topographic issues. There will Respects Terrain be some grading adjacent to but not in the stream buffer. This principle is met. Clear Boundaries The project is located entirely with in the Community of Crozet so with the Rural this principle is not applicable. Areas STAFF COMMENT Relationship between the application and the purpose and intent of the requested zoning district: The following section is an excerpt from the Zoning Ordinance. The PRD is intended to encourage sensitivity toward the natural characteristics of the site and toward impact on the surrounding area in land development. More specifically, the PRD is intended to promote economical and efficient land use, an improved level of amenities, appropriate and harmonious physical development, and creative design consistent with the best interest of the county and the area in which it is located. To these ends, the PRD provides for flexibility and variety of development for residential purposes and uses ancillary thereto. Open space may serve such varied uses as recreation, protection of areas sensitive to development, buffering between dissimilar uses and preservation of agricultural activity. While a PRD approach is recommended for developments of any density, it is recommended but not required that the PRD be employed in areas where the comprehensive plan recommends densities in excess of fifteen (15) dwelling units per acre, in recognition that development at such densities generally requires careful planning with respect to impact. (Amended 8-14-85) Staff believes that the proposal meets the intent of the PRD. Public need and justification for the change: The County's Comprehensive Plan supports rezoning proposals which are in conformity with recommendations for use, density, and form. 9 (3bS Impact on Environmental, Cultural, and Historic Resources — No impacts on environmental, cultural, or historic resources, other than removal of trees, are expected with this development. The woods on the site are not noted as significant features on any County plans. Anticipated impact on public facilities and services: Streets: The most significant impact this project will have is on neighborhood streets. Almost all of the streets in this area of Crozet, including the streets for the Westhall development, use Tabor Street as the entrance into and out of the development from Crozet Avenue. Staff raised this issue as a concern with the applicant early in the project. The only way for traffic impacts to be mitigated would be with the construction of Eastern Avenue. Knowing that the construction of Eastern Avenue would be more costly than this development could reasonably fund, staff suggested to the applicant that he proffer the right-of-way for Eastern Avenue on the adjoining parcel. The applicant responded that his ownership in the adjacent property was limited and he was unable to convince the other owners to dedicate the full right-of-way for the street. The applicant was then asked to do a traffic study to analyze the impacts of the Westhall developments (phases I — IV) on existing streets. The study analyzed critical intersections based on the traffic that would be generated during the peak hour. The study shows that each of these intersections will operate at an acceptable level of service. Furthermore, the study demonstrates that the connections to the future Eastern Avenue will divert a significant amount of traffic from these intersections. However, the study did not address the impact to the capacity of the existing streets. The study notes that the existing Park Road (Rte. 1204) ranges from 20.5 to 21 feet wide. Staff did some additional analysis and, based on the current VDOT Subdivision Street Requirements, this width has a maximum capacity of 1750 vehicle trips per day. Based on the traffic generated by the by-right development of Phases I — IV, the traffic volume on Park Road west of Claudius Drive exceeds this capacity (see table below). With the additional traffic from Phase V, the capacity of Park Road will be exceeded until the street network is connected to the future Eastern Avenue. Total Trips Park Rd. Total Trips Park Rd. East of Claudius Dr. West of Claudius Dr. Predevelopment (VDT 2002 counts) 550 adt 1600 adt Add: Phases I — IV 1368 adt 2418 adt Add: Phase V 1776 adt 2826 adt With Connections to Eastern Ave. 1075 adt (*) 800 adt (*) (* based on the traffic splits assumed in the traffic study) To address the immediate impacts to Park Road, the pavement could be widened to at least 22 feet, as requested by VDOT during their review of subdivision plats and site plans for previous phases of Westhall. The end result, though, would just be to allow for faster traffic movement. For this reason, the Planning Commission did not recommend that a widening of Park Road take place; rather, the Commission asked for spot improvements. The applicant met with staff and identified the most important improvements which have now been proffered by the applicant. Whether this solution along with a cash proffer 10 ( O-S ($45,000) for Eastern Avenue is still acceptable to the Commission and ultimately to the Board to mitigate the traffic impacts should be discussed. Schools — The development is expected to generate approximately 15 students broken down as follows: 6 elementary school students, 4 middle school students, and 5 high school students. These students would likely attend Crozet Elementary School, which is above capacity based on summer 2005 estimates; Henley Middle School, which was below capacity based on the summer 2005 estimates; and Western Albemarle High School, which was at capacity based on estimates. For short-term capacity issues, the Schools division adds mobile units. For long-term capacity problems, either redistricting or new schools will be built. To help address the future school needs, proffers for capital improvements for school facilities are made for this development. Fire, Rescue, Police —The Crozet Volunteer Fire Station and the Western Albemarle Rescue Station provide fire and rescue services to the area. The planned Ivy Area Station will also augment services provide by the two existing fire and rescue stations Crozet. Albemarle County Fifth Street Office Building is contains the County's Police Department, although the police patrol all areas of the County. Current policy of police services recommends an average response time of 10 minutes for all Development Areas. To this end, police satellite offices are recommended within a service sector to help achieve these desired response times to all police emergency calls. The possibility of an additional fire/rescue/police station is under consideration for the area in 2012. Utilities — Albemarle County Service Authority indicates that water and sewer service is available to serve the site. Fiscal Impact Analysis: Attachment H contains the Fiscal Impact Analysis. The summary of the fiscal impact analysis reveals a negative net fiscal impact. This situation is not unusual in that almost all residential projects result in a net negative fiscal impact. Anticipated impact on nearby and surrounding properties: Surrounding properties are already experiencing a change in character as new development has occurred around them with construction of Westhall streets and houses. The biggest impact will be on streets. The applicant is proffering to make spot improvements on Park Road to help deal with the impacts. Cash proffers for Eastern Avenue are also made. PROFFERS Attachment D contains the current proffers. Wording changes are expected prior to the Board of Supervisor's hearing to address non-substantive issues. Individual proffers are described below: Proffer 1: Capital Improvements: The County's Community Facilities Plan, in conjunction with the Capital Improvements Program identifies the need for a library, schools, park, public safety and transportation improvements in Crozet. A list of projects for Crozet is below. The proposed development will generate part of the need for these facilities. Most approved rezonings for residential developments include either commitments in the form of cash proffers to help offset the impacts of the development and/or provision of land for facilities where appropriate. Current County funded CIP items recommended by the Crozet Master Plan that relate to this project are: • New library: $5,378,000 11 �aS ►<. • Additional High School capacity: $7,500,000 (all high schools) • New Crozet Elementary School: $12,388,000 Items not yet funded but recommended by the Master Plan for inclusion in future CIP budgets: • Eastern Avenue design and engineering: $500,000 • Eastern Avenue bridge: $4,000,000 • Recycling Center: $250,000. [Currently three recycling centers are recommended for county as a whole but specific locations have not been selected. Given the anticipated growth in the area, it is recommended that one of the centers be located in Crozet.] • Greenway development: Items recommended for private sector funding: or public/private collaboration: • Eastern Park: estimated $2,000,000 • Greenway development: estimated $30,000 per year for the County as a whole • Main Street at Crozet Avenue: $500,000 • Eastern Avenue: $4 million • Eastern Avenue underpass: $1 million • Main Street extensions: $2,500,000 • Bike/pedestrian improvements in developing neighborhoods The applicant is making a cash proffer for Eastern Avenue at $1500 per market-rate unit. Cash for capital improvements for schools, libraries, fire, rescue, parks or other public uses serving Crozet is proposed at $1000 per market-rate unit. The result is $2500 per market rate unit or $75,000. Spot improvements for Park Road are proffered by the applicant, which the applicant has valued at approximately $250 per market rate unit, for a total of $7500. With $3,000 for the pedestrian bridge and an estimate of the value of the greenway trail on the property, the total value of cash proffers is around $100,000 or approximately $3300/unit. As the Commission and Board know, the County has no cash proffer policy. The table below shows the most recently approved projects which offered cash proffers: Rezoning # of Units Cash Proffer ZMA 03-12 Stillfried Lane Townhouses 26 $3000/unit for capital improvements or affordable housing programs; no physical improvements or land for future public facilities. ZMA 05-14 Poplar Glen (currently 28 $3200/unit for capital improvements scheduled for a BOS hearing on July 5, and $66,000 for affordable housing 2006) program in lieu of providing four affordable units; no physical improvements or land for future public facilities. ZMA 04-24 Old Trail Village 2275 $50,000 Cash proffer for park projects, Cash proffer for schools: $1000/sfd unit; $500/th unit; 12 bS $250/apt.; Cash proffer for public faculties: $1000/sfd unit; $500/th unit; $250/mf unit; and physical improvements including completion of Western Avenue and dedication of land for Western Park. - ZMA 05-05 Liberty Hall 43 $3,200 per unit cash proffer for public facilities; no physical improvements or land for future public facilities. ZMA 02-04 Cascadia (PROPOSED) 330 Cash proffer for schools and other public facilities: $2,000 /sfd, $1000/th, $500/mf unit. ZMA 05-07 Haden Place 36 Cash proffer for schools and other (PROPOSED) public facilities/services: $2,750/ market-rate unit; off-site road improvements to Haden and Killdeer Lanes ZMA 05-18 Wickham Pond II 106 Cash proffer for schools and other (PROPOSED) public facilities: $3225/market-rate unit ZMA 06-01Westhall V (PROPOSED) 34 Cash proffer for schools and other public facilities: $1000/market-rate unit; $1500/market-rate unit for Eastern Avenue; Spot improvements to Park Road (apprx $7500); $3000 for a pedestrian bridge; on-site greenway trails, parking area for trailhead, and off- site temporary easement for greenway Note: sfd = single familty detached, th = townhouse, mfd = multifamily Regarding adequacy of the proffers, staff believes that, based on its actions on recent residential rezonings, the Board has set an expectation for offsets to impacts caused by residential developments. Different types and levels of rezonings will have different impacts. The location of the proposed development also plays into the amount and type of offsets needed. As such, staff must rely on previous actions of the Board as guidance to applicants on expectations for off-sets to impacts of new development. Staff believes that the amount of money to be applied towards capital projects of the County and the public improvements are similar to proffers from other projects. Staff believes that $45,000 to be applied to Eastern Avenue is a very small amount given the fact that the cost to construct the road is likely to be so much greater. It would appear that the only other option available would be to postpone approval of this rezoning until the street network that allows traffic to actually use Eastern Avenue is in place. Proffer 2: Affordable Housing: The applicant is proffering six moderately-priced units to meet the affordable housing policy. The term "moderately-priced" is used because, the units do not meet the County's definition of "affordable housing". The County's definition of "affordable" housing relates to housing that is affordable to families with up to 80% of the median household income. The applicant is proffering to provide housing that is affordable to families with up to 100% of the median household income. 