HomeMy WebLinkAboutZMA201300015 Plan - Other (not approved)REZONING APPLICATION PLAN FOR
NORTHfIELD GREEN
TAX MAP G I, PARCEL 1 2 G
RIO DISTINCT, ALBEMARLE COUNTY, VIRGINIA
5EFTEM15EK I G, 2013
(revised 1 2/02/ 1 3)
VICINITY MAP SCALE: 1"=1,000'
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PREPARED BY:
SKIMP ENGINEERING, P.C.
201 E MAIN ST, SUITE M
CHARLOTTESVILLE, VA 22902
SHEET INDEX
Cl COVER 5HEET
C2 - REGIONAL CONTEXT MAP* PARCEL OVERVIEW
C3 - EX15TING CONDITIONS
C4 - GENERAL DEVELOPMENT PLAN
C5 - CODE OF DEVELOPMENT
C6 - CONCEPTUAL GRADING * UTILITY PLAN
C7 - 51TE SECTIONS
ATTACHMENT A - ILLUSTRATIVE PLAN
PROPERTY INFORMATION
OWNER:
WARREN T. MICHAEL, JARRETT MICHAEL, 5TEPHEN5 * VICTORIA VAN DER AU MICHAEL
41 5 5TEAMB0AT RD
IRVINGTON, VA 22480
DEVELOPER/ CONTRACT PUP.CHASEK
RED DIRT DEVELOPMENT, LLC
P.O. BOX G45
CHARLOTTE5VILLE, VA 22902
LEGAL REFERENCE:
DE, 12G PG GG I
TAX MAP G I PARCEL 12G (2.G3 ACKE5 TOTAL)
MAGISTERIAL DISTRICT:
RIO
BASE INFORMATION
50URCE OF BOUNDARY SURVEY:
COMPILED BY PLATS OF RECORD
50URCE OF TOPOGRAPHY:
4' CONTOUR5 FROM ALBEMARLE COUNTY GI5
13ENCHMARK(5):
NAVD88
WATER 50URCE:
ALBEMARLE COUNTY SERVICE AUTHORITY
SEWER SERVICE:
ALBEMARLE COUNTY SERVICE AUTHORITY
THI5 PROPERTY 15 ZONED: R2 - RESIDENTIAL
APPLICATION PLAN NOTES
I . THIS APPLICATION PLAN PROPOSES A CHANGE IN LAND USE FROM R -2 (RESIDENTIAL)
TO NMD (NEIGHBORHOOD MODEL D15TRICT) TO ALLOW A PLANNED DEVELOPMENT FOR
TH15 SITE.
2. THI5 51TE LIE5 WITHIN THE UPPER P.IVANNA RIVER WATER5HED.
3. REFER TO CODE OF DEVELOPMENT ON 5HEET 5 FOR PROJECT DE5CRIPTION
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REGIONAL CONTEXT MAP - PLACES 29 MASTER PLAN
SCALE: I"= 1 ,000'
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' TMP 46A1
TMP 46A1- 1 —B -37 — 1 —B -36
Dawn T. Burris Edwin W.
DB 1883 PG 454 Reynolds Jr.
Zoned: R2 S. E. Dale
Use: SF Res. DB 1481 PG 6
Zoned: R2
I Use: SF Res.
TMP 46A� ` ♦\ /
1— B -35\\ /
Gary R. or
\ Judith A. Moody,
or DB 3552 PG 689
Zoned: R2 /
21 Use: SF Res.
TMP 61 -126
Warren T. Michael
Jarrett Michael, Stephens &
Victoria Von Der Au Michael
W13 126 PC 661
Zoned: R2
Use: Vacant Land
TMP 46A1 -177
Fieldbrook Homeowners
Assoc, Inc.
I
DB 973 PG 675
Zoned: R2
Use: Open Space
TMP 46A2 -07 —F---
Raintree of Albemarle
Homeowner's Assoc.
Inc. & Republic Homes
Investment Corp.
