HomeMy WebLinkAboutZMA202400003 Code of Development Zoning Map Amendment 2024-04-04REVISED APPLICATION BOOKLET FOR CODE OF
DEVELOPMENT FOR ZMA 2024-000
A REVISION TO ZMA2017-00005, PREVIOUSLY
REVISED FROM ZMA2013-00004, ORIGINALLY
REVISED FROM ZMA01-20-2001 (AREA C)
"AT HOLLYMEAD TOWN CENTER"
NOTE: ANY CHANGES APPROVED UNDER THIS REQUEST (ZMA 2024-000_) ARE INDICATED WITH A
BOXED BOLD FONT
Contents
I. Introduction
II. Application Plan
III. Block Exhibit
IV. Code of Development - Narrative
Uses, Ratio of Uses, and Amenities - Table A
Description of Amenities and other Important Features by Block
Block I
Block II
Block III
Block IV
Block V
Block VI
Block VII
Block VIII
Block IX
Architectural Guidelines - Table B
Transportation and Guidelines - Table C
Streets & Alleys
Streetscape
Sidewalks
Transit
Grading
Site Planning that Respect Terrain
Stormwater Management
Water & Sanitary Sewer
Service, Delivery & Storage Areas
Parking
Relegation of Parking
Redevelopment
Clear Boundaries with Rural Areas
V. Code of Development - Tables & Appendices
Table A - Uses Table
Table B - Development Standards, Architectural Standards Table
Table C - Development Standards, Intended Street Criteria
Appendix A - Permitted Uses
Appendix B - Potential Special Permit Use By Block
Appendix C - General Architectural Guidelines
General Character of Development
Regional Service District Style
Mixed Use/Community Service District Style
Urban Residential District Style
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REVISED APPLICATION BOOKLET FOR CODE OF DEVELOPMENT
FOR ZMA 2024-000
A REVISION TO ZMA2017-00005, PREVIOUSLY REVISED FROM
ZMA 2013-00004, ORIGINALLY REVISED FROM ZMA01-20-2001
(AREA Q
"AT HOLLYMEAD TOWN CENTER"
I. INTRODUCTION
Tax Map 32, Parcel 41D to be designated a Town Center will have a
combination of Urban Density Residential, Mixed Use/Community Service and Mixed
Use/Regional Service land use classification. Timbenvood West is intended primarily to
provide an integrated mixed -use component to the Hollymead Town Center and should
be viewed as one part of a much larger mixed -use development. Timberwood West will
meet the twelve principles of the Neighborhood Model both by design and by its
relationshipto the larger neighborhood.
For Area C of the Hollymead Town Center, the following documents comprised the Code of
Development (Code):
II. Application Plan
The Application Plan is a graphic depiction of the information set forth in the Code and it
is the Code's tables, appendices and narrative, which regulate whether a site plan is in
conformity with the intent of the rezoning. Therefore, roads, buildings, sidewalks,
landscaping, grading, and utilities shown on the Application Plan may shift as long as
they remain in general accord with the Application Plan and meet requirements set forth
in the Code. In this regard, the Application Plan should be used as an interpretation tool.
III. Code of Development - Block Exhibit
The Block Exhibit delineates nine areas or blocks. These blocks are referenced in this
Code's narratives, tables, and appendices. It is expected that a block's size and shape
may be altered slightly as Area C is developed. However, it is the developer's intention
to develop this area in general accord with the Block Exhibit.
IV. Code of Development - Narrative
The narrative sets forth the rules within which Area C shall be developed. The narrative
provides a general description of important building and streetscape design features that
are integral to the success of the development. It also provides design schematics that
further illustrate these general descriptions. The Application Plan shall also be used to
interpret the information contained in the tables and appendices of the Code of
Development.
V. Code of Development - Tables & Appendices
Tables A, B, C and the associated appendices that are attached to this document comprise
the parameters within which Area C shall be developed. These tables and appendices set
forth specific uses, amount of uses and description of amenities, typical street cross -
sections, expected streetscape, proposed building's relationship to the street, and
generally describe the architecture for the project.
Page 2 of 35
II. APPLICATION PLAN
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Block I (shown shaded hereon) is affected by this zoning request ZMA 2024-000_
Page 3 of 35
III. BLOCK EXHIBIT
Block I (shown shaded hereon) is affected by this zoning request ZMA 2024-000_
Page 4 of 35
IV. CODE OF DEVELOPMENT - NARRATIVE
Uses, Ratio of Uses, and Amenities - Table A
The Application Plan illustrates the likely distribution of uses and the probable amount of
those uses within the Area C portion of the Hollymead Town Center. Table A and
Appendices A and B regulate the allowable uses by block and set the minimum and
maximum amounts of any particular use category within a given block. Table A is divided
into two major use categories, residential and non-residential, with minimum and
maximum square footages for non-residential uses and minimum and maximum numbers
for residential dwelling units.
As an example, Table A defines the types of residential uses that are permitted by block
- Attached Single Family or Multifamily. Then, Table A defines the minimum and maximum
number of residential dwelling uses within a Block III to 5 to 10. Furthermore, Table A
sets forth a minimum and maximum range of 80 to 370 residential dwelling units for the
entire development. Therefore, if 5 townhouses are proposed within Block III, then
townhouses are permitted and they are within the acceptable range for Block III.
Furthermore, these five dwelling units shall count toward the minimum threshold for the
entire development of 80 dwelling units. However, if upon site plan application for the
final block, the developer has not met the minimum residential range of 80, then the site
plan for the final block will have to provide a sufficient number of residential units to meet
the minimum number of residential units, or the minimum number of residential units will
need to be built elsewhere within the development.
With respect to non-residential uses, Table A sets forth the minimum and maximum
amount of non-residential uses by block and for the entire development. This caps the
amount of retail uses within a given block and within the entire development. Appendix
A, which is referenced by Table A, delineates if a particular non-residential use is allowed
within a specific block. Furthermore, the shaded uses within Appendix A define the uses
considered to be "retail uses." Thus, the square footage of a shaded use in Appendix A
would count toward the maximum non- residential square footage and the maximum
retail square footage. Finally, Appendix B defines the blocks within which specific Special
Use Permits can be applied for at some point in the future. The square footages for these
uses, if applicable, shall be counted towards the minimum and maximums set forth in
Table A.