13 �pS I1 Since the County's affordable housing policy was adopted, all affordable housing proffers approved by the Board of Supervisors have met the County's policy for providing 15% of the new units as affordable (up to 80% of the median household income) or an equivalent. Recently, the applicant for North Pointe has made a proffer for the Board of Supervisor's review for for-sale single-family detached housing that is affordable to families with a range of 80 — 120% of the median household income. In that case, the applicant termed the housing, "work-force" housing. Staff pointed out to the Board that the proposed proffer was not in conformity with the County's adopted policy for affordable housing. The Housing Director made a case to the Board for the need for "moderately priced" housing, which he presented to the Board at their June 7, 2006 meeting on North Pointe. The report is attached as Attachment G. In the report, the Housing Director suggests that, for North Pointe, a rated scale could be used to help "give credit" for housing that technically does not meet the definition of affordable housing, but, which provides housing for a sector of the population with incomes in excess of 80% of the median household income. The Director of Housing relates household incomes to the maximum income for first-time homebuyers whose loans are made through the Virginia Housing Development Authority (VHDA). The Board indicated a willingness to consider the Housing Director's report in its deliberations on the affordable housing proffers with North Pointe. The applicant for Westhall is hoping that the Board will accept this same approach with its review of Westhall. The Director of Housing is being requested to attend the July 11 , 2006 Commission meeting to answer questions of the Commission related to the report and the proffers for affordable housing. Staff would like to point out that, to date, no applicant has provided single-family detached housing as "affordable housing" meeting the County's policy. The Commission may wish to consider whether single-family detached housing warrants any special consideration in relation to the affordable housing policy. At present, though, staff can only recommend approval of the project based on the County's adopted policy. Proffer 3: Open Space and Greenways: Proffer 3 offers the temporary greenway connection, a trailhead park with landscaping and amenities, two parcels of open space to connect to future public open space in relation to greenways, and $3000 for a pedestrian bridge. Parks and Recreation is satisfied with all of the proffered facilities and land and believes that $3000 is acceptable for the cost of building the pedestrian bridge over the creek. PRIVATE STREET REQUEST AND WAIVERS With this development, the applicant is requesting approval of a private street under Section 14-233 of the Subdivision Ordinance, a waiver to Section 14-422 for sidewalks and street trees, a waiver to Section 4.6.2 of the Zoning Ordinance for determination of lot front, to Section 4.6.3 b. which requires that double frontage lots have two front yards, and permission to disturb open space under Section 4.7.2 of the Zoning Ordinance. An administrative waiver will also be necessary to approve the double frontage lots under Section 14-401 of the Subdivision Ordinance. 14 �oS The private street is the street serving the affordable housing units. One of the lots proposed has no public street frontage. For this reason, a private street is requested. This street is very unique in that, except for one of the lots, the private street provides secondary access from the rear as if it were an alley. According to Section 14-233 of the Subdivision Ordinance, The Commission may authorize a subdivision to be developed with one (1) or more new private streets in the following circumstances including Neighborhood model development. The proposed private street(s) would enable the principles of the neighborhood model to be more fully implemented than could be achieved with a public street, without diminishing other principles of the neighborhood model, in the following circumstances: (i) the subdivision would have a streetscape more consistent with the neighborhood model; The private street serving the moderately-priced units enables the principle of affordability to be implemented in a unique way. With the exception of Lot 102, the lot for which the private street is essential, the private street allows for rear access to the houses facing the public street, creating a streetscape that is consistent with the neighborhood model. For all but Lot 102, parking is relegated. (ii) the subdivision design would allow it to better achieve the density goals of the comprehensive plan; The subdivision design is not essential to obtain maximum density recommended by the Crozet Master Plan; however, it does provide for greater density in the area devoted to moderately-priced housing. (iii) rear vehicular access to buildings would be provided so that the buildings may face a common amenity; The buildings do not face a common amenity. (iv) a significant environmental resource would be protected; No environmental resources are present at this location. (v) or relegated parking would be provided to a greater extent than could otherwise be provided. Relegated parking is provided to all but one lot; however, this is the lot which requires the private street. This criteria is not met. The agent and the commission may authorize one or more private streets in a subdivision if it finds that one or more of the circumstances described in sections 14-232 or 14-233 exist and it determines that: 1. The private street will be adequate to carry the traffic volume which may be reasonably expected to be generated by the subdivision. 15 (30S The private street shown on the application plan does not meet County engineering requirements; however, changes to the application plan can be easily made to meet the requirements. The County Engineer assures that, with revisions to meet zoning ordinance requirements for travelways, the private street will be adequate to carry the traffic volume expected. 2. The comprehensive plan does not provide for a public street in the approximate location of the proposed private street; The Comprehensive Plan does not provide for a public street at this location. 3. The fee of the private street will be owned by the owner of each lot abutting the right- of-way thereof or by an association composed of the owners of all lots in the subdivision, subject in either case to any easement for the benefit of all lots served by the street; This requirement will be met; however, it is one that was scrutinized by staff because of the units which the street will serve. The units are proposed to be "affordable" units and, generally, there is an expectation that affordable units will be served by a public street so as to not create an added expense to the owners of the units. The applicant has indicated to staff that the homeowners' association dues will be approximately $40 per month for a maintenance fund for private street maintenance. The Housing Director believes that this amount is not onerous to future homebuyers of the affordable units. 4. Except where required by the commission to serve a specific public purpose, the private street will not serve through traffic nor intersect the state highway system in more than one location; and The proposed private street does not serve through traffic nor intersect a public street in more than one location. 4. If applicable, the private street has been approved in accordance with section 30.3, flood hazard overlay district, of the zoning ordinance and other applicable law. The private street is not located in a flood hazard overlay district. Staff recommends approval of the private street for the purpose of providing one additional "moderately-priced" detached unit. Staff emphasizes that this support exists because only one unit requires the private street and this unit helps to achieve affordability goals of the County. The street also enables the rest of the units to have rear access which allows for better relegated parking in the development. Waivers to Section 14-422 of the Subdivision Ordinance for sidewalks are requested. The first waiver, identified as (a), is to eliminate the sidewalk on the private street. The second waiver, identified as (b), is to allow an asphalt path for a portion of one side of the street next to the open space adjacent to the stream buffer. For these waivers, the following analysis is made: In reviewing a request to waive the requirement for sidewalks, the commission shall consider whether: (i) a waiver to allow a rural cross-section has been granted; 16 QoS 20 No waiver for a rural cross-section for either (a) or (b) has been requested. The private street (a) will need to meet the parking lot and drive aisle requirements of Section 18-4.12 of the Zoning Ordinance. For (b), the public street is proposed as an urban section. (ii) a surface other than concrete is more appropriate for the subdivision because of the character of the proposed subdivision and the surrounding neighborhood; In (a), the request is for a waiver of the sidewalk altogether, so this criteria is not applicable. In (b), the proposed surface is asphalt as part of a trail system. (iii) sidewalks on one side of the street are appropriate due to environmental constraints such as streams, stream buffers, critical slopes, floodplain, or wetlands, or because lots are provided on only one side of the street; In (a), the request is for a waiver of sidewalks on both sides of the street. There are no environmental constraints. In (b), the path would be adjacent to an area of open space with a stream and stream buffer. (iv) the sidewalks reasonably can connect into an existing or future pedestrian system in the area; In both circumstances, sidewalks could connect into a pedestrian system. For (a), sidewalks along the private street would tie into sidewalks along the public street. In (b), sidewalks could connect into a future street that would extend to the mobile home park to the west. If the future street were extended, housing would be unlikely on the north side due to the location of the stream and stream buffer. (v) the length of the street is so short and the density of the development is so low that it is unlikely that the sidewalk would be used to an extent that it would provide a public benefit; For (a), the length of the street is very short (160 feet) and acts as an alley. For that reason, it is unlikely that the sidewalk would be used. For (b), the sidewalk could be used and would provide a public benefit. (vi) an alternate pedestrian system including an alternative pavement could provide more appropriate access throughout the subdivision and to adjoining lands, based on a proposed alternative profile submitted by the subdivider; For (a), no alternate system is proposed or viewed as needed because of the sidewalk adjacent to the public street in front of the lots. For (b), an asphalt path is appropriate because it provides access to the County's greenway system. (vii) the sidewalks would be publicly or privately maintained; For (a), no alternate system is proposed, so this criteria is not applicable. For (b), the path would be publicly maintained and is desired by the Department of Parks and Recreation as part of a public system. (viii) the waiver promotes the goals of the comprehensive plan, the neighborhood model, and the applicable neighborhood master plan; and For (a), the sidewalk waiver relates to the private street which enables an additional single- family detached moderately-priced housing unit to be provided in the development. For (b), waiver does not promote the goal of having sidewalks on both sides of all public streets. 