DB 1158 PG 652
Zoned: R2
Use: Open Space
TMP 46A2 -9 -114
Grant M. or Donna
H. Webster
I
DB 1478 PG 358
Zoned: R2
Use: SF Res.
PARCEL OVERVIEW
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DEVELOPMENT BLOCK SUMMARY
U5E
ACREAGE
PERCENTAGE OF
TOTAL SITE
MINIMUM
MAXIMUM
MAX. BLOCK
PERMITTED
BLOCK 1
43.3
ALLOWED
2 G3
100.0%
1-2
30'
BLOCK
ACREAGE
10' -22'
DWELLING
DWELLING
GR055 DENSITY
PE51DENTIAL
BLOCK 3
'o'
U5E
a' (DETACHED)
20'
I -9
30'
UNITS
UNITS
DU/ARCE
HOUSING
BLOCK I
0.69
PE51DENTIAL
5 UNIT5
7 UNITS
10. 1
5F ATTACHED
5F DETACHED
BLOCK 2
0.23
RESIDENTIAL
I UNITS
3 UNIT5
13.0
5F ATTACHED
5F DETACHED
BLOCK 3
0.57
RESIDENTIAL
4 UNIT5
G UNITS
10.5
5F ATTACHED
SF DETACHED
NO
NO
BLOCK 4
4
OPEN SPACE
RESIDENTIAL
RESIDENTIAL
N/A
NO RESIDENTIAL
(A -a B)
U5E5
U5E5
U5E5 PERMITTED
PERMITTED
PERMITTED
TOTAL
2.G3
10 MINIMUM
13 MAXIMUM*
4.9 UNITS /ACRE **
RESTRICTIONS /REQUIREMENTS ASSOCIATED WITH STANDARDS ABOVE:
REFER TO CODE OF DEVELOPMENT ON SHEET 5 FOR ADDITIONAL INFORMATION ON PERMITTED U5E5.
'IN ORDER TO REMAIN BELOW THE MAXIMUM ALLOWABLE RE51DENTIAL DEVELOPMENT DENSITY (13) FOR THE ENTIRE SITE, INDIVIDUAL BLOCK MAXIMUM
DENSITIES MAY NOT ALL BE ACHIEVED, FOR INSTANCE, IF 10 RESIDENTIAL UNIT5 ARE BUILT IN BLOCKS I AND 2, THEN A MAXIMUM OF ONLY 3 UNIT5
MAY BE BUILT IN BLOCK 3 (THU5 PROVIDING A MAXIMUM 51TE TOTAL OF 13 UNIT5).
" MAXIMUM GKO55 RESIDENTIAL DENSITY FOR 15LOCK5 1 -4 = 13/2.63 - 4.9 UNIT5 PER ACRE.
LAND USE SUMMARY
U5E
ACREAGE
PERCENTAGE OF
TOTAL SITE
RESIDENTIAL
1.49
5G.7
OPEN SPACE
BLOCK 1
43.3
TOTAL
2 G3
100.0%
LOT/ PARKING / BUILDING REGULATIONS
BLOCK
MIN LOT WIDTH
FRONT
BUILD -TO -LINES
SIDE BUILDING
SETBACK
REAR BUILDING
SETBACK
MIN /MAX
STORIES
MAX BLDG
HEIGHT
BLOCK 1
40'
10' -22'
8' (DETACHED)
20'
1-2
30'
BLOCK 2
40'
10' -22'
8' (DETACHED)
20'
1-2
30'
BLOCK 3
'o'
10' -22'
a' (DETACHED)
20'
I -9
30'
PARKING:
I . THE MINIMUM OFF - STREET PARKING FOR ALL RESIDENTIAL U5E5 5HALL BE 2 SPACES PER UNIT. GARAGE SPACES MAY
COUNT TOWARDS THI5 OFF - STREET PARKING REQUIREMENT. ALL GARAGE DOOR5 SHALL BE LOCATED A MINIMUM OF 16 FEET FROM THE
PROPERTY LINE (BACK OF SIDEWALK) TO ALLOW ADDITIONAL GUE5T PARKING SPACES. IN ADDITION, A MINIMUM OF FIVE (5) ADDITIONAL
ON- STREET GUEST PARKING SPACES SHALL BE PROVIDED IN A LOCATION 51MILAP TO THAT SHOWN IN THE BLOCK PLAN ABOVE.