For example in Table A, Block III lists a minimum of 18,000 square feet of non-residential
uses. If in a site plan for this block, the developer has proposed 25,000 square feet of
non-residential space, then the site plan would sufficiently meet the minimum amount of
non-residential square footage required for Block III. Furthermore, at the time of Zoning
Clearance, the square footage for a proposed retail user, for example a proposed hardware
store, would be compared against the total square footage of the other non-residential
users within the block and within the entire development. If the hardware store's square
footage would put the total retail square footage over the 20,000 maximum retail square
footage in Block III, then it would not be allowed and a non -retail user would only be
allowed. If the addition of a new non -retail user would exceed Block III's 50,000 non-
residential maximum or the entire development's 353,000 square foot maximum, then
this new user would not be allowed.
The intent of these minimums and maximums is to ensure that the development will
establish a mixture of uses.
Appendix A provides a list permitted uses by block and Appendix B provides a list the
potential uses by Special Permit.
Page 5 of 35
Description of Amenities and other Important Features by Block
Block I
Block I will be divided into three parcels of approximately 1.5 acres each. Visual impacts to the
Entrance Corridor will be mitigated through a variety of measures including, the structures
themselves, planted earthen mounds, and/or a variety of selected trees and shrubs. The structure on
the front site (lot one) will accommodate a casual dining restaurant with a deck overlooking the pond.
Mid -sized retailers will utilize lots two and three. This business mixture allows for better traffic flow
into, and by their use, there will be staggered peak business hours reducing parking and traffic
congestion. The buildings have been situated to offer a pleasing view from Rt. 29 as the site ascends
in a tiered fashion up the hill, and many walkways to encourage shoppers to limit vehicular traffic and
enjoy the pond. By utilizing a two-story structure on lot three, the design creatively addresses the
grade differential of the topography eliminating the need for unsightly barrier walls as well as
providing a "downtown style" street entrance on the second floor.
The stormwater retention pond in Block I has been designed to enhance and compliment the project
as an amenity. Design Schematic A provides a plan view of the potential landscaping and fountains
that will be provided with the retention pond. Design Schematic B shows a stepped, stone retaining
wall, a waterfall and recirculating fountains that will allow the stormwater facility to become a focal
point that serves as a visually pleasing addition to both the development and to passersby. This
approach to design greatly enhances the attractiveness of the project, creates an enjoyment feature
for restaurant patrons and makes a statement about the commitment to creating quality projects in
the county's entrance corridor. The retaining wall embodies artful stonework and a traversing sidewalk
for travelers, patrons, neighbors and employees use, with convenient benches for relaxing
conversation or enjoyment of the views. The vegetation surrounding the pond will be complimentary
to the site, offering "glimpses" into the overall project. Photos are also included to illustrate how these
concepts might appear.
Page 6 of 35
Design Schematic A - Plan View of Block I Pond
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Page 7 of 35
Design Schematic B - Perspective View of Block I Pond
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Page 8 of 35
Photos Illustrating Conceptual Improvements Around Block I Pond
Page 9 of 35
Photos Illustrating Conceptual Improvements Around Block I Pond
Page 10 of 35
Block II
Block II proposes multi -story buildings and/or single family attached dwellings that are designed to
front along Timberwood Boulevard and Access Road C. The height of buildings and the location of
the buildings, fronting on Timberwood Boulevard and Access Road C, provide the appropriate mass
to these two important streets. There is additional frontage available for future development of the
block at the corner of Timberwood Boulevard and Access Road B as well as along Access Road B. The
parking lot is designed to be located internally within the block and to allow the possibility of a parking
deck that would accommodate additional parking need. Finally, there will be space for public art,
benches, kiosks, and/ or other features on all four of the corners of Timberwood and Access Road C
for the purpose of framing this important intersection and providing an improved pedestrian
orientation. If residential units are built on the property, amenities, as outlined in Table A, must be
provided. Amenity area must be no less than 7% of the total area of Block II dedicated to residential
use.
Affordable Housing: 15% of the total residential dwelling units built within Block II shall be Affordable
Dwelling Units (the "15% Affordable Housing Requirement"). The 15% Affordable Housing
Requirement may be met through a variety of housing types, including any housing type listed in
Table A that are for -sale or for -rent. The Owner reserves the right to construct and sell all or a
portion of the Affordable Dwelling Units within the project. The Owner shall convey the responsibility
of initially constructing and selling the Affordable Dwelling Units to any subsequent owner or
developer of property within the project and such subsequent owner(s) and/or developer(s) shall
succeed in the duties of the Owner. The term "Owner" shall refer to such subsequent owner(s) and/or
developer(s) as applicable.
1.) For -Sale Affordable Dwelling Units: All purchasers of the For -Sale Affordable Dwelling Units shall
be approved by the Albemarle County Community Development Department or its designee
("Community Development"). Each "For -Sale Affordable Dwelling Unit" shall have a sales price that
does not exceed 65% of Virginia Housing Development Authority's (VHDA's) maximum sales price
for first-time homebuyers for the Charlottesville Area. Each For -Sale Affordable Dwelling Unit shall
be made available for sale to households with incomes no greater than eighty percent (80%) of the
area median income (as determined from time to time by the Albemarle County Community
Development Department). The Owner or its successor shall provide the County or its designee a
period of ninety (90) days to identify and prequalify an eligible purchaser for the For -Sale Affordable
Dwelling Unit. The ninety (90) day period shall commence upon written notice from the Owner to
Community Development that the unit(s) will be available for sale. This notice shall not be given
more than sixty (60) days prior to receipt of the Certificate of Occupancy for the applicable for -sale
Affordable Dwelling Unit. If the County or its designee does not provide a qualified purchaser during
the ninety (90) day period, the Owner or its successor shall have the right to sell the unit(s) without
any restriction on sales price or income of the purchaser(s). This shall apply only to the first sale of
each of the For -Sale Affordable Dwelling Units.