17 F ,i 4 I However, if the street from the mobile home park is extended in the future, it is likely to be done in conjunction with a subdivision plat. At that time, staff can ask for an asphalt path from the adjoining property to connect into the public open space to create the link. (ix) waiving the requirement would enable a different principle of the neighborhood model to be more fully achieved. For (a), The waiver allows for an additional single-family detached moderately-priced housing unit to be provided. For (b), the asphalt path adjacent to the dedicated open space helps to provide greenways under the Neighborhood Model principle of providing parks and open space. In approving a waiver, the commission shall find that requiring sidewalks would not forward the purposes of this chapter or otherwise serve the public interest; and granting the waiver would not be detrimental to the public health, safety or welfare, to the orderly development of the area, to sound engineering practices, and to the land adjacent thereto. Staff believes that requiring sidewalks in (a) would be redundant and that the public interest is equally served without the sidewalks. For (b), the elimination of a portion of the sidewalk can be supported for environmental reasons. Where the sidewalk is provided, the asphalt path will be more compatible with the park area being created. Staff believes that granting the waiver would not be detrimental to public health, safety, or welfare, affect orderly development, contradict sound engineering practices or negatively affect adjacent land thereto. Waivers to Section 14-422 D of the Subdivision Ordinance for planting strips are requested in the areas of (a) and (b) above. The following analysis is provided for both areas on the plan: In reviewing a request to waive any requirement for planting strips, the commission shall consider whether: (i) a waiver to allow a rural cross-section has been granted; A rural cross-section is not requested. (ii) a sidewalk waiver has been granted; A sidewalk waiver has been requested. (iii) reducing the size of or eliminating the planting strip promotes the goals of the comprehensive plan, the neighborhood model, and the applicable neighborhood master plan; and Eliminating the planting strip allows the private street (a) to look and function as an alley which is consistent with goals of the Comprehensive Plan. For (b), the planting strip would cause the path to be very close to the stormwater facility. Staff believes that the planting strip could be waived at this location; however, there should be at least three feet of separation between the back of the curb and the path. (iv) waiving the requirement would enable a different principle of the neighborhood model to be more fully achieved. For (a), the waiver relates to the private street waiver which functions more as an alley than a real street. The alley-appearance allows for relegated parking to all but one lot. For (b), waiver of the planting strip would not enable a different principle of the neighborhood model to be more fully achieved. 18 ., In approving a waiver, the commission shall find that requiring planting strips would not forward the purposes of this chapter or otherwise serve the public interest; and granting the waiver would not be detrimental to the public health, safety or welfare, to the order development of the area, and to the land adjacent thereto. Staff believes that, in (a), requiring the planting strip is unnecessary because planting strips are along the public street in front of all but one of the houses. The planting strip would be redundant and the public interest is equally served without the planting strip. For (b), staff believes that requiring the planting strip could crowd the area near the stream buffer. Also, where no sidewalk is proposed, a planting strip would not be expected. Staff believes that granting the waivers would not be detrimental to public health, safety, or welfare, affect orderly development, contradict sound engineering practices or negatively affect adjacent land thereto. A waiver to Sections 4.6.2 and 4.6.3.b. is requested to allow for the application of setbacks to be as shown on the application plan, rather than as indicated in the Zoning Ordinance for the moderately priced housing complex. Without the waiver, there would be front setbacks applied from the private street (the back of the lots facing Tremont). Staff recommends that the setbacks shown on the application plan be applied specifically as shown. A waiver to Section 4.7.2 of the Zoning Ordinance is requested to authorize disturbance of open space. Westhall Phase V is providing open space which will have a stormwater facility, paths, a trailhead with improvements, and a tot lot. Staff believes that improvements in open space are expected in the Development Areas and recommends approval of the disturbance shown on the plan and with the improvements shown in the open space on the application plan. SUMMARY Staff has identified the following factors, which are favorable to this rezoning request: 1. The project positively addresses the principles of the Neighborhood Model with specific emphasis on a pedestrian orientation, neighborhood friendly streets and paths, parks and open space, and relegated parking. 2. Density is in keeping with the Crozet Master Plan. 3. Proffered greenway connections in keeping with the Crozet Master Plan. Staff has found the following factors unfavorable to this rezoning: 1. Proposed moderately priced housing does not meet the County's definition of affordable housing. 2. Additional traffic on Park Road and Tabor Street from the 36 houses will add to the traffic from the by-right phases of the Westhall development to overburden streets. 3. Minor changes are needed to the proffers and application plan to satisfy form issues from the County Attorney's office and County engineering requirements. RECOMMENDATION The Planning Commission has reviewed the project and, from a traffic standpoint, endorsed it generally with the proviso that the applicant proffer cash for construction for Eastern Avenue and make spot improvements on Park Road. If the Commission and Board believe that the cash proffer and spot improvements to Park Road are sufficient to mitigate traffic impacts, then staff recommends approval if the following changes are made: 19 13US 23 • The affordable housing proffer is modified to bring it into conformity with County policy • Technical changes are made to the application plan and proffers to satisfy County engineering and County Attorney concerns. WAIVERS Staff recommends approval of the private street in the location shown on the application plan with the condition that the private street serving Lot 102 and the rear parking bays for the remaining lots will be revised on the application plan to meet parking lot standards (20' travelway and 10'x18' bays). Staff also recommends approval of the following waivers: 1. Section 14-422 of the Subdivision Ordinance for sidewalks on the private street. 2. Section 14-422 of the Subdivision Ordinance to substitute an asphalt path as shown on the application plan in the northern part of the site for sidewalks on both sides of the east-west street at the northern part of the site. 3. Section 14-422 of the Subdivision Ordinance for planting strips with the condition that for location (b) described in this report, at least three feet of separation between the back of the curb and the path shall be provided. 4. Sections 4.6.2 and 4.6.3.b. of the Zoning Ordinance to allow the setbacks shown on the application plan to be used, rather than using the zoning ordinance's standard of measurement for front and rear yards. Staff recommends approval of permission to disturb open space in conjunction with Section 4.7.2 of the Zoning Ordinance as shown on the application plan. ATTACHMENT A: Location Map for Westhall ATTACHMENT B: Tax Map showing Westhall Property ATTACHMENT C: Westhall Application Plan dated January 23, 2006 last revised June 14, 2006 ATTACHMENT D: Proffers dated June 14, 2006 ATTACHMENT E: Reduced copy illustrated Conceptual Layout dated 3/29/06 showing buildings and driveways ATTACHMENT F: Map showing proposed trail between Crozet Park and Cory Farm ATTACHMENT G: Report by Ron White on Affordable and Moderately-Priced Housing dated May 22, 2006 ATTACHMENT H: Fiscal Impact Analysis dated June 30,2006 ATTACHMENT I: New Residential Units Approved in Crozet as of 7/5/06 20 24 Attachment A Albemarle County GIS-Web WCS j H1-Ll, P11,4 S E July 5,2006 init t♦ • -•••••-.:_,. • ;CLAUDIUS CROZET,PARK,i 4/,,- p4 1 4 ‘‘'::\‘‘‘'t‘Stt Mk K. ,•, 4 _ FS ♦ a�'� ,— --0.s.":?001.11-. isms ♦ ♦ : ►•odd t r o .' BR FST°.w.N:C4-•. . 4, "-* * Ili 0 # ?~ ,,• O• OLE CREAK '...? LICKINGN j 0 475 Feet 111 County Parks r`�` r , 2 3 �� Points of Interest la j ( i r• „'a56` y $11 N ©AIRPORT Gc f Jt \ 112113 14r5 1617.30119.20..213 r e COLLEGE/UNIVERSITY ` `' .2,25 ,2728�11311133I �'3,./y lit o COMMUNITY �; ,.„': 3813914011411 �42i43144145;46Iy47i48149�50 5'1 i. FIRE/RESCUE STATION 1i:1%. 52 53054155 1-57 58.59,60 61 62'63 64 65 66 9 GOVERNMENT 4+75"76 77 78i794,1- 68182 Geographic Data Services I�,- e3 84 86'87 69 91192 5' El HOSPITAL Room 227 �► I I I rl 9cI 9ere9,a,0,i0i10304,us,o6 ILI LIBRARY 401 McIntire Road 11M-.,I/I I + 1 1 1 Al1 10710810910 111 114 115 116 Z5 POLICE STATION Charlottesville,VA 22902 11" i11 1:-Ili I 0 2 POST OFFICE All data is provided for graphic representation only. The k71'^ ^^:29130 3 126 126121128:29130 131 ti County of Albemarle expressly disclaims all warranties of any RECREATION/TOURISM 132 133 135 136 137 type,expressed or implied,including,but not limited to,any • SCHOOL warranty as to the accuracy of the data,merchantability,or 1381139 134 fitness for a particular purpose. '--�-� Aerial Imagery 2002 Commonwealth of Virginia-Maps are for internal use only. Ross25 9-1 57B Attachment B _ • 52 `�• 50 95 •\ J a °S 49C ` 49D sR 53 cz) •J / rr__ i ••l r ` f ff' it GQ' t o „ P 49;.� .0.' 0 /wart ---; N. ''56D--0B 11 �� ,A 4 t56D-0B , �;, boo sPC, -17A 56D 56D-0613 1- ` `9csr- + t1 -OB 16 -0B-14 �� `r�'�y T.���� o o t r 56D 56D S p > >p N56D ',-0B-15 --OE-1`` 3 ; �9 '� ��\ v. 56D 4O --0E-3 O> o ��\�y� i L ' 97C g -OC-10 � 56D 56D-OE 5 ; ''`° �� 56H-01 - '.,t iv 45 rN rn o 97B --OC-11 -OE4 5'S b`.''bc''c" 56H-01 `g+ �56D-OE-6'' o �N ' 56H 01 44 �'`� W \�,, 6.6�'07 27 56H O1 0 b q 56D 6,o,:?g \ --43 ,. in q m �' -0E-10 56®E-9 56D spy ``�9 56H-01 56H-01 -0E-7 o7 7 7 -34 '', 42 56D OE 8 `)0 / 56H-01 ‘, 56H-01 _._ / -35 �' 56H-01 *56H -31 156H-01 -41 1: _ --36 ( a -B ti 97 `� �66H-01 1 N 56H-01 , -40 1 �/ 35 `���J' 56H-01 56H-01 / �. /�1 --33 --39 ,- �v56H-01-38\ '56F �A `56H-01--A -01--A A �� \ r i -_ 130S�lB �0 3� Tax Map: Albemarle County 056H )' , , 1 Feet R'a', o_��1_.M Note.This map is for display purposes only 4i �,it and shows parcels as of 12/31/2005 Westhatt See Map Book Introduction for additional details. `'( BoS 2t' 22 wEsTFIALL v Attachment C A EHAU I�V VE ENT AL II EMARLE COUNTY, VIRGINIA WHITEI-IALL MAGISTERIAL DISTRICT 9. STREET STREET 9. JANUARY �� ®®� GENERAL DEVELOPMENT INFORMATION 53'R/w I ,/'y' !A a�lY' ff�� lY THE WESTHALL V PROPERTY IS CURRENTLY ZONED R-1/R-6 ( ) I\ 5' 6 5 ! 1 APPLICATION 1JATI`iJ N PLAT IS PROPERTY REQUESTED FOR THAT PORTIONA PORTION OF TMP 56H-A O OFp IMP TI56H-AMP CUNG RRENTLY ZONED R- MID SMALL PORTION ZONED ZERO- LOT LINE. SIDEWALK TREE SIDEWALK LAWN POINT OF GRADE DESIGN YARD REQUIREMENTS' FRONT = 15' 2 'SM-9 SA SURFACE COURSE SIDE = 0 3'BM-25 OA ASPHALT �• REAR = 10' 6'AGGREGATE BASE 6 1200 `( BUILDING SEPARATION 10' CLEAR MATERIAL,TYPE I,SIZE 2IA ` �- `\ BUILDING HEIGHT' 35' (TO MIDPOINT OF ROOF) TACK COAT CG-6 6' L7RJ ' I/4 . 1 �CC-6 PLAN SLOPE PLAN SLOPE LAWN 1 4'= 1 S` 811 MARKET RATE DWELLING UNITS. 30 c•�. ,;� 14 1 1 4 = 1 �— AFFORDABLE DWELLING UNITS. 6 ,,:s. 1 hem " 7 89 1235 Z 5 TOTAL DWELLING UNITS 36 L J BE�{�/ER ` �� lJ DENSITY. 36 DU/8.96 AC = 4 02 DU/AC yam, �/ NO. OF RESIDENTIAL LOTS 36 (LOTS 90-125 INCLUSIVE) 05' PRIME COAT OS Crozet Q NO OF OPEN SPACE PARCELS 3 (PARCELS A, B, & C) 12' i 2_ 12' 12' 2' ( 12' `r ` / 4 , I TOTAL DIVISIONS OF LAND 39 (LOTS& PARCELS) � 7 ' 802 �1 NOTES TYPICAL PAVEMENT SECTION (PUBLIC) 1 2 OFF STREET PARKING SPACES ARE TO BE PROVIDED FOR EACH DWELLING UNIT NOT TO SCALE 691 _� --W III 4'.I ]� \ , 1204J IIP 2 •MARKET RATE UNIT TYPE (LOTS 90-96& LOTS 103-125) ./ \ 2 4 wFs �. •ADU TYPE (LOTS 97-102) Z3' "0r 3 OPEN SPACE PARCELS A AND C TO BE DEEDED TO ALBEMARLE COUNTY. OPEN SPACE PARCEL B uSEMENT FOR �s/w ANo PRAYING 2p .�L,11 )[� v:� NQ/� CK/ TO BE DEEDED TO THE HOME OWNER'S ASSOCIATION %w PARKING SPACE ALLLY R/W 1 SIDEWALK EASEMENT 6' I Brownsville\I' III^.I I g T- ��C1G Q ACROSS_S 'SM-95A BITUMINOUS CONCRETE i8� �SVIII '-' �G ��`` WESTHALL V DEVELOPMENT SUMMARY A'L�Y I 2 5M-9.SA SURFACE COURSE [\ \ 6•DENSE A°GREGTC BASEDENSE AGGREGATE BASE \WESTHALL [� N L_6 AATI A ETPE I,SIZE 21a I. 218 / vV SJ llllL[ LL [II J 5'CONCRETE SIDEWALK SLOPE PER PUN 1O• I I SEE PLAN FOR LOCATION 4- TOTAL GROSS AREA TO BE REZONED - 8 96 Ac. LOPE I C 2 5 \ ��J AREA OF PROPOSED ROADS = 1 59 Ac APPROVED SUBGRADE _ AREA DEVOTED TO RESIDENTIAL USE = 7 37 Ac (TOTAL AREA - AREA OF PROPOSED ROADS) �� YanceyI 51 �/ AREA OF RESIDENTIAL LOTS = 4.73 Ac. / `� 825 683 ^ 1� PRD ZONING REQUIRED OPEN SPACE = 257. APPROVED ,, SUBGRADE _= �i `— J OPEN SPACE PROVIDED = 2 63 Ac (OPEN SPACE PARCELS A, B.AND C) TYPICAL PAVEMENT SECTION (PRIVATE) ASPHALT TRAIL WI -� N I682L `l PERCENTAGE OF OPEN SPACE PROVIDED IN THE AREA NOT TO SCALE NOT TO SCALE DEVOTED TO RESIDENTIAL USE = (2 63 Ac./7 37 Ac.) = 35.7% VICINITY MAP OWNER/APPLICANT SHIFLETT FARM. LLC C/O STONEHAUS aBBREv IaT IONS SCALE:1"-3000' 1412 SACHEM PLACE, SUITE 301 DHARLOTTESVILLE,VIRGINIA 22901 434-974-7588 AC ACRE LF LINEAR FEET W/M WATER METER LEGEND ATTN. FRANK STONER ADU AFFORDABLE DWELLING UNIT LT LEFT WW WOVEN WIRE BC BACK OF CURB MH MANHOLE YDS YARDS CURRENT ADJACENT DEVELOPMENTS (COUNTY PI AN/PI AT NUMRFRS, BM BENCH MARK SMH SEWER MANHOLE 6'V 6"VALVE °DESCRIPTION DESCRIPTION —q SANITARY CLEAN OUT C/C CENTER TO CENTER NTS NOT TO SCALE WESTHALL I & II SUB 2004-00042 C G CURB AND GUTTER 0 C ON CENTER SWM STORMWATER MANAGEMENT 500 --- CONTOUR ON SITE L AS P AS) ---UGE---- UNDERGROUND ELECTRICAL LINE * LIGHT POLE WPO 2005-00007 SD STORM DRAIN SUB 2005-00113 FLP CAST ENTERO LINE PROP PE PROP PROPOSED GUY •49930 SPOT ELEVATION --UGT -- UNDERGROUND TELEPHONE LINE S TELE WIRE EH ANCHOR WITH POLE WESTHALL III SUB 2006-00016 CMP CORRUGATED METAL PIPE RCP REINFORCED CONCRETE PIPE �W\ W000 LINE ---GAS--- CAS LINE POWER POLE WPO 2005-00086 CO CLEAN OUT REO'D REQUIRED - _ SUB 2005-00146 CONC CONCRETE RT RIGHT - - - CENTER/EDGE OF STREAM - --'---- EASEMENT TREE �LLL�+�� CY CUBIC YARDS R/W RIGHT OF WAY SETBACK 1 RC:?