HomeMy WebLinkAboutZMA201300017 Code of Development 2014-07-07SPRING HILL VILLAGE
Code of Development
ZMA # 2013 -00017
Dated October 16, 2013
Revised January 21, 2014
Revised March 4, 2014
Revised March 31, 2014
Revised May 16, 2014
Revised July 7, 2014
1.1 Purpose and Intent
Pursuant to the requirements of the Neighborhood Model District ( "NMD ") under
Sections 20.A.4 and 20.A.5 of the Zoning Ordinance of Albemarle County (the "Zoning
Ordinance ") this "Code of Development ", together with the "Application Plan"
referenced herein, sets the parameters within which Spring Hill Village is to be
developed.
As envisioned by the NMD ordinance, this Code of Development for Spring Hill Village is
intended to accomplish the following: (a) to promote flexibility and creativity in
establishing the building locations, mixture of uses, bulk requirements, and densities
within the subject property, and (b) to establish the regulatory framework and
guidelines for each block within Spring Hill Village, as well as the uses, location, building
types, and street systems contained therein.
Spring Hill Village is comprised of 12.991 acres, which is owned by Vito Cetta, who, for
the purposes of this Code of Development, shall herein be referred to as the
"Applicant." The term "Owner" shall refer to XYZ Company, its heirs, successors and
assigns.
1.2 Existing Conditions
Spring Hill Village is formally known as Tax Map 90 Parcel 28 (1776 Scottsville Road) and
has frontage on two of Albemarle County's Entrance Corridors, Route 20 South
(Scottsville Road) and Avon Street Extended (Route 742). The current zoning of the
parcel is R -1 and the comprehensive plan designation for this site is Urban Density
Residential (6.01- 34 DU /AC). It resides within the Neighborhood 4 Growth Area.
It is bounded on the north by Parham Constructions headquarters and commercial
development fronting Avon Street. To the south are older single - family detached
homes. The majority of the property is comprised or rolling, open areas of moderate
topography with some wooded areas and an old home site. No creeks, ponds, wetlands
or historic structures occupy the parcel. There are a small amount of critical slopes on
the property, all of which appear to be manmade.
Public water mains extend to the property along Avon Street Extended. Public sanitary
sewer service currently terminates near the new Kappa Sigma property on Route 20. A
preliminary engineering study indicates that extending this line to the site would be a
rather simple process. Stormwater management will have to be provided on site and
enough land exists to permit the creation of an above -grade facility.
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On this and the following pages are contextual images to help you visualize the
surrounding area and the site's location.
35
32
21
91
To the left is a portion of Tax Map 90 with the site
highlighted.
Following is an aerial context map.
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2.1 Application Plan
The Application Plan is the governing plan that serves as the roadmap for the
development and depicts the general location of key features of the development,
which are referenced in this Code of Development.
2.2 Development Concept Plan
The Development Concept Plan is a conceptual rendition of how the property might
develop pursuant to the standards set forth in this Code of Development. It shows
roads, sidewalks, lots, structures, landscaping, recreation and amenity features and
other aspects of the development. It is provided to demonstrate how the application of
the Code of Development could result in a built environment and how key aspects of
any development, such as grading, parking, landscaping and building type and density
could look. The Development Concept Plan is not a formal part of this submission and is
not considered binding in any way.
2.3 Establishment of Blocks
In order to regulate land uses within Spring Hill Village, the project has been divided into
seven (7) blocks referred to as Blocks A through G. The blocks are defined graphically by
the Application /Block Plan. The acreages and specifics regarding the development
restrictions being adopted for each block are presented in several tables that follow.
To promote flexibility as recited in the NMD ordinance, it is recognized that a certain
degree of modification is permissible with regard to the final, platted dimensions and
land area of individual blocks. Should modifications be subsequently proposed, such
changes will be limited such that the size of any Block shall not change more than fifteen
percent (15 %). For example, a Block that is approved as 1.00 acre may be subsequently
altered to be as small as 0.85 acre or as large as 1.15 acre.
Site plans and subdivision plats may be submitted and approved for any portion of an
individual block, provided that all requirements of this Code of Development and the
County Zoning Ordinance are otherwise met.
Blocks A, B and C are the only blocks where non - residential development may occur.