RECREATION:
I . BLOCK 4A 5HALL CONTAIN A COMMUNITY LAWN AREA OF APPROXIMATELY 10,000 5QUARE FEET A5 5HOWN ON THE BLOCK PLAN AND A
COMMUNITY GARDEN AREA OF APPROXIMATELY 2,000 SQUARE FEET A5 5HOWN ON THE BLOCK PLAN.
LANDSCAPE BUFFERS AND SCREENING:
I . APPROXIMATELY 8,500 SQUARE FEET OF AREA IN BLOCK 4A 5HALL BE LAND5CAPED A5 AN ORNAMENTAL BUFFER ALONG OLD BROOK ROAD.
2. A MINIMUM G. VEGETATIVE SCREENING BUFFER 5HALL BE PROVIDED ALONG THE ENTIRE 5HARED PROPERTY UNE5 OF THE THREE ADJOINING
PARCEL5 IN BLOCKS 2 AND 3.
TREE PRESERVATION:
I . APPROXIMATELY 6,500 SQUARE FEET OF AREA IN BLOCK 415 5HALL BE PRESERVED IN A TREE CONSERVATION AREA.
51GNAGE AND ARCHITECTURE:
I . ALLOWED MONUMENT SIGN LOCATIONS ARE PROVIDED IN THE BLOCK PLAN. 5EE CODE OF DEVELOPMENT ON SHEETS 5 FOR 51GNAGE
AND ARCHITECTURAL GUIDELINES.
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AREA USE LEGEND:
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BLOCK LIMITS
COMMUNITY LAWN
COMMUNITY GARDENS
COMMUNITY PARKING / EMERGENCY ACCESS
(PERVIOUS PAVING)
LAND5CAPE BUFFER 60 0 60 120 180
® LAND5CAPE SCREENING SCALE: 1 " =60'
TREE CONSERVATION AREA
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Northfield Green
CODE OF DEVELOPMENT
Table of Contents
I.
General Project Information
Sheets 1,2,3
II.
General Development Plan
Sheet 4
III.
Block Plan
Sheet 4
IV.
Land Use Summary
Sheet 4
V.
Lot and Building Regulations
Sheet 4
VI.
Development Narrative
Sheet 5
VII.
Block Characteristics
Sheet 5
VIII.
Green Spaces and Amenities
Sheet 5
IX.
Existing Features to be Preserved
Sheet 5
X.
Architectural and Landscape Standards
Sheet 5
XI.
Road Sections and Details
Sheet 8
VI. Development Narrative:
The Northfield Green property is 2.63 acres, located in Neighborhood 2 on the east
side of Old Brook Road approximately 7/10 mile north of the intersection with Rio
Road. This site is designated as Neighborhood Density in the Places 29
comprehensive Land Use Map, which recommends 3 -6 units per acre of residential
density. In addition, the Comprehensive Plan recommends that "New
developments adjacent to existing subdivisions or developments shall be
developed at higher densities and a form in keeping with the Neighborhood Model
to support infill development efforts. The Northfield Green property lies between
The Fieldbrook and Raintree neighborhoods, both R2 Residential zoning districts.
Typical slopes on the site are 5 -10% with approximately 7,900 square feet of
man -made critical slopes located adjacent to Old Brook Road. There are no
identifiable wetlands, streams, or critical resources on the site. Approximately 50%
of the site is wooded with 12 -18" diameter mixed hardwoods. An existing house
was demolished several years ago and the existing driveway and some trees
interior to the site will be removed with redevelopment of the site.