+ WESTHALL IV SUB 2006-0001 7 DIA DIAMETER R-O-W RIGHT OF WAY —X—X— FENCE -ja. SHRUB L ''e +" - : `" •{�i I`'3 SDP 2005-001 1 9 DU DWELLING UNIT $$ SANITARY SEWER W 1Y, I Y FARE DEPARTMENT WPO 2005-0008 7 ELEDGE OF PAVEMENT CONNECTION pPIPF IRON PIN FOUND -.T.% ELEVATION ST STORM 8,,, WATER/GATE VALVE ELEC ELECTRIC STA STATION —--— PROPERTY LINE B IPS IRON PIN SET EX EXISTING STD STANDARD NIL (,AS VALVE JUN 15 2006 INDEX OF SHEETS EXIST EXISTING S/W SIDEWALK —--— ADJACENT PROPERTY LINE A BENCHMARK FH FIRE HYDRANT TBA TO BE ABANDONED EXISTING SAN SEWER MANHOLE I J PAVEMENT d� DRAWING NO SHEET NO TITLE GFS GROSS SQUARE FEET TBR TO BE REMOVED —OHE— OVERHEAD ELECTRIC LINE A MB HORIZONTAL BEND TC TOP OF CURB ST STORM SEWER MANHOLE q ir'}�,{'r., —OHT— OVERHEAD TELEPHONE LINE �:,, 1".I CONCRETE 7Litr,'�,;:; _ 1 I COVER SHEET IN HANDICAP ERL ® DROP INLET PARKING SPACES , v IPS INVERT UG UNDERGROUND —8"SAN---�A�1 SANITARY SEWER 6 MANHOLE IPS IRON PIN SET UON UNLESS OTHERWISE NOTED G-1 2 EXISTING CONDITIONS15• S D IPF IRON PIN FOUND WL WATERLINE —� STORM SEWER LEGEND NOTES'—8'W— WATER LINE I THE SIZE OF SYMBOLS MAY VARY FROM THOSE SHOWN C-1 3 CONCEPTUAL LAYOUT PLAN ' ////'''��� 3 2 ALL ABBREV..LTIONS AND SYMBOLS SHOWN MAY NOT BE USED (� ADDRESS COUNTY COMMENTS AV/NG,03/29/2006 1 CA DESIGNED PROJECT WESTHALL`/ REVISION NUMBER. I AM ENGINEERS JLW A STONEHAUS DEVELOPMENT 2 ADDRESS COUNTY COMMENTS JLW 644-06 I DAMNEN:SURVEYOR$ APPLICATION PLAN DRAPING NUMBER' PLANNERS JLW TITLE. CS-I ASSOCIATES REVIEWED�'. COVER SHEET HFW/DMJ SHEET'NUMBER: N11IRtN.A.M IIROnmla f= WWA NUMBER: FILE NAME DISCIPUNE. SCALE: DATE V.Nlq OL.Ims.0gVA771N REVISION BY DATE NO REVISION w.1Q.fin n..•A M27N Z B)' DATE ......�ar..s 205/6/.00 516K5-IDCN CNIL AS SHOWN I.23-06 I OF Z W.1COo6205/61LCTCONCEPT LAYOUT15/6IC5/dqn gOJ 2:1 LEGEND Attachment C ram�S j, AREA OF TMP 56H—A • y--,-,I!� / I REQUESTED TO BE • , \p2 pR ZONED PRD V\• �`; AREA OF TMP 56H-A • LlGK1NGHOLE CI4EEK.LLC' CHARLES,ACOBLE # RESFuTt EWpY / � y �� TO MAINTAIN EX. ZONING ZONED R-j ',D8.2014 epGG 351 g RIG ,. �, �, (ZONED R-6) , r TMP 553iB o USE:VAC T n o ZONE:RI \� L CURRENT ZONING R-6 (rsE:vAcavr S�2•+9�° 2' \', \ DISTRICT BOUNDARY N LO-_ r'Avrrrox LOCATION R-1 ' g 1 • �/' tlNNAMfiO TR/&!f — — Exl}�aG _ - ` 13�A ` _ - 1(' Cr"uc'wNG%J CR�E6 BOUNDARY OF ,'�r✓+Assfo j 5\ F TMP 56H-A PASrtlRE 5i2%\5 / 1 -�{\\j .,, LOT 43 I / w00p UNf I %y'_ \ LOT \ / LIMITS AF WESTHALL V ' \ % • , DT 45 \ II `` -� / F 652 56 ` 'S07 72 _\• • \ \ ; \ WES I I,!,`.1-' ���it 1'� ,; Sr--- ,—, - - — — j- - - - - 6cl3• — - -- - ^ _SQ3[L<'ing_--.. -._._ --- - - \"�w TE, * �,�((\ ,c7.31": ,SOS�DfL'4911.__Ex IO'.PEQE$jRUN EASEMENf,DB 5125 PC.30d- ___. _.--- - \ V N 5 (Bv‘.....,i.; ��„ - - - •-;/'••- ----(----- ------- - ZTp-Bf-VA7gtE0T' •-- --- As2Eti .\ - .:\d .� .. r i\ i. PLANNED SISE DESIGN DENSITY f • \ \ \ • ,' �_ P�� �� "\'! o \ ' 1Er ..636---- -. \ %\ ���� .7 111%,,:-. �' LQT \ , \, TOTAL GROSS AREA OF TMP 56H-A TO BE REZONED = 8.96 At --- - ------ - - d� .I\ \ AREA OF/PROPOSED ROADS = 1 57-Ac ___-_- ': I , \ .o� ..i' \ 8'41 y '' \ \ '- -io--- AREA DEVOTED T6 RESIDENTIAL - 7 � ve ' R E AL.USE - 39 Ac. '� �2 � ROUTE TMP 940 I HOLDINGS'LLC I / (TOTAL AREA - AREA PROPOSED IN ROADS) LICKI NGHOL 3 REEK L0.AC i.'• 1 :arid �2' •, �, k£' NT !-_' 6 L T • '• • ZONED•R-I P v '/ AREA OF RESIDENTIAL LOTS = 4,75 Ao. TMP 56H-A ' V i ',,• 5 (76s•;e-� # \ g •\. 4• .� USE.VACANT I ! ;PRD 20NING REQUIRED OPEN SPACE = 25% IONE-RI- /. - -• - - - - - -• �1„.-- .4-�`�- ��s d a ;OPEN SPACERut _ USE:VACANT rr_ 1` ` lc I PROVIDED DED 2.64 Ac /� \ 4 �. \\ , n `3 �`` T^ /', PERCENTAGE OF OPEN SPACE PROVIDED IN THE AREA p 4 r'' v' '� \ - � pa ',I '', 'DEVOTED TO RESIDENTIAL GSE _ (2 64 Ac/7 39 Ac.) = 35 7%', _F, - ,'�� • / 1p'l,6 5i-6 $' , d, -- \ ! DT 2$ ".v/`���� \`1 \�,\ li 1 y ..S�a YY t.�J,l i7�`f 1L • \ �\ , 25 Q\ N\' b y'%/'J 4 a�cT F' a '/ li bss y, te d/._ 2s • VIA - �• '\\) \!\\ , \ \'•, --fLjR-4 i ' •/ -- • '�' I fl,_Oi •;\A.\3'22 - 4 %.tl' �pc,� _, ..r.:4 .\ —. — +k+�, /�� rNl�� '% / - --- ''S82166 R-1-1 3' �I� r z'f ^•�f �'�; It_ •'�► ., 0 0' �•' T"' \, \Y OT 24 g R-6/ �.\•• ,N05.O6'49"E �� 6 d.. `\, •N031"1 t503 SAV?ARY ,,d , ,3, .:I!!IJ' L.O I �g1BOT14 \ gi . wT, \ \6. A -t;•. ';- t,'•`',1 ,23„ \ • LO O ti LOT 5 o. 6, I, I^ k--- /FLF\ •41,FARM LLC . 7 :\\ '\a§_ o�• • iL \ 6gg4 SF n • OS 1 d-1.- �D.B.2953 .'41,49 •: 65' \ \\\ N ,I ____ ____ _ u \ `D ZD•.• '\ _. OPEN PASTUR lam/ \ •1 \ • - if,- SHIFFLET •1 12 U5�':R 9 NTIAL LOT d CHAR .HEVE, R Il a 953 5z� n � • pT F\ 1L1 1_. \ _- Z,P= • O , Ali,SE:-I SID .: CJ' • OT g2,\ " �, \ ',•e, \�i �� \ USE: (DENTt t\\ o L6fIj5F \ 1 ��tTtuc� � ,�\ Ilul 1 \ �1 18 >...� \ °��, CURVE TABLE O �\,, ` \ 1P.e� \ .nl OT 1 L \. , URVE DELTA LENGTH RADIUS CHORD CHORD BEARING \/ \ ,i \ '.\\d' 3� \ \ \ i \ s : - ' •147090 93 7088 512E 4. % /% • - .-Q . \ \ \-11:\ =-6 86'29'54 , 4529 3000 4Ui NTS07.12E i 63 \ 'l 0 - OT _ _tit-Q \/ ' 3 C-7 9'26'30' 37.08 225m 3T44 5662703E ` �;�� •\ i �� d : \' �d;•\ -'\ o L ?S,F � oC-8 If26'25' 9989 SOOm 9967 57Sr40rw _ �.� \ 'T 49 \,� �` \ •O I \ -- - - N- NoC-9 244976 8263 260m M75 S74/456'E Q a \y \ If p. \'\ tiO \9)- o /- -. - C-l0 1083302 4357 23W 3734 NT38'98W -- _-" D ^,,` NII sf- \ \.6 \ ?: \ LOT t�\ q"/ I yC-1I 9S3r08' 4168 25m 3742 S8S3843E ///� O � •t '4._::..:::-_-,_-.---_,-_-__=_„_,....-.- Y�C-12 3'55'24' 1780 26000 17� l � i� � �(1►� \ /-\/ .1M '1 " - ssD97a3ow \�,3 /�//�' '�;5�' 1 � '.' �* ' _. IC-13 075237' 3407 IO90m 3407 _ / :. \' I�1��� 0 1.1 1 1� \ \m. _-_ - C-l4 900'017 274,99 17500 247,49 N5413'2214 --_ �- V \ 1\� , �'\�d :�0�C-15 0447'24 748E 895b3 7466 NP49'34W ~ / <"1- , i,-- - - C-16 84524r 3922 25m 3532 N35'145aE Q O ///\ \1 \ �� ��/!) 1\ _•. _ -GOT f• ,\ 'ga19 . Ii' II W\ - •`v ',N .1,1-1 6781_ �` t�N� s4E if I Il�lraI.4 1LI\ ; �� 1'- ila 'Ip� - vP06gr II 1 11 .�pC?/ 08.925 PG 306 O� U :�,�-7 .1 �,, ,` Q` 5 _ I ''� ♦._\ ------- ' 1.1c5aPt��.,i- - . _. �7• . 1 \il (3 �l\t !� % 0?-. •stb6+3 .I !•• L!,_ \� � I • ,.tlt g4Q12'o5'E` s♦sN • rn'g i(�- ✓\ p 11� 0.• • '�. / ) ;:.frog � U Q�(,. 1 •03/25 MPG74EMEN.r 'nun. L�i3 O 0� O �,, vi,.......0\ 1+*I/ \Ot\�3� \ W '�; \�\ w#� o © ` WiVI , it, ;,41:1 , p4�4FEZ \Py0 \ Q I I s i 1k3zsrraE O O COT u& 12 4 �, e� ! '' P P E 1�0\C� tilirl I \ `�+,o• sad a' EARL M.JR &� �� �, i! e . �� 0t, > \6 0 04 /e \s'c ` .\ `•` � / �, �� \v/ LDIANE SU ��.'��� , �`�' a5 ry} \ F, "S 9 $ • tzar 1 E. 1 l / O� DBMP 560 3-11 ,���j(��, ,14 O ONE R2 USE:RESIDENTIAL ,, �SS a\ / 0 "r:Op \r,�:yAG. N25 •_ I ( ' /0°' ' WARR N3 jj5-----/ I )/''' 5D p, ;0 STiii �� \�\� \ �• / E J.& / IF TI AWIN. • - DUCTION '3 \ • ' \*8- 1 P�(� RE C.W 9S \ O / SRC SCALE .S BE USED 21 -- M� A4' .. MP B-13 / • • • DETAIL 'A' O �._ 0 O �. / \uS .RESID NTIAe \ \ \ // fio 60• / ADDRESS COUNTY COMMENTS AWING 03/29/06 A OES/GNEO BY, PROJECT* WESTHALL V REVISION NUMBER. 2 ADDRESS COUNTY COMMENTS JLW 6-14-06 ENGINEERS JLW A STONEHAUS DEVELOPMENT111/1 2 SURVEYORS Offlwx EN APPLICATION PLAN DRAWING NUMBER PLANNERS JLW _TITLE ASSOCIATES RE"OWEO Br EXISTING CONDITIONS G-I HFW/DMJ 1e.,Vs Li. I101h�d•!Ir WWA NUMBER. FILE NAME. DISCIPLINE SCALE DATE. SHEET NUMBER. yeeWay Vs Od/•w�NAal11 SO. REVISION BY DATE NO. REVISION ET 041FlSRPN BY DATE 205/67m 5/61GOIAgn CAHL F•60' I-23-06 2 OF 3 E.WACOOJ\205I61m1CONC£PT LAYWT\5161GOI4go Q&S 2S NATURAL LANDSCAPE SCREENING BUFFER NOTE: A tta c h m e n t C 1� 20'NATURAL LANDSCAPE SCREENING BUFFER SHALL INCLUDE \' EXISTING VEGETATION TO BE MAINTAINED AND SUPPLEMENTED BY • I i' I INCLUDING MAN INFORMAL MIX OF SCREENING TREES.LOOSELY , '` /5i2e STAGGERED,15 FEET ON-CENTER,•OII THE SAME SPECIES OF • I' SCREENING TREES SHALL BE CLUSTERED IN GROUPS AND ALTERNATE - •----- .P'\ / p f 0R `' ' • 1,� 11' 1, �. N�RAISTIC RURAL LANDSCAPEPS OF SCREENING TREES SIIALL BE U LARGE ANDI MEDIUM SHADE D TO CREATE A N W� l/CK/NGNOCE CREEK.L(,C CO CHARLES'ACOBLE \ REST ORE TREES SHALL BE INTERSPERSED AMONG THE SCREENING TREES,(M TUP RN - M E,1(f \ CLUSTERS OF ORNAMENTAL TREES SHALL BE PROVILIED IN GROUPS OF , ONED.R-I --- TmP09.2••'f P 3 UF' O,a. , F E's AND 5's,AND(vITALL SHRUBS SHALL BE MASSED IN TO HELP • INTEGRATE THE PROPOSED PLANTINGS INTO A NATURALISTIC RURAL ,',NO O 04.C. _ ,� ' USE:VACANI UNMAYEG TRIBLARY OF LANDSCAPE.APPROVED PLANT SPECIES SHALL BE OBTAINED FROM _ Ip 2.19„ .55 THE ALBEMARLE COUNTY RECOMMENDED PLANTS UST AND THE BUFFER, 20'NATURAL LANDSCAPE vl $l 9 ✓♦! KING HOLE CREEK 'R�' SCREENING BUFFER ', (APPROXIMATE DESIGN SHALL BE SUBJECT TO THE REVIEW AND APPROVAL OF THE �• �LOC(1TION ON(LYA DIRECTOR OF CWMUNTY DEVELOPMENT.SUPPLEMENTAL PLANTINGS SEE NOT£.ABOM 46 , ARE TO BE DONE BY THE DEVELOPER AND TO BE INCLUDED WITH THE ', _, • 13>;' I 'R/W FINAL NGS TO COSTALLETivIr R TO US.Jv RELEASE.TAL RAY ,�RELOCATED STORM ; \•'E PLANTINGS TO BE INSTALLED PRIOR TO BOND y/ATER MANAGEMENT \ 119 120'T: •-„ARM GREENIYAY K _ 75\z. 1 MAINTENANCE OF THE BUFFER SHALL BE THE RESPONSIBILTY OF TH FACILITY'�" EXTENDED 1 r' COUNTY. ;TRAIL E.•(WENT(CLASS ''�'-------- DETENTION,W/F9BEBAY E EASTERN AVE.,NY TAN '.,. SPECIFIED BY - ;.r, A • PROPOSED STORM WATER - •'\ '� / , MANAGEMENT FACILITY� c' LUWHIENrrI :E VACATED (80 R/W B1 OTHERS) _ _ - - '�, �• �5 \ L` • / (810-FILTER) _- CONSTRUCT N EAST RN AYE./S 12' _FE/KE_.._ _.._ PEREST .CI' L \ LO - /'`t.._..1-. T. .. _.._ _-._-._..- -._.. _..- _.._..-. _.. - .._ --- -.. NND rOT LDT TRAIL _ i \,'\; t2 NE 5'CONC. ., Ilff / 652.56 y -� •_ _ _ •C-l3 - S.T72 �- \ \ \ SIDa ALK � �°�ee���TT••77�--p�T\_ ]'(jj �i= ,` -wl •c— — — — _ _ _ .. - _ - __ T- - --"_"fi43' .�1 „ _._ -!M \ \ �_ \ VVlJste?J1L-.LJ� IL 11:J1. •1 .- sow 0S'49fh/_ EX 10'PEDESTRIAN EASEMENT D B 3125 PG 306 20'NAT• •.,Y'MG_BUEFER- ^� - .T` !limy. - -- --f -- -- 7/6-BE'gAAG11E01-- -- SCE E ABOVE - _ S 630 I\ \ \ \ \ \ ialiE zmNED:R-Ncs.ur. . �� OPEN 6 003 SPACE • r,� — —— — —— —-- a AR YAr� �O // ;..___., •,.. �l`( LOT 124\ LOT �oil '\ \ \ TYP 56-95 I �i PARCEL;C / —— ——— —— —— — — USE:VACR-I a 1,06 AC SF / o • ,�IIIt y-- _ ��� , CONNECT TO a. , gl =1 �^� 2 - m - � (3 TOT LO 1 • J.4T r I 8.682 SF \ -�'�r� __ - EX (WALK ,o 2 100 :PARCEL A •\,c \\ \ l" i} s r!•'' L�T 10 I LOT 111 I LOT'112 I LOT 113 I LOT 1141 LOT 115 I LOT 116 !LOT 1171 LOT.1 :P. I LOT 11•-I LOT 120.ILA 121 I LOT 122� LOT 123 = ` s2.•/ L47 Acres p f IONIC RABLE ,1 �d 101 I1 09' SF 6,1885F 5,063,SF 5,063 SF 5.063 SF 6.188 SF • 6,188 SF 5,063 SF 6,1885 6,196 S> 6,274-SF 5,207 SF S,jaA SF I 6,536-5F . II ..� ' � •O \, 001111. �t��L,\ •• ' ��, "'TTT��• , \ Y I • I 15'FRONT Y(,RD I I •---I"-" A L _ I - I� � ,�� �` _ 4 - TRAIL fyvT.b62L'i♦. \ W ,r �- --- _ '\ IIMI 15'FONT YARD _ 6�h _ _,- _--`1�' ����� �/\• D • .�`\a yN �%re' PS -' �4 MICE - _ • -"\ C 6 PEDESTRII\W 'S. 55' 45' 45'" 45' - 55'" 55'. ..�45' 55'_' 4 45' •, '' .�I\J1 t , -11�L!. ._ - �,��-f]� �' DB 3/2•NPG 3s • 26 y - TWUL , " _�� — d...,,�.:T�� ��a� �^SM'�.., r�u-e.�_vv c —\ _.F y T , • y v v __ _ _4 v�,-r 'r• 15vpR0 111 \ E�$ LO W p 20'SAN SEWER j- d K -- rT - - �d Y,. ' L� I. / �� >{� C >< EASEMENT c •,�{h� �+ pp 0 # ' -•- - w,W .. is '.E- t�NT '� �F4 :E c'•a�p', - .y .. .- �.,�\ `j0 . E;SEWE-, > b N • ; - j _, ry` _`" \��iir'� ' fit' Aso;, 5'\\\ ` \,\ 1 -''- 1 //��� �„ 2-nr .\ i /�0�• »�in-"� f'��� �mm»vo,,,.- ', \. ���% - di 41,' ,:%r �� 'i wir CONNECT TO, /" - i. / :/ 60 50' 55' 50' 50' 60 } --'0•\ - 4 '� - / i - •f 1 IV 0', ." GRBENWAY -,• _ ——— �——— —— — .� — .I-'(5' �l :! J� ..6.� pi9. 5S`- P .�� :4 i \LOT �q� \T SYSTEM, r \ —,,644- -- 1 I ?I 64,1 F— ! . 0' \ \ S.377 b {k1R� �',- I I T I Ir a y�i I I (�I' A` / �' 4 3 \ LOT 91 �c Zni 15'FRONTI YARD v1t I I I __ I�LOT 101 LOT a n LOT - 16 i- `..Y - r L 9 Q _ A 15,FRONT Y D �'o 1.,,\.• �, _ 18°; \ Or. 1.1 , I T 1•• _ -.IL110 S: 1 I ,ygp9 ST ZS2r 5F 341Y �7/ < _ \ /� 9 5,616 SF � \ -I I rl \ 'I -I I 'h 1• _1:ocr42 !' - 1� \ 6 : oNs: sPEN SPACE\ LOT 92 Sc\ \ Fj • •♦ .nravernaxra,..=- o r' c 'PARCEL B 618 SF \- ./-- \ -( 2 LbT', 09 LOT 108 LOT 107 LOT 106 LOT 105 LOT 104 LOT 103 1 --- _ �'I ,' •, 96 .�bT 95 LOT 94 I \ \ >> • \�' LO - 677 SF 5,716 SF- 6,299 SF 5,726 SE 6,299 SF 5,726 SF 6,872 SFI a 1 „ _ l I i er LOT @3 >, . 