HomeMy WebLinkAboutZMA201000013 Proffers Zoning Map Amendment 2010-11-170
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Original Proffer:
Amended Proffer: X
PROFFER FORM
Date: November 4, 2010
ZMA #: ZMA 2010 -006, Hollymead Town Center Area A -2
Tax Map Parcel Numbers: 32 -45 and 32 -50
44.5 Acres to be rezoned from RA to NMD
In conjunction with the Application Plan entitled "ZMA Application Plan for NMD Portion of
Hollymead Town Center A -2," dated March 13, 2006, revised August 31, 2007 (the
"Application Plan" and the Amendment to the Application Plan entitled, "Amendment to the
General Development Plan for ZMA 2007 - 001," dated November 1, 2010 (the "Amended
Application Plan for Blocks B1, B2 and 134 ") and Hollymead Town Center Area A -2 ZMA
2010 -006 Rezoning Application and the revised Code of Development approved in
conjunction with ZMA 2010 -006.
Tax Map Parcel Numbers: 32 -45 and 32 -50, comprising 44.5 acres and also identified as
Hollymead Town Center Area A -2, are subject to rezoning application ZMA 2010 -006 and to
this Proffer Statement (the "Property"). The Property is described with more particularity on
the Application Plan, which applies to all portions of the Property except for Blocks B1, B2
and B4, and the Amended Application Plan for Blocks B1, B2 and B4. The Application Plan
and the Amended Application Plan for Blocks B1, B2 and B4 are attached hereto as Exhibits
A and B, respectively.
The Owner of the Property is Route 29 LLC, a Virginia limited liability company (the
"Owner ").
The Owner hereby voluntarily proffers that if the Albemarle County Board of Supervisors
acts to rezone the Property to Neighborhood Model District (NMD) as requested, the Owner
shall develop the Property in accord with the following proffers pursuant to Section 15.2-
2303 of the Code of Virginia, 1950, as amended, and pursuant to Section 33.3 of the
Albemarle County Zoning Ordinance. These conditions are voluntarily proffered as part of
the requested rezoning, and the Owner acknowledges that the conditions are reasonable.
These proffers supersede the proffers accepted in conjunction with ZMA 2007 -001. If
rezoning application ZMA 2010 -006 is denied, these proffers shall immediately be null and
void and of no further force and effect, and the proffers accepted in conjunction with ZMA
2001-001, as wet', as the Application Plan and the Code of Development approved in
conjunction with ZMA 2007 -001, shall continue to apply to Hollymead Town Center Area
A -2.
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1. Affordable Housing. The Owner shall provide affordable housing equal to twenty
percent (20 %) of the total residential units constructed on the Property, in the form of for -sale
condominiums and townhouses, and for -rent condominiums, townhouses, apartments and
accessory units. At least 40% of the affordable units will be in the form of for sale
condominiums and townhouses. Each subdivision plat and site plan for land within the Property
shall designate the lots or units, as applicable, that will, subject to the terms and conditions of
this proffer, incorporate affordable units as described herein, and the aggregate number of
such lots or units designated for affordable units within each subdivision plat and site plan
shall constitute a minimum of twenty percent (20 %) of the lots in such subdivision plat or site
plan.
The Owner may "carry- over" or "bank" credits for affordable units in the event an
individual subdivision plat or site plan designates affordable units that in the aggregate exceed
the twenty percent (20 %) minimum for such subdivision plat or site plan, and such additional
affordable units may be allocated toward the twenty percent (20 %) minimum on any future
subdivision plat or site plan, provided however, that the maximum number of affordable units
that may be carried over or banked shall not exceed twenty percent (20 %) of the total units on
any subdivision plat or site plan. The Owner shall convey the responsibility of initially
constructing the affordable units to the subsequent owners of lots within the Property. With the
written approval of the County's Subdivision Agent, the Owner or its successors may revise
which lots and unit -types are designated on the subdivision plat or site plan that will contain
affordable units as provided under this proffer; provided that the number of the lots so
designated shall not be reduced. The actual owner at the proposed time of construction shall
offer units affordable to households with incomes less than eighty percent (80 %) of the area
median income such that housing costs consisting of principal, interest, real estate taxes and
homeowners insurance (PITI) do not exceed thirty percent (30 %) of the gross household
income.
