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ZMA200200004 Code of Development 2006-08-02
• •e TNII ezl kk �"- - f► +`# yr ■ c Itill"ll TABLE OF CONTENTS Introduction 2 Purpose and Intent 2 Existing Conditions 2 Cascadia's context within Pantops 2 The Vision for Cascadia 2 Structure of this Document 4 Land Use S Description of Land Use by Block: 5 Land Uses Permitted/ Prohibited by Block 9 Block Areas and Use Density 12 Required Green Space, Civic and Amenity Areas by Block 13 Storm Water Management 14 Built Form Standards 16 Lot and Building Height Regulations 16 Architectural Standards 17 Landscape Standards 18 Streetscape Standards 19 Street Design Standards 19 Sidewalk and Trail Standards 19 Parking Standards 20 Loading Standards 20 Grading and Other Design Standards 24 Grading 24 Street Lighting 24 Signage 24 Buffers and Screening Areas 25 Fences and Walls 25 July 12, 2006 LIST OF EXHIBITS Existing Conditions/ Boundary Survey 3 General Development Plan 6 Illustrative Development Plan 7 Town District Perspective 8 Green space, Civic, and Amenity Plan with Conservation and Preservation Areas 15 Commercial, Mixed -Use, and Multifamily Area Streetscape Cross Sections 22 Typical Mid -Block Street Sections 23 Conceptual Grading Plan 26 Conceptual Site Section 27 Conceptual Site Section 28 CASCADIA -- CODE OF DEVELOPMENT Purpose and Intent (Per §20A.3) Pursuant to the Neighborhood Model District's requirements under Sections 20.A.4 and 20.A.5 of the Zoning Ordinance of Albemarle County, this document constitutes Cascadia's General Development Plan and Code of Development. All other requirements of the Section 20.A.3 are addressed in accompanying documents. Existing Conditions The 60.8 acre Cascadia Site is located in the Development Area just northeast of the Frost Montessori School on Route 20 in the Pantops Neighborhood. Four parcels constitute the project (Tax Map Parcel 62-25; Tax Map 78 Parcels 59 and 59A; and Tax Map Parcel 78E -H1). These parcels contain a brick rancher and a barn with woods and old fields (See the Existing Conditions Exhibit — Exhibit #1). Finally, while eligible for public water and sewer, these properties have not yet been designated as part of the Albemarle County Service Authority's Service Area. An application to amend the Jurisdictional Area was submitted and approved with the ZMA. The existing topography presents a design challenge. Starting at 350 feet in elevation, the site quickly rises from the Rivanna floodplain to a ridgeline (560 feet elevation) that extends out of the Fontana Subdivision. Behind this ridge, the site quickly drops 50 to 75 feet down to an un- named tributary that has been identified by the County's Stream Assessment Survey as an environmental resource. There are significant bands of Critical Slopes (slopes in excess of 25%) along this stream and along portions of the site's boundary with Fontana. The County's Open Space and Critical Resources Plan identifies the wooded areas along these critical slopes as important. Cascadia's plan works to protect these resources through the creation of Preservation or Conservation Areas and restricting development in these sensitive areas. Cascadia's context within Pantops The County's Comprehensive Plan calls for Neighborhood Density (3 to 6 dwelling units per acre) for this property. Currently, Tax Map 78E Parcel Hl (5.06 acres) is zoned R6 and the remaining 55.71 acres of the property is zoned RA (Rural Area). The Cascadia project proposes an NMD (Neighborhood Model District) with 4.1 to 5.4 dwelling units per acre and a maximum of 20,000 square feet of non-residential uses. INTRODUCTION -2- The Cascadia property is bordered to the west by Route 20 and the 110 -acre Darden Towe Park. The property is bordered to the south by the 144 -unit Wilton Farms apartment complex, the 170 single family lot Fontana subdivision, and the 406 -unit Avemore townhouse/ apartment complex with its 20,000 square feet of non-residential uses. To the east, the Virginia Land Company is proposing the Lakeridge and Ashcroft West subdivisions with approximately 130 single family houses. Finally, to the north, the property is bordered by the Broadus Baptist Church and 40 single family lots in the Franklin Subdivision which constitutes the remainder of the Development Area and the beginning of the Rural Area. The Vision for Cascadia (Per §20A.3.a and §20A.8) In an effort to work with the existing terrain and to be sensitive to surrounding view sheds, Cascadia's plan decreases its density and intensity as it steps up three terraced areas. This transition starts in the Town District. This district is comprised of an urban, mixed use core on the bottom terrace and relatively high density residential areas on the middle terrace. This core has a mixture of residential and non-residential uses and it will compliment the existing neighborhood -scale center which is developing around the recently signalized Route 20/ Fontana Drive intersection. The middle terrace provides a variety of townhouses, duplexes, and single family homes which are situated around pocket parks and a community center. The Hill District, the third terrace, comprises the upper reaches of the site. Its layout and design uses the size of the residential dwellings and parks to soften the visual impacts of the development on the surrounding areas, especially Darden Towe Park. Cascadia will use narrower, tree -lined streets, a range of housing styles, and shallow front yards to create an inviting urban atmosphere and an appropriate sense of space. Multiple road and sidewalk linkages will interconnect internal uses as well as the surrounding Development Area neighborhoods. Future residents will have multiple connections to the Fontana Drive neighborhood center, the community -scale Giant Shopping Center on Route 250, and to the frontage with Route 20 and Darden Towe beyond. EXISTING FRANKLIN ZONED: RA. CEI 26A 12a 12'E 548'51'12 E HISTORICAL PROPERTY 99.73 „E DHR ID# 002-0037 USE RESID 0.67 5RM16�54(PI°t� // TaPo62 C0R°n 241 CE y SHORT L INE DATA 674 P' 6.0 4'3012 Do- 52, G 1 A �9.g1' 18'52:48"E 61'Og'40"W 2 PP�3P77tP52 I„txks j p ZpNESIpENT1AL ,- : '; :_'. 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Cascadia TSFONTANNA SUBDI`�``"�`��~am'- ZO 1} V1SIp, _� �• o 127 �' P AND LOT HA``cg ZONED: 18pg PP• 47 _S 131 "TyExisting Conditions =113.11' E;: i4 ; /:,' t Y ri_;' �y '' -, �axl,;';;'/' NED. R4 USE. RES1O477 ao ro o aQ ® Boundary Survey ENTIAL ,. � � � � U 0-: °'v'�� Exhibit 01 1 I 1 1 1 f 1 CASCADIA -- CODE OF DEVELOPMENT Structure of this Document This document is comprised of both narrative and graphic information pursuant to the information required under Sections 20.A.4 and 20.A.5. The narrative portions of this document are broken into four major categories. The first regulates the location, density and intensity of land uses within Cascadia. The second regulates the form of these uses. The third section regulates the project's streetscape (i.e., typical street and sidewalk cross sections) and parking. The fourth regulates items that do not fit neatly into the above a categories. In support of this narrative section, the Code of Development contains graphical exhibits prepared by Cline Design and dated July 12, 2006. Per Section 20.A.4, only the following documents constitute Cascadia's General Development Plan: 1. General Development Plan (Exhibit #2) 2. Green space, Civic, and Amenity Plan with Conservation and Preservation Areas (Exhibit #5) 3. Conceptual Grading Plan (Exhibit #8) At the site plan or subdivision stage, the following items depicted on the three exhibits listed above shall be located generally as shown on the General Development Plan; however, the exact locations, boundaries, and/ or shapes of these items may be adjusted per the regulations established within the County Ordinance and this Code of Development. • Block location, size, and shape; • Road, intersection, and sidewalk alignments; • Green space and Amenity areas; and, • Preservation areas. M At the site plan or subdivision stage, the following items depicted the three exhibits listed above should be located generally as shown on the General Development Plan; however these items may be relocated or altered at the discretion of the Developer within the context of this Code's regulations or other County or Governmental Agency regulations: • Lot locations and boundaries; • Building footprints; • Parking Areas; • Landscaping (except as general construed as major elements in the narrative section pertaining to Amenity, Green Space, or specifically identified landscape areas); • Grading; • Class A and Class B trail alignments; • Stormwater management structures; and • Utilities This Code of Development package includes an Illustrative Plan (Exhibit #3), Town District Perspective (Exhibit #4), Commercial, Mixed -Use, and Multifamily Area Streetscape Cross Sections (Exhibits #6), Typical Mid -Block Street Sections (Exhibits #7), Conceptual Site Sections (Exhibits #9 & 10), and other exhibits. The purpose of these exhibits is to indicate how the project's scale, massing, pedestrian orientation and landscape treatment may be achieved at the site plan