11 Acres `rw PEQESTPoAN' I I ,^I I I l I� '326 SF 1 51 9 SF 1 5,7955E I. 8,022 $f �� $} s,723 SF \ Jc, y,� \*' \ c0 Z / TRAIL BRIDGE i'/ I 1 1 EASEAN.SEWER; I. T J 4 a -,._ - ...... R T �I � 1 ^,I - \ 9 / '\ -$g/ '' i 5 FRONT YARD I I I I MEPT I.I 0 ..h.: .. + t I,. ;-, !.--"11 i Z'E. . �•E� '44,1 # • \ / •u•-""PROPOSED'STORM WgTER ____ i' t • I I I I I 1 I 0 �i,•.��� DLO 94I �' ——:J(' ! 132' \ • fj,r+� f�L y�1�` •y, MANAGEMENT fACluT9"C' II I I :IS-1ia ST ,� 1 I — _.,b ;'•'i/ \4° A -(1tit 1•Sjr• 1-- `^';1 -- F'� (BID-FILTER) /, —— —1 —+ — r. —L - „.�� E;4,...,st, �IIf 10'RE _ • / '• 00' �^'fW/ •\ ,� P — �,. — I " — —�582_T6- •lo'IIEAR rAFtD±— —I- — J , ---ao' /. _ = �Y'. '4 • No3 M72E ��� 1. 1 e, 5o LOT 1t LOT v I NO5°06'49;'E �� - -N75°46'3$"E '� 1' \,,' ."1 RNO OF wESTHAtI V - - N / �■���lilII >ql I I L07 4 ,1• �� I- as{73 \',><1 '� • ' ;'\ °''D 5729 s�. N \'• y0� I I LOF 14 b •\ • 1,4 ��'t� 1 /J�// 1 R HARD LHEVENER II L �e` IIIII ®�Ip�� I 1\ t A • , I T o ]`` L \ 1' i — W L�- - L!\ ` ,USE. Iia1aa•-, ___1YIi11.�1I/_/ +} '� LOT 'S o �• h \ sHiFF. ,:):'ARM LLC \ ;I fir=` I b 6 g4 SFI �\ \.6 ` , r \i�: 1r' De.z95 ' .4N a 65 1 \ \ aa�l i! d r Z0N , 1; ------ - 3 9- v'1 1 'n`C • C,�n 1 II �\I';I� AIM SE.REST.- '( OPEN P 1, - I P- - r E:RS y'..�_ N �\ ` , 0-t 1 2 \ \ L� __ Y�l'.1 `C r- 1 •\�`�_ �:. ..\�: A` �F \ LOT 52i\2 1` \5 \\\ �{� \ ,, \ — :.... • \ \ 11 T 1 ' �� \ 1C181114\-\•. / '.,,. ;\ j _ LOT 4 LO ,F.6 1, 1 \ / O � � 400 `_ \. �•\ • r �j,� \\ r \ Ci-.�>{♦1'\ `` iD, - 7I IT 7IT \ \..1 • V • 1 \tt QI \\ \\ lY, .PJIIIS�TII I7L•��TJIT pp\TI{T�d� 11/ FUfURE;ROAD—,�I.�� '1 ` ©1\ '* \ Vt ',S ,o\ O 2 f '\ C� - \ CONNECTION --.p ✓ / O �\S� ���F e- + \ ,f� 650 S• \ �O'� >♦�• Ot 1 O Ot , -.#- / ,, ,. -.- -- t Lo 0 O \ +,\B \ ss LOT SF,,I * \\ 4 . 6311 • \.� \ LOT -- -640----___r_,..,,..,,-,Tilk\--;-'); .sv,,«:-'---'''''"1'C.,.-I LI-----a--..,,--..._ \ \i � 1-20 4 11011. ItO \ • Qa L, � � `� .' !�� t► ,� L61 tI SF '`( �0� \.1A 0T 8 ° y 0.1. A.f.:....,‘.....,\.. \ilk . A .( 1‘e.''''' s'' a' ...,- , , 1 .--- AA-.1 ‘ ' t- �� :9:1_ VrAli ‘sliii �\, b:B96,r-1 \ of -6 o ,,t--,,_, ' ���1� 00 ..., . {19 4552 i1:, _ 1111 I { a Lo \ '+!% SIT • i, �' 1;' i \ ,\ L i O s IF THIS DRAWING IS A REDUCTION \ /'\//�� © p► ,' °y �� 0� a4' ,i ,ri �yI,•°;�d;I ��p��,\F}5l GRAPHIC SCALE MUST BE USED \ \ 6 S A III IN IIII 50' 0 50'Q ---? Q • /� ^ Ottli.\ l ws.. .i ,; . ♦ 6' ye`-/?;' C 01105‘1 n : 44 Ali -' \•A* '..'• I - .-.z\ ' • .7.," , '. 1 "" \ D I ADDRESS COUNTY COMMENTS. AW/NG 03/29/06 2ligl ADDRESS COUNTY COMMENTS JLW 6-14-06 DESIGNED BY, PROJECT WESTHALL V REVISION NUMBER. ENGINEERS JLW A STONEHAUS DEVELOPMENT 2 SURVEYORS DRAW Elf' APPLICATION PLAN DRAWING NUMBER. PLANNERS JLW TILE. RLVILWED Br, CONCEPTUAL LAYOUT PLAN C-1 ASSOCIATES Iolr �„• Iw�raer HFW/OMJ SHEET NUMBER: arq_.Wfn ....ar s�„1 WAR NUMBER. FILE NAME: DISCIPLINE. SCALE. 'DATE. ,D Pas tl1AlA1H Mow W.Mow REVISION BY DATE NO REVISION BY DATE _ ...,..�.... 20961.00 SIOCOIDGN CIVIL F•5CY 123-06 3 OF 3 (DSZ1 Attachment D Date: 6/14/06 PROFFER FORM Date of Proffer Signature 6/14/06 ZMA# 2006-00001 Tax Map 56H,Parcel A 8.9 Acres to be rezoned from R-1 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 June 14,2006 With respect to the property described in rezoning application #ZMA-2006-00001 (the "ZMA"), Shiflett Farms LLC is the fee simple owner of the following parcels: • 'IMP 56H-00-00-A Shiflett Farms 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 $1,500 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. Contributions shall be made in increments of $1,500 per unit, prior to or at the time of issuance of a building permit for any improvements thereon. 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. Attachment D 1.3 Traffic Impacts on Park Road: The owner shall apply up to $250 cash for each market rate unit towards a Park Road improvements project. The County has defined the necessary improvements as: 1. Re-grade the ditch/shoulder(approximately 180') in front of the town homes currently under construction. It will be important to grade the ditch for proper flow into the pipe crossing Park Road. 2. Install a pipe at the intersection of Adele Street and Alfred Street. It may be necessary to re-grade the ditch around the pipe. 3. In front of Claudius Crozet Park(approximately 650'), re-grade the ditch/shoulder. Maintain a minimum 1.5' shoulder width, and 2' 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 a 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 one hundred percent (100%) 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 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. Attachment D 3.1 Temporary Greenway Connection: In conjunction with the owners of Lickinghole Creek LLC, the Owner shall record a temporary access easement for a Class B public greenway trail in a form approvable by the County on the property described as TMP 56-53 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 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. 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. All other development will be restricted. Open space areas dedicated to public use shall be for the use and enjoyment of the public, including 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. All other development shall be restricted. 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 upon receipt of the first building permit issued for the property. These areas shall be for the use and enjoyment of the residents of the Property, subject to the restrictions that may be imposed by any declaration recorded as part of a conveyance of these areas to the County. Signatures of A_ Owners: Printed Names of Owners: Date: Sh' ett Farms LLC Fos 32 Zg COMMONWEALTH OF VIRGINIA Attachment D COUNTY OF ALBEMARLE,to wit: The foregoing instrument was acknowledged before me this 23`1 day of May, 2006, by John G. Desmond, Shiflett Farms L.L.C., a Virginia limited liability company. My commission expires: -7 -3 k-0 - otary Public .gas 33 21 M Attachment F Legend -__'1 _i ;II I �� ! I -�' -�-_,_ -_\, `, -�1 ) \ / / \056E00100000A0: — — I lit _'� , ► I , --,`� ;�? ' / •'•\ 05600000009400 i ••`\ 1 .. :e,s-004 --''1 1 -'`1 -mil - / •••\ M � 1 1 1 1 — 1 - „-4 \ \ I'_I 1 ! + 056000000057B0 / '`� i •�•\,_: ��, streams_from_usgs_quad_map 11 ' ___ - `•\ i i 4. tri7.-\,1::: ___ItAra CROZET PARK \ ,�TM-56 P-46 , - --1- % ' `�. nr.�nnnnnnno�nn �,i / CROZET CONNECTOR TRAIL J r, ,./_I_ ' II /' / -c r.' FROM CROZET PARK TO �' I Imo; / % j \ ` /''` i .^ LICKINGHOLE BASIN 1'w j f / lr / • • I�J' - PARCEL ;;;:eloPment 056000000095A0 limn; ` '� -!'', .� / / Easement Status = ill;�;' Ii f ` Dedicated_Temp_other � _ ___=___-_—_ I 05600000004500 ��%��� �'v� /' Management District:Western — ` i \ I I \ \ / \'S' \ , ��i, — — Trail Name: - %\, \ / i Len tn:3,000 feet=/- —___—'1■I -t I'' )�;\' �'` 0 ODOOQ480 _ - - -- / \ 56 0 D i' g — '\,,' \; i= 05600000005300 — Width:? I / �, \ i- \ — Area: ___ _ ;�� ;v ,\�;' \ \` o. r Classification:Aand B ----JIFF'', _ 1 /,, ��2•, / �" / \',;\ ' \ • ,I Mat: /'� • •0 600000004600 PROPOSED TRAIL.� \\\ i \ % \ \ ' /, ,,\ CORY FARM AND FUTURE Stream crossings:2 1 \• \ '\, / \\ / DEVELOPMENT ALONG RT 250 } .1: 4, 4 _------- -\ \ ______ „, .., „_. Notes:N/A .. _____ , 1 \ . ,t ,,,,, , ,AA,...„7, . , , ..^....„ 11, , ., ' j LICKING HOLE CREEK 1 /,,-�,s; 05600000003800---, ',�;t - \\ ---=---�,-, \ a -,_' k F �05600000003700 j ;,` �, „�. ,, �1 y�/� „.,....„( ,_ s , , _ . �, `\ -- �` \ f 056F0000000100 r lip��\ / /' - '� 1+ i off+.. air t, J s • �� 05600000003600 �p3t I� ;\' - `. ' 05600000003500 ., \` 5601,. ' . ,. LICKING HOLE TRAIL __ \ \` FROM BASIN AREA - \ TO OLD TRAILS - 0 # c•-• ‘; - • ! \ AND SCHOOLS iP 00 -_ \ \` \ / 056F00100000A0 \ .v000000099A0 . -__Aifire 1 alli \ 1 r► , " i ,,, \ �` ems- `! F •.\e The i' elem�j>� �§ r ca i' \ " 56000000098A�\ �` re• -nt •ns and are a- o be construe or us , _ _ 1 �56000000035H0 `\ - - - - 1 - -a ; — /" CORY FARM ' �. is or display purp•' s only. 1 /, \ 1 al:• i"agery Copy Written !su2 %\ N 5600000010$, \ \ Corn eal .of V. I — ----- / t a ' 1 \ :ANA • 3/ (3c'S 3t Attachment G Affordable and Moderately-Priced Housing Definitions, Discussion, and Recommendations Attachments Supporting Housing Trends Data Prepared May 22, 2006 Ron White Albemarle County Office of Housing gDS 3 G, ?2 6 AFFORDABLE & WORKFORCE HOUSING We have defined affordable housing in the adopted housing policy as housing for which the cost of mortgage,taxes, and insurance does not exceed 30% of household income. We further state that,for our policy, we focus on households with incomes from 0%to 80% of the area median income (AMI) or in dollars $0 to $53,350. Workforce housing has not been defined and, in fact, is not a recommended term for housing that would be affordable to a slightly higher income range (up to 110% AMI or $73,300). The rationale for this increase is included later in this discussion. Fairfax County recently approved revising their language to allow this moderately price housing to be occupied by households up to 120% AMI. A more difficult discussion is one that focuses on who is served rather than what is developed. From a zoning and land-use perspective, the focus is typically on the built environment. Based solely on this notion, the extent that affordable and moderately- priced housing is developed would be the measure of performance. However, the general opinion of housing advocates is that once the housing is developed, the availability of the units should be based on incomes. While both opinions have merit, it may be necessary to make one view a priority. One of the concerns voiced by the development community is that eligible purchasers will not be available when an affordable unit is built. Although the County and other entities will seek to prequalify income-eligible purchasers,the efforts may be impacted by the market with changes in the market unable to be controlled by government. An example of this is changes in the interest rate. While the following chart provides an indication of affordability, the calculations were made with a 6%per annum interest rate. Last week's rate of 6.6%reduces the affordability level for a household at 80% of the AMI to $173,800 and a household at 110%to $239,100. To deal with a rising interest rate we either would have to expand who we serve, provide more subsidy, or require developers to produce housing units at a lower price than existed when they made their proffer. Income Amt./% Maximum Mortgage Downpayment Needed $39,900/60% $138,645 $63,000 $46,550/70% $161,750 $43,250 $53,300/80% $189,000 $16,000 $66,500/100% $231,075 $73,300/110% $254,700 These realities in the market has led to a discussion on 1)who should be able to buy proffered units; and 2) should there be a better mix of housing to minimize a potential gap between affordable units ($190,000) and the median priced new units nearing $350,000? goS11 3? V To respond to these questions, we need to consider that creating affordable and moderately-priced units is the priority rather than the priority being who buys the units. Current proffers would allow affordable units not sold in a specified time period to become market rate units without sales restrictions. If creating the units and insuring initial affordability is the priority, we must do everything within reason to preserve the unit. That could, and likely will, mean finding buyers that may exceed the household income of$53,300. Based on this likely scenario, we would put forth the following recommendation: Any unit proffered for sale as affordable and meeting the definition of affordable to households at or below 80% of the area median income would be available for purchase by households meeting VHDA 's maximum income for its first-time homebuyer programs. Currently those amounts would be $63,300 (90%AMI)for a household of less than three members and$73,300 (110%AMI) for a household of three or more members. These sales would be allowed if 1. No purchasers with incomes not exceeding$53,300 have been prequalified and it is not likely that such a purchaser would be prequalified during the period that the sale is restricted; and 2. No purchaser exceeding$53,300 would receive County funded assistance to purchase the unit. This proposal would insure that the unit is initially sold as affordable rather than being converted to market-rate. NOTE: The reason for the recommended maximum incomes is to better align availability of units with funding resources available, specifically VHDA loans. The second discussion relates to workforce housing versus affordable housing. As stated previously, we would recommend that what is being called workforce housing be referred to as moderately-priced housing. The idea behind this proposal is not to create an opportunity for income creep but to add to the variety of housing in a development. As noted previously,there is a significant gap between a unit at$190,000 and the balance of units at$350,000 plus. However, we would not suggest that a moderately-priced unit be given the same recognition as an affordable unit. We should also encourage affordable units that would be priced lower than $190,000 if a developer can include such units. For these reasons we offer the following recommendation 1. Use VHDA's maximum sales price for its first-time homebuyer programs as the index for determining various levels of affordability. This removes interest rates which we cannot control out of the equation and would allow staff and developers a simpler way of calculating proffers. 