These blocks are adjacent to Route 20 or border the non - residential development
immediately north of the site. Like all other blocks within the community, they may also
develop residentially. Parking lots and alleys, rather than roadways may serve
development of these blocks. Block D is adjacent to the residential neighbors to the
south. This block is limited to residential use. Block D also encompasses the area
proposed to be set aside for a park. Block E, and to a lesser degree Block G, represent
the frontage development along Avon Street Extended. Here again, no non - residential
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uses are envisioned. Block F is internal to the project and is scheduled for residential
development. All blocks have frontage on proposed public roads.
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2.4 Permitted /Prohibited Uses By Block
TABLE 2.4 — Permitted /Prohibited Uses By Block
P = Permitted Use By Block; SP = Uses that may be applied for via Special Use Permit; Blank = Uses prohibited within
Block.
Uses
Block
A
B
c
D
E
F
G
Detached single - family dwellings
P
P
P
P
P
P
P
Semi - detached and attached single - family dwellings (e.g. duplexes,
triplexes, quadraplexes, townhouses, atrium houses and patio houses)
P
P
P
P
P
P
P
Multiple - family dwellings
P
P
P
Rental of permitted residential uses and guest cottages
P
P
P
P
P
P
P
Group homes and homes for developmentally - disabled persons
P
P
P
Tourist lodging
P
P
Home Occupation (Class A)
P
P
P
P
P
P
P
Home Occupation (Class B) (1)
P
P
P
P
P
P
P
Accessory uses and buildings, including storage buildings
P
P
P
P
P
P
P
Assisted living residential facilities
P
P
Administrative professional offices
P
P
P
Animal Shelter
Antique, gift, jewelry, notion and craft shops (4)
P
P
Auction houses
P
P
Automobile laundries
Automobile, truck repair shop excluding body shop
Automobile service stations (reference 5.1.20)
Barber, beauty shops
P
P
Body Shop
Building materials sales
Cemeteries
Churches (4)
P
P
Clothing, apparel and shoe shops (4)
P
P
Clubs, lodges, civic, fraternal, patriotic (reference 5.1.02) (4)
P
P
Commercial kennels - indoor only (ref. 5.1.11)
Commercial recreation establishments including but not limited to amusement
centers, bowling alleys, pool halls and dance halls
Communitycenter
P
P
Concessions for the serving of food refreshments or entertainment of club members
and guests in conjunction with swim, golf, or tennis club.
c
Contractors' office and equipment storage yard
P
z
Convenience stores
Day care, child care, or nursery facility (ref. 5.1.06)
P
P
P
Department store
Drive -in theaters
Drive- through windows serving or associated with permitted uses
SP
SP
Drugstore, pharmacy
P
P
Eating establishment (not including fast food restaurant)
P
P
P
Educational, technical and trade schools
P
P
Electric, gas, oil and communication facilities, excluding tower structures and including
poles, lines, transformers, pipes, meters and related facilities for distribution of local
service and owned and operated by a public utility. Water distribution and sewerage
collection lines, pumping stations and appurtenances owned and operated bythe
Albemarle County Service Authority. Except as otherwise expressly provided, central
watersupplies and central sewerage systems in conformance with Chapter 16 of the
Code of Albemarle and all other applicable law.
P
P
P
P
P
P
P
Factory outlet sales - clothing and fabric
P
P
Farmers' market (reference 5.1.36) (4)
P
P
P
Fast food restaurant
Feed and seed stores (reference 5.1.22)
P
P
Financial institutions
P
P
Fire and rescue squad stations (reference 5.1.09)
Fire extinguisher and security products, sales and service
P
P
Florist.