A. For -Sale Affordable Units. Affordable units shall be affordable to households
with incomes less than eighty percent (80 %) of the area median family income (the
"Affordable Unit Qualifying Income "), such that the housing costs consisting of principal,
interest, real estate taxes, and homeowner's insurance (PITI) do not exceed thirty percent
(30 %) of the Affordable Unit Qualifying Income, provided, however, that in no event shall
the selling price of such affordable units be required to be less than the greater of One Hundred
Ninety Thousand Four Hundred Dollars ($190,400) or sixty -five percent (65 %) of the
applicable Virginia Housing Development Authority (VHDA) maximum mortgage for first -
time home buyers at the beginning of the 90 -day identification and qualification period
referenced below. The Owner or its successors in interest may at its option provide down
payment assistance or soft seconds (silent second mortgages) to reduce the costs to the
homebuyer, so that the resultant first mortgage and housing costs remain at, or below, til-1-
parameters described above. All financial programs or instruments described above must be
acceptable to the primary mortgage lender. Any soft second (silent second mortgage)
executed as part of the affordable housing proffer shall be donated to the County of
Albemarle (the "County ") or its designee to be used to address affordable housing. Each
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dwelling unit qualifying under these parameters counts as one (1) affordable unit.
B. For -Rent Affordable Units.
(1). Rental Rates. The initial net rent for each for -rent affordable unit shall
not exceed the then - current and applicable maximum net rent rate as published by the County
Housing Office. In each subsequent calendar year, the monthly net rent for each for -rent
affordable unit may be increased up to three percent (3 %). For purposes of this proffer
statement, the term "net rent" means that the rent does not include tenant -paid utilities. The
requirement that the rents for such for -rent affordable units may not exceed the maximum
rents established in this Proffer 1B 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 unit, or
until the units are sold as low or moderate cost units qualifying as such under either the
Virginia Housing Development Authority, Farmers Home Administration, or Housing and
Urban Development, Section 8, whichever comes first (the "Affordable Term ").
(2). Conveyance of Interest. All deeds conveying any interest in the for -rent
affordable units during the Affordable Term shall contain language reciting that such unit is
subject to the terms of this Proffer 2. In addition, all contracts pertaining to a conveyance of
any for -rent affordable unit, or any part thereof, during the Affordable Term shall contain a
complete and full disclosure of the restrictions and controls established by this Proffer IB. At
least thirty (30) days prior to the conveyance of any interest (other than for the securing of a
mortgage or deed of trust) in any for -rent affordable unit during the Affordable Term, the then -
current owner shall notify the County in writing of the conveyance and provide the name,
address and telephone number of the potential grantee, and state that the requirements of this
Proffer 1B(2) have been satisfied.
(3). Reporting Rental Rates. During the Affordable Term, within thirty (30)
days of each rental or lease term for each for -rent affordable unit, the then- current owner shall
provide to the Albemarle County Housing Office 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 then - current owner shall provide to
the County, if requested, any reports, copies of rental or lease agreements, or other data
pertaining to rental rates as the County may reasonably require.
2. Road Improvements. Within one (1) year after approval of ZMA 2007 -001, the
following streets shall be completed:
A. Meeting Street from the intersection of Town Center Drive to the northern
boundary of Area A. Meeting Street will have two northbound and two southbound
tralvel lanes, one northbound and one southbound bicycle lane Initially, one lane in each
direction may be utilized as on -street parking
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B. Town Center Drive (Previously Access Road A) from the Eastern edge of the
NMD zoning boundary at the intersection of Meeting Street to its intersection with
State Route 606, also known as Dickerson Road. This section of Town Center Drive
shall be constructed to accommodate two travel lanes, with a cross section approved by
the county and VDOT in a minimum 60 -foot wide right -of -way.
For purposes of this Proffer 2, construction of each street shall be deemed complete
when it is ready to be recommended by the Albemarle County Board of Supervisors for
acceptance into the state - maintained system, and the Owner has obtained from the County
Engineer a written determination that the street is safe and convenient for traffic.
The road improvements listed herein shall be constructed in accordance with the NMD
Code of Development as approved as part of ZMA 2010 -006 (which with respect to the road
improvements are the same as those contained in the Code of Development approved in
conjunction with ZMA 2007 -001), and with road plans submitted by the Owner and approved
by the Virginia Department of Transportation ( "VDOT ").