2. Utilize the existing Affordable Housing Policy goal of 15% of units developed as a part of a rezoning or special use permit being affordable but create the following factors for various levels of affordability and moderately-priced units as comparable contributions to meeting the goal. aS 3� 3 a. Credit factor of 1.0 -Units created at 66% of VHDA's maximum sales price would be considered affordable to households at 80%AMI. This would provide units selling for no more than $193,900. b. Credit factor of.75—Units selling for not more than 75% of VHDA's maximum sales price or $220,400. c. Credit Factor of.5—Units selling for not more than 85% of VHDA's maximum sales price or $249,800. d. Credit Factor of 1.5 —Units selling for not more than 64% of VHDA's maximum sales price or $146,950. The following are examples of how this proposal would work if a developer wants to have a mix of units to be considered affordable and moderately priced. The proposed development would total 100 units. EXAMPLE 1 Credit Units Required to Meet Goal 15 units not exceeding $193,900 1.0 15 EXAMPLE 2 5 units not exceeding $146,950 7.5 4 units not exceeding $193,900 4.0 2 units not exceeding $220,400 1.5 4 units not exceeding $249,800 2.0 15 EXAMPLE 3 10 units not exceeding $193,900 10 10 units not exceeding $249,800 10 20 EXAMPLE 4 10 units not exceeding $146,950 15 10 This proposal would provide incentives for the developer to include affordable units and also get additional credit if the much lower sales prices could be achieved but will also allow for the potential for more than 15% of the total units to be affordable or moderately-priced. These recommendations only apply to for-sale units and there is no consideration at this time to apply similar recommendations for rental units. gbs 39 35 & INCOME REQUIRED FOR MEDIAN SALES PRICE OF EXISTING HOUSES Median Sales % Increase Minimum % Median Price Income 2001 $184,800 $53,182 84% 2002 $211,950 15% $60,995 96% 2003 $228,036 8% $65,625 98% 2004 $255,000 12% $73,385 110% 2005 $270,500 6% $77,845 117% INCOME REQUIRED FOR MEDIAN SALES PRICE OF NEW HOUSES Median Sales % Increase Minimum % Median Price Income 2001 $277,800 $79,946 126% 2002 $254,000 -9% $73,097 115% 2003 $299,500 18% $86,191 129% 2004 $290,000 -3% $83,457 125% 2005 $339,925 17% $97,825 147% 66ito 31p - G WAGES FOR VARIOUS JOB CLASSIFICATIONS The following list includes a partial list of non-management positions included in a recent wage study in this area. Several positions at the end of the list are mid-range salaries for County employees. Call Center Operator I $21,300 Supervisor I $30,900 Graphic Design Specialist $39,900 Crater/Packer $25,000 Warehouse Supervisor $36,800 Accountant II $44,200 Account Clerk II $28,600 Billing Clerk $27,400 Bookkeeper $30,400 Credit/Collections Clerk $26,100 Payroll Clerk $29,600 Case Manager $35,000 LPN $34,400 Bartender $15,500 Cook $22,800 Housekeeper $18,600 Supervisor $25,900 Human Resources Ass't I $29,800 Recruiter $36,000 Help Desk Support $35,600 Network Administrator $57,800 PC Maintenance Tech $36,200 Administrative Ass't II $28,400 Buyer II $41,200 Executive Assistant $40,900 General Clerk II $31,000 Office Manager $41,600 Purchasing Agent $47,600 Receptionist $24,100 Shipping/Receiving Clerk $26,600 Customer Service Rep II $33,600 Sales Assistant $31,300 Auto Mechanic $35,400 Electrician $35,300 Facilities Maint. Supv. $54,500 General Laborer $22,800 Gen'l Maintenance Wrkr II $28,800 Groundskeeper $21,300 Machine Operator II $28,600 Security Guard $20,500 COUNTY POSITIONS (midpoint of payscale) Firefighter/EMT $44,529 Police Officer $41,503 HVAC Mechanic $33,603 Facilities Maintenance Worker II $29,191 Food Service Associate $20,747 Teacher $45,731 Bus Driver $27,207 gDskl 3� G Median Sales Price $300,000 ----- ---- ------.-_--- i $285,000 $288,125 $250,000 $254,500 $223,000 $200,000 $210,000 8 $150,000 - j 1-.-Median Sales Pnce $100,000 $50,000 $0 2001 2002 2003 2004 2005 Year Income Necessary to Support Median Sales Median Sales % Increase Minimum % of Median Price Income 2001 $210,000 $60,434 100% 2002 $223,000 6% $64,175 106% 2003 $254,500 14% $73,241 115% 2004 $266,125 4% $76,586 120% 2005 $280,000 5% $80,579 121% Median Sales Price — All Sales �,o S 1-2. 3 g V 2001 2002 2003 2004 2005 TOTAL 1351 1404 1462 1690 1816 Sales $175,000 - 63 120 75 $192,000 . $150,000— 210 168 116 116 110 $175,000 <$150,000 302 231 165 125 227 % 38% 28% 24% 21% 23% Affordable 2000 I 1800-1 1600% 1 1400�' , ®TOTAL Sales 1200� UJ$175,000 -$192,000 1000� 800� I ❑$150,000-$175,000 600 i ❑<$150,000 400- II 2000 ^''1 ,. -- di—L. TiL l fi(` ) 2001 2002 2003 2004 2005 AFFORDABLE SALES AS PERCENTAGE OF TOTAL SALES eDYt9 3`1 6 2001 2002 2003 2004 2005 * TOTAL 1351 1404 1462 1690 1457 Sales $175,000 - 63 120 65 $192,000 $150,000— 210 168 116 116 91 $175,000 <$150,000 302 231 165 125 208 38% 28% 24% 21% 25% Affordable 1800-1 16001 1400 INTOTAL Sales 1200- j 1000 ® $175,000 - $192,000 8001 ❑ $150,000 — 600� $175,000 400 ❑ <$150,000 200 I 1 ' : .:-art VII; /r 2001 2002 2003 2004 2005 * AFFORDABLE SALES AS PERCENTAGE OF TOTAL SALES 00S Itit 40 b 2001 2002 2003 2004 2005 TOTAL 304 318 317 327 316 New Sales $175,000 - N/A N/A 10 11 7 $192,000 $150,000 - 6 20 7 0 2 $175,000 <$150,000 24 7 0 1 0 % 10% 8% 5% 4% 3% Affordable 350- 300 j E TOTAL New 250J Sales II $175,000 - 200 I $192,000 150ji ❑ $150,000 - 100- $175,000 ❑ <$150,000 50 0 i"'¢ r= LT. .-.n -_-- ; i -r 2001 2002 2003 2004 2005 SALES OF NEW HOMES vS1-C 41 6 2001 2002 2003 2004 2005 Existing 1045 1086 1145 1363 1500 Houses $175,000 - 53 109 68 $192,000 $150,000- 204 148 109 116 108 $175,000 _ <$150,000 278 224 165 124 227 % 46% 34% 29% 26% 27% Affordable 1600 I 1400 - © Existing 1200 Houses 1000 ❑ $175,000 - $192,000 Ili ,,.. 4 8001 ❑ $150,000 - 600- $175,000 400 J <$150,000 200 1 - , . � ; 0 SALES OF EXISTING HOUSES ObS 46 12 COUNTY OF ALBEMARLE Attachment H y41V� N �1RGINlp MEMORANDUM TO: Elaine Echols, Principal Planner FROM: Steven A. Allshouse, Fiscal Impact Analyst !f C DATE: June 30, 2006 RE: Preliminary Fiscal Impact Analysis of ZMA 06-01 (Westhall, Phase V) I analyzed two separate scenarios for the property in question. The first scenario involved the maximum new development that could take place under existing zoning, while the second scenario involved the new development that would occur if the County approved the proposed zoning change for the property. The results of these two analyses appear in the attached "Budget Summary — Current Zoning" and "Budget Summary—Proposed Zoning" documents. In the case of the first scenario, I assumed that thirteen single family detached residences (SFD's) would be built during the course of the next year. CRIM estimates that,after build-out,the type and level of development that could take place under existing zoning would result in the following net annual fiscal impact: Fiscal Impact-- Current Zoning Property Taxes $24,000 Other Revenues 35,000 Total Revenues $59,000 School Expenditures ($87,000) County Govt. Expenditures (12,000) Total Expenditures ($99,000) Net Annual Fiscal Impact ($40,000) S ZMA 06-01 June 30, 2006 Page Two Note the slight discrepancy between these numbers and those found on the CRIM printout; this discrepancy results from number rounding in CRIM. In terms of the annual impact that the development of twenty SFD's would have on the County's capital costs, CRIM estimates the following result: CIP Impact-- Current Zoning Schools CF Pay-As-You-Go ($0) Schools CF Debt Service ($34,000) Total Schools CIP Impact ($34,000) County CF Pay-As-You-Go ($0) County CF Debt Service ($0) Total Cty. Govt. CIP Impact ($0) Net Annual CIP Impact ($34,000) Note that these CIP figures are included in the fiscal impact numbers listed on the previous page. (The $34,000 in capital costs is part of the $99,000 in the estimated total annual expenditures resulting from the development of 13 SFD's). These CIP numbers are presented separately to highlight the magnitude of the capital costs that would be associated with such development. The second scenario that I ran involved the proposed construction of 30 SFD's, of which 6 SFD's would have values of$231,000 each. I assumed that the development would be completed in one year. CRIM estimates that, after build-out, this project would have the net annual fiscal impact shown on the next page. ZMA 06-01 June 30, 2006 Page Three Fiscal Impact— Proposed Zoning Property Taxes $53,000 Other Revenues 82,000 Total Revenues $13 5,000 School Expenditures ($204,000) County Govt. Expenditures ($27,000) Total Expenditures ($231,000) Net Annual Fiscal Impact ($96,000) As for the impact of this proposed development on the County of Albemarle's capital costs, CRIM estimated the following outcome: CIP Impact-- Proposed Zoning Schools CF Pay-As-You-Go ($0) Schools CF Debt Service ($77,000) Total Schools CIP Impact ($77,000) County CF Pay-As-You-Go ($0) County CF Debt Service ($0) Total Cty. Govt. CIP Impact ($0) Net Annual CIP Impact ($77,000) Again, these CIP numbers are included in the total annual expenditures of$231,000 shown above, and are presented separately to illustrate the relative magnitude of capital costs. The numbers generated by the two scenarios that I ran indicate that, if the County approves ZMA 06-01, the differential net annual fiscal impact would be $96,000 - $40,000 = $56,000. This number means that,annually,the County would be$56,000 worse off approving ZMA 06- 01 than denying the proposal. Another way to look at the numbers generated by CRIM involves examining the cumulative impact figures shown on the bottom line of the "Budget Summary—Current Zoning" and "Budget Summary—Proposed Zoning" sheets. Note that I ' ZMA 06-01 June 30, 2006 Page Four the ten year figure in the former case reveals a deficit of$416,000 while,in the latter case,there exists a deficit of$1,012,000. The difference between these two numbers,$596,000,means that, over the course of the ten year period,the County would be$596,000 worse off approving the proposed zoning map amendment than denying the proposal. Note, however, that the developer has made cash proffers totaling $2,700 per proposed SFD, or a total of$81,000. These proffers, help mitigate the $596,000 cumulative deficit differential mentioned above; after taking into account the cash proffers the new differential would equal $515,000 so, according to CRIM, the County would be $515,000 worse off approving the rezoning than denying it. I should point out that the developer also has made several non-cash proffers with regard to the proposed development. At the present time I have not been able to estimate the dollar value of these items so, for that reason, my present estimate should be taken as a preliminary fiscal impact analysis of ZMA 06-01. Notes: (1)Although my current analysis suggests that the approval of ZMA 06-01 would result in a net annual fiscal drain to the County, this fact alone does not necessarily mean that ZMA 06-01 should be denied, since the total mix of development taking place in Albemarle County in any given year might generate a revenue-neutral outcome; (2)If Albemarle does not approve ZMA 06-01,the growth that is assumed to be associated with this proposed development likely would take place somewhere else in the County; and (3) When deciding whether or not to approve a proposed development, Albemarle takes into consideration a number of issues other than just the project's fiscal impact. These issues include, but are not necessarily limited to, affordable housing, transportation impacts, and environmental well-being. SAA/saa 130S Sb if& ft U) e 2 a v 0 CO 8 CV O U) V 0 0 0 0 sr 0 0)0 0 0 N 0 0 0 0 0 O 0 O O 0 0 0 0 0 U) 0 N 0 0'n 0)N O 0 N 0) (3)CO M N d,d,d,di N 4,1069did,di69did9 d,d,di di di di di d)t-dt d,di di di di P) CO 7)Nfae CO di fad,di.-0) U) 0 di di di di d, fA di d,ea di di 0- Ndi t� O 0)V 0 0000 'Q 0 0)0 0 0 N 0 0 O 0 0 O 0 0.-0).-0 0 0 0 0 U) O CO 0 Q 0- 0)N 0 0 N 00)1- U di di di d, di N did,d,d,W ea di di di di di di di di di di di.-did,fA di d,d, elCO el Ndi C7 CO tad,di fA.-0) 7)r m N eaV, de d, ea ea di d,d, fA fA C) 0) di E m CO el .70000 V 00)000N --000,-0004-00. 0).-00000 It) 0p N.-0 N O NN00 0)R N di di di d, N d,fA d,d,di di ea d,di di d,di dl d,fA d,di d,d)d,d,di di C7 CO C7 N d,U)CO di di diW U C7 C7 0 d, Oad, Vi di di fA di d, d,di el di NN .70000 V OCDOOONO00 000 00 0)'-00000 U) N p a,N U)N NVP 000 0)co Nd,di d,di N di di di di di did,d,fA d,fA W Nd,di d,d,.—69 fA d,di di di 09 t0 elN69 r))CD di di di d,4- CO CD 0 di di d, IA di b9 ea d,d, di di N di CD.- V 0 000 V 0 0 0 0 O N O 00,-0 0 O 0 0.