P
P
Food and grocery stores including such specialty shops as bakery, candy,
milk dispensary and wine and cheese shops
P
P
P
Funeral homes
P
P
Furniture and home appliances (sales and service)
P
P
Hardware store
P
P
Health club or spa
P
P
Heating oil sales and distribution (reference 5.1.20)
Home and business services such as grounds care, cleaning, exterminators, miter
repair and maintenance services
P
P
Hospitals
Hotels, motels and inns (2)
P
P
Indoor athletic facilities
P
P
Indoor theaters
Laboratories, medical or pharmaceutical
P
P
P
Laundries, dry cleaners
P
P
Laundromat (provided that an attendant shall be on duty at all hours
during operation)
Libraries, museums
P
P
Light warehousing
SP
SP
SP
Livestock sales
Machinery and equipment sales, service and rental
Manufacturing /Processing/Assembly /Fabrication /Recycling
Medical center (3)
P
P
P
P
P
P
Mobile home and trailer sales and service
Modular building sales
Motor vehicle sales, service and rental
Musical instrument sales
New automotive parts sales
Newspaper publishing
Newsstands, magazines, pipe and tobacco shops
Office and business machines sales and service
Optical goods sales
Outdoor Amphitheatre (4)
Outdoor eating establishment or cafe
Outdoor storage, display and/ or sales serving or associated with a by -right
permitted use, if any portion of the use would be visible from a County- designated
Entrance Corridor
SP
SP
SP
Outdoor storage, display and/ or sales serving or associated with a by -right
permitted use not visible from a County- designated Entrance Corridor
SP
SP
SP
Parks, playgrounds and civic spaces
P
P
P
P
P
P
P
Photographic goods sales
P
P
Private schools
P
P
Professional offices, including medical, dental and optical
P
P
P
Public and private utilities and infrastructure
P
P
P
P
P
P
P
Public uses and buildings, including temporary or mobile facilities such as
schools, offices, parks, playgrounds and roads funded, owned or operated
by local, state, or federal agencies, public water and sewer transmission,
main or trunk lines, treatment facilities, pumping stations and the like,
owned and /or operated by the Rivanna Water and Sewer Authority
P
P
P
P
P
P
P
Research and development activities including experimental testing
P
P
Rest home, nursing home, convalescent home, orphanage or similar
institution
P
P
Retail sales and service establishments allowed under C. I, permitted as temporary
events (4)(5)
P
P
P
P
P
P
P
Sale of major recreational equipment and vehicles
School of special instruction
P
P
Septic tank sales and related services
Sporting goods sales
P
P
Stand -alone parking and parking structures (reference 4.12, 5.1.4.1) (6)
SP
SP
SP
Stormwater management facilities shown on an approved final site plan or
subdivision plat
P
P
P
P
P
P
P
Swim, golf, tennis or athletic facility
P
P
1. Where permitted, home occupation uses shall be regulated per Section 5.2 of the
Zoning Ordinance.
2. Where permitted, "Inn" shall not exceed 45 guest rooms.
3. Where permitted, this use category shall allow an emergency care (i.e., First Med)
facility and /or health clinics and small medical offices.
4. Where permitted, outdoor retail sales within this category shall be limited to
temporary, seasonal and periodic events supporting the community (no more than ten
a year), including, without limitation, holiday festivals, community fairs, artisan and
public open markets, weddings, and other pedestrian - related events. During specially
permitted events streets may be blocked to vehicular traffic.
5. Where permitted, temporary retail sales events are allowed no more than 15 times
per year. In the case of weekend sales, a "sales event" may include Friday, Saturday,
and Sunday. An example of a temporary retail sales event would be a craft fair, jewelry
show or any similar event that may be sponsored by a resident, group of residents or
an organization like the girl scouts where some retail exchange may take place.
6. Stand -alone parking shall be subject to administrative review and approval by the
Director of Planning and the ARB to ensure compatibility with adjacent residential
uses appropriateness given the Entrance Corridor Overlay Districts.
7. Where permitted, this use is restricted solely to small animal care with no outdoor
kennels and for offices for off -site veterinary services, such as for vets tending to
horses off the premises.
2.5 Historic Structures and Sites
There are no historic structures or sites located on the Spring Hill Village property.
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Tailor, seamstress
P
P
Temporary construction uses (reference 5.1.18)
P
P
P
Temporary nonresidential mobile homes (reference 5.8)
Tier I & Tier 11 personal wireless service facilities (reference 5.1.40)
P
P
P
P
P
P
P
Veterinary Office and Hospital (7)
P
P
Visual and audio appliances sales
P
P
Warehouse facilities net permitted under section 24.2.1 (reference 9.0)
SP
SP
Farm Sales or Farm stand (4)
P
P
Wholesale Distribution
SP
SP
1. Where permitted, home occupation uses shall be regulated per Section 5.2 of the
Zoning Ordinance.
2. Where permitted, "Inn" shall not exceed 45 guest rooms.
3. Where permitted, this use category shall allow an emergency care (i.e., First Med)
facility and /or health clinics and small medical offices.