2.) For -Rent Affordable Dwelling Units:
A.) RENTAL RATES: Each rental housing unit which shall qualify as an Affordable Dwelling Unit ("For -
Rent Affordable Dwelling Unit") shall be affordable for rent by households with incomes less than
eighty percent (80%) of the area median income (as determined from time to time
Page 11 of 35
by the Albemarle County Community Development Department) such that rent payments, less the cost
of tenant provided utilities, do not exceed thirty percent (30%) of the gross household income. The
maximum rental rate for the For -Rent Affordable Dwelling Units shall be set by HUD Metro Fair Market
Rents for the Charlottesville, VA HUD Metro Area. In each subsequent calendar year, the monthly rent
for each For -Rent Affordable Dwelling Unit may be increased up to three percent (3%). The requirement
that the rents for such For -Rent Affordable Dwelling Units may not exceed the maximum rents
established in this Section shall apply for a period of ten (10) years following the date the certificate of
occupancy is issued by the County for each For -Rent Affordable Dwelling Unit, or until the units are sold
as For -Sale Affordable Dwelling Units, a defined in Section 1 "For -Sale Affordable Dwelling Units" (the
"Affordable Term").
B.) CONVEYANCE OF INTEREST: All deeds conveying any interest in the For -Rent Affordable Dwelling
Units during the Affordable Term shall contain language reciting that such unit is subject to the terms
of this Section. In addition, all contracts pertaining to a conveyance of any For -Rent Affordable Dwelling
Unit, or any part thereof, during the Affordable Term shall contain a complete and full disclosure of the
restrictions and controls established by this Section. At least thirty (30) days prior to the conveyance of
any interest in any For -Rent Affordable Dwelling Unit during the Affordable Term, the then -current
Owner shall notify Community Development in writing of the conveyance and provide the name, address
and telephone number of the potential grantee, and state that the requirements of this Section have
been satisfied.
C.) REPORTING RENTAL RATES: During the Affordable Term, within thirty (30) days of each rental or
lease term for each For -Rent Affordable Dwelling Unit, the Owner shall provide to Community
Development a copy of the rental or lease agreement for each such unit rented that shows the rental
rate for such unit and the term of the rental or lease agreement. In addition, during the Affordable
Term, the Owner or its successor shall provide to the Community Development, if requested, any
reports, copies of rental or lease agreements, or other data pertaining to rental rates as Community
Development may reasonably require.
3. Tracking: Each subdivision plat and site plan containing residential units for land within the project
shall designate lots or units, as applicable, that will satisfy the 15% Affordable Housing Requirement.
Such subdivision plat(s) or site plan(s) shall not be required to identify the method by which the 15%
Affordable Housing Requirement will be satisfied. The aggregate number of such lots or units designated
for affordable units within each subdivision plat or site plan shall constitute a minimum of fifteen percent
(15%) of the lots or units in such subdivision plat or site plan, unless such subdivision plat or site plan
does not contain any residential uses. The Owner, at the Owner's option, may accelerate the provision
of affordable units ahead of the 15% Affordable Housing Requirement and shall be entitled to receive
credit on future subdivision plat(s) or site plan(s) for any such units provided beyond the 15% Affordable
Housing Requirement.
Block III
Block III proposes a multi -story building that frames the corner of Timberwood Boulevard and Access
Road C. Contained in the building at the corner of Timberwood Boulevard and Access Road D, there may
be an apartment
Page 12 of 35
Design Schematic C - Conceptual Plan View #1 of the Central Plaza (Block IV)
Page 13 of 35
Design Schematic D - Conceptual Plan View #2 of the Central Plaza (Block IV)
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Page 14 of 35
building. Townhouses are proposed to front onto Access Road D. Finally, there will be a space for public
art, benches, kiosks, and/or other features on all four the corner of Timberwood and Access Road C for
the purpose of framing this important intersection and providing an improved pedestrian orientation.
Block IV
This block is the centerpiece of the north end of the Town Center. Buildings front all of the streets and
surround a central plaza. The central plaza will be a pedestrian friendly area with benches, pavers,
gardens, trees, and grassed areas with a fountain or covered gazebo type structure. The form and
function of the central plaza is generally depicted in Design Schematics C and D. Finally, there will be
space for public art, benches, kiosks, and/or other features on all four the corner of Timberwood and
Access Road C for the purpose of framing this important intersection and providing an improved
pedestrian orientation.
Block V
This block is designed to accommodate two rows of townhouses, which will front onto Timberwood
Boulevard and the street behind. The parking will be internalized between the townhouses in garages
and with additional parking to be provided on the street that form the boundary to this block. The
townhouse block will provide at least one semi -private green space internal to the block for the residents
of this block.
Block VI
This block provides the parking for Block IV. The parking lot is designed in a manner to accommodate
the future infill of additional buildings by either the County or other public user. Please see the proffers
below for a further definition of the future infill possibilities. This lot could also act as a possible park
and ride lot during weekday hours.
This block is designed to accommodate four rows of townhouses, which will front on and have entrances
on Grand Forks Blvd, Meeting Street and Laurel Park Lane or internal green space. The parking will be
internalized between the townhouses in garages and in driveways behind the townhouses. The
townhouse block will provide at least one semi -private green space internal to the block for the residents
of this block including a small recreation area (Tot Lot). The greenspace shall also act as a the frontage
for the townhouse lot parcels when not located on a public or private street.
Block VII
This block proposes multi -story buildings with at least one building and/or multiple single family attached
dwellings fronting Access Road C, the possibility for buildings and/or single family attached dwellings
fronting Access Road B, and surface parking lots relegated to the interior of the block. The buildings
may contain residential, non-residential, and retail uses so long as the unit count for residential uses
does not exceed the maximum allowable outlined in Table A and the square footage dedicated to non-
residential and retail uses does not exceed the maximum allowable square footage outlined in Table A.
If residential units are built on the property, amenities, as outlined in Table A, must be provided. Amenity
area must be no less than 7% of the total area of Block VII dedicated to residential use.