-00,--0 0 0 0 0 U) di IA d,di d,fA di di di O N 0' n 0)N 00 N ID 0>CO N di fa di N di didi did,d,d, di di di dim d,di did,d,fA el Cc)N di el CO ea di Chit) 0 di di d, d, d, d#fad!di di fA N di Cpp U)O .70000 V 0 O)O O O N 0 0 O 0 0 O 0 O D) 0 0 0 0 0 U) O N 0 N CD N 0 0 N 8 0)0) O 0 N ea di fa di N di di di di di d,d,d,w -d,di di di di di dr di di. di di di di di CO lO CO NM CO fA di di di.- C7 (V W d► di fa di di d) di d, N N di m V0o .70000 V 0 MO 0 O N 0 0 O 0 0 O 0 O O 0 0 0 0 0 N 0p N 0 V N- W N O O N 0)O N d,di d,di N did,di di di di ea ea ea di d,di di d,di IA di 4-di d,ea ea d,VI, eltD 09 N di el CO di di di di.-0 el CO di di di di di di di di di di di .- N 40 CO Ls a m 'c 0. 07§ 7 0 0 0 0 .00 0 0 0 0 N 0 0 O 0 0 O O O 0) 0 0 0 0 0 81� 0 N 0 R N- 0)N 0 0 N0) 0)O O N di di d,di N d)di di ea di UAd,di lid►did,di d,d,UA di.-di di ea d,did, C7 CD ClNd,M CO did,di dit- 71V d, d, ea d, to d,w w d, d,fa d N E 0 Ni- V 000 Q V 0 0/0 0 O N O 0 O 0 0 O 0 0,-0/4-0 0 0 00 10 0 N 0 v r 0)N 0 0 a) 0 N d,d,di la N wd,di di d,di di di di W d,d,di ea di di di.-di d,di d,did! CO el Ndi C7CO d,d,di dim au el0 0 u di d, d, di fa di d, di d, di fA f 9 ,-CO .70000 V 0 COO 00NO00 000 00 0) 0 V 000 0) 7) N CO V U) N N U)00 IA O N di di di di N d,di d,d,d,fA fA di di Mdi di di di N fa IA d,N di di di di C7 CO 07 N la el O) _ -di el N CO CO d,e 0 di d, di di di 1A d, d,di ds di di— di CV di A 10 I `m N } cm c H p 0 J CO N o mto CD 0 X of o ppa0 � � m ui~ 1Q w o Z4, nLL^ me m 1c mo 0 _ � DC _ mog sc t mm a 0Z 6e m 1- �ZF g, mf gtWI sZs 80 g 80d c— a i a• .. o � � v � . CO } m } mm mm � � � m o m W 0 U 0 tP XIa ` D iiQ1°�c o � E 0-0-I- - �L08 i To aogQ cell.2nFUC.) • � co c - ¢ co O O oFA1-J> y V c O CD a R OtIm F- c 1 <� pE Er J a 0 > aO a 0 >.aO-I Nm m CD N� » yam o i v ` - ucJU ` Emm �cm ZE. 0" E.c aeem =� o it a o a 0m 3 E UcmO o7mmWm00rZmct$ mom$ mZLLLL70 Z �zQZV 4. a- )UUUmJ2aiiUCU20(n2¢Cn cn 22 a�LLLLD &in LLLLDZ OUUCn O000 ) c7 ¢0 E .-N07 V IC)CD1.-00)O r NM V U)C00-C00)N N Nes(N N V J • Q E mm O y 007 O Y bds Cr) CO bl g r a• J W SCOW 0 I SI <jI 0 Q h ¢ Q! 0 2 X< 0 a =Ili a l- 0) 0 W <ILI W U ¢ m Z2 ,-W I- 2 N 3DS G-I �, N - O y O -0-I - C y 0 n2� c 0� CO >In (Q W 0 o z omo m °m' :* * r 0 pyp Si �' yNbpo N A . z o W z v 3 >0 N N N N N AWN)"OW CO V 04 01 AWN) WN- O(-0 OD V 0)01A WN-+ 3 z w0> c0C)0cn0 cn00cno Qgg001> 010I00o1+�Kcoo00cn U-U� -xi 5zozo c = z nnfii-2C'1118 Z - ocf1'1Zm �mocyg75mo -0oom mm 0m0m 3 2 '1w12D0 Cm43m� mm300 - N0 -0-0 m 0c0 )4-I6 ID ci 0n° -I n° meff0u' D Dm r = 0mDm - _m 1-Oafo g0g5o f 1- 71 SD-1cg0m1° �< _IcRolo 4 < o- oma�000m -1 ' r" -ao --�( o '.m oDcnD c DNiil°° Orm 0 rm -T0 � m m �aP ?< - C v m N o m ym m 3� 0. X o •'1g0 0 "1"'1m o1-113. O< 2 (Da< rX1 co m m 3 °" Rmem m oPAto 0-4 ° no - mcw ( c � 0 Is -m -i ! C mc d m 76 0))0 o Om Z I m 7--o - c m ry Z73m -1 �� c �°1 0 .. C ) I O C Z o m 3 ,m 0 mH mm o m x �a . o ° - -0d - Z ° 0 0 m io = s — u0N mm cn N X crt mm m 0 m Q.t 0) N 0 7 -(0 0 N d 811 01 V 4 - 44 fA 04 N fA 4A fA N fA fA fA fA fA CA EA fR 40 O A A (0 04 40 W fA N N V 01 V A (0 fA fA fA fA fA fA A EA fA fA fA fA fA fA EA fA EA(A fA 4A fA 4A N EA CO fA fA fA EA(11 0 CO •. C000)CA CO N V 0pN 01 W 0 000 W 0 W 01"00 N 000 N OOOOOOO N 0 4) 0000 W 0)- N NI N N 4A 4A p W N fA01EA N p V 44 NV V O O N N VO N N W co 4N V fA fA fA fAAfA iRfp fA EA�q EA MfA to fA EA fA to fAfA Cl fA fA fA fAN O 01 Al 0 0 0 0 0 W N 0 0 N 0 0 0 N 0 0 0 0)0 0 0 N 0 W 000044 V N 0 C iA fA fR fA N N EA EA N 04 fA 44 ifl FA d1 EA fA 0 co jNfA 4443 N) OVfANV 44Cb fA*A 4AfA 4Atfl AEA 4Ad4/444 4404A(0 40 EA 4A fA fA 4A N 4A 01 iA fA fA EA CO O V CD CD V OO Cn N A V O N Of 01 ND 00000 Ca 01-a O O N 0 0 0 N CD 000)OO O N CI Ca 0000 CaOo Ca a 0n +A fA 44 fA o A N fA fA N fA fA fA 4/4 04i fA EA fA 0 W CO j N fA fA fA N 0-1 fA N V 44OD fA EA fA fA fA fA A fA fA(A fA fA fA fA 4A 40 EA fA 4A fA(A fA N fp 01fA fA fA fA N O O) V O O N N A V O N N 01 N 0 0 0 0 0 W 01"0 0 N 00 0 N 0 0 0 0)0 0 0 N 0 W 000041 (D A W O 0) 4A fA fA CD U1 N fA 40 N fA 44 44 40 44 (A fA fA 0 ha W WN)fAfAfAN 0_-1 fA01V G) CD fAfAfAfAfA fA A fA fAfAfAfA fA fA fA 4A fA fA 40fAfA EANEA 01 fA fAfAfA01 V 0 0 01 N A V O N 01 C N 0 0 0 O O W 01-a O O N O O O N 0 0 0 0)O O O N O W O O O O W O N 44 fA fA 44 KJ 0) N 44 fA N)40 fA EA fA EA fA fA fA 0 N f0 (..0 N EA fA EA N O V fA CD V 01/ CD EA EA 40 fA EA fA A fA fA EA EA fA fA EA EA 4AEA EA EA EA EA EA ND fA CA EA 4AEA EA 0 OD T V 0 0 CD N) A V O N 01 01 N 0 0 0 0 0 W 01-0 0 N 0 0 0 N 0 0 0 0 0 0 O N 0 W 000043 -(3) EA fA fA fA V N 40 fA N fA fA fA fA (A fA fA fA 0 N CO WNMfA N fA 0VfA01V W CD fA fA 4A 40 fA EA AfA N fA 40 fA fA fA fA fA fAfAfA fA 40 40 Al 4A N MfAfAfA01 A Cr) V 0 0 01 N A V 0 N 01 01 N 0 0 0 0 0 W(11 0 0(J 0 0 0 N 0 0 0 W 0 0 0 N 0 W 000043 N V 04 4N M 45 00 N fA 40 N fA fA EA fA fA fA fA fA 69 40 04 4/4 01 0 0 0) -a V 0 0 01 N A V O N(n (W)1 N O O O CO O W 01 4A 04 40 01 CA 40 A-a O O N O O O N O O O 0 0 0 O N O CO 40 W 0 0 0 O W W CO D CD 0 fA fA fA 4A N m (0 N fA 44 N)fA fA fA EA fA 04 40 40 4A EA 40 40 40 40 40 40 4/1 40 04 69 01 04 40 40 40 0W NAVVWN A- NN N 0 0)0) -+V 000 CD 01 OOOOO W(1OO O OO OO CD OO CD co 0000 W A(O 0 rn Fir 4A 0 0 fA fA fA ND 04 - N 44 fA N fA fA fA fA fA (A fA 49 0 CO C.JNfAfAfAN V41 01 N W_1 00 fA 4040014 fA AfAfA 400469 44 EA EA fA fA 4A fAfAfA fANN CD 40 4A fA EA(J1 __ WO V 0) V CD CD CD N A V CD N col of N CD CD CD CD CD 40 en--O O N C)O CD N C)CD CD CD CD CD CD N CD La 0 0 0 CD ea 0 O ro O_ 01 Co 13 C 00 (0 44 e/?/,I COMMUNITY OF CROZET 7/5/2006 Summary of Existing&Potential Dwelling Units since Crozet Master Plan approval 12/1/04 Units Number of Existing Dwelling units as of 6/05,estimated by GDS 1451 Number of By-Right Dwelling Units/Lots-APPROVED(FINAL SUB&Final SDP)2004&2005-No CO's as of 6/05 SUB 04-136 Ballard Field 63 SUB 04-102 Upper Ballard Field 43 SUB 05-113 Westhall I&II(SF) 49 SDP 05-17 Ballard Field Townhouses 79 SUB 05-391 Old Trail Creekside II-Phase 1-Final 35 Total 269 Number of Units/Lots-PRELIMINARY Plats and Site Plans-APPROVED SUB 04-288 Old Trail Creekside 24 SUB 05-259 Old Trail Creekside II 96 SUB 05-229 Clayton 27 SUB 05-146 Westhall Phase Ill 9 SUB 06-104 West End at Western Ridge 16 SDP 05-90 Westhall Phase IV 36 Total 208 Number of Units-Rezonings APPROVED in Crozet since Master Plan Adoption ZMA 04-24 Old Trail Village* 2275 ZMA 04-17 Wickham Pond* 107 ZMA 05-05 Liberty Hall 51 Total 2433 *Number of Units/Lots on PRELIMINARY Plats and Site Plans UNDER REVIEW for these rezoned areas: SDP 06-65 Old Trail Village(Phase I) 51 SDP 06-06 Wickham Pond 107 Number of Units-Rezonings-UNDER REVIEW ZMA -05 600 ZMA 05-07 Haden Place 34 ZMA 05-18 Wickham Pond II 106 ZMA 06-01 Westhall Phase V 36 ZMA 06-03 Jarman Hill(deferred indefinitely) 96 Total 272 64)S 53 Exhibit C Date: 7/24/06 PROFFER FORM Date of Proffer Signature 7/24/06 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 Farms LLC is the fee simple owner of the following parcels: • TMP 56H-00-00-A Shiflett Farms 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. Contributions shall be made in increments of $3,000 per unit, prior to or at the time of issuance of the first building permit for any improvements for such market rate unit. 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 Exhibit C Plan. Contributions shall be made in increments of$1,000 per unit, prior to or at the time of issuance of the first building permit for any improvements for such market rate unit. 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 from the main entrance to Claudius Crozet Park north 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') [describe fixed locations or show on the application plan] to assure a 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 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. BoS SS Exhibit C 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 $3,000 to the County to be used by the Parks and Recreation Department for the construction of a pedestrian bridge in the general location shown on the Application Plan. The contribution shall be payable prior to issuance of the first building permit for the property. If the bridge is not constructed within 10 (ten) years of rezoning approval of the property, the contribution shall be reallocated to the County's Capital Improvement Program for park improvements for the community of Crozet. . Exhibit C Signatures of All Owners: Printed Names of Owners: Date: sibn/EMw ,I'1 ` W , Sli*rPl.rrff-A�!!s,Gam, J�Q 5y ✓�'7bAISSrAdS,/NC.�A1A.✓�t£/l- ' p /P ay Jo.,ui G.D sneNo,✓.P. 7- 24/-O(o Farms LLC COMMONWEALTH OF VIRGINIA COUNTY OF ALBEMARLE,to wit: The foregoing instrument was acknowledged before me this 23rd day of May, 2006, by John G. Desmond, Shiflett Farms L.L.C., a Virginia limited liability company. My commission expires: 7 _ 3 1 - otary Public (3oc 'r' Exhibit D W..,ES FIJALL V 1 —1 14 -1`1 7- "E E E L Pl\., EN F A S."F J'AUS V 0 f 0 i\ CO"" ruLL:W:V.aao\ZUD:bruUV;UNGtrr LAYUUrVtiIbn;�)l.agn DATE:11-Jul-06 10.50 Exhibit D LEGEND AREA OF TMP 56H—A I; REQUESTED TO BE ZONED PRD AREA OF TMP 56H—A LI&KINGHOLTyp CREEK,LLC' � -I � RE RIG UR w Y \ .- 1 .:a CNARLES A.COBLE o OF TO MAINTAIN EX. ZONING !..! ZONED: R-I D.B. N RI !� J - 1 (ZONED R-6) w .,.w:.r::n..:.... , 1 USE:VACMT -,' ,-., 1 , ,`�MP/56-,9785/ a �o °? �� , - , + \ ZONE. R , ao ' E - - - - - \ R-� \ , I ! ! I � . - i , l . USE: VACANT ' ' � 1,2° �g/' 9 55 ♦ ` b CURRENT ZONING DISTRICT BOUNDARY — — l 1 '�u4P� )%L�CAT9llgjN�.\ / , ♦ , ♦ ` ♦ , ,k .'t�. , ♦ \ , ` ` ♦ , , ,`�j ` . rk\�\ ,IC NGH01E, CREEK + /GR$E� J` / - - - 1 , t BOUNDARY OF ! UPE P SED 1 12 �' TMP 56H—A ', y,� , I ,I ,/-_`_`,` ` , .,? � .ILA, L EXISTING Ir ll I I ,/ '' \\ \ ,' ,�. i I' ,//' ,` ,` ,` `, `` -5 ,, ,HA!♦ ,♦`1,, `,` `,` `.--_- --- �W:-4_-_ WOOD LINE \ , ` , j \ i I.� ,7 5,` ,', ,\ `, 4-�` , ` , , ,---_- - [A•'_ L LIMITS �iF WESTHALL V \\ , d 1 ,f 1O0 `� �'� IQF8 NR`' I, . ♦ `,` `, `,, �` ♦ a U�306 EX.10' PEDESTRAN EASEMENT,,bB3125 PG.30 (EEVAC�Eb) —_—_— _t _ — --- 0652.56 C VA ;41 o C '- ^•1 '�' ` `'` ,: '`�`-- ' �- / U£ PLANNED SITE DESIGN DENSITY: -'636„a' \.\,`1 4 / 11 TOTAL GR9SS AREA 47F TMP 56H-A TO BE REZONED 8.96- A,c. - / - -- , -_-'- ' AR' F OF PROPOS�P� ROADS - 1.57 -Qc, j - - - - - - ' 4 1 1 c " ?-_,,` ti`;', - ry , '-- ' I I '- ,9 - APSE-kf� -- , _- rf -- E AREA DEVOTED TO RESIDENTIAL IJSE - 7.39 Ac. --- ,'pe 3,;z5'os S TE ,,�, 1 ;R;: r - - _ ----- - -. - �� - LICKINGHOLE CREEK LC '' a 0 1 - ROOE 240 W LD/NGa L.L.C. y 1 f - . ' ' t`, t ' s�E DETac "A' D B 3l2 LPG. 3 LOT -- - - 6 \ TMP r56-95 �� (TOTAL AREA AREA PROPOSED IN ROADS) i DB.2733 PG.150 1 1 RR DIA No Nat 2'l \ ; ,r `R DIMENSIONS %% -� " �' ' ' /$ I TMP 56H-A _ ' YV 1.� ►J 111`i d �.�. V - - - - - - - ZON>FD:R-I ', �SµJ• n AREA rOF RES�[3ENTIAL LOJ'S = 4.75 Ac. - 1 \'dC---- USE: L<ACANT ,� PRD ,`ZONING PEOUIRED OPEN SPACE 25% s USEVACANT- - - "` ` -,- " / % . �= ' ' ` rn ; OPEM SPACE PROVIDED s .64 Ac. \ PER6ENTAGE OF OPEN SP`QCE PROVIDED IN THE AREA ` �, 0" / ` '� i \" \ 1 ',^,• ' 'DEVOTED TO RF�SIDENTIAL t�SE _ (264 Ac.f7.39 Ac.) - 35.7% \ _ _ t�OT� I , I '� k ♦ /� �8°, t`VI. `\ 1 O CPa\ lL ---- ` '`' `, ` `' n Q 'S1 ',y�►`tL�r�uAT�T 1?\ �'„ 25 \ _ _ 0 , - -4 , .,/ , ter:• I ' '3 I , 4 A 1�J +r G �j' '� t f� �� �"'q'r '�� ` R-1 3 05.31 ,'ND5° 06'49,'E _ '`' `�', , `'` ` `` ``_ I 45. .3 p„ , SANITARI' \ '� `+ ' . , 56' 8"E , ` , ` �' N75r 4fi'3 E '/`Y / , 1' ` _ , ♦ 1 ' i ' ,'•/ err �' ` 58 ter: ` ( , NO3'h4`l2'� -/.-_ 6 �OL� �0 ti l� V I i 1 , LOT ,�v \ `, \, `, ,♦♦ ', , ? '/ ' r - 7'I� ,, I .]EWEfi E'A5 ENT ////✓; LOr ' r , L-0 l 14 / \ D9 J2Y,'f'G. 306 / ' L , ! Y+-`sx- �I .�, I ,5729 S f' ,` ,' / _ _ _ ' q , ' APPROAMATEI 100* -' , 1 j / r s r� i, , '' J �`, i 01 1 J ,_ STREAM BUFFER I f , ! `\ �``, .,5 1' . 0 1 �' - _ �_ ,1 .�! fi u, ;. _- F FARM LLC \ ,•1z_--' ,�!1 ,, 1 Ir LOMA s � , 1 �� 1 -T - - - ' D.B. 2�53 , .4L49 ['�l�C�1_rr \ 1'k 6 i , , , ZQ - 'f ` 1 ��. `' 'i y-- OPEN PASTUR ,ram 1r/l -JfT71- �L-LT .t•¢ _ N _ i , 1 , 1 O 1 � ` - I 1 12 USE. R NTIAL L •/ /CHAR .HEVE R ll 53 P _ 0� (7,I p _O SSE{ S T 5 '," L •� \" \ / / `rn Zc21v .-?-�' , 'o /, 1 LO SC• 4 U$E/DENT' ��1� CURVE TABLE CURE DELTA LENGTH RADIUS CHORD CHORD BEARING C-1 /5'31150" 281.90 1040.00 281.04 SO4'3Y43'E C-2 94'17'45' 4/J4 2500 36,66 S57'04 29•E C-3 04'17'4.4 70.90 945Fi3 7088 S12'04'29`E C-4 22'10118" 87.07 225DO 8653 S25'18'31'E C-5 6875'53' 35.74 30DO 33.67 N2'15'44'W C-6 8629,59 4529 3000 41J1 N75'07"tZE C-7 9 26'30' 37.06 225DO 37D4 S66.21'03'E C-8 11'2625' 9984 500.00 99.67 S75'19'OPW C-9 2449'16' 112.63 260DO 111.75 S74Y9'56'E C-10 /08'33'02' 4557 2300 3734 N7'38'48'W C-I/ 9531'OB' 41.68 25.00 37,02 S85'36'43E C-12 3 55'24" 17.80 260.00 1780 S35'53`27E C-13 OP5237' 34.07 104000 34.07 SO410'3C7W C-14 90'0010O' 274,69 175DO 247.49 N59'1322'W C /5 04'47`25' 74BB 895.63 7486 NI!'49'39'W C-16 89-52'4/' 3922 1 25D0 I 35.32 N35'19'50'E It . 5'� \ � / - \'• \,0 b ' - - LO 10 O� L 19 \ ` • , t � T \ 61 ILL- i'3 j- '� ` ' ip - , ,-•- ' , ice' " �O"-- _ _ AL QJ// _` i ` " - ''�', �T$ i%``. AF'G �� ., ���Y''-��, �__ , ; I + 1 I .'