4. Where permitted, outdoor retail sales within this category shall be limited to
temporary, seasonal and periodic events supporting the community (no more than ten
a year), including, without limitation, holiday festivals, community fairs, artisan and
public open markets, weddings, and other pedestrian - related events. During specially
permitted events streets may be blocked to vehicular traffic.
5. Where permitted, temporary retail sales events are allowed no more than 15 times
per year. In the case of weekend sales, a "sales event" may include Friday, Saturday,
and Sunday. An example of a temporary retail sales event would be a craft fair, jewelry
show or any similar event that may be sponsored by a resident, group of residents or
an organization like the girl scouts where some retail exchange may take place.
6. Stand -alone parking shall be subject to administrative review and approval by the
Director of Planning and the ARB to ensure compatibility with adjacent residential
uses appropriateness given the Entrance Corridor Overlay Districts.
7. Where permitted, this use is restricted solely to small animal care with no outdoor
kennels and for offices for off -site veterinary services, such as for vets tending to
horses off the premises.
2.5 Historic Structures and Sites
There are no historic structures or sites located on the Spring Hill Village property.
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3.1 Purpose
The regulations contained in this section are promulgated (i) with the intent that the
form of buildings in Spring Hill Village will foster a vibrant pedestrian -scale
neighborhood community, with architectural and landscape elements that complement
and enhance building design and (ii) to create a flexible range of density over the
designated blocks described herein.
3.2 Density Regulations
Table 3.2 establishes the parameters within which residential and non - residential shall
be developed.
For the purposes of interpreting Table 3.2, no site plan or subdivision plat shall be
approved unless it conforms to the following standards:
A. For residential uses, there shall be a minimum and maximum of residential
dwelling units for Spring Hill Village at full build -out. Within this range, the Owner may
adjust the residential unit type and density by block to meet market and design
considerations.
B. For non - residential uses, there shall be a minimum and a maximum amount of
gross floor area required /permitted. Within this range, the Owner may adjust the non-
residential use and density by block to meet market and design considerations.
Density by Block
Residential Non- Residential
Block
Size
Phase
Min.
Max.
Min.
Max.
A
0.6 AC.
2
04
122
05
60,000
B
1.4 AC.
2
04
483
05
60,000
C
3.3 AC.
2
04
302
05
60,000
D
4.6 AC.
1
141
402
0
0
E
1.2 AC.
1
81
162
0
0
F
0.6 AC.
1
61
162
0
0
G
1.3 AC.
1
41
122
0
0
1 Presumes development entirely as SFD units. 2 Presumes development entirely as townhouses.
3 Presumes development entirely as apartments. 4 Presumes development as non - residential use.
5 A minimum of 10,000 SF of non - residential use is being proffered for Spring Hill Village.
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TABLE 3.2.2 — Density
Regulations
Min. Residential Dwelling Units
80 Units
Max. Residential Dwelling Units
100 Units
Min. Non - Residential Gross Floor Area
10,000 SF
Max. Non - Residential Gross Floor Area
60,000 SF
3.3 Lot Regulations
TABLE 3.3 — Lot Regulations
Area and Bulk
Setback Regulations
Regulations
(no "Build To" lines proposed)
Min. /Max. Lot Size
Min. Front
Min. Side
Min. Rear
(sq. ft.)
Setback (ft.)
Setback (ft.)*
Setback
Single - Family
3,500 / 7,000
15
51
15
Detached
Single - Family Semi-
3,000 / 7,000
15
51,2
15
Detached
(two units sharing a
common wall)
Single - Family Attached
1,000 / 5,000
5
51,2
153
(townhouses)
Multi - Family, Non-
NA
5
51,4
154
Residential and
Mixed -Use Buildings
1Corner lots abutting two public roads shall have a 10' setback adjacent to both streets.
2There shall be no minimum setback (i.e. zero ft.) along the side property line at the point of
attachment of two or more single - family semi - detached or attached dwelling units of any type.
3 I the case of townhouses served by a rear alley, the setback shall be a minimum of 32'.
4Except where uses are adjacent to Route 20, where the setback shall be 25'.
5Accessory structures shall be setback from rear lot lines by a minimum of 5'. There shall be no
minimum setback requirement for the side yard.