Affordable Housing: 15% of the total residential dwelling units built within Block VII shall be Affordable
Dwelling Units (the '15% Affordable Housing Requirement'j. The 15%Affordable Housing Requirement
may be met through a variety of housing types, including any housing type listed in Table A that are
for -sale or for -rent. The Owner reserves the right to construct and sell all or a portion of the Affordable
Dwelling Units within the
Page 15 of 35
project. The Owner shall convey the responsibility of initially constructing and selling the Affordable
Dwelling Units to any subsequent owner or developer of property within the project and such subsequent
owner(s) and/or developer(s) shall succeed in the duties of the Owner. The term "Owner" shall refer to
such subsequent owner(s) and/or developer(s) as applicable.
1.) For -Sale Affordable Dwelling Units: All purchasers of the For -Sale Affordable Dwelling Units shall be
approved by the Albemarle County Community Development Department or its designee ("Community
Development"). Each "For -Sale Affordable Dwelling Unit" shall have a sales price that does not exceed
65% of Virginia Housing Development Authority's (VHDA's) maximum sales price for first-time
homebuyers for the Charlottesville Area. Each For -Sale Affordable Dwelling Unit shall be made available
for sale to households with incomes no greater than eighty percent (80%) of the area median income
(as determined from time to time by the Albemarle County Community Development Department). The
Owner or its successor shall provide the County or its designee a period of ninety (90) days to identify
and prequalify an eligible purchaser for the For -Sale Affordable Dwelling Unit. The ninety (90) day period
shall commence upon written notice from the Owner to Community Development that the unit(s) will
be available for sale. This notice shall not be given more than sixty (60) days prior to receipt of the
Certificate of Occupancy for the applicable for -sale Affordable Dwelling Unit. If the County or its designee
does not provide a qualified purchaser during the ninety (90) day period, the Owner or its successor
shall have the right to sell the unit(s) without any restriction on sales price or income of the purchaser(s).
This shall apply only to the first sale of each of the For -Sale Affordable Dwelling Units.
2.) For -Rent Affordable Dwelling Units:
A.) RENTAL RATES: Each rental housing unit which shall qualify as an Affordable Dwelling Unit ("For -
Rent Affordable Dwelling Unit") shall be affordable for rent by households with incomes less than eighty
percent (80%) of the area median income (as determined from time to time by the Albemarle County
Community Development Department) such that rent payments, less the cost of tenant provided
utilities, do not exceed thirty percent (30%) of the gross household income. The maximum rental rate
for the For -Rent Affordable Dwelling Units shall be set by HUD Metro Fair Market Rents for the
Charlottesville, VA HUD Metro Area. In each subsequent calendar year, the monthly rent for each For -
Rent Affordable Dwelling Unit may be increased up to three percent (3%). The requirement that the
rents for such For -Rent Affordable Dwelling Units may not exceed the maximum rents established in
this Section shall apply for a period of ten (10) years following the date the certificate of occupancy is
issued by the County for each For -Rent Affordable Dwelling Unit, or until the units are sold as For -Sale
Affordable Dwelling Units, a defined in Section 1 "For -Sale Affordable Dwelling Units" (the "Affordable
Term").
B.) CONVEYANCE OF INTEREST: All deeds conveying any interest in the For -Rent Affordable Dwelling
Units during the Affordable Term shall contain language reciting that such unit is subject to the terms
of this Section. In addition, all contracts pertaining to a conveyance of any For -Rent Affordable Dwelling
Unit, or any part thereof, during the Affordable Term shall contain a complete and full disclosure of the
restrictions and controls established by this Section. At least thirty (30) days prior to the conveyance of
any interest in any For -Rent Affordable Dwelling Unit during the Affordable Term, the then -current
Owner shall notify Community Development in writing of the conveyance and provide the name, address
and telephone number of the potential grantee, and state that the requirements of this Section have
been satisfied.
C.) REPORTING RENTAL RATES: During the Affordable Term, within thirty (30) days of each rental or
lease term for each For -Rent Affordable Dwelling Unit, the Owner shall provide to Community
Development a copy of the rental or lease agreement for each such unit rented that shows the rental
rate for such unit and the term of the rental or lease agreement. In addition, during the Affordable
Term, the Owner or its successor shall provide to the Community Development, if requested, any
reports, copies of rental or lease agreements, or other data pertaining to rental rates as Community
Development may reasonably require.
Page 16 of 35
3. Tracking: Each subdivision plat and site plan containing residential units for land within the project
shall designate lots or units, as applicable, that will satisfy the 15% Affordable Housing Requirement.
Such subdivision plat(s) or site plan(s) shall not be required to identify the method by which the 15%
Affordable Housing Requirement will be satisfied. The aggregate number of such lots or units designated
for affordable units within each subdivision plat or site plan shall constitute a minimum of fifteen percent
(15%) of the lots or units in such subdivision plat or site plan, unless such subdivision plat or site plan
does not contain any residential uses. The Owner, at the Owner's option, may accelerate the provision
of affordable units ahead of the 15% Affordable Housing Requirement and shall be entitled to receive
credit on future subdivision plat(s) or site plan(s) for any such units provided beyond the 15% Affordable
Housing Requirement.
Block VIII
In Block VIII, a 3 to 4-story building will define this corner of Timberwood Boulevard and Access Road
C. This corner will also have space for public art, benches, kiosks, and/or other features mentioned
above on the other three corners. This block will also have a pocket park of approximately 6,500 square
feet at the corner of Timberwood Boulevard and Access Road B. The principle intent of the pocket park
is to add more greenery to the development. The pocket park will also provide, at a minimum, benches
and a small flat area.
Block IX
This is the first block on the right upon entering Timberwood Boulevard from Route 29. The proposed
buildings step up the grade with the ground floor facing towards Timberwood Boulevard and a second
floor facing towards the parking lot in the rear.
Page 17 of 35
Architectural Guidelines - Table B
Table B sets forth Area Cs design guidelines for its building's relationship to the street by providing
the building height ranges, build -to line ranges, and limits on a single user's footprint. Appendix C
generally defines features that should be included as part of the facades of the building within Area C.