or subdivision stage. Furthermore, these exhibits can be used by the Director of Planning as a tool to determine a site plan's or subdivision plat's relative conformity with the Application/ General Development Plan. However, these exhibits do not represent the specific form of the final product nor do they describe final design requirements. it 14' I 1 1 CASCADIA -- CODE OF DEVELOPMENT As stated in the introduction, Cascadia will provide a coherent transition between the adjacent Rural Area to the north, the future urban residential areas to the east, the developing neighborhood -scale mixed-use center to the south, and Darden Towe Park to the west. To achieve this transition, 7 distinct areas are established as development blocks (Blocks) within the Cascadia Code. The site's existing topography and the nature of future development (residential verses mixed use areas) served as the basis in determining the breaks between the individual blocks. The General Development Plan (Exhibit 2) delineates the block's location and shape and Table B establishes their size. Description of Land Use by Block: This section identifies the most important features and structures within each block. The features in this section must be provided to meet the requirements of the Code. Block 1 Block I is central focal point for Cascadia's Town District. This part of the community will provide a critical mass of residential, non-residential, and other uses. The residential component of the Town District will include a variety of products such as condominiums, manor homes and/ or townhouses that will be oriented towards an urban streetscape. The mixed use buildings in the Town District will primarily front onto Cascadia Drive and Delphi Lane and will provide an attractive interface with the Entry Park. Streets in the mixed use area will create an attractive pedestrian environment using the Commercial, Mixed -Use, and Multifamily Area Streetscape Standards established in this Code. These standards require fixtures, such as street trees, sidewalks, patio seating, benches, bike racks, street lighting, etc, that will create this attractive pedestrian environment. The pedestrian orientation of this block will be reinforced by providing parallel or diagonal on -street parking with the remainder of the parking facilities being relegated or located in structures. The Town District will have strong pedestrian connections to the rest of the community. The project's orientation along a central axis will create a signature viewshed when Block 1 is viewed from the project's entrance along Route 20 (See Exhibit #4). The rural character along Route 20 will be maintained with open space in the form the Entry Park and associated water quality ponds and landscape treatments. LAND USE -5- Block 2 Block 2 will be located to the above of the Block 1. Townhouses and/ or single family detached units in this area will take advantage of the grade by "stepping up the hill" — either in the form of tuck under parking or walk out lower levels. Other townhouses and multifamily buildings will flank the Village Green. A second pocket park (the Knoll Park) will be provided in this block. Block 3 Block 3 will have housing in the form of multifamily structures over parking and/ or "park under or park behind" townhouse units. On -street parallel parking and streetscape amenities will be carried through this block and a large open space buffer will be maintained between developed areas and the adjacent Fontana subdivision. Block 4 Block 4 will have the Community Center, which will contain amenities for the entire community. Centrally located, it will be interconnected to the other portions of the community through an extensive system of sidewalks and trails. Block 5 Block 5 includes a grouping single family lots or townhouses surrounding one of the Hill District Parks (the Oval Park). Block 6 In Block 6, larger single- family lots line the main road, which continues up the hill wrapping around the contours of the site. Careful siting of homes and the use of walk -out basements will be necessary to minimize the use of 3:1 slopes in Conservation Areas adjacent to these lots. Block 7 Block 7 includes a series of townhouses fronting a geometric grid of streets that relate both horizontally and vertically to the contours of the site. This block will also contain a series of single family homes. This block will also contain the other Hill District Park (Summit Park). Finally, a slope revegetation/ conservation area will create a buffer zone with the adjacent Fontana subdivision. . . . . . . . . . . . . . . . . . .......... . . ... ................. -- - ------------------------ ................. ----- .. . ................ ....................... ......... ................... ............... ......... - --------------- �5 --------------------------- ----------------------- ........................... :-,- 1.%1.1.1.1 . ...... - - ----- SPACE/ ------------------------- -------------------------------------------- AAGUATMARRA ...... .... ------------ - ------------------------- --------- ------------- BLOCK 6 4 RESERVED �OR--Pq"BUC'R1GHT OF WAY SUBJECT TO ---------- BROADVS BAPTIST Qff U8,CUXXERqSWfG A FIRST ArGHTOORKi!jrALAsDuscxmEajNp*oFFERs. A FLOOD LM (ELffVAnON3V). ....... ..... ...... I I SPACE MtkmvSP4 V 'r -r 17-1 f AREA ....... A 1 Li LA -1- -LLi 40 N E .14H �_j XLumukur FAIR( PARK PAW F-F1Tr1T11-1 HIS AREA A4 4L L LL G CLASS A TRA;L/--r s Up I I r F 41F rA. e /- i JJ STORM WATER v CONCIOT&IL'I A' \t MANAGEMENT POIND PARK lo, L i Aj AREA ,will If ji PAM, i1 z,;/, Z7,7j77 GREEK 7��'777 ItAkilia',Air SPACE wi 10 tt WHOM CDT/ L. ....... BLOCS ........... ........ _ ell� SECOPMARYACCESS J r UNNAMED TRIBUTARY PRESE VATIONAMU(TYP) ZlVTERC0NNECTf0NAND RMBRGENCYACCHSS. RBM1qMDFOR PVTETRE DEDICA370N VFON DEMAND BY THE C0UArZTPOR A LEGEND PROPERTYM" J10ADDMGNATY0N ffn T �Fm 9 ALLEYDROGNA770M IRS$. ." BLOCZBOUNDARIES p1tRlrDofj1"ILlRIES SCHUHAITC SANITARY SEWER LEVES LI 30JEMATIC WATER AJAW LAMM RIGHT OFWAY Ca s ca dia AHmmsik C—aty, Viqonis General Development Plan �,.�.r.raa.�.a��...aj D.I. j.1y 14mD E I G N Exhibit 02 CONCEPTUAL STORM WATER MANAGEMISNT PO]YD8 VIER A TRAM MAUVFROJECTEN'TRY-4, 1 SPACE MtkmvSP4 V 'r -r 17-1 f AREA ....... A 1 Li LA -1- -LLi 40 N E .14H �_j XLumukur FAIR( PARK PAW F-F1Tr1T11-1 HIS AREA A4 4L L LL G CLASS A TRA;L/--r s Up I I r F 41F rA. e /- i JJ STORM WATER v CONCIOT&IL'I A' \t MANAGEMENT POIND PARK lo, L i Aj AREA ,will If ji PAM, i1 z,;/, Z7,7j77 GREEK 7��'777 ItAkilia',Air SPACE wi 10 tt WHOM CDT/ L. ....... BLOCS ........... ........ _ ell� SECOPMARYACCESS J r UNNAMED TRIBUTARY PRESE VATIONAMU(TYP) ZlVTERC0NNECTf0NAND RMBRGENCYACCHSS. RBM1qMDFOR PVTETRE DEDICA370N VFON DEMAND BY THE C0UArZTPOR A LEGEND PROPERTYM" J10ADDMGNATY0N ffn T �Fm 9 ALLEYDROGNA770M IRS$. ." BLOCZBOUNDARIES p1tRlrDofj1"ILlRIES SCHUHAITC SANITARY SEWER LEVES LI 30JEMATIC WATER AJAW LAMM RIGHT OFWAY Ca s ca dia AHmmsik C—aty, Viqonis General Development Plan �,.�.r.raa.�.a��...aj D.I. j.1y 14mD E I G N Exhibit 02 �r r ''�; • " :Y _ _ ! - l• :i. - - - -- —=`'-�:_---- r.. _ .... .. . e i - 3 ...il - -t- -= - PAPI:BTMB3It?RTAL - � exr�c�r - - f` t I' L. f ti �J i c �fs w i. ...... .... Cr FLOOD LU4B J' aTiVATION347) J...i'�•ly ._—__— —.._ __ _ __.F 4. s� �`'A– s °-i ,f �\; 7�.A74.D. .7 - ( BLO 2 • t - } BLOCS 1 t` CONCEPTUAL Y STORM WATER t G� MANAGEMENT PONDS CLASS A—!' MAIN PROJECT ENTRY T i \ xf CLASS A TRAIL t . CDNCEPTi1AI, , STORM wo&. rte` MANAGBMENTPO?m,, h� T -7 PRRESERVAT7ON AREA rrVP) + ei i r • r s ; 9USUIYISIOlY�, f r -z yy �a, • s s+. + - -� POWER LINE � � _ �� � ' � _ . — _ � r-•- — - ' i !^. _ b- f nV �_ �.r� ( _ RTGHTOF WAS " _ , .t , _ _ BLOCS 4 EXCON+ufR Mii�A�747o``\`\ V � Y PROPERTYL W ■ilill�7• ROAD DEUGNATTON O AM"DENGNATION BLOCK BOUNDAME's PARSBOrRVnAPJW PBD83Z8ldN ` II�t�NNEC1'IONAND E WAGENCYACC U ,` Z30RVBD FOE FUTURB .. �1 JAWICA770N UPON ' DSslA1VDBYymCOUNTY FORA PUBUdCROAD _ ---- ` CONNBC770NBETWS®,�T FONTANAAND CASC.ADLl. tt + ei i r • r s ; 9USUIYISIOlY�, f r -z yy �a, • s s+. + - -� POWER LINE � � _ �� � ' � _ . — _ � r-•- — - ' i !^. _ b- f nV �_ �.r� ( _ RTGHTOF WAS " _ , .t , _ _ BLOCS 4 EXCON+ufR Mii�A�747o``\`\ V � Y PROPERTYL W ■ilill�7• ROAD DEUGNATTON O AM"DENGNATION BLOCK BOUNDAME's PARSBOrRVnAPJW ut .-- -,,•-a-- Town District Perspective Exhibit 04 It I$ I t CASCADIA -- CODE OF DEVELOPMENT Land Uses Permitted/ Prohibited by Block (Per § 20A.5.a & f and § 20A.6) Table A establishes the uses that are permitted or prohibited by block. If the column under a Block has a "P" filled in, then the use in that row is permitted (e.g., it is by -right) within that block. If the column under a Block has a "SP" filled in, then the use in that row is permitted within that block only through a Special Use Permit and a separate special use permit would need to be filed and a separate legislative action would need to be taken by the Albemarle County Board of Supervisors to permit that use. Finally, if a column is left blank, then the use is prohibited within that block. (Note: no individual non-residential user, except for Administrative, Professional Offices, may exceed a 4,000 square foot floorplate). Table A -- Permitted/ Prohibited Uses by Block Residential Uses .. ....... ... .. ..... ....... .....,. ........... Detached single family .................................................................................................................................................................................................................................... Administrative rofessional offices .................................... I ..................... I........ ........ ....?....... .......................... m.. ....... ....... P ....... .......................... Semi-detached and attached single family` ........................................................................................................................................................................................................................ ...... Automobile laundries. i_. ........... Multifamily : = ............ ............ ......... ... ............ ............ ...... ....... ........................ ........................................................ ........... ....... ................ ............................ Boardinghouse ............ Automobile service stations (reference 5-1-20 - ........................................................................................ 9................................................................................................... -; P .... Tourist lodging ..................... .... .... .. . Antique, gift, ,jewelry, notion and craft shots: ................... ........ ..... ......... .. ..... . ......... ... .......... Accessory uses and buildings including storage buildings ' Barber, beauty shops............................................................................................... ........ .... ..... ..... ;. ....... ..... ........ .... ' ' . Homes for developmentally disabled persons, where the district ... includes...residential......uses.. ................................................................................................................................................................................ Churches ........ ....... ....... Rest home, nursing homes, convalescent homes, orphanage or .................................................................................................................................................................................................................................. Cemeteries eM similar institution ..................................................................................................................................................................................................................................... Clothing„apparel and shoe shops ................................... ). W Table A -- Permitted/ Prohibited Uses by Block Non -Residential Uses .. ....... ... .. ..... ....... .....,. ........... Administrative rofessional offices .................................... I ..................... I........ ........ ....?....... .......................... m.. ....... ....... ....... ....... .......................... ...... Automobile laundries. ................................................................................................................................................................................................................................. Automobile truck repair shop excluding bode shop. ........ .................................................................................... Automobile service stations (reference 5-1-20 - ........................................................................................ 9................................................................................................... .... ...... Antique, gift, ,jewelry, notion and craft shots: ................... ........ ..... p, ........... ............ ............ ......... ... ............ ............ ............ Barber, beauty shops............................................................................................... ........ .... ..... ..... }.... .... ....... ..... ........ .... ....... ...... .... ...... ... Building materials sales. ..................................................................................................................................................................................................... Churches .................................................................................................................................................................................................................................. Cemeteries ..................................................................................................................................................................................................................................... Clothing„apparel and shoe shops ................................... ). Clubs, lodges, civic, fraternal, patriotic reference 5.1.2 � ...... ...... ...........................................................i...............................I......................... ................ Convenience stores. . `............................................................................ ....... ..... ........ .... ....... ...... ....... .... ....... .... ................................................................................................................................................. De artment store. P........................................................................................................................................ ....... ....... ........ ....... ....... ....... ...... Drive-through windows serving or associated with permited uses ............................................................... ................... ................................ ......... -............... ..... Drugstore:.1?harmac'.:............................................................. ............................... ....... ...-............. ... .... ....... ............ ........ ............ ....... ............ ....... ............ ....... ....... .-... ...... Eatin establishment; s d r -es.......... .............. .......................................................... F ....... ....... ....... ....... ....... ........ .. .............. ....... ...... ....ent;.f .... Educational, technical and trade schools. Farmers' market (reference 5).1.36................................................................. ...........................:....................................................... .................................................... .....:........................................................................... Factory outlet sales - clothingand fabric. .............................................. . ...................................... £_,.............................................................................. Feed and seed stores (reference........22}. ................................................................................................................................................................................. ....... ....... ....... ...... Financial institutions. ......................................................................................................................................................:.............................................................................. �ire.exting,uisher and security products, sales and service. P Fire and rescue sduad stations (reference 5:1:09}: ............. .... orist. Food and grocery stores including such specialty shops as bakery, lcandy milk disp Rns ry and wine, and cheese shops. . ...... .... ...... .... ...... ...... ... FuneralTomes. I� I� CASCADIA -- CODE OF DEVELOPMENT Table A -- Permitted/ Prohibiter! Uses by Block Non-ResidentialUses ...j...... .r ...yp... r}......... spq Wig...... Furniture and homeappliances sales and service), ...................... ....... ................. ................... ............. ............ ... ..................... ............. ...........r Hardware store. .................................... ................................ ............................................................................................................................................. Health spas :.................................... . ' . Heating oil sales and distribution (reference 5,1:20): ..... .................................................. .. ..... ... Home and business services such as grounds care, cleaning, exterminators, landscaping and other repair and maintenance services. .......r..........ati.........,...C..l...a............................................................................................ r.... Home..occu..ponss A Hotels, motels and inns. ..................................................................................................................................................................................................................................... Indoor Theaters .................................. :................... ............ ........... ............. ......... ............. ........................................................................................ Indoor athletic facilities.' .... ........................ ..................................................................................................................................................................................................................................... Light warehousing ..................................................................................................... .... ..... .... ................. Laundries, ..dry cleaners.' ................................................................................................................................................................................................................ .... ...... .... .... ..... ... ....... Laundromat (provided that an attendant shall be on duty at all hoursduring operation)............................................................ ....... ................. ......... Libraries. museums. ....... ...................r............r............................................................................................. ............ ................ Machinery; and equipment sales service and rental. ...........................................I....................... .... ..3 ................ ......... ................................................................ . ..................................................................... Medical center. ................................................................................................................................................................................................................................. ' Mobile home and trailer sales and service. ... r.............................................................................................................................................................................................................................. Modular building sales:................................................................ ...................................................................... Motor vehicle sales, service and rental. .................................................................................................................................................................................................................................... Musical instrument sales P ,u-t-............................................................r..................................................................................................................................................... New automotive warts. sales. ....................................................................................... ............................................................................... .. .... .... ... r ..... ..... Newsstands, magazines, pipe and tobacco shops. ................................................................................................................... News a r ublishin ......... p.......... C...................g:.......................................,.........•.................................................................................................................................. .... .... .. ..... Nurseries, day care centers (reference 5.1.06). .................................. Retail nurseries and eenhouses. Offi and business machines sales and service . ................................... tical Dods sales ._; Outdoor stora a ..dis laY..and/or sales .................................................................�.:. .° Professional offices, including medical: dental and optical; ............................ ........................................................ ............. hoto ra hie oods sales EVE Table A -- Permitted/ ProhibitedUses by Block Non -Residential Uses Cw �gq�� .....gs.... mfr.•..... }{q Electric, gas, oil and communication facilities, excluding tower strictures 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 by the Albemarle County Service Authority. Except as otherwise expressly provided, central water supplies and central sewerage systems in conformance with Chapter 16 of the Code of Albemarle and all other applicable law.---------------------------................................................................................... 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 (reference 31.2.5); 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 (reference 31.2.5; 5.1.12). ..................................................................................................................................................................................................................... ....... Sale of ma or recreational ui ment and vehicles. ................................I....P...........................................,..........................................................,.......,............................................ School of special instruction ......................................................................................................................................................................................... Sporting goods sales .............................................................................................................................................................................................................. Stormwater management facilities shown on an approved final site v 1 n or vision 1 t a subdl a Tailor. seamstress. P .............:....................................................................................................................... Tempora construction uses reference 5.1.18 .......f,... 3 .. .... .... ... r ..... ..... Tem ora nonresidential mobile homes (reference 5.8). ........ ............ ... .. ......... .................. Tier I and II personal wireless facilities (reference 5.1.40) ... ..p.. ...... ...................................................................................... .... .... .. ..... Visual and audio appliances sales Wayside stands - vegetables and agricultural produce (reference 5.1.19). .......................................................................................................................................................................................... ................................... Wholesale Distribution CASCADIA -- CODE OF DEVELOPMENT Special Single -Family Dwelling and Duplex Unit Regulations Special single-family dwelling and duplex units are defined below and shall be allowed within Cascadia only under the following conditions: Carriage Houses; Carriage House Units are defined as separate, detached, independent living units which are included on a single family attached or detached unit lot, but are clearly subordinate to the primary residence. While Carriage House Units may have a distinct street address and may be provided with separate utility meters if utilized as a rental unit, they may not be subdivided from the primary residence. Carriage house units must be located to the rear of the primary residence and must meet all architectural guidelines applicable to the primary residence. Some examples of typical carriage house units -11- Townhouse Rental Units Townhouse Rental Units are defined as a separate, secondary residential unit that is subordinate to the owner -occupied principal unit. The secondary units are restricted as follows: • The secondary unit shall always be contained within the same structure as the principle unit. • The secondary unit may not be subdivided from the principle unit. • Both units shall meet all fire code and building regulations for a two-family dwelling as defined by the International Residential Code. Typically, the secondary unit will be located as an efficiency apartment on the ground floor of a walkout structure with the secondary unit's parking provided on -street and the principle unit's parking provided off of a rear -loaded alley. However, depending on grade conditions, the secondary unit might be provided on upper floors or all parking might be provided off-site. L CASCADIA -- CODE OF DEVELOPMENT Block Areas and Use Density (Per § 20A.5.b & c) Table B defines required size (in acres) for each block. Table B also sets the minimum densities required and the maximum densities allowed for residential and non- residential uses for each block. 1) The area and shape of individual blocks may be modified by up to 15% of the gross land area of the larger block. 2) The total maximum number of units shall neither be less than 250 units nor more than 330. The total non-residential square footage shall not be less than 7,000 square feet nor more than 20,000 square feet. 3) For portions of the site where a site plan is required by the Albemarle County Ordinance, the Developers are required to provide a site plan for an entire Block, however the Developers may phase the development within that Block at their discretion. Additionally, subdivisions may be submitted and approved for a portion of a Block as long as all requirements of the Code of Development/ Albemarle County Ordinance are met and a legal means of access is granted to all parcels. This requirement does not apply to Stormwater Management, Erosion and Sediment Control, Utility and/ or Road Plans which may cover the entire or a portion of the Planned District. 