3. Public Transit Stop Construction. The Owner shall construct two public transit stops
within Hollymead Town Center Area A -2. The location of the public transit stops shall be
identified on the Application Plan and retained in the County files. The locations shall be
approved by the Director of Planning prior to approval of the first subdivision plat or site plan
for Hollymead Town Center Area A -2. Construction of the public transit stops shall occur in
conjunction with improvements for the subdivision plat or site plan or the public street plans
which include the area for the transit stops. The design of each public transit stop shall be
subject to approval by VDOT and the County Engineer, and shall include no less than 200
square feet of paved surface and two benches.,
4. Cash Proffer. Beginning with the 151st Market Rate unit, the Owner shall contribute
cash on a per dwelling unit basis for the purposes of funding Berkmar Drive Extended, other
County infrastructure, transportation, public safety, school, parks and library improvements.
The cash contributions shall be: $12,400 cash for each attached/townhouse /condominium
dwelling unit, other than an affordable dwelling unit ( "Market Rate Unit "), and $11,900 cash
for each multifamily /apartment dwelling unit other than an affordable dwelling unit ( "Market
Rate Unit "). Such cash contribution shall be paid at the time of the issuance of the building
permit for each new unit, unless the timing of the payment is otherwise specified by state
law.
Beginning January 1, 2008, the amount of each cash contribution required herein shall
be adjusted annually until paid, to reflect any increase or decrease for the preceding calendar
year in 'Ll-le 0
Category C: Masonry Bearing Walls issued by Marshall Valuation Service (a/lc /a Marshall
and Swift) (the "Index ") or the most applicable Marshall & Swift index determined by the
County if Marshall & Swift cease publication of the Index identified herein. In no event shall
any cash contribution amount be adjusted to a sum less than the amount initially established
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by these proffers. The annual adjustment shall be made by multiplying the proffered cash
contribution amount for the preceding year by a fraction, the numerator of which shall be the
Index as of December 1 in the calendar year most recently ended, and the denominator of
which shall be the Index as of December 1 in the year preceding the calendar year most
recently ended. For each cash contribution that is being paid in increments, the unpaid
incremental payments shall be correspondingly adjusted each year.
5. Greenway. The Owner shall dedicate in fee simple a minimum 7.6 acre "greenway"
to Albemarle County for public use. The dedication is identified on the Application Plan as
"Greenway Area dedication to Albemarle County," and shall include a strip of land that runs
along Powell Creek with a minimum width of 50 feet on the each side of Powell Creek,
subject to the limitations of the Property boundary. The dedicated area will also include all
flood plain area along Powell Creek within the Property boundary. The Owner shall complete
the improvements shown on the Application Plan and shall dedicate the Powell Creek
Greenway to the County at the time of the first site plan or subdivision plat approval. After it
is dedicated to public use, the Greenway Area shall continue to be included in the total area
of open space and amenities within the Property. If the Greenway is not dedicated by
subdivision plat, the Owner shall be responsible for the cost of a survey and preparing the
deed to convey the Greenway to the County.
6. Pocket Park. In conjunction with the subdivision plat or site plan that includes the
land described in this Proffer 6, the Owner shall establish an approximately 4,500 square
foot pocket park (the "Pocket Park ") located on the northern edge of Block B 1 fronting Town
Center Drive as shown on the Amended Application Plan for Blocks B1, B2 and B4, and shall
include all such improvements, landscaping and other features identified in the Code of
Development. The Pocket Park shall be included in the total area of open space and amenities
within the Property. The subdivision plat or site plan shall include a note stating that the
Pocket Park is reserved for future dedication to the County of Albemarle and, upon the
request of the County, the Owner shall dedicate in fee simple the Pocket Park to the County.
If the Pocket Park is not dedicated by subdivision plat, the Owner shall pay the costs of
surveying the Pocket Park, preparing one or more plats thereof and preparing and recording
one or more deeds of dedication.
7. Recycling Center or Other Community Facility. Upon the request of the County, the
Owner shall dedicate in fee simple a two (2) acre parcel of land for use by the County or its
designee as a Recycling Center, or other community facility identified in the CIP, to be located
in an area most appropriate for such use as agreed by the County and the Owner. If the land for
the Recycling Center or Community Facility is not dedicated by subdivision plat, the Owner
shall pay the costs of surveying the land, preparing one or more plats thereof and preparing and
recording one or more deeds of dedication.
Unit, 8. Recreational acilities. The Owner shall contribute $500.00 cash per residential
to be paid at the time of issuance of each building permit unless the timing of the payment is
otherwise specified by state law, for the purpose of funding the expansion or new
development of regional outdoor recreational facilities as determined by the County Parks
and Recreation Department.