The photos and descriptions are included in Appendix C generally illustrate these features, but it is not
the developer's intent to replicate the buildings in the photos. Building footprints will not be greater
than fifty-five thousand (55,000) square feet and were generally will be much smaller. Buildings
generally are between two and four floors. Variations and offsets to the building footprint line,
variations for building heights, uses of materials and rooflines and materials should provide the
quality, design and scale necessary to create an aesthetically pleasing environment and provide
human scale development. Primary entries to those buildings along public or private streets should
front the street to the extent possible.
Buildings will offer attractive and inviting pedestrian scale features, spaces and amenities. Entrances
and parking lots will be configured to be functional and inviting with walkways conveniently tied to
logical destinations. Special design features such as towers, arcades, porticos, colonnades, pedestrian
light fixtures, bollards, planter walls, and other architectural elements that define circulations ways
and outdoor spaces will anchor pedestrian -ways.
The basic intent of these guidelines is to produce a consistent product reminiscent of mid -Atlantic
historic areas such as Alexandria, Georgetown and Charleston, as well as historic portions of the
Charlottesville Downtown Mall as related to non-residential uses. The Master Plan recognizes and
promotes the twelve design principles identified in the Neighborhood Model with the ultimate goal of
providing an aesthetically pleasing Town Center focusing on issues such as parking, building size, and
design, and street layout and design. The planned development of the Hollymead Town Center will
ultimately protect and preserve the county's natural, scenic and historic resources with harmony and
integration.
Transportation and Mobility - Table C
Streets & Alleys
The location of streets, alleys, or access to parking areas, sidewalks and pedestrian paths are
generally shown on the Application Plan. Table C provides proposed street cross -sections, sidewalks,
and streetscape design guidelines, and indicates whether individual streets are proposed as public or
private. The road layout as shown on the Application Plan indicates the intent of the design.
Timberwood West is a major thoroughfare in the Town Center providing external connections to
Airport Road and Route 29. The other major thoroughfare is Access Road C (a.k.a., Ridge Rd.), which
provides an eventual interconnection between the Town Center and the North Fork Research Park via
TMP 32-41. Access Road B provides access from Timberwood Boulevard and Area B.
Streetscape
In general, streetscape should be planted with a variety of trees, shrubs and perennials, with a
drought -resistant turf grass such as turf -type tall fescue. Streetscape planting will be irrigated. When
planting strip is wider than 5 feet, larger street trees will be used, when it is 5 feet, mid -sized trees
will be used. Boulevard islands will use a combination of mid -size shrubs and trees on each end of
the islands and large street trees in the center of the islands. Streetscapes should be appealing, but
they should not compete for attention with the retail function of downtown businesses and should
focus on a high degree of pedestrian comfort.
The minimum standards for street trees shall be the following:
• On major streets or boulevards, large tree species should be used with a minimum
spacing of 40 to 50 feet.
Page 18 of 35
• On minor streets and alleys, medium tree species should be used with a minimum
spacing of 30 to 35 feet.
• Where visible from the Entrance Corridor, ARB Guidelines will be met or exceeded.
• Medians will be planted with smaller street trees and shrubs and flowers where width
permits.
Typical cross -sections, and photos, as approved by Albemarle County for streetscapes are shown on
Design Schematics E, F, and G. Planting materials will be selected from the approved planting list by
Albemarle County.
Final design will be addressed in the Site Development Plan process.
Page 19 of 35
Design Schematic E - Conceptual Plan View of Streetscape & Parking Lot Plantings
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Page 20 of 35
Design Schematic F - Conceptual Cross -Sections of Streetscape Plantings
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Page 21 of 35
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Sidewalks
All crosswalks will be distinguished in a brick pattern style and sidewalks in front of buildings and
pedestrian walks in the plaza will be constructed of various masonry materials, brick pavers, brick
impressed concrete stained, stone pavers or impressed concrete to simulate stone. Access ways or
walks around water features (water quality ponds) may be asphalt.
Sidewalks should be smooth poured -in -place concrete that will not distract pedestrians. Specific areas
or crosswalks should use enhanced paving utilizing various patterns.
Light poles with banner brackets should be used to announce special events and promotions; which
help with retail sales and the project will use full -cutoff fixtures.
The sidewalk design in the commercial areas shall include three distinct sidewalk zones;
The first zone closest to the curb, is the "utility zone" and contains most of the streetscape
appurtenances: streetlights, trees, tree grates, benches, and handicapped ramps. The area also may
contain raised planter, drinking fountains, parking meters, bicycle racks and parking signs.
The second zone is the "thru way zone." This portion of the sidewalk is typically devoted to steady
walking and many vary in width.
The third zone is the "browsing zone." This is the two -to -three foot area right next to the
storefronts and is generally outside of the right-of-way.
The sidewalk design for the residential area will be five feet wide.
Transit
Bus stops will be designated at various key intersections or at larger parking lots that may also serve
as a park and ride lot.
Grading
Topography at five (5) foot contour intervals and proposed grading are indicated on the Application
Plan. The proposed grading as illustrated on the Application Plan ties into the proposed overall grading
for the Town Center as illustrated on the Town Center Master Plan as well as the non -Town Center
properties to the north. While not insignificant, site grading is minimized by accommodating grade
changes through building design and placement.
Site Planning that Respects Terrain
Given the extensive rolling topography, a great deal of emphasis has been put on the grade and
alignment of the roads. The stair stepping of the building footprints is to provide a walk -able
environment and good access to the front and rear of the buildings. Inter -building relationships
Page 24 of 35
combined with required grades for roads and parking lots determine the requirements necessary for
the site design. Both stormwater management basins were located in natural drainage courses to
again make use of the existing topography.
Stormwater Management
Stormwater management will be accomplished with the construction of stormwater basins and water
quality swales. The basins are generally located on the Application Plan and have been sited in
accordance with the County's Comprehensive Plan and the Hollymead Town Center Master Plan. The
design provided to the County demonstrates that the facility will be designed to meet the county's
detention and water quality requirements for this portion of the Hollymead Town Center.