4) Nothing in (1) or (3) shall be construed to prohibit the Developer from platting or dedicating any open space areas prior to site plan approval. -12- Estimated Block SzeEi (in Acre max square footages and densitiesby u- s a it MaxResidential I on - 2 2 Mm"- ItrATWIRIM& N: Pal si d e n t i al so- ft 4 RerAd6htiai'FAR yyr IIIINTIMM k III, R = MINIM 250 330 7,000 1) The area and shape of individual blocks may be modified by up to 15% of the gross land area of the larger block. 2) The total maximum number of units shall neither be less than 250 units nor more than 330. The total non-residential square footage shall not be less than 7,000 square feet nor more than 20,000 square feet. 3) For portions of the site where a site plan is required by the Albemarle County Ordinance, the Developers are required to provide a site plan for an entire Block, however the Developers may phase the development within that Block at their discretion. Additionally, subdivisions may be submitted and approved for a portion of a Block as long as all requirements of the Code of Development/ Albemarle County Ordinance are met and a legal means of access is granted to all parcels. This requirement does not apply to Stormwater Management, Erosion and Sediment Control, Utility and/ or Road Plans which may cover the entire or a portion of the Planned District. 4) Nothing in (1) or (3) shall be construed to prohibit the Developer from platting or dedicating any open space areas prior to site plan approval. -12- CASCADIA -- CODE OF DEVELOPMENT Required Green Space, Civic and Amenity Areas by Block (Per §20A.5.d and §20A.9) The Cascadia proposal provides an extensive open space and amenitly system that creates recreational opportunities and a sense of space throughout the community . The Green Space, Civic and Amenities Areas Plan, Exhibit #5, shows pedestrian corridors which are designed to interconnect centralized amenities, such as the Community Center and the Village Green, with numerous pocket parks, formal public greens, and less formal Conservation Areas. These public spaces are designed to not only provide users with outdoor space, but also to create focal points within the community and allow for vistas of the surrounding mountains. Moreover, Cascadia's green space and amenity system is designed to integrate with the 110 -acre Darden Towe Park that is located immediately across Route 20. This park will be easily walkable from the Cascadia community and already provides the following recreational components not found in Cascadia: ■ 3 Softball Fields ■ 4 Multi-purpose Field (soccer/ lacrosse/ football) ■ 4 Tennis Courts ■ Fenced in Dog Park (one acre) Table C on the Green Space, Civic and Amenities Areas Plan shows a significant portion of Cascadia has been set aside'. In addition to this formal allocation of green space/ amenity area, large areas of green space will be provided in less formal landscaped areas, such as yard areas, street tree lawns, road medians, etc. These additional areas have not been included in the tabulations. Description of Green Space and Amenity Areas The Developer shall provide the following formal green spaces and amenity areas3: Entry Park The Entry Park will serve multiple functions. It will reflect the rural nature of Route 20 and serve as a gateway between the Rural Areas to the north and the Pantops Development Area to the south. To reflect this intended character along the Entrance Corridor, as many of the existing trees as possible will be maintained and/ or supplemented with informal massings of native species such as Eastern Red Cedar, Redbud and Red Maple, with shrub massings interspersed for accents. Turf areas shall be maintained in a more meadow or pasture state, except where adjacent to paths or sidewalks. Near entry areas and adjacent to the road edge, landscape and turf areas will become more manicured and reflect the beginning of the Development Area. ' The requirements of Section 4.7.3, 4.16.2 and 4.16.3.3 are waived in lieu of the regulations established in the Cascadia Code of Development 2 The minimum square footage for individual green and amenity spaces may be modified by up to 10% as long as the total area of green and amenity spaces is not less than 201/6 of the site. 3 Substitutions of equipment or facilities may be approved by the Director of Planning, provided they offer a recreational amenity equivalent to the facilities listed above, and are appropriate to the needs of the occupants. -13- The Entry Park will also contain a modification to an existing storm water management pond and the creation of new storm water management ponds. These ponds will be landscaped so as to create an attractive amenity area. An interconnected system of Class B trails, Class A trails, and sidewalks will link Broadus Baptist Church to the Montessori School through the Entry Park area. The exact alignment of these pedestrian facilities will be determined at the site plan or subdivision stage. In general, there will be a Class A trail in the Entry Park between the Broadus Baptist Church property line and Cascadia Drive. There will be another Class A trail in the Entry Park between Cascadia Drive and the Frost Montessori property line. One bench will be provided for every 500 linear feet of Class A or Class B trail. The Village Green The Village Green will include a central, multipurpose lawn that will be the focal point of the Town District and serve as the community gathering space. The edges of the Village Green will be lined with trees. On the edges of the Village Green will be two small, landscaped plazas. Each plaza shall contain at least 4 permanent benches and either a fountain or a work of "public art." The Knoll Park The Knoll Park will serve a similar function as the Village Green. It will be the focal point for the surrounding dwelling units and provide a communal green space for the residents. The Knoll Park shall provide a system of sidewalks and a small pedestrian plaza space with a minimum of 2 permanent benches. The Developer shall also provide a tot lot to the standards set forth in Section 4.16.2 within the Knoll Park. If the Director of Planning agrees at the site plan stage, this tot lot may be relocated to either the Village Green or the Community Center. The Community Center The centrally located Community Center will be the primary recreational amenity for the project. It will be interconnected to the other portions of the open space system and residential community through an extensive system of sidewalks. The main feature of this site will be a Community Center Building (2,000 square feet minimum) that will be oriented toward a swimming pool and deck area. The swimming pool will be a minimum of 2,000 square feet. The building will contain meeting rooms, offices, concession machines and restrooms/changing rooms. Other amenities in this area may include a tot lot, outdoor grills, and picnic areas. The Community Center shall serve only members of Cascadia and their guests. Hill District Parks A minimum of two neighborhood pocket parks will be provided in the Hill District. These parks will have strong sidewalk connections to the adjacent community. One park will feature a plaza space with a minimum of 2 permanent benches and walls outlining the plaza. The other park may be more passive in nature with informal walking trails connecting to the surrounding CASCADIA -- CODE OF DEVELOPMENT pedestrian system. The Developer shall also provide a tot lot to the standards set forth in Section 4.16.2 within one of the Hill District Parks. Greenway Trail The plan proposes a system of Class A and/or Class B trails running in the wooded area between the developed portion of the site and the unnamed tributary. Trails in this wooded area will provide a quiet sanctuary for future uses and an opportunity for linkages to surrounding neighborhoods. Formal Green Spaces Pedestrian linkages between the parks described above shall be landscaped to create formal green spaces. These are generically labeled "Cascadia Park" on the General Development Plan and are shown linking the Community Center to the Village Green and Hill District Parks. These formal green spaces will serve to visually (through view corridors) and physically (through pedestrian systems) interconnect the entire community. Other smaller landscaped areas defined by roads or buildings (e.g., medians, courtyards, etc.) shall be created where feasible. For example, there will be courtyards and other formal landscape areas in and around the larger buildings in the Town District. These will also serve as amenity areas. Conservation and Preservation Areas As required by the NMD Ordinance, portions of Cascadia are designated as Conservation or Preservation Areas. These areas are shown on the Green Space, Civic and Amenities Areas Plan, Exhibit #5. The creation of these open spaces is designed to create buffers to adjacent development and/ or provide protection for sensitive environmental features, such as the unnamed tributary