HomeMy WebLinkAboutSP201000044 Legacy Document 2011-11-16 (10)Neighborhood Five
Amended August 1, 2007 (CPA 05 -05 and CPA 05 -09)
Location
Neighborhood Five is bounded on the east by Biscuit Run, on the south by a series of lakes and a
tributary to Biscuit Run, on the west by Route 631, a ridge line and utility easement, the 700 foot
contour, Route 29 and the Interstate 64 interchange and on the north by Moore's Creek.
Existing Land Use (amended 8/1/07)
Residential - Neighborhood Five contains an estimated (1,951) dwelling units and a population
of 4,061 people. Twenty -five percent (485) of the housing units in the Neighborhood are single -
family attached; eight percent (158) of the housing units are either townhouses, single family
attached or duplexes; forty -six percent (902) are multi - family; and twenty -one percent (406) of
the housing units are mobile homes (June 2005). Major residential developments include
Redfields, Southwood Mobile Home Park, Mountainside, Country Greene Apartments, Sherwood
Manor and Commons, and Oak Hill Subdivision.
Commercial and Office - The Albemarle County Office Building, Fifth Street location and
hotel are located along Fifth Street. A mixed use office- residential building and country store are
located along Old Lynchburg Road.
Other Land Uses - The UVA polo grounds, the Covenant School and two churches are
located in the Neighborhood.
Environmental Characteristics
The major portion of the area drains east to Biscuit Run, while smaller drainage basins in the
northern part of the Neighborhood drain directly into Moores Creek. Presently, the majority of the
land area is forested. Steep slopes exist along Interstate 64 and to the west of Route 631 and
Sunset Avenue. Areas of floodplain exist along Biscuit Run and Moore's Creek.
Public Water and Sewer (amended 8/1/07)
Water capacity to most of the Neighborhood was improved with the pending construction of a
new water tank at the southern end of Avon Street and a new tank off of Fifth Street. However,
water lines will need to be extended as development occurs in the southern portion of the
Neighborhood. A major sewer interceptor was extended across Interstate 64 with capacity to
provide service to this Neighborhood. Extension of the Biscuit Run Interceptor with capacity to
serve the entire Biscuit Run Drainage Basin is expected.
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Transportation
Route 631 (Old Lynchburg Road/Fifth Street Extended) is the major road serving the
Neighborhood. The realignment and widening of this roadway in the northern portion of the
Neighborhood from the City limits to Sunset Boulevard has provided for a major development
corridor. The portion of Route 631 (Old Lynchburg Road) south of Sunset Boulevard has a
narrow pavement width and poor horizontal and vertical curves which make access from some
local roads difficult. Walkways exist along one side of the improved portion of Route 631.
Public Facilities
There are no public facilities in this neighborhood, however, nearby facilities like Walnut Creek
Park, Azalea Park (City), and recreation facilities at Cale Elementary School and PVCC
adequately serve this area. Police response times are adequate for the area, but fire, rescue, and
library services fail to meet the standards in the Community Facility Plan and need to be
improved. This need will continue to increase with continued residential development.
Recommendations
• The Regional Service area that is located southwest of the Interstate 64 /Route 29
South interchange is to be accessed from the existing frontage road off of Route 29
South. Steep natural drainage swales are not to be disturbed in the development of
this area.
• An Office Service -Mixed Use land use is recommended for the Granger tract. A
new neighborhood center is anticipated as a component of this mixed -use
development, with small scale mixed -use, transit stops and connection to a new
park and open space system of Moore's Creek and beyond. The level and intensity
of development permitted on this site (total square footage /number of units of
development and the mix of uses) should be limited to that which can be supported
by the planned road network. Any rezoning approval and /or development of the
site should be timed with the construction of recommended/planned or necessary
improvements to the road network which provide an adequate level of service to
support development in this area. Adequate level of service (LOS) is considered D
or better (or the LOS acceptable to VDOT) for network roads in the County and
City, including Fontaine Avenue in the County and City, the Fontaine Avenue/U.S.
29 Bypass interchange, Sunset Avenue, Old Lynchburg Road and Fifth Street. The
intensity of development on -site (massing, scale, form, orientation, and green
design) will be important to addressing neighborhood model design,
environmental, and Entrance Corridor issues. In addition, the following are also
recommended for this site:
- Supporting commercial services of a Neighborhood Service scale should be
provided with the development of this site to provide necessary convenience
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services currently not available and to provide these services within
walking/biking distance of a large population concentration in this area.
Residential use may be a component of the mixed of the uses developed on this
site, but is not a required component of the mix of uses.
-The proposed Sunset Avenue - Fontaine Avenue connector road shall be
accommodated on -site. Provision of the road will be an expectation for any
rezoning request and subsequent development of this site.
-The provision of pedestrian, bike facilities, and transit service and/or transit ready
site design will be an expectation of any development of this site.
-Open space, greenway and park area recommended in the Comprehensive Plan
and the Southern Area B Study should be provided on this site.
- Minimize the visual impacts to the Entrance Corridor through maintenance of
vegetated buffers, and careful site grading, and careful treatment of building
locations, heights, massing and clustering on the site. "Green" building and site
design concepts should be incorporated into the project development.
-Water quality impacts will be an important consideration for any future
development of this site. Measures should be put in place to not only minimize
stream impacts, but also to help improve the current condition of Moore's Creek.
(amended 8/1/07)
• The existing polo club along Route 631 in the central portion of the Neighborhood
that is currently designated Institutional may be developed at a Neighborhood
Density.
• The north side of the 1 -64 /Fifth Street interchange is subject to the Interstate
Interchange Development Policy.