The regional basin in Block I will serve the areas east of Access Road C (Blocks I, II, VII, VIII, and IX;
and a northern portion of Area B. The regional stormwater basin proposed on the Abingdon Place
property, TMP 32-46, will serve Blocks III, IV, V and VI. The Abingdon Place basin will accommodate
stormwater requirements for the Airport Road improvements by VDOT, Laurel Hill Baptist Church, the
Regional Post Office Distribution Center, the Wright Property (TMP 32-41E) and a portion of Abingdon
Place.
Water quality swales are proposed either within or along the lower edges of various parking lots in
Blocks I, II, III, VI, VII, VIII, and IX. These water quality swales will reduce the amount of
uncontrolled and untreated runoff before it enters the water quality ponds. This will provide a higher
degree of water quality treatment and increase the infiltration of rainfall into the ground. Internal
parking lot landscape treatments also help to cool surface water during summer months creating a
better environmental balance to the body of water in the pond.
Two locations of water quality swales are noted for their importance. These locations between
townhouses and large surface parking lots. Special importance should be given to locating water
quality swales at the edges of these parking lots to reduce the visual impacts of the parking lots on
the residents of the townhouses.
Water & Sanitary Sewer
Schematic Layouts to the utilities are shown on the plan with the final location to be determined by
ACSA during their review process.
Service, Delivery & Storage Areas
For service, delivery, storage and disposal area, the following standards will be applied where feasible:
• Outdoor storage, trash collection and loading areas will be baffled with walls, screened, recessed
or enclosed so as not to be clearly visible from adjoining neighborhoods or pedestrian ways or
customer entrances. Screening materials will be complementary to primary structures
• Locate loading docks and service areas a minimum of 20 feet from any public street and in areas
of low visibility.
• Combine loading and service areas between multiple sites when feasible and screen from public
view with fencing, walls and/or landscaping as appropriate.
• Clearly identify service entrances with signs to discourage the use of main entrances for
deliveries.
Parking
In general, the required amount of parking will mostly be supplied within each block, however the
overall parking will be provided in line with the PD-SC parking standards of 4.5 spaces per 1,000 gross
leasable floor area. Furthermore, the PD-SC standard shall be applied to all blocks within Area C of the
Page 25 of 35
Town Center, except for Block V where the residential standard of 2.25 spaces per unit shall apply.
Portions of Block III and VI may incorporate some shared parking between the business uses and
residential uses.
Within the parking areas the following landscaping standards shall apply:
• Large Deciduous Trees at the center and end of parking islands.
• Larger internal islands will serve as supplemental bio-filters.
• Inter -spaced with mid -sized and ornamental trees.
• Perimeter evergreen shrubs and mid -sized trees surround parking lots.
• Interior tree counts for parking lots shall meet or exceed the 1 tree for every 10 spaces
requirement.
Relegation of Parking
In the Application Plan, a majority of the parking lots are screened from the major streets by
buildings. Where it is impossible to relegate the parking with building, the plan will use a combination
of landscaping, street walls, and other mutually agreeable devices to reduce the visibility of the
parking lots from the major streets. The major streets are defined as Timberwood Boulevard, Access
Road C, and Access Road D. Where feasible, these techniques should be applied to Access Road B and
the drive aisles within the parking lots themselves.
Redevelopment
Redevelopment has been considered for Area C. There are parking areas that are suitable for future
parking structures or additional areas for building infill. Specifically, Block II, Block VI and Block IX are
designed in a manner to accommodate parking structures and permit additional redevelopment of the
site. Currently the site is designed to provide a FAR of .35.
Clear Boundaries with Rural Areas
There are no rural areas as designated in the Comprehensive Plan adjoining the boundaries of this
property. Although some of the existing zoning of the adjoining properties is still shown as rural (RA)
uses, they are intended for future commercial uses.
We have requested a series of waivers to allow for the overall grading and clearing, road construction
to adjoining properties and adjust building and parking lot setbacks as shown on the Application Plan.
Page 26 of 35
V. Code of Development - Tables & Appendices
Table A - Uses Table
Non -Residential Square Footage
Dwelling Unit
Block
Non -Residential
Special Use
Ran
Ranges
9
Residential Uses
Ranges
Amenities
Uses Permitted
Permit
Permitted
Min. Non
Max Non-
Maximum
Res
Res, Total
Retail
Min
Max
I
See Appendix A
See Appendix B
35,000
55,000
55,000
Not Permitted
--
--
Stormwater
6.7-000
Management Area
707,000
II
See Appendix A
See Appendix B
0
78-;000
58,000
50,000
Not _ _
ed
Attached single-
0
130
Pocket Park
family or multi-
lot Lot
95,000
family
Attached single -
III
See Appendix A
See Appendix B
18,000
50,000
20,000
family or multi-
5
10
family
32,000
Attached single -
IV
See Appendix A
See Appendix B
0
80,000
40,000
family or multi-
15
30
Central Plaza
family
Non -Residential
Attached single-
t/
Not Permitted
See Appendix B
0
0
0
family Or multi-
20
50
family
Attached single -
Green Space
VI
Residential
See Appendix B
N/A
N/A
N/A
family or multi-
40
50
Pocket Park
Permitted
family
Tot Lot
V[I
See Appendix A
See Appendix B
12,000
0
25,000
25,000
_
Piet Perm
ed
Attached single-
0
100
Pocket Park
family or multi-
Tot Lot
family
VIII
See Appendix A
See Appendix B
80 Hotel
76,000
5,000
Not Permitted
--
--
Pocket Park
Rooms
IX
See Appendix A
See Appendix B
20,000
40,000
40,000
Not Permitted
--
--
275,000
120
Not to Exceed
353AM
200,000
80
370
38L000
1) 95,000 SF max in Block II applies to Hotel use Only. All other commercial uses are limited to 58,000 SF
2) Amenities to be provided for any site plan and/or subdivision plat containing residential use. Amenity substitutions may be proposed at site plan
stage and must be approved by the director of planning and community development, or its designee, provided they offer a recreational amenity
equivalent to the facilities listed in Table A, and are appropriate to the needs of the residents.