to the north and east of the site and the larger, more consolidated bands of critical slopes. The minimum Preservation Area will be a fifty (50) foot buffer along the unnamed tributary line, except where the sewerline connection to the Lakeridge Subdivision will be located (See Exhibit #5 for the general location of this sewerline). Between the Preservation Areas and the developed portions of the site will be Conservation Areas. In general, these Conservation Areas will be areas that are disturbed during the construction process for sewer lines, roads, cross slopes, etc. After construction, these areas will be revegetated as part of the site plan process (excluding any easements where reforestation would be prohibited). Future maintenance will be allowed (e.g. control of invasive plant species) to ensure the establishment of a healthy woodland. The exact acreage of Conservation Areas will be provided at the site plan stage when more detailed engineering plans are completed. -14- Table C- Minimum GreewSpace, Civic and Amenity Areas by Block (in sq. ft) Amenity & Green Space Amenity Area Area Conservation Area Preservation Area Black 1 Entry Park 189,473 Cascadia Park 5,059 Amenity 4,759 Amenity & Green 3,286 Block 2 Knoll Park 8,711 Green 112,214 Village Green 8,831 Cascadia Park 15,372 Pocket Park 2F, 0 1 Block 3 Pocket Park 1 3,424 Amenity 9,454 i Green 66,990 Block 4 Community Center 20,640 i 34,7 2 Block 5 Oval Park 9,333 Block 6 Cascadia Park 23,075 Green ` 72,605 rail Area 165,866 108,224 57,642 Block 7 Summit Park 16,435 Cascadia Pack 6,479 Green 4-4,-4-62—: Totals 34,853: Total Amenity Area (Amentity Area + Amenity & Green Space Area) Total Green Space Area (Am. & Green Space Area + Cons. & Pres Areas) Total Site Area 495,127 404,495 57,642 529,979 (20% of Cascadia) 794,397 (30% of Cascadia) 2,647,234 SF 60.8 Ac Storm Water Management (Per § 20A.3.c) Storm water management to include both quantity control and quality control (BMP's) will be provided onsite in various locations throughout the Cascadia Development. The Preservation Areas may count towards stormwater water quality management for only the dwelling units in Block 6 that cannot be effectively diverted to the stormwater management ponds and other structures along Route 20. For these residential units in Block 6, roof drains and driveways may be allowed to discharge uncontrolled so long as the discharge is dissipated to the satisfaction of the County Engineer and does not cause erosion. CASCADIA -- CODE OF DEVELOPMENT Lot and Building Height Regulations 7. Townhouses, Multi -family, Mixed Use and Non-residential unit types may be built along the side yard property line if construction methods are used that allow for a common wall. For The following tables and footnotes establish the lot widths, build -to lines, setbacks, minimum structures built on the property line, the structure's footing may cross onto the on the adjacent frontage requirements, and height restrictions for uses within Cascadia. lot a maximum of eight (8) inches Table D,-- Lot Regulations (in feet) Unit Type Lot Width Front Build -to Line g ',2`3,4,5 Range' 2`3,4 Min. Setbacks Sde Rear Single Family 60+ 15-30 5 10 Single Family <_ 60 10-30 3 10 Townhouse 16-35' 5-25 3 10 Multi -Family n/a 1-15 4 15 Mixed Use Na 1-15 4 15 Non-residential n/a 1 1-15 4 15 1. Build -to lines shall be a specific number and shall be measured from the front property line. Prior to site plan or subdivision approval, the Developer shall establish a specific build -to line for each Building Block. The build -to line shall be within the Front Build -to Line Range established in Table D. At least 50% of a structure's facade shall be built within eighteen (18) inches of either side of the build -to line within that Building Block. The "Structure's Facade" is defined as the main part of the structure exclusive of the types of structure listed in Footnote number 2 below. A "Building Block" is defined herein as a group of similar Unit Types located on the same side of a public or private road and situated between the intersections of two travelways or alleys. 2. The following structures: porches (1&2 story), porch stairs, decks, balconies, bay windows, raised dooryards, entrance stoops, planters, chimneys, and other similar structures are permitted to extend in an attachment zone (i.e., the area in front of the build -to line) by no more that ten (10) feet. Under no circumstances may these structures extend into either the VDOT right-of-way or within one (1) foot of the sidewalk (whichever is more restrictive). 3. For single family detached units that are front loaded, the garaged door shall be recessed more than three (3) feet from the established build -to line. 4. Under no circumstances shall the garage door be any closer than eighteen (18) feet to the sidewalk. 5. For Corner Lots, front build -to line shall apply to both segments of the lot facing either street. The side yard setbacks shall apply to the other segments of the lot facing away from the streets. 6. The regulations of Section 4.6.3.a and 4.11.2.1 are modified so that the setbacks established in Table D take precedent and setbacks shall be measured from the edge of the right-of-way, shared driveway easement, private access easement, alley's right-of-way/ easement, or adjoining property line. 91 Me 8. The regulations of Section 4.11.1 are modified as follows: Covered porches, balconies, chimneys, eaves, and like architectural features may not project into the side yard setback and may not project more than two (2) feet into the rear yard setback. 9. The regulations of Section 4.11.2.1 for accessory structures are modified as follows: In front and corner yards, accessory structure setbacks shall be the same as the established build -to line for that Building Block. In side yards, accessory structure setbacks shall be three (3) feet, except with garages and carports, where the side setback shall be zero (0) feet. In rear yards, accessory structure setbacks shall be three (3) feet, except with garages and carports, where the rear setback may be reduced by one (1) foot for every two (2) feet that the fourteen (14) foot alley is widened. 10. A seventy (70) foot building setback shall apply to all structures adjacent to the following ten (10) Fontana Subdivision lots: Tax Map 78E Parcels 120-128 and Tax Map 78E Parcel OD. 11. No structure shall encroach into any utility, drainage or other easement. 12. The minimum frontage requirement for lots shall be three (3) feet at the public right of way or private easement. 13. The regulations of Section 5.1.16, which pertain to clubs, is modified such that the pool and clubhouse shall not be located within 125 feet of the Cascadia NMD boundary and shall be setback a minimum of thirty (30) from any residential structure within Cascadia. 14. The Director of Planning, in consultation with the appropriate staff, may amend the Lot Regulations in Table D as part of the site plan review, so long as an applicant makes the request in writing and modifying the Lot Regulations would not adversely harm the public health, safety and welfare. Table E -- Maximum Building Hieghts Blocks 1&3 50 feet Block 2 38 feet Blocks 4-7 38 feet CASCADIA -- CODE OF DEVELOPMENT Architectural Standards (Per § 20A.54) This section establishes a set of architectural standards that shall be applied to all structures built in Cascadia. The Developer shall establish an Architecture Control Board (ACB) prior to the issuance of first building permit in order to enforce the Code of Development's architectural, landscaping and grading standards set forth herein. The ACB shall provide early input to the applicants as to the appropriateness of design and enforce the standards of this Code. The ACB shall review all individual submissions prior to a submission to the County ARB for a Certificate of Appropriateness. General Architectural Standards In order to create diversity, the Cascadia architectural standards allow for variety of American architectural styles. The buildings approved for the community of Cascadia shall exhibit compatibility with the following architectural styles: Colonial Revival, Greek Revival, Shingle, Georgian and Adam, Bungalow, Arts and Crafts, and Contemporary. The Contemporary architecture shall only be permitted on lots with frontage of 50 feet or greater. These styles are compatible because they share similar proportions, details, massing, materials and roof form. They also respect, reinforce, and are compatible with the historic architecture of the region. Specific Architectural Standards Form, Massing, and Proportions of Structures The form and massing of Cascadia's buildings will relate to the site's existing topography and mitigate a building's relative visibility from the Entrance Corridor (EC) and surrounding areas. The Developer will also use form and massing to define a more formal relationship between public versus private areas of the site. The following strategies will be applied to achieve these goals: ■ Taller buildings will be located in the lower areas of the site (Blocks 1 and 3). This placement will allow for the higher densities envisioned in the Comprehensive