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3.4 Building Height Regulations
The maximum building heights for Spring Hill Village shall be as shown in Table 3.4.
TABLE 3.4 — Building Height Regulations
Residential
Non- Residential &
Mixed -Use Buildings
Block
Min. /Max. #
Stories
Maximum
Height (ft.)
Min. /Max. #
Stories
Maximum
Height (ft.)
Block A
1/4
50
1/4
65
Block B
1/4
50
1/4
65
Block
1/3
40
1/4
65
Block D
1/3
40
Block E
1/4
50
Block F
1/3
40
Block G
1/3
40
-
-
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4.1 Architectural Standards
The following regulations and development guidelines shall be applied to the buildings
and lots in Spring Hill Village. This will be accomplished vis -a -vis the establishment of a
detailed set of covenants and restrictions that will apply to the property. All
development proposals within Spring Hill Village will be processed by an architectural
review committee; their goal being to guide development in such a manner that an
overall degree of consistency and quality is achieved.
Aside from the review board set up to oversee Spring Hill Village, the development of
this property shall also fall under the purview of the Albemarle County Architectural
Review Board. Should conflicts arise between architectural standards established by the
Spring Hill Village review board and recommendations made by the Albemarle County
ARB within its defined purview, the County ARB recommendations shall prevail.
Buildings within Spring Hill Village that are subject to ARB review per the existing
regulations shall be reviewed by the ARB under the typical Certificate of
Appropriateness process.
Prior to the approval of any site plan or subdivision concerning any portion of Spring Hill
Village, the Owner shall cause to be recorded in the Clerk's Office of the Circuit Court of
the County a Declaration of Covenants, Conditions and Restrictions for Spring Hill Village
(the "Declaration ") that includes provisions for the following:
Procedure for creation of an "Architectural Review Committee ", which shall include
the minimum and maximum number of members and manner of appointment.
Procedure for review of proposed buildings by the Architectural Review Committee
for consistency with requirements of this Code of Development.
Procedure for amending or supplementing the Architectural Design Standards,
which shall include the number of property owners required to approve any such
change; provided, however, that any such amendment may not eliminate or lessen
the minimum standards of Section 4.1 of this Code of Development absent the
written consent of the Director of Community Development.
Rights of Declarant to enforce the Architectural Design Standards.
4.2 Variance
The Architectural Review Committee may authorize variances from compliance with any
of the provisions of the Architectural Design Guidelines when circumstances such as
topography, natural obstructions, hardship, aesthetic, or environmental considerations
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require, but only in accordance with duly adopted rules and regulations and only when
the variance is not in conflict with any Certificate of Appropriateness issued by the
Albemarle County ARB.
The following standards shall be applied to the buildings and structures in Spring Hill
Village. For the purposes of this Code of Development, this Section shall be defined as
the "Landscape Standards."
5.1 General Standards
The landscape standards contained in Section 32.7.9.7 of the County Zoning Ordinance
shall apply to the Development, except as where the provisions of this Code of
Development are more stringent.
Required landscape materials planted within public areas, such as the park system,
other common areas, where buffers are required and along public right of ways, shall be
chosen from the Albemarle County Recommended Plants List. If it is desired to use
plants not included above, then information demonstrating the suitability of the plant
materials shall be submitted to the Director of Community Development or designee,
who may authorize alternative plant materials.
5.2 Planting Strip and Street Tree Standards
Streetscape plantings are shown on the plans of this submittal. The general regulations
pertaining to these plantings are found on the street sections found of this submittal,
which shall be supplemented with the following:
Notwithstanding anything shown on the Application Plan to the contrary, Owner
may elect to plant the street trees in wells or grates within Blocks A and B. If tree
wells or grates are used in place of a planting strip, they shall be a minimum of
thirty -six (36) square feet.
Planting strips are not required on private travel ways and residential alleys.
Street trees shall be provided along all streets in accordance with ARB guidelines and
planted within the 6 -foot wide planting strip located between the curb and sidewalk.
Trees shall be installed at an average of forty (40) feet on center. Street tree spacing
may vary due to site distance requirements, utility easements, driveway location,
important landscape architectural or architectural features, or to permit an
important vista. In residential areas, if conflicts arise between street trees and
utilities, utility easements or site distance requirements, and if it can be
demonstrated that no other economically or physically viable alternative exists, the
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Director of Community Development or designee may allow street trees to be
placed on the residential lots as close to the street as possible as a replacement for
the street tree within the planting strip. Along private travel ways, street trees shall
either be provided behind the sidewalk in the parking setback where a parking lot
fronts the street or shall not be required where a building is attached to the
sidewalk.