.' ,/ / ' /' ,\ '•, --. ----- -' - - ------------ NTS N4(712G6"W ,I ;i''�: - _'------- - , - (( I y74 .. .. N2054'E �' - '` J _ - , 3 Iz-- --------- ar- ::::::::::::::::................... It ARM f.�� D - ,::....: r , - ! & 12 , .`132�. O li0 LID NL \ : IV :3` '10'E\ O 0 T I . JR & .-' a \ 3 ,�,- e _ 0 N24ir ra'E i843 PG. .. . O D.e o ` �, TMP �B ; - ................. 1 ZONE ' 5\ \ ::::: \ �.1a. h IAL USRESIDENT ... . 'f vv♦ ` ' rh o 0 �c� y� s jK -',- LOT /3 .� ..:� `' _ ` 0 �'; '; `b ` IF T S AWIN IS DUCTION f7D ' �.. ..�_, /y�r. `) \�� ` ,r• J j- WARREN E \ / _GRAP SCALE S BE USED P RE C.WEEKS O � B. PG. r ' P ARK ROAD p,� ,,� �; o TMP 5 B-l3 / ZONE 2 DETAIL 'A" Q _ l� \ US RES/D NTI O O 60' 60' ! ADDRESS COUNTY COMMENTS. AWING 0.3129106 DESIGNED BY: PROJECT: WESTHALL V REVISION NUMBER: 2 IADDRESS COUNTY COMMENTS. JLW 6-14-06 ...w NE JLW A STONEHAUS DEVELOPMENT GINEERS SURVEYORS PLANNERS f I�+ C, , , i .= y s s ciA1 Es DRAWN BY: JLW APPLICATION PLAN ------ _ _ TITLE: EXISTING CONDITIONS 2 DRAWING NUMBER: G-1 _ REVIEWED BY. t `•-' 147 yn&b sVs245Rifte a wb ft strVA22im e L7ee�Lwry, Vs 21701 (3rlomesville, VA Y1901 Fbc= 4Y-" .6177 Fhm 431.9l12700 HFWIDMJ SHEET NUMBER: WWA NUMBER: FILE NAME: DISCIPLINE: SCALE: DATE: --- NO. I REVISION BY I DATE I NO. REVISION BY I DATE .r,.w.. r...et 205161D0 I 516/GOl dgn CIVIL l"=60` 1 23 06 2 OF 3 FILE. WACadd\205/6/DO\CONCEPT LAYOVT\516/GO/dgn I7J -7 C-L.:L-:Z r% NATURAL LANDSCAPE SCREENING BUFFER NOTE: \ , \ 1 , ' + + ' + ' ' 20' NATURAL LANDSCAPE SCREENING BUFFER SHALL INCLUDE EXISTING VEGETAT `\ ` '', �', TO BE MAINTAINED AND SUPPLEMENTED BY INCLUDING (1) AN INFORMAL MIX OF ' ` ` ` , SCREENING TREES, LOOSELY STAGGERED,15 FEET ON -CENTER. (11) THE SAME SPECI ' , ! _ _ _ - _ ,� �� N. + I OF SCREENING TREES SHALL BE CLUSTERED IN GROUPS AND ALTERNATE GROUPS ` ', r i , , + ' l', OF SCREENING TREES SHALL BE PROVIDED TO CREATE A NATURALISTIC RURAL , ' , r - , + , CHARLES`A.COBLE t ,� RES��{}RE�Ay r ' LANDSCAPE; (I11) LARGE AND MEDIUM SHADE TREES SHALL BE INTERSPERSED AMO UC INGHOLE CREEK, LLC N , ' I I ' ` D.B.2014 \PG.35 OF , t TMP 56-53 ' r r 1 I + \ OT ' r , THE SCREENING TREES; (!v) CLUSTERS OF ORNAMENTAL TREES SHALL BE PROVIDED r TMP RIB IN GROUPS OF E's AND 5's; AND (v) TALL SHRUBS SHALL BE MASSED IN TO HELP + ZONED R-I _ 1 + + ' ' USE: VACANT r •'' N. \ E:R! , INTEGRATE THE PROPOSED PLANTINGS INTO A NATURALISTIC RURAL LANDSCAPE. t t '+ 1 ' r , r , , i , I \ \ USE: VACAI'VT , � ° , p , \ , + APPROVED PLANT SPECIES SHALL BE OBTAINED FROM THE ALBEMARLE COUNTY , I , r r , �.' , , , \ \ , 0 ° RECOMMENDED PLANTS LIST AND THE BUFFER DESIGN SHALL BE SUBJECT TO THE + ' tUN E TRIBUl}g'Ry OF ' ' , ` ` `, ', ', , \ 2�' NATURAL LAN�jSCAPE i I 5�2 l��A4M�f CRY , , REVIEW AND APPROVAL OF THE DIRECTOR OF COMMUNITY DEVELOPMENT. ,SCREENING BUFFER I t + LICKI HOLE G\REEK , , SUPPLEMENTAL PLANTINGS ARE TO BE SHOWN ON A LANDSCAPE PLAN AND , r ' + I r ` ' I ` ` I + ' + ( PROXIMAT t , ' + r , ` t ' SEE NOTE`, ABOVE 4a ' I . ` \ `` ` `. E\ + SUBMITTED WITH THE FIRST SUBDIVISION PLAT THAT CONTAINS ANY OF LOTS 110 I + , \ t t + i ' TION ONLY)' t + t ' I I 'i \ , , , , '� THROUGH 125. THE DEVELOPER SHALL lNSTALL,OR BOND FOR /NSTALLATION,THE + r / 13` I , - ' ,' \\ ' ,RELOCATED STORM �, ``, I , I _ _ - \ ' WATER M NAGEMENT 1g / / \� ` ANY LOTS 110 THROUGH 125.1E BONDED, THE PLANTINGS SHALL BE PLANTED WITHIN I / �` \ 12 \ _ _ _ _ ` ONE YEAR OF THE DATE THE BOND WAS PASTED. MAINTENANCE OF THE FFER 20'T RARY GREENWAY i ` \ rACILITY B" EXTENDED S ; ' _ `, `, �. ' TRAIL E EMENT (CLASS I \ ,' , I %, '� , SHALL BE THE RESPONSIBILITY OF THE COUNTY. I DTENTION ,W/FOgEBA'f , „ / ' EASTERN AVE. , 1 , B' TRAIL SPEC1Fl D BY I , _ 1,- ' � � , \ '` ,' `. `. \ '. PROPOSED STORM WATER r COUNTY) Ti E VACATED ' I -' (80 R/W BY OTHERS) �5 `, MANAI EMENT FACILITY C ' WHEN EAST RN AVE. IS ' ' / \ -- - , r ' \ I \ ; LOT',, .\ (BID- iLTER) ' ' ,' CONSTRUCT .' 42' H10H FENCE _ _ _ 6= P gTRW No ' CI f ' �' \ ' `% , ' ' ` -- -\ -- - - --- - -- - ' - - - - - �- - -- - - - - - --'-� - ARgU)VD LOT LOT =-- TRAIL �' , ,1 i N� aJ' �ONC. 72 - Li 65256 -` - - C-13 , ; - T 3° 4,} I IW- ` _ 1 `\ ; \, \' �\�;�u �r w-t=4 ! ` 5 ° 0 6' 4 9" W EX.10' PEDESTRIAN EASEMENT 'D. B. 3125 PG.306 20' NAT AL LANDSCAPE SCR NG-BUFF-F�R- - - - - - - - - - - - , - - = - - - - - E -T - 6 - - ES �---- O BTVACA'TE - ----' OUTS 290 NOLDlNGS,LLC. ` OPEN SPACE I `` - - - - - - - - - - - - tDL, - -- - - �- - - - 10' YARD 35 ,--- �' LOT 1'� TMP 56-95 ; to PA�CEL; C ! , I a� \` - - - - - - - - - - - - - -- -�- - - - _ _ _ - / 1 8,40� SF \ ` \� --o`- ZQNED: R4 I ° 1 6 AC. ' `r o ' , - " , I L07 124 i \ 11 CCJN ECT' TO USE:VACANT� co 46i,003 F I , I I , \ ;.� �`\ ;.� , ;.� ,'� ;.� `\ ;.� -^ _ o p `'\ EX 51DE ALK r r \ \ , , ` � '' TOT LO o 7 $' � �, \ ;� \ - 2 100 / PARCEL A 0 � I „\ ' L T 10 SLOT 111 I LOT ` 12 I LOT 113I LOT 1141 LOT 1 +� 5 1 LOT ,116 I LOT 1171 L0T`,1 I LOT 11 LOT 120_ L-OT 121 'LOT Qi LOT 123 S.r. -/ ,•� :1, FIICNIC XTABL , ' ' 1 It - - _ ( 1.47' Acres d r _ b",09 SF, 6,188SF 5,063+iSF 5,063 SF 5,063 SF 6,188 ,SF 6,188 SF 5,063 SF 6,188 S 6.196 S \ 6,274 SF 5,207 SF 5,274 SF 6;5�fi 6F - - I }y T ' � I •1 LZ - 6' PEDE TR,f"{y�N + } `� y I \I I I 5 ,�' ° I ,' I 4 �\ �_ ., . - - -6` k \ TRAILX\ r \ , 1 W 15' FRON Y.AR6 - - - L 6 5 - Z�' - -4 - �+ i i i\ I� Rr �W ' 15' F ONT YARD 6�5 _ - /�- - - 8"�yN S TE \ r ' a`' 1 c 1 I 55, _ =45, 45; - 45; -�5- - 55= -= 45-, - '55' = I -55'- , �55- - 4 = - =45 - = I� 'E _ DB.312 1PG.3 ` u, 61 PEDESTRIPi� cn I 'S,W - ' LD z ' TRAIL / rcp on 20'SAN SMIR ! 8,r '�r1T TDC EASEMENT + rr DEPRESS - -T- - - - - - -IVI ICI �yS- f REE� - - - i- -'ti - '-� }- _ - - i - _- �3 - * - ;-- _ AENNST(=WE r_ _ ` - ',_ - -- / GiI' Wes' Oa'�' `� CONNECT TO I �'r 1 ' , \I 60 14 I - •,.,., -, O t , ✓"60 50 LD 5 9Q' ,50 ' .6 _ ' '15 ' �gl� _ r<1 I J 4 �O' / ' LOT \ ' / GREENWAY - - -EM` I'` %Il - -� I { '� ` �7�1' l`� i \LOT91f rl 'nl ` nl I'� LOT 101 i LOT a0L I 15 `FROIat YDPEN SPACE L T ,92 .\T 93' 3,41 1,� , C ♦ 1� \ 15,616 S �A `' `` ' , { I I I^ i . I _ - . 6 `,n \.�C / �R \ Q ` 'r `. LOT 104 LOT 103 iblx OT 95 � L& 94 ` ', '`i �� b a sF ; % ; ` 'LO • I ,= L(�T , O9 LOT 108 LOT 1 Q7 LOT 1,06 LOT 105 ,, - i, - ! , -' ' - � 1 ' F 9fi - `� � L©T �3 o� 11 Acres v 5,726 SF 6,87 SFI (TYP.) - - ' - _ L I ; 8,022 F S/ �417�3 SF % \ Q PEDESTRIAN_ 1 I 6 778' SF 5,7 6 SF �I 6,�99 SF 15,7 6 5F \� 6,299 SF I \ 3'6 SF 5, �9 SF { 5,795SF I o -- j N ; j' I 20' SAN. SEWER--�+ �. r I � TRAIL B (DGE � �' EASEME T � ""_' , 1 / 2 i % ► `, r 1 I _ i+ 15' FRONT YARD �I I I I 9 W 'PROPOSED, STORM Wq,TER" - I '� I ` I I LOT 102 9 _ t ` ^i J,, l -A- ' \L>< I MANAGEMENT F CILIT'X "C r SF _ - -- - \ �s (BID -FILTER) �' ,' ? I -T - - -7- - - - - \�10' RE ,58_16 10 EAR YARD 1 -_' +. 1 'N05 06'49 f` N75P 46'3$"E - \ ' `'`. i ,` r' -END OF WESTHALL V ° ,'/ `�` / RA �'L I E LDT 4 \� 11, �``1 , r, 1'" 45.3 ( eY� ROAD - - A -' `,5729 s•� 1 �'�,� t' j _.� 4� T 4 / �? / \; It ---- 13 L 0 16 RlQNARD L HEVENER !! ` 1 ; , % P e APPROXIMATE' 100' + J rr ' TMP 56-46 EXISTING; Pl P STA,T_� LD-{ -- -� STREAM BUFF R I I \ r ( 2ONED:R-6 TO BE NDON F �, (� \\ / ,1 , j r (i I r' USE: RESIDENTIAL w - :,,a : LOB �°� P , , I 1 _ .1 --- / 'S(IIFF FARM LLC ` ' ` ir, , 4 ``' (� _ D.B'.295 b 649 S• Z �6 1� 1�'. - \', - OPEN P 2 '3 , PP�,4L 4 " 1 1 n G+SE. IAL- 4 '\ II NN N IN No ' FUTURE,� ROAD + +\ 6 Z \ - QONNEGTION ' �yj O �'" + P �� - `�O - O j luo to 50 , 6119� It 311 CL \ r 4g 1 \ 1/ / \ /y / po� r f ,'' '' /' /r `�---- , / `, \/'� '-.• 'T r , �,°ClV ��•/ CC .�C IN ` O� 1. l' ' - ��i�' -` / __ - -•---_ - _ -_.-_ ,' � 0 N. '/ I'• 1, '7\ \\`' -`� '/ `�� -, \,`,`; `V` ' ��: CSII'�,' i'� ,,,' � '�•:'�^", ,- __-_- -ter ----__-_•- \ , 1 `. �. \ Orr \ \ ` ``-1 - ' i�, ', ' ''''� ', I \ -� --- _ � sII1IIT) _ �• _- - ---- 1c�, t t_` Ali � � I \_�r--- _ - .`` , . 1 `\ -\, •�-_--_ �- 0(3 Note IF THIS DRAWING IS A REDUCTION \ ' , \ ,//I 7,i _ '-_ 0 \ ' GRAPHIC SCALE MUST BE USED \ ' ` S r: ��` �� ns, `SA` ��> 0P��SQO�� \ \ - P P \ 50' O 50'0 4 , I ADDRESS COUNTY COMMENTS. AWING 03129106 DESIGNED Or, PROJECT: WESTHALL V REVISION NUMBER: 2 ADDRESS COUNTY COMMENTS. JLW 6-14-06 WA ENG> EERs JLW A STONEHAUS DEVELOPMENT 4 3 ADDRESS PLANNING STAFF COMMENTS. GLM 6-29-06 SURVEYORS °R°'"" B'` APPLICATION PLAN 4 ADDRESS COUNTY COMMENTS. GLM 7-13-06 _ PLANNERS JL DRAWING NUMBER: C� TITLE. L,_I ( (r REVIEWED BY: CONCEPTUAL LAYOUT PLAN '•-' O `'- I NfE S HFW/DMJ 147 MID Ridge A°•d 1402(llee•I I PLae WWA NUMBER: FILE NAME: DISCIPLINE: SCALE: DATE: SHEET NUMBER: Lynd&r&, v.24M2 oufollenillq vA n9or �: �AIn r�: ,34.�,.� NO. REVISION BY DATE NO. REVISION BY DATE as 205161.00 5161COI.DGN CIVIL l' - 50 1-23-06 3 of 3 S (� e I j NATURAL LANDSCAPE SCREENING BUFFER NOTEr Exhibit D y 1 87NATURAL LANDSCAPE SCREENING BUFFER SHALL INCLUDE �' i \ ,\ • i s ' EXISTING VEGETATION TO BE MAINTAINED AND SUPPLEMENTED BY i 1 INCLUDING (flAN INFORMAL MIX OF SCREENING TREES, LOOSELY STAGGERED,15 FEET OW-CENTERY (II) THE SAME SPECIES OF SCREENING TREES SHALL BE CLUSTERED IN GROUPS AND ALTERNATE ► �'t -I GROUPS OF SCREENING TREES SHALL BE PROVIDED TO CREATE A ' NATURALISTIC RURAL LANDSCAPE:(III) LARGE AND MEDIUM SHADE ` TREES SHALL BE INTERSPERSED AMONG THE SCREENING TREES: (N) �. `-�'• ,� . CLUSTERS OF ORNAMENTAL TREES SHALL BE PROVIDED IN GROUPS OF `' ,► ; �� `, ti " �" `, E's AND 5'sr AND (v) TALL SHRUBS SHALL BE MASSED IN TO HELP t t INTEGRATE THE PROPOSED PLANTINGS INTO A NATURALISTIC RURAL ` LANDSCAPE. APPROVED PLANT SPECIES SHALL BE OBTAINED FROM , r+ �`, \ ' �t 21Y NATURAL LANDSCAPE i \ UNNAMED TRIBUT OF THE ALBEMARLE COUNTY RECOMMENDED PLAITS LIST AND THE BUFFER + t ' SCREENING BUfR t \.'• • U KING HOLE CRfEK SEE NOTE ABAL (APPROX)MAT DESIGN SHALL BE SUBJECT TO THE REVIEW AND APPROVAL OF THE \ I , t DIRECTOR OF COMMUNITY DEVELOPMENT. MAINTENANCE OF THE t ; LOCATION ONLYA BUFFER SHALL BE THE RESPONSIBILITY OF THE HOME OWNERS 1 -- ,_. - - - - - — - _� , tRELOC IOAI - - - \ I _ , -- i ED STORM - _ -- - - WATER RATMANAGEMENT PACUJW "B" EXTENDED tl ► 1 ` I 1 DETENTION W f FOREBAY ' R 1 10,TEMPOR,vT+: GREEWAY `,ti EASTERN AVE. PROPOSED STORM WATER �. r TRAIL £ASEML NT (CLASS 1 (BOY R/W BY OTHERS) \� i t t 1 ► •B• TRAIL AS SPECIFIED BY + ; MANAGEMENT FACILITY "C" t t1 I (810-FILTER) i COUNTY)TO BE VACATED Ir 6PEDESTR 1 i ^` ~, i ! `, i WHEN EASTEV AVE. IS ' - / - -'�"' CONC. L10lVSTRUCTED. ��♦ r ../.- ' ;4 WM L +t as '-w OPEN SPA , •-r TIRO t' . V :n PARCEL C ty, �i . u; - }- `L r _ --3 , r C NNECT TO 1.06 A fr �I:., _ BALK ,..*; J " s,o , 1 - S TOT L 0 o _ , r , 4 w a i L. ,r , "�{; t;t; •ti t�•• z t0a' {, PARCEL A o IC ' i � . ,",,. I • ` S F'. f ' •t s ' w 1.4? r 1 � Ac es r r j 4 1 1 ^11 � \. '. , 1 ( 11,-,` r ffI J•� r ) F jan,5 ".:c ':f., � • , ,� ,` 6'�;88i_ •' � \ _ �.�f . .• `�. Q`I •,, , '' 1)) ,q a' Iti""� rr, .2 ,' 'ti '--TRidl. — b '/• _ li .r l _r t r i .•` ► -t F l . I i Ii: ;}' •t.. a: I •,,.. +_ 1 2 G.3E Ir EDES•TR cn „I •^ — ��, , I• L :' a la V\ 1 SIN. E a•I - -.- - •� •,,,•fir - - a.�. �, r�F. EASEMENT r alt ,};;; _ :b /.1 . r, ?. _ ,r ss• E NT S:. EETEi' CONNECT TO .r ;r, «+� ;; ,;• �,u' `.,0' GR M I "•;' r+ I TRAM SYSTE % � 1 �� t•; \ _)' � a�_ •' .i � ��' x I i r ��,;rf '!1f'EN SP \t - PARC i � fir; �� PEDESTRIAN 6 TRAIL 8NDG +E n x Amu I II R t 1 -} PROPOSED STOPLA W I .I MANAGEMENT FACILI 218; _S �1 - _- _ ;r _ (BIO-FILTER) ' I — YARD -- -- - ^© �., }C _`lREAR � .• > t END OF WESTHALL V / 1e jj •-- _ f I l 4 ' I �� ROAD // ` \ \��.+y„._�•—%'c `�' ,,, { �;_. �,` r 1 1 I ..[.� vl �,�- .,.I ,.'} . c..l. _ -' _ , t ' , / 't �.\ rr AFPROXiMATE,ICO + ► �w EXISTING PUMP STATION r STREAM BUFFFTR \ r 1 .'1r r r TO BE ABANDONED - _:�I. V. 21QA.CTT' - I I ,- L ! r /'f - l j « i '} .. .� . `_. � 1� •` t f.E t J;.. '. •, . y � .) _ _ , i . NN'' N. t , , •l4 't\\ \ -. } d`�I�� ?l. �� •I-� �, FdURE ROAD--- d , 1 / �' 1 i ` `• .s': j ` Y,t `\' =, \ CyONNECTION / 1 � . } VV r�„r' `f /� ` t l `�_. 44i..` �.. _ �• ...` `y( b -\_.+ 1�...�f i. `� t _ `\ �I i ' r.. '` r- // , `, -• ,, i '`�- � "+r `.�.r�� \ .�\� <i \�a.�''\' .� `4. `,`� "•` r" _,t. \ 1 t i-L • ' JtA ' 1 �.\`\ `'` 11) ` !•, ` \ /' '\ , t � l •x t. tl �.,���'r.� .\ � � '`k i 1 .. •i k + �' Q,! - - ..�. � �- i ? { .. s i/ ` •,, �' r � ,, ? I?t�': `gip ` . .i' ',` , \ : � t-., i ��" _�-�' ,. 1 ��� c' ,• .I' / ,-� r , — — S ._j� `j•` 4 .:t.. `'' �' i iv �: �-'� '1�ail h 4 ` , t ` R 4, 'sJ _ ,R,. ` • ' � 4 fy Y ., - 1\ ..'',• � // + t rJ- / -� is- \' \ .. '�. , 1�. '. ��t ` '�,. `' \\ ♦ ; ,�,•\ •1 �- �i, t \,` �, \'' ; • 4 l r - tN' -.r^ --'' _ - \ - "1• „, i - / `ti �1 .. I '� .,' `''1 , t ,�i't .� \' !- .•�i ,.tt _7r� .\Ft \ \�, `. .'` � ,3' \� � .k �•� t. ., .. ,- i , " _� .L "`� - LO IF THIS DRAWING IS A RE nuU T IUN GRAPHIC SCALE MUST BE USED ADRESS COUNTY COMMENTS. AWING 03129I06 - -- WESTHALL V -- -_ -- _------_-- Er,czrms J1w A STONEHAUS DEVELOPMENT ----_----__ SURVEYORS ` APPLICATION PLAN : PLANNERS ifw ASSOCIATES CONCEPTUAL LAYOUT PLAN C-/ HFW/DMJ -------- 141 Mr1 R-dG R.vd 140-GoI omb t►►R ,tlr 5 _ .__ .- _ 1 - -_ - _ 1 - _ _ };.f . 'a• (1.6.w.i116VA21"1 F J NO. REVISION 8Y DATE NO. -_-- REVISION BY DATE *� xww.eywta0rs.a49N.77M (�" 2056,00 slorcoctacN clvlt r • 5D I-23 05 v