Plan, but a reduction in the visual presence of the building relative to the EC as well as the surrounding community. These larger buildings shall be broken up into smaller, multiple facades as opposed to single massive fagade. ■ Surrounding the more public space of the Village Green, the more formal architectural styles such as Colonial, Greek Revival, or Georgian and Adam shall be used to establish a more cohesive theme in this area. This is consistent with local vernacular and the adjacent Avemore project. These styles are also more compatible with the larger building types that will occur here. ■ Transitioning up the hill into Blocks 4-7, more diversity in style will be permitted. Here, styles such as Bungalow, Shingle and Craftsman will be allowed as these are more appropriate for smaller scale more private areas of the site. I -17- Materials, Colors, and Textures ■ In Blocks 1-3, more formal architectural styles such as Colonial, Greek Revival, or Georgian and Adam will employ a brighter and lighter color palette. These types of color schemes are also more appropriate with these types of architectural styles and will not impact the view shed. This is also consistent with local vernacular and the adjacent Avemore project. ■ In Blocks 4-7, exterior walls will be restricted to darker, earth tone colors dark, such as greens, olives and browns. Exterior detailing will be restricted to medium values. A color schedule for Blocks 4-7 will be submitted to and approved by the Director of Planning prior to the first building permit being issued for Blocks 4-7. ■ Main roofs shall be a 25 -year or better "Architectural" dimensional asphalt shingle, a natural slate, standing seam metal or a simulated slate or flat tile wood shingle or shake. Main roofs in Blocks 4-7 will be a restricted to dark green or gray color schemes. Roof Pitch and Form ■ Roof forms should be simple and based on the Architectural style selected. ■ Main roof sections shall have the same pitch. ■ Dormer design shall be consistent with the selected Architectural style. ■ Structures taller than three floors may have a flat roof in order to reduce the mass of these larger structures. Architectural Ornamentation and Facade Treatments ■ With architectural ornamentations and fagade treatments, unique interpretations of the historic style are allowed and encouraged; however, these interpretations must be within certain limits. ■ Windows with glass or interior applied grills are only permitted with ACB approval. ■ Shutter size shall be proportional to the window opening, either full size or one half size. Shutter style can be louvered or solid. ■ Front doors shall be made of Wood or Fiberglass. Fiberglass doors should have a wood -like texture. ■ Garage doors shall be made of Wood, Fiberglass, or Metal. Garage door window designs shall be square or rectangular only. ■ Garage doors shall*owards, where possible, the alley, side yard, or to the side street. When a single family dwelling's garage is facing a street it shall be recessed from the face of the building wall by three (3) feet. ■ Chimneys that occur on the exterior wall at the street side must be veneered in brick or stone. Chimneys that occur in the roof facing the street must be ornamented with a chimney cap that is of the same material as the chimney and will be considered by the ACB on a case-by-case basis. ■ Exposed concrete block foundation walls are not allowed. Parged or painted concrete is allowed on side and rear elevations. CASCADIA -- CODE OF DEVELOPMENT Landscape Standards Sod is required in the front yard of all houses and between the curb and the sidewalk and (Per § 20A.5.f) Landscaping is a fundamental component of the overall structure of the plan and between the sidewalk and the front facade of the structure. Beds for trees can break the sod the establishment of a sense of place. The Cascadia Code of Development establishes specific along the property line. Corner lots are considered to have two front yards. Sod is required landscaping standards for the following critical landscaped areas on the General Development along the side street from the curb to sidewalk and from the sidewalk to the build -to line. Plan: Conservation Areas In high visibility areas (especially adjacent to roads or lot lines), steep slopes that will be disturbed will be planted with native trees at a ratio of one (1) tree per 400 square feet of disturbed Conservation Area or other standard that meets the guidelines established by the Virginia Department of Forestry. Planting in these areas will include a seeding or hydro seeding of native slope mix that will not need to be maintained in a manicured state. These areas will be primarily left for successional growth and an ultimate conversion back to forested land, but may be maintained to eradicate invasive species. In Conservation Areas designated to remain undisturbed on the final site plan, the Owner shall protect these trees through a tree protection plan, using measures consistent with Chapter 3.38 "Tree Preservation and Protection" of the Virginia Erosion and Sediment Control Handbook (current edition). The Entry Park along Route 20 The Developer shall retain as much of the existing vegetation immediately adjacent to Route 20 as possible. New plantings shall be arranged in multiple groupings and rows of trees and shrubs for a natural appearance. Given the constraints in the Entry Park for stormwater management and the twenty (20) foot right of way dedication to Route 20, these groupings and rows of trees and shrubs shall be planted at differing distances from the Entrance Corridor and at the edges of stormwater ponds and shall be consistent with Option B, a plan shown to the County's Architectural Review Board on May 17, 2004. The additional vegetation in the Entry Park does not have to take the form of a continuous screening buffer. �! Residential Yards Landscaping in residential yards should be chosen from Albemarle County recommended species list. Landscaping efforts should concentrate planting efforts adjacent to the house, especially near the entry. For maximum appeal, the ACB shall encourage a simple planting plan that utilizes a mixture of textures and colors. A better effect will be achieved using increased quantities of a few species rather than a few plants each of many species. Individual residential dwelling planting plans shall sufficiently screen utility areas, break up the foundation of the building, buffer driveway and parking areas adjacent to property lines, and provide cover for areas disturbed during construction. Adjacent to decks, foundation plantings shall screen foundations or voids. The following tables establish the minimum number and size of trees that will be required in the front yards of residential dwelling. These quantities are minimums for the front of houses; additional plants beyond these numbers are encouraged. If a significant number of existing trees are retained in the front of the lot then this requirement may be reduced or waived. Note: These minimum planting requirements include any trees planted in the right of way immediately in front of or adjacent to the lot. MINIMUM PLANTING REQuiREMENTS FOR RESIDENTIAL LOTS Lot Width Deciduous Trees Evergreen Tree Shrubs 60' - 80' 2 1 30 50' - 59' 2 1 20 40' - 49' 1 1 15 30' - 39' 1 10 < 30' Variable 5 MINIMUM PLANT SIZES AT TIME OF INSTALLATION FOR RESIDENTIAL LOTS Tree Size Deciduous 2 -inch caliper Evergreen 6' height Shrubs 3 gallon container CASCADIA -- CODE OF DEVELOPMENT TREETSCAPE STANDARDS Purpose and Intent Tree species may vary along the street to provide variety and to avoid disease problems Cascadia's streetscape and transportation network will be guided by the following Traditional associated with monocultures. All street trees shall be chosen from the County's recommended Neighborhood Design (TND) principles: species list. ■ The creation of a relatively dense, interconnected urban section street network with associated sidewalks and paths that is designed to disperse and reduce vehicular traffic and enhance the utilization of other forms of mobility. ■ Street designs shall be implemented where the overall function, comfort, and safety of a multi-purpose or "shared" street is more important than the streets vehicular efficiency alone. Thus, the overall design shall balance the needs of vehicles (moving or parked), bicycles, and pedestrians. ■ Street designs shall be implemented where the street cross-section is only as wide as needed to accommodate the usual vehicular mix for that street while providing adequate access for moving vans, garbage trucks, fire engines and school buses. ■ Street designs shall be implemented where reduced curb radii are fundamental to the design. With the adoption of this Code, the :Developer and the County commit to work toward the implementation of these principles. Street Desien Standards (Per § 20A.10) Table F establishes the maximum street widths for Cascadia streets and alleys. These standards were crafted using the VDOT "Road Design Manual" guidelines issued January 1, 2005 and the County's Design Standards Manual. These street design standards are illustrated in the Commercial, Mixed -Use, and Multifamily Area Streetscape Cross Sections and Typical Mid -Block Street Sections (Exhibit #6 & 7). Sidewalk and Trail Standards General Streetscape Standards All sidewalks shall meet the construction standards of the Albemarle County Design Standards Manual. All sidewalks shall be provided on both sides of the streets, except the Developer may elect to build a sidewalk on only one side for the following portions of streets (per a waiver granted to Section 14-222E): ■ On the southern side of Delphi Lane between Delphi Drive and Terrace Lane. ■ One side of the Summit Park Lane between the southernmost intersection of Summit Park Lane and Summit Park Circle and the Fontana/ Cascadia property line. -19- Streetscape Standards in Commercial, Mixed --Use, and Multifamily Areas The Commercial, Mixed -Use, and Multifamily Area Streetscape Standards (Exhibit # 6) characterizes how the more urban sections of streetscape (i.e., Cascadia Drive, Delphi Drive, and Allee Drive) in the Town District shall be developed. The entire area between buildings and the back of curb will be developed and shall be regulated into three zones. 