5.3 Exterior Screening Standards
Within Spring Hill Village, Mixed -use and non - residential uses shall not be required to be
screened from internal residential uses.
5.4 Landscaping /Screening Areas
The perimeter areas of Spring Hill Village require landscape treatments to ensure a
reasonable transition between the proposed community and the surrounding land uses
and adjacent roadways. For example, the ARB requires extra landscape or fencing
measures be taken along entrance corridors to ensure views from the roadways are
pleasing. Route 20 and Avon Street Extended are Entrance Corridors and plantings
beyond the normal street tree requirement will apply. In addition, screening in the form
of both fencing and landscaping will be installed along the southern property boundary
to partially mitigate the visual impact of new homes being placed adjacent to the
existing residences there. County staff and the ARB approval of a landscape plan will be
required.
6.1 Streetscape Standards
All streets shall be constructed to VDOT standards as well as any additional,
complementary standards included in Section 20A.10 of the NMD section of the
Albemarle County Zoning Ordinance. Beyond construction of roadways, sidewalks and
utilities, the Owner reserves the right to install within or adjacent to the right of way
such items that may be deemed acceptable to VDOT such as MUTCD signing, lighting,
landscape treatments, mailboxes, low walls or other features. Streetscapes will be more
formal in nature near the central core of the community and less so in other areas. All
exterior lighting associated with streets, parking lots and common areas shall be
classified as full cut -off, and qualify as Dark Sky. They shall also comply with Albemarle
County ordinances and, where applicable, VDOT regulations. Grading of areas between
the curb and sidewalk have been proposed as flat to permit unrestricted pedestrian
access between on- street parking accommodations and the sidewalk system.
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6.2 Street Signage
Non - standard signage may be installed throughout Spring Hill Village at no cost to the
County upon approval of a signage plan by the Director of Community Development, or
designee.
6.3 Street Materials
Street improvements may be constructed using alternative type roadway paving
materials upon approval by the Director of Community Development, or designee, or
the Virginia Department of Transportation, as applicable.
7.1 Regulations
The minimum parking requirements of the Zoning Ordinance shall govern the provision
of parking and related improvements within Spring Hill Village.
Parking in General — Required parking may be provided either on -lot, on adjacent lots as
stand -alone or shared parking, as on- street parking or a combination thereof. Structured
parking up to three stories is also permitted. All Single - Family Detached lots shall
provide two garage -based parking accommodations as well as two driveway -based
parking spots.
On- Street Parking — Spring Hill Village is likely to be a mix of public and private roads.
The main road connecting Avon Street Extended with Route 20 (Road A) and Road B,
which terminates in a cul -de -sac are currently envisioned to be public with no on- street
parking. On- street parking is intended to be permitted and provided for in areas of
Spring Hill Village along sections of public or private streets whenever the road width is
designed to accommodate it. These spaces will be arranged parallel to the travelway
when associated with a public road. When occurring adjacent to private roads they may
also be arranged as angled or perpendicular to a travelway. All required guest parking
spaces for townhomes are provided in this manner. Ten (10) spaces are proposed
adjacent to Road D next to Pocket Park #4. Additional guest parking for townhomes is
provided in a congregate parking lot currently shown in Block B. Road B is currently
shown with a width that does not accommodate on- street parking. However, this road
may be widened to provide for additional on- street parking.
7.2 Shared Parking
A shared parking plan may be submitted by the Owner at the time of submission of a
Site Plan and reviewed by the Zoning Administrator in accordance with Section 4.12 of
the Zoning Ordinance (a "Shared Parking Plan ").
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7.3 Stand -Alone Parking
Non - residential uses are permitted in Blocks A, B and C. It is unlikely that this type of
development will take place in all three Blocks. Depending upon the nature of the non-
residential uses that develop in Spring Hill Village, additional area currently set aside for
residential development may have to be allocated to parking accommodations. An
example of how this might occur is reflected on the Parking Exhibit, which is can be
found on the last page of the Code. Should the development of non - residential uses
approach the maximum 60,000 SF, structured parking may be required. It should be
anticipated that the parking requirement for any non - residential use will require a
combination of on -lot, stand -along and shared parking arrangements.