3) Items shown with a strikethrough font indicate values from previous ZMA cases and are shown for historical purposes only.
DENOTES PROPOSED REVISION TO TABLE "A" WITH ZMA 2024-00_
Page 27 of 35
Table B - Development Standards
Architectural Standards Table
References to Typical
Block
Min/Max Number of
guild -To -Line*
Max Floor Plate
Building Elevations &
Stories*
for a Single User
Important Features (See
Appendix C)
I
43-
0-10 from edge of sidewalk
No Limit
Regional Service District Style
2-5
0-10 from edge of sidewalk in
II
2-4
Mixed Use Areas, 0-20 from
No Limit
Mixed Use/Communinity Service
edge of sidewalk in
District Style
Residential Areas
0-10 from edge of sidewalk in
III
2-5
Mixed Use Areas, 0-20 from
20,000
Mixed Use/Communinity Service
edge of sidewalk in
District Style
Residential Areas
0-10 from edge of sidewalk in
IV
2-4
Mixed Use Areas, 0-20 from
Not Applicable
Urban Residential Style
edge of sidewalk in
Residential Areas
0-10 from edge of sidewalk in
V
2 4
Mixed Use Areas, 0-20 from
Not Applicable
Urban Residential Style
edge of sidewalk in
Residential Areas
0-10 from edge of
VI
2-4
sidewalk/Green Space shhall
Not Applicable
Urban Residential Style
sereve as frontage for
residential units
0-10 from edge of sidewalk in
VII
2-4
Mixed Use Areas, 0-20 from
20,000
Mixed Use/Communinity Service
edge of sidewalk in
District Style
Residential Areas
VIII
2-5
0-10 from edge of sidewalk
35,000
Mixed Use/Communinity Service
District Style
IX
2-4
0-1O from edge of sidewalk
40,000
Regional Service District Style
*Minimum stories and build -to lines do not apply to buildings on the Application Plan that are labeled/shown below these
standards
0 DENOTES PROPOSED REVISION TO TABLE "B" WITH ZMA 2024-00
Page 28 of 35
Table C - Development Standards
Inteded Road Cross -Section & Streetscape Table
Total
Typical Street
Right -of-
Curb -to-
Lane
On -Street
Sidewalk
Section For
Way Width
Curb Width
Number of
Widths
Bike Lanes
parking
Median
Widths
Lanes
Timberwood - between
Route 29 & 1st
80'
56'
S
11-12'
No
No
7.5'
S'
Intersection
Timberwood - between
1st Intersection &
80'
44'
2-4
11-12'
Yes
No
10'
10'
Ridge Road
Timberwood - between
Ridge Road & Airport
70'
43'
2
11-12'
Yes
Yes
No
5'
Road
Access Road B
60'
40'
2
11-12'
No
Some
No
5-10'
Access Road C
80'
50'
2-4
11-12'
Yes
Yes
No
10'
Access Road D
--
45'
2
11-12'
Yes
Yes
No
5-10'
Drive Aisles in
24'
2
12'
No
--
No
5'
Commercial Areas
Page 29 of 35
L
Appendix
A - Permitted Uses*
A
m
9
Y
C
"The square footages for all uses shaded in
x
x
x
x
o
u
this table shall count towards the retail non-
,.
f
N
E
� E
€
=
y
residential maximum square footage limits
Y
o
o
> o
> o
o
,.,
C >
set forth in the Code of Development's Table
_o
.: 7
0
0 0
0 C
p C
>
j
o
A- "Uses Table."
m
m
m e
a
.2 o
Y
Y
N
X=Permitted uses by block
m
c
0
0
c
f
m
m
m
Administrative, professional offices
X
X
X
X
X
X
X
X
Automobile laundries
X
X
Automobile, truck repair shop, service
station, excluding body shop
Antique, gift, jewelry, notion
X
X
X
X
X
X
X
and craft shops
Barber, beauty shops
X
X
X
X
X
X
X
Building materials sales
Churckes, cemeteries
X
X
X
X
Clothing, apparel and shoe
X
X
X
X
X
X
X
shops
Clubs, lodges, civic, fraternal, patriotic
(reference
X
X
X
5.1.2)
Convenience stores
X
X
X
X
X
X
Department store
X
X
X
X
Drug store, pharmacy
X
X
X
X
X
Restaurants (formerly "Eating establishment;
X
X
X
X
X
X
X
fast food restaurants")
Educational, technical and
X
X
X
X
X
X
X
trade schools
Farmers' market (reference
X,
5.1.36)
Factory outlet sales - clothing & fabri
Feed & seed stores
Financial institutions
X
X
X
X
X
X
X
Fire extinguisher & security products, sale
and service
Fire & rescue squad stations
X,
(reference 5.1.09)
Florist
X
X
X
X
X
X
X
DENOTES PROPOSED REVISION TO APPENDIX "A" WITH ZMA 2024-000_ TO
CLARIFY THAT RESTAURANTS ARE A PERMITTED USE.
Page 30 of 35
Appendix
A - Permitted Uses*
A
m
9
Y
C
"The square footages for all uses shaded in
x
x
x
x
o
u
this table shall count towards the retail non-
,.
f
N
E
� E
€
=
y
residential maximum square footage limits
Y
o
o
> o
> o
o
,.,
C >
set forth in the Code of Development's Table
_o
.'".,
0
0 0
0
p
j
j
o
A- "Uses Table."