The focal point of the development plan is a community lawn and gardens,
surrounded by a maximum of 13 new detached and attached homes. The homes
will be set back a minimum of 35' from the Old Brook right -of -way and the elevation
from Old Brook Road will closely match existing homes in Fieldbrook and Raintree
subdivisions. Additionally, a landscaping buffer is provided along Old Brook Road
and screening buffers are provided along three shared property lines with adjoining
neighbors in Fieldbrook and Raintree.
A one -way private road will provided access and street frontage to all lots within
the development. The road shall be designed to provide adequate fire and
emergency vehicle access and guest parking spaces shall be provided along the
private road.
Stormwater management facilities will be provided on site. Final designs for
stormwater management will be based on engineering evaluation of soils. Existing
sanitary sewer and water connections are available to the site via public right of
ways.
The Community Lawn and Gardens provide amenities for the development and
Block 46 provides an area of approximately 6,500 square feet of tree preservation.
A sidewalk and street trees surround the private road and community lawn area
and a crosswalk will connect the sidewalk to the existing sidewalk on the west side
of Old Brook Road. No sidewalk is provided along the east side of Old Brook
Road.
Landscaping shall consist of large shade trees lining the outside of the proposed
street and sidewalk. Shade trees, interspersed with ornamental trees, shrubs,
grasses, and groundcover will be planted along Old Brook Road in the landscaped
buffer. All parking areas will be screened both to protect views from Old Brook
Road as well as neighboring residences. Along the northern property line of Block 1
and the southern property line of Block 3, a combination of mixed evergreen trees
and shrubs will also be planted to enhance the existing trees and screening of the
adjacent property. Block 3 will incorporate a berm of 4'- 6' height with plantings on
top of the berm.
VII. Block Characteristics:
Block 1
Block 1 shall consist of 1 -3 story residential buildings (attached and /or
detached) that front on Internal "Road A ". Parking may be located to the front
of the buildings however, a minimum of 18 feet depth shall be provided for any
parking spaces located behind the sidewalk. Street trees will be required on
the private lots behind the sidewalk, which is located in the open space Block
4A. A vegetative screening buffer (minimum 6' width) shall be provided
adjacent to three adjoining residences sharing the northern boundary of Block
1.
Block 2
Block 2 shall consist of 1 -3 story residential buildings (attached and /or
detached) that front on Internal "Road A ". Parking may be located to the front
of the buildings however, a minimum of 18 feet depth shall be provided for any
parking spaces located behind the sidewalk. Street trees will be required on
the private lots behind the sidewalk, which is located in the open space Block
4A. It is anticipated that homes in Block 2 will have walk out basements at the
rear of the units.
Block 3
Block 3 shall consist of 1 -3 story residential buildings (attached and /or
detached) that front on Internal "Road A ". Parking may be located to the front
of the buildings however, a minimum of 18 feet depth shall be provided for any
parking spaces located behind the sidewalk. Street trees will be required on
the private lots behind the sidewalk, which is located in the open space Block
4A. A vegetative screening buffer (minimum 6' width) shall be provided
adjacent to the adjoining residence sharing the southern boundary of Block 3.
Block 4A
Block 4A shall consist of a one -way private road and sidewalk loop surrounding
a Community Lawn and Garden area. a guest parking area shall be provided in
Block 4A and a landscaping buffer shall be provided along the frontage of Old
Brook Road.
Block 4113
Block 4B shall consist of approximately 6,500 square feet of tree preservation
area, which will provide additional Open Space adjacent to the existing Open
Space parcels located in the Fieldbrook and Raintree subdivisions.
VIII. Green Space and Amenities:
The neighborhood includes 1.14 acres (43 %) of open space for stormwater
management areas, community gardens, recreation, and landscape buffers. In
addition, Block 4B provides an area for tree preservation and mitigation.
IX. Existing Features to be Preserved:
Sheet C4 of the Application Plan provides an area for tree preservation in the
Open Space Block 4B.