7.4 Alternative parking surfaces may be approved, subject to prior review and approval by
Alternative parking surfaces may be approved, subject to prior review and approval by
the Director of Community Development, or designee.
8.1 Parks
The Owner has set aside 2.83 acres of the property as Amenity Space, which is 22% of
the total site area after a small area (0.04 acre) of the current site is dedicated to road
right -of -way. As the plan for the proposed community evolves certain elements may
change size or location in a minor way. Shifts of this nature and magnitude may result in
very minor changes in the acreages associated with Green Space and Amenity Space. In
all cases, the minimum requirements for Green and Amenity Space shall be met.
Comprising the Amenity Area is a central park of just over 1 acre and five pocket parks
located throughout the proposed community. A conceptual design for the park is
reflected within the plan submission. The main park will provide opportunities for both
active and passive recreational activities. A tot lot complex with separate areas for
dynamic and static play equipment are proposed. The play equipment to be installed
shall meet or exceeding the County requirements and will provide safe and age -
appropriate activity areas for children. A pavilion surrounded by paved surface will be a
place for gatherings, events and shaded observation of the tot lot areas. Along the
southern axis of the pavilion a large lawn panel is being set aside for organized sports.
This area will also serve as a spectator area should the pavilion host movie nights or live
performances. It is large enough to accommodate one or more tents that may be used
for special events.
The system of pocket parks is intended to offer a variety of recreational opportunities.
Pocket Park #1 is a large, rectangular area taking up most of the property frontage along
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Route 20. It can be used for a variety of sports and an area to walk pets. Pocket Park #2
is designed to host a communal vegetable gardening and even a dwarf fruit tree
orchard. A garden shed to house tools and a small covered shelter to provide shade are
also proposed. Pocket Park #3 is an area adjacent to the main connector road and is a
small eddy off of the road where one can sit and relax on a bench amongst trees, shrubs
and flowers. Pocket Park #4 is across the street from #3 and is proposed to be set up as
a shady retreat within a bosque of trees. Pocket Park #5 is located at the intersection of
the connector road and Avon Street Extended. It is envisioned as a possible location for
a school bus stop. As such it will provide an alcove with landscaping and seating where
children can await the bus and parents can congregate as they wait for kids to be
dropped off.
As the community develops and its demographics evolve the uses within these amenity
areas may also evolve. It is the Applicant's intent that the central park be developed as
described, but that the residents of Spring Hill Village have a say in how the pocket parks
are used or further improved.
9.1 Water & Sewer
Water shall be provided through a connection to the public water system located in or
along Avon Street Extended. Sanitary sewer service will be extended to the subject site
along Route 20 from its current terminus near the Kappa Sigma property. A conceptual
layout of the water and sewer systems is shown on the drawings submitted.
9.2 Stormwater
A preliminary layout of the storm sewerage system and stormwater management
concept is shown on the drawings submitted.
9.3 Dedications
Areas dedicated to the County for public use, other than streets dedicated by recorded
subdivision plat, shall be conveyed to the County only in such manner and form
approved by the County Attorney.
10.1 Pedestrian Orientation
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The subject site lies on the outskirts of the growth area designated as Neighborhood 4. This side
of town has seen a great deal of new development and a number of projects are underway. The
southernmost section of Neighborhood 4 has yet to mature to the point where it is a true
"neighborhood." For that reason, and partially due to the challenging terrain, the community at
large is not currently considered walkable. Noticeable gaps in infrastructure such as sidewalks
are now being filled in by new development, and soon the entire neighborhood will be linked in
such a way that the needs for pedestrian and bicycles will be fully met.
Spring Hill Village is proposing to do its part to fill in the gaps with regard to the pedestrian
issue. Area along the frontage of Avon Street Extended will be set aside for the installation of
such a connection already present in the corridor. The extension of this system will help
integrate Spring Hill Village into the fabric of the evolving neighborhood.
Within Spring Hill Village itself, a simple, intuitive system of sidewalks connects the residential
buildings to one another and directs residents toward the central community space, which
includes a number of recreational and social opportunities. Furthermore, connections between
the residential and possible commercial sections of Spring Hill Village are provided.