m
m
m e
00 o
m o
Y
Y
N
X=Permitted uses by block
m
c
0
0
c
f
m
m
ON
Food & grocery stores including such
specialty shops as bakery, candy, milk
X
X
X
X
X
X
X
dispensary and wine & cheese shops
Funeral homes
Furniture & home appliances (sales and
X
X
X
X
X
X
service)
Hardware Store
X
X
X
X
X
X
Health Spa
X
X
X
X
X
X
X
Home & business services such as grounds
care, cleaning, exterminators, landscaping
X
X
X
X
and other repair and maintenance services
Hotels, motels, and inns
X�
X
�X
X
X
X
Indoor Theaters
X
X
X
X
X
Indoor Athletic facilties
X
X
Light warehousing
X
X
Laundries, dry cleaners
X
X
X
X
X
Laundromat (provided that an attendant
shall be on duty at all hours during
X
X
X
X
X
operation)
Libraries, museums
X
Machinery and equipment sales, service and
rental
Medical center
X
X
X
X
X
X
Mobile home and trailer
sales and service
Modular building sales
Motor vehicle sales, service and rental
Musical instrument sales
X
X
X
X
X
X
X
New automotive parts sales
Newsstands, magazines, pipes and tobacco
X
X
X
X
X
X
X
shops
0 DENOTES PROPOSED REVISION TO APPENDIX "A" WITH ZMA 2024-000
TO CORRECT AN INADVERTENT OMISSION FROM PREVIOUS VERSIONS OF
THIS ZMA SUCH THAT "HOTELS, MOTELS AND INNS" ARE A PERMITTED
USE IN BLOCKS I AND III.
Page 31 of 35
Appendix
A - Permitted Uses*
w
n
"The square footages for all uses shaded in
N
N
x
o
this table shall count towards the retail non-
„
f
H
> E
E
Y
=
v
residential maximum square footage limits
x
v
m
o
> o
v
¢ >
set forth in the Code of Development's Table
m
Y
o
o
>
0
A- "Uses Table."
u
m
r
m e
m o
0 3
m o
x
s
„
X =Permitted uses by block
—�°
o
~
~
o
0
0
0
m
m
0
Newspaper publishing
Nurseries, day care centers
X
X
X
(reference 5.1.06)
Public uses and buildings
X
Retail nurseries and greenhouses
Office and business machines sales and
X
X
X
X
X
X
service
Optical goods sales
X
X
X
X
X
X
X
Professional offices, including medical, denta
X
X
X
X
X
X
X
and optical
Photographic goods sales
X
X
X
X
X
X
X
Sporting goods sales
X
X
X
X
X
X
Sale of major recreational equipment and
vehicles
Tailor, seamstress
X
X
X
X
X
X
Temporary construction uses (refrence
X
X
X
X
X
X
X
X
X
5.1.18)
Temporary nonresidential mobile home
(reference
X
X
X
X
X
X
X
X
X
5.8)
Visual and audio applicanes
X
X
X
X
X
X
X
sales
Wayside stands - vegetables and agricultural
X
X
X
X
produce (reference 5.1.19)
Wholesale distribution
Page 32 of 35
Appendix B - Potential Special Use Permit Use By Block
X= Specifies blocks where a Special
Y
Y
x
y
X
s
Use Permit may be applied for
a
a
a
a
a
o
a
o
m
m
m
m
m
m
@
m
m
Stand alone parking & parking
X
X
X
X
X
X
X
X
structures (reference 4.12, 5.1.41)
Medical
X
Commercial recreation establishments
including but not limited to amusemen
X
X
X
X
X
X
X
centers, bowling alleys, pool halls an
dance halls
Drive-in windows serving or associated
with permitted
X
X
X
X
X
X
X
uses
Nursing homes and convalescent
X
X
X
X
X
homes
Auction houses
X
X
X
X
X
Warehouse facilities not permitted
under section
24.2.1 (reference 9.0)
Outdoor amphitheater
X
X
Convention center
X
Page 33 of 35
Appendix C - General Architectural Guidelines General Character of Development
The Hollymead Town Center's ultimate goal is to recognize and promote the twelve design principles
identified in the Neighborhood Model and apply them to the "Master Plan." With this in mind the basic
intent is to create a development with historic charm reminiscent of portions of Charlottesville's
Downtown Mall, and/or Georgetown, Charleston and Alexandria. Design characteristics, pedestrian
safety and comfort, aesthetic architectural detail, building size and proportion, relegated parking,
landscaping, sidewalks, street layout, water features and walking paths contribute to the overall
comprehensive approach used to make this an ultimate urban development that utilizes classic and
traditional architecture. Finally, the plan aims to be appealing from the vantage point of the
pedestrians. In general, masonry (brick and stone) will be primary material for Blocks 1, 2, 8, and 9.
Stucco is generally not an acceptable primary material for Blocks 1, 2, 8, and 9, but may be used as
an accent material in those blocks. In the remaining Blocks, it is recommended that stucco be limited
to use as an accent material and to create diversity.
Regional Service District Style
Most buildings in this area will be one to two stories and will have mansard/parapet walls that provide
screening for mechanical systems on flat roofs. Buildings within this district will be similar to or
comparable with other lower story structures keeping contextual similarity within the Hollymead Town
Center by using complimentary materials and architectural design. Variations will be expressed from
building to building and at times from floor to floor by using different sized windows, setbacks,
arcades and variations in the rooflines and facade treatments; however, an overall coordination of
building designs will be achieved. Note: more than two changes of facade materials would seldom be
appropriate.
Mixed Use/Community Service District Style
Buildings within this area will respect the style throughout the development but will be two to four
stories. The use of mansard/parapet walls on a different scale will again screen mechanical systems
where necessary and will focus on aesthetic appeal of the overall development. The buildings will look
more urban and vary between the various store/office fronts. This may be done through differing uses
of materials, colors, window styles, rooflines and entrances. Note: more than two changes of facade
materials would seldom be appropriate. The sidewalks in these areas will be pedestrian friendly by
width and finish.
Urban Residential District Style
This area will largely consist of single-family attached homes that will be two to three stories with
attached garages. Residential facades will be stepped two to four feet from unit of unit to create an
individual identity of the unit thro masked in a block. This will provide for distinctive architectural
features from unit to unit to allow a Georgetown style townhouse. Exteriors will again use hard
materials that may vary from brick to stone, stucco to siding (not vinyl). Front stoops for each unit as
well as on street parking in these locations will provide for ease of access as well as a rear travel way
which accesses the private garage. Rooflines for these units will be more traditional and in keeping
with a more typical residential hip or gable style roof.
Page 34 of 35
The perspective view and photos following are intended to illustrate the form and massing of the
buildings in this part of the Town Center.
1000
Page 35 of 35