• Access to the community service area located southwest of, and immediately
adjacent to, the I -64 /Fifth Street interchange, should be limited to the existing
crossovers. Pedestrian access should be incorporated into the site design for the
area. Amended 10128198
• Construct a greenway along Biscuit Run and Moore's Creek. This provides an
opportunity for passive recreation in the Urban Area. Develop the greenway to
meet the recreation and conservation needs of the residents in Neighborhoods Five,
as well as the remainder of the County.
• Transportation improvements include:
Consider the recommendations of the Southern Charlottesville
Transportation Study.
MA
- Construct the Fontaine - Sunset Avenue connector road and improve the
existing alignment of Sunset Avenue from the new connector road to its
intersection with Fifth Street. (amended 8/1/07)
Construct a road connecting Avon Street Extended and Fifth Street by
extending Southern Parkway to connect to Fifth Street, providing access to
I -64 and traffic circulation within, and between Neighborhoods 4 and 5.
Consider the recommendations of the Southern Urban Area B Study for
possible alignment alternatives for the Parkway and/or other neighborhood
street interconnections to the Parkway to create a more integrated street
network in the Neighborhood 5. (amended 8/1/07)
Consider a possible extension of a multi -modal connection of Stadium
Road to the Fontaine Avenue in the area of the Fontaine Research. Study
various methods of providing a multi -modal connection, including the
provision of various combinations of pedestrian, bicycle, transit, and/or
vehicle access and the impacts of this connection on the neighborhood and
road network. (amended 8/1/07)
Alignment improvements of Old Lynchburg Road from Sunset Avenue to
the southern portion of the Neighborhood. Construct bicycle facilities and
walkways in conjunction with this upgrade.
Consider the following improvements for the Interstate 64 and Fifth Street
interchange: 1) installation and coordination of new traffic signals at the
interchange; 2) widening of both off ramps to two lanes; 3) adding a third
lane south bound on Fifth Street; 4) and adding separate right turn lanes
north bound and south bound beginning at the ramps.
Evaluate the need for transit service to the Neighborhood as the area
continues to develop. Consider the transit, bicycle and pedestrian
recommendations of the Southern Urban Area B Study (found under
separate cover). (amended 8/1/07)
Provide service to the Fifth Street corridor including the County Office
Building, Fifth Street location. (amended 8/1/07)
Utility Improvements include:
Provide additional water storage in the southern portion of the
Neighborhood to support demand and ensure adequate fire flow.
Extend the Biscuit Run Interceptor to provide capacity for the entire
drainage basin.
Public Facility Improvements include:
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Locate a joint fire /rescue station in or near Neighborhood Five to reduce
response times and increase fire fighting and rescue capabilities.
Locate a library branch in or near Neighborhood Five.
Continue to evaluate the Old Lynchburg Road system storm sewer for
repair needs.
Consider recommendations of the City /County/University Planning and
Coordination Council's Southern Urban Area B Study. (amended 8/1/07)
Maintain or establish a buffer along Interstate 64 and the Route 250 Bypass to
protect the visual quality and character of the area as seen from the roadway.
Development plans along Route 29 South, Interstate 64 and Fifth Street/Route 631
are to be sensitive to their status as Entrance Corridor Roadways.
Me
Southpointe Commercial Area
Amendment to Neighborhood Five Profile Recommendations (pp. 63 -65)
Adopted, 10128198 (CPA 1997 -02)
Location
[NOTE: new text in addition to text° found on pp. (64 -66 ).7
The Community Service area located southwest of, and immediately adjacent to, the 1- 64/Fifth
Street interchange is intended to serve as a commercial /office services center for Neighborhoods
Four and Five and other residential development located south of 1 -64. This area is larger than
what is normally associated with Community Service areas. Therefore, the square footage limits
outlined in the Land Use Plan is not necessarily a maximum limit. Expectations for development
of this area include development under a master plan emphasizing:
a village center character, design theme and scale which blend with nearby
residential development; construction materials appropriate for a village center
type commercial district (no metal buildings); a community center function for the
Neighborhood;
- mixed use allowing some residential occupancy or conversion thereto;
- pedestrian and bicycle access to and throughout the site;
- areas of open space /recreation for shoppers and Neighborhood residents;
- maintenance of a vegetative buffer along Fifth Street and 1 -64;
- internalized parking to the greatest extent possible; use of trees and other
landscaping material to minimize visual impact of parking areas (parking orchard
concept);
A compatible Regional Services use for the Community Service area can include hotels and/or
motels, provided they have an internal site and building orientation (as opposed to a "motor
court" design), incorporate uses which support the Neighborhood (meeting facilities, restaurants,
recreational facilities, etc.), are compatible in scale to the height of the largest buildings within the
shopping center to the south, and are designed to visually connect and blend with the shopping
center located on the same Community Service site. Service stations are not considered to be a
compatible Regional Service use.
Transportation improvements include:
Roadway interconnection of Avon Street Extended and Fifth Street (the "Southern Connector "),
which would provide access to Interstate 64 and traffic circulation within Neighborhoods Four
and Five. This improvement is needed if the community service area at 1 -64 /Fifth Street is to be
accessible to residents south of 1 -64 and serve as a commercial /office service center.
When development of the Community Service area at 1- 64/Fifth Street occurs, the
following improvements should be constructed:
signalize the Fifth Street /Old Lynchburg Road intersection;
signalize the Fifth Street /Stagecoach Road intersection, which will
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be the location of a major point of access to this site;
continuous right turn lane from Fifth Street to entrance to site from
Old Lynchburg Road;
Approval of further development along Fifth Street may depend upon the
following improvements to the 1- 64/Fifth Street interchange are funded and
construction is scheduled:
signalize of the interchange ramp intersections;
double - laning of the interchange ramps;
possible dual left turn lanes on Fifth Street for interchange ramps.
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