1. The first zone, the Landscape Zone, shall be a minimum of 6 feet wide and shall be used for street trees, a grass planting strip or an extension of the sidewalk to the back of the curb (i.e., tree wells), benches, newspaper boxes, streetlights, signage, and/ or other streetscape furnishings. Within this zone, minimum street tree planting requirements shall be: 35-45 foot center and will be a minimum of two (2) inch caliper at the time of installation, if tree grates/ wells are used they shall be in a minimum sixty (60) square foot grate/ tree well. Street tree spacing may vary due to site distance requirements and/ or utility easements or because there is a need to highlight a special feature, such as a plaza, important architectural feature, or to permit an important vista. (Tree wells are permitted per a modification to Section 14-422). 2. The second zone, the Pedestrian Zone, shall be a five (5) foot wide (minimum) concrete sidewalk. Its purpose shall be to accommodate pedestrian traffic. 3. The third zone, the Building and/or Outdoor Seating and Plaza Zone, which will not be provided along the entire length of the street, shall contain additional items, such as, outdoor cafe space, outdoor display and sales areas, courtyards, landscape areas, trash receptacles, and other streetscape furnishings as permitted by the Code. Streetscape Standards in Residential Areas The Typical Mid -Block Street Sections (Exhibit # 7) characterizes how the residential sections of Cascadia shall be developed. All streets in front of single family attached structures shall have a 6 -foot wide landscaped planting strip behind the curb. Street trees shall be a minimum of two (2) inch caliper at the time of installation and typically planted within the 6 -foot wide continuous planting strip located between the curb and sidewalk. Trees will be installed at an average of fifty (50) foot on center subject to final utility routing, easements, buildings and sight distance requirements. Where street trees cannot be accommodated due to utilities, easement, or site distance requirements, the street trees will be provided on the residential lots as close to the street as possible. In residential areas, a 5 -foot wide concrete sidewalk shall be provided immediately behind the planting strip CASCADIA -- CODE OF DEVELOPMENT Streetscape Standards in Green Space/Amenity Areas Streetscapes along green space/ amenity areas shall be designed by a landscape architect in order create an appropriate sense of place and may vary from the typical curb, planting strip, and sidewalk arrangement and location in order to achieve a design that is appropriate. Sidewalks shall be provided to accommodate reasonable pedestrian access from all sidewalks leading up to the green space. The minimum sidewalk standards for these areas shall be a 5 -foot wide concrete sidewalk. Stairs in the green spaces/ parks shall be a minimum of 5 -foot wide and made of concrete or other similarly durable material. Class A and B Trails shall be built to standards established and defined in the County's Comprehensive Plan. Fontana-Cascadia Emergency Access/Pedestrian Connection Within the portion of Summit Park Lane (from the intersection Summit Park Lane and Summit Park Circle to the edge of the property) that is beyond the last driveway, the Owner shall establish the sub -grade for the required (future) road section to the maximum extent possible without grading onto Tax Map 78E Parcels 118 or A. Within the right of way beyond the last driveway, the owner shall construct an emergency access road/ pedestrian interconnection, a minimum of twelve (12) feet wide, along the centerline of the private right of way. i -20- Parking Standards Required parking in Cascadia shall be provided in accordance with all the regulations of Section 4.12 of the Albemarle County Zoning Ordinance, except as modified below: ■ The Community Center amenity shall provide 5 on-site spaces regardless its square footage. ■ Garage parking shall count towards the minimum parking requirements. ■ Section 4.12.9.a is modified to permit on -street parking spaces that are located on a public or private right of way and are within five hundred (500) feet of a use to count towards the parking requirements generated by that use. Loading Standards Required loading in Cascadia shall be provided in accordance with all the regulations of Section 4.12 of the Albemarle County Zoning Ordinance, except as modified below: ■ Section 4.12.13.a is modified so that the determination of the required number of loading spaces shall be based on the total non-residential gross leasible square footage within Block 1 and not upon a gross leasible square footage per lot basis. Loading spaces shall be provided in addition to and exclusive of any parking requirement on the basis of one (1) space for the first eight thousand (8,000) square feet of non-residential gross leasible area, plus one (1) space for each additional twenty -thousand (20,000) square feet of non- residential gross leasible area. No loading space shall be required for the Community Center in Block 4. The location of Cascadia's loading spaces shall be dispersed through out Block 1 in a logical fashion. ■ Section 4.12.13.a is modified so that the determination of the required number of dumpsters shall be based on the total non-residential gross leasible square footage within Block I and not upon a per lot basis. Dumpsters shall provide on the basis of one (1) dumpster pad, which does not impede any required parking or loading spaces, nor any pedestrian or vehicular circulation aisles, for every four thousand (4,000) gross square feet of non-residential building within Block 1. CASCADIA -- CODE OF DEVELOPMENT Table F -- Typical Mid -Block Street Sections (in feet) Design Traffic Traver On -Street Paved curb Typical Min, ;Additional: ROW Cross Street Design Category1'2 Projected ADT; Speed Flow Lanes: Parking Width3 Width Planting Sidewalk: ROW$ .Section Widths (MPH) :trip a Width Ref # Cascadia Drive 401-1500 25 2 Way 3 Prohibited 37 0.5 6 5 1 63 A Delphi Lane (Cascadia Dr - Delphi Dr) Demarcated/ 401-1500 25 2 Way 2 36 0.5 6 5 1 62 B & Delphi Drive occasional Delphi Lane (Delphi Drive - Terrace s 9 Lane) 401-1500 25 2 Way 2 Occasional 30-36 0.5 6 5 1 56-62 B/C Delphi Lane (Terrace Lane - Summit 8 401-1500 25 2 Way 2 Occasional 30 0.5 6 5 1 56 C Park Lane) Allee Dr., Knoll Ln., Meadow Ln., Terrace Ln., Summit Park Ln., Summit Up to 400 20 2 Way 2 Occasional 28 0.5 6 5 1 54 D Park Circle, & Hill Ln. Oval Park Ln & Short St. Up to 250 20 2 Way 2 Occasiona19 26-28 0.5 6 5 1 51-54 E Village Drive Up to 250 20 € 1 Way 1 ,'• Demarcated i 22 1 0.5 6 5 1 48 F A' -`I' (Alley) N/A N/A 2 Way 2 N/A 14 N/A N/A N/A 3 20 G 1) The following streets shall be public: Cascadia Drive, Delphi Lane, Delphi Drive, and Summit Park Lane. With exception of the portion of Summit Park Lane beyond its intersection with Summit Park Circle near the southeastern corner of Cascadia. This portion of Summit Park Lane (from the intersection Summit Park Lane and Summit Park Circle to the edge of the property) shall be a private right of way. (This portion of Summit Park Lane shall be reserved for future dedication upon demand by the County. The first part of this right of way shall be constructed as a 24' wide section with a single sidewalk to just beyond the last driveway served off this right of way. The remaining portion of the right of way shall be the Fontana-Cascadia Emergency Access/ Pedestrian Connection as defined above.) The remaining streets shall be private streets and subject to the private road waiver to Section 14-233.A. I approved by the Planning Commission. 2) At the site plan stage, the Developer may to shift any street into another Street Design Category with the approval of VDOT and the Director of Planning as provided in Albemarle County Code Section 18-8.5.5.3 3) "Paved Width" is defined as the face -of -curb to face -of -curb distance on streets and includes the gutter pan and parking as indicated