10.2 Neighborhood - Friendly Streets and Paths
Spring Hill Village is served by a formal system of public streets which connect all internal
portions of the community together as well as connect Route 20 with Avon Street Extended.
Roadside sidewalks flow throughout the community. On and off - street parking are provided
An intensive street tree program will compliment the project by providing additional ambiance,
welcome shade and serve as a visual foil between the roadways, pedestrians on the sidewalks,
and the buildings.
10.3 Interconnected Streets and Transportation Networks
It was difficult due to the native topography of the site, but the plan calls for providing a
vehicular connection through the property between Avon Street Extended and Route 20.
Opportunities do exist to provide interconnectivity to adjacent parcels. Some of these
properties have been developed and others remain in single - family use. An opportunity to
connect to the property(s) north of Spring Hill Village has been accommodated. The residents
south of the proposed development have expressed a desire not to have such a connection.
10.4 Parks and Open Space as Amenities
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2.83 acres have been set aside for internal community use. It will include improvements
directed toward active, as well as passive recreational use, social gatherings and communal
gardening.
10.5 Neighborhood Centers
The "neighborhood center" for Spring Hill Village will be the park. Businesses that may choose
to locate in Blocks A or B could be of a nature that they too would serve as gathering places
within the community. In a broader context, this precinct is anchored by South Side Shopping
Center located at the intersection of Avon Street Extended and Mill Creek Drive. A large grocery
store and number of convenience - related businesses are located there. A bank, a convenience
store with fuel service, and other commercial ventures compliment the food store and retail
enterprises. A variety public services and facilities have been constructed. Included are a new
high school, a fire /rescue station and a planned branch library. Additional business activity
occurs in the Mill Creek community on the west side of Avon Street Extended. The residents of
Spring Hill Village will find the existing neighborhood center convenient and a place where they
will regularly patronize.
10.6 Buildings and Spaces of Human Scale
Spring Hill Village is intended to be a quality, mixed -use community. Architecture, streetscape,
and amenity spaces have been coordinated to create a comfortable and safe environment for
residents and their guests.
Buildings fronting on Avon Street Extended will have three or more stories to provide an
architectural fagade to the community and to ensure that those traveling on the roadway do
not consistently look down onto rooftops. The middle of the community may have structures of
one or two - stories. Along the Route 20 frontage buildings may again increase in height in
response to their intended use. From within the development buildings will appear to diminish
in size due to the fact that they are terracing down the hillside. Due to the terrain falling
steadily away views of Carter's Mountain will be afforded from almost every vantage point.
10.7 Relegated Parking
Most of the required parking for Spring Hill Village will occur on individual lots or in parking lots
adjacent thereto. The remaining required parking will be provided on the public roadways.
Blocks A, B and C are where most of the relegated parking is currently proposed.
10.8 Mixture of Uses and Use Types
Spring Hill Village is proposed as a NMD with an opportunity for complementary non - residential
uses to develop along the eastern and northern boundaries (Blocks A, B and Q. The property
enjoys ready access to the neighborhood shopping center, schools, public services, and
Interstate 64. It is also an easy commute to downtown Charlottesville. Rather than compete
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with this robust development, Spring Hill Village attempts to provide desirable housing in a
convenient location while also filling a need for a business location on the south side of the City.
10.9 Mixture of Housing Types and Affordability
Spring Hill Village will offer single - family detached and attached home sites. Apartments may be
included in Block B. Fifteen (15) percent of the residences will be designated as "affordable"
according to Albemarle County's definition of affordable rental housing.
10.10 Redevelopment
The property is not being redeveloped.
10.11 Site Planning that Respects Terrain
The terrain of the subject property is challenging. The layout of building blocks, travelways, and
improvements in Spring Hill Village responds to the topography of the site, which will result in a
pleasing and well- organized community. Although considerable grading will take place, the lay
of the land within the project will still reflect the original topography of the site.
10.12 Clear Boundaries with the Rural Areas
To the west and north Spring Hill Village is bordered by commercial and industrial
development. To the east lies Route 20 which represents a clear boundary between the eastern
limits of Neighborhood 4 and the farmland designated as Rural Areas. Immediately south lie
several other single - family homes beyond which the character of the corridor changes over to a
rural setting and this also represents the southern limits of Neighborhood 4.
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