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9. Critical Slopes, Erosion and Sediment Control and Stormwater Management.
A. Critical Slopes. The Owner shall apply for critical slope waivers for any roads
located in critical slopes governed by § 18 -4.2 et seq. of the Albemarle County
Code.
B. Erosion and Sediment Control. The Owner shall, to the maximum extent
practicable as determined by the County's Program Authority, provide additional
erosion and sediment controls to achieve a sediment removal rate of eighty
percent (80 %) for the Property. (As a reference, current regulatory structural
measures achieve a 60% optimal removal rate.)
C. Revegetation. Within nine (9) months after the start of grading under any
erosion and sediment control permit, permanent vegetation shall be installed on
all the denuded areas, except for areas the Program Authority determines are
otherwise permanently stabilized or are under construction with an approved
building permit. A three (3) month extension for the installation of permanent
vegetation may be granted by the Program Authority due to special
circumstances including but not limited to weather conditions.
D. Stormwater. The Owner shall, to the maximum extent practicable as determined
by the County's Program Authority, provide additional stormwater management
to achieve a removal rate 20% better than would otherwise be required by the
Water Protection Ordinance (Albemarle County Code § 17 -100 et seq.) up to a
maximum of an eighty percent (80 %) removal rate for each phase.
10. LEED Standards for Core and Shell Development. The Owner shall cause the
commercial and mixed -use buildings in the Project to be designed and constructed to meet
minimum standards for certification (twenty -three (23) credit points) under LEED Green
Building Rating System for Core and Shell Development as set forth in the U.S. Green
Building Rating System, Version 2.0, July 2006. Prior to the issuance of a building permit
the Owner shall submit a certification from the LEED certified architect to the Director of
Community Development that the building plan meets LEED standards. Before the Owner
requests that a certificate of occupancy for any building for which a licensed architect rendered
such a certificate, the Owner shall submit to the County's Director of Community
Development a written statement from the architect that the building was built to the plans on
which the certificate was based.
11. Phasing Plan. Prior to building permits that would authorize up to 75,000 square feet of
commercial /office, building permits shall have been issued for at least 30 residential units.
Prior to building permits that would authorize up to 200,000 sq ft of commercial/office, building
permits shall have been issued fbr at least 100 residential units (total). Mar to building permits
that would authorize more than 200,000 sq ft of commercial /office, building permits shall have
been issued for at least 600 residential units.
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12. Willow Glen Connection. Upon the request of the County, the Owners shall dedicate for
public use a public right -of -way determined to be appropriate by VDOT and the County
Engineer, extending from Town Center Drive to the Property's boundary with the proposed
Willow Glen development, as shown on the Application Plan and within Block C6 as shown on
the Block Plan (the "Willow Glen Connection "). Upon the request of the County, the Owner
shall grant all necessary drainage easements required for the Willow Glen Connection and all
temporary construction easements to appropriate parties, including the developer of the proposed
Willow Glen development, to allow the construction of the Willow Glen Connection. Approval
of the County Engineer and the Owner for the location of the connection to Willow Glen may be
shifted from the area shown in the Application Plan to a more suitable location to both the
Owner and the County which still provides access from Willow Glen to Town Center Drive.
13. Community Development Authority. Upon the request of the County, Owner shall
petition for and consent to a Community Development Authority ( "CDA ") established pursuant
to Section 15.2 -5152, et seq. of the Code of Virginia ( "Code ") to be created, excluding
residential property within the Property, for the purpose of financing, funding, planning,
establishing, constructing, reconstructing, enlarging, extending, or maintaining (except to the
extent VDOT maintains any public improvements) Route 29, and roads and other improvements
associated therewith.
WITNESS the following signature:
ROUTE 29 LLC,
a Virginia limited liability company
P. O. Box 5548
Charlottesville, VA 22905
By:
[add signature on the line above and type name and insert title — either Manager or Member — on
this line]
COMMONWEALTH OF VIRGIN ,
CITY /COUNTY OF R 1� , to -wit:
The foregoing � instn anent was acknowledged before me this '� day of November,
�
2010, by \j6 �� .l ®A, Operating Manager of Route 29 LLC, a Virginia limited
liability company.
My Commission expires: He a�A 3 U ZO
Notary registration number:
Notary
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