X. Stormwater Manaqement:
Onsite stormwater management will be provided in accordance with
Chapter 17 of the Ordinance and applicable State and Federal regulations.
Runoff from all impervious surfaces shall be directed to the onsite
stormwater management and will discharge to one storm sewer in Old
Brook Road.
Architectural and Landscape Standards:
Form, Massing, and Proportion of structures
Building facades facing a street shall not extend for more than 30 feet without a
change in plane. The minimum change in plane shall be 2 feet and the cumulative
total length of the change in plane shall extend for no less than 20% of the length
of the building fagade.
Buildings on the west end of blocks 1 and 3 shall have front elevations and /or
entrances that address Old Brook Road. This could be achieved with bay
windows, porch roofs, clearstory windows, or other similar architectural detail.
Garage doors in Blocks 1 and 3 shall not face Old Brook Road.
Garages will be set back from face of porches within Blocks 1,2, and 3 to minimize
the appearance of garage doors along the street fronts.
Permitted Architectural Styles:
To encourage flexibility and diversity of architecture, no restrictions on
architectural style are specified in this code of development. Architectural
designs shall be reviewed by a architecture subcommittee of the
neighborhood association for approval. Initially, the developer /owner will fulfill the
role of the neighborhood association.
Permitted Building Materials:
• Exposed foundations shall be finished in stone, brick or stucco,
• Vinyl siding shall not be permitted.
• Masonry, wood, and composites of wood are permitted on facades,
• Roofs shall be architectural dimensional shingles, tile, or metal,
Colors and Facade Treatment:
• All exterior wood finishes (except flooring) shall be painted,
• Windows shall be proportional to the building massing,
• Buildings with siding shall have trim boards (minimum 5/4 x 4 width)
• Visibly discernible stories shall be achieved through the use of windows
and /or building entries on each story, using varied building materials, special
ground -floor design treatments, and other fagade elements or other
architectural details.
Roof Pitch and Design:
• Dormers shall match main roof in style and pitch
• Minimum roof pitch shall be 4:12, except for flat roof sections.
• For Blocks 1, 2, and 3: Dormers shall be incorporated into building design of
attached housing. Front entrances shall be covered and entrance roof
designs shall vary. Garage doors should have decorative trim and be
screened with landscaping.
Architectural Review Committee:
The neighborhood Architectural Review Committee shall approve detailed
architectural standards based on the Code of Development prior to building permit
application to Albemarle County. Prior to the recordation of the covenants and
restrictions for the neighborhood, they shall be submitted to the Director of
Planning for review to ensure compliance with the Code of Development. The
developer shall establish the neighborhood Architectural Review Committee prior
to the issuance of the first building permit in order to enforce the Code of
Development's architectural and landscape standards set forth herein. A
certificate of approval from the neighborhood Architectural Review Committee
must be approved prior to the commencement of construction.
Landscape Treatment:
For all street tree and parking lot landscaping refer to Section 32 of the Albemarle
County Zoning Ordinance and specific design elements as shown on sheet C6.
Table of Uses by Block
Block
Residential Uses
1
2
3
4
Detached Single - Family
P
P
P
Attached Single - Family
P
P
P
Townhouse
Multi - Family
Boarding Houses
SP
SP
SP
Homes for Developmentally
Disabled
P
P
P
Tourist Lodging
Residential Accessory
Uses
Accessory Apartment
P
P
P
Accessory Buildings and
Uses including Storage
Buildings
P
P
P
Block
Community Uses
1
2
3
4
Electric, gas, oil and
communication facilities,
excluding tower structures,
owned and operated by a
public utility
P
P
P
P
Public Uses and Buildings
SP
SP
SP
Stormwater Management
Facilities
P
P
P
P
Block
Miscellaneous Uses
1
2
3
4
Home Occupation, Class A
P
P
P
Home Occupation, Class B
SP
SP
SP
Temporary Construction
Uses
P
P
P
P
Tier I and Tier II personal
wireless service facility
P
P
P
P
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SCALE: 1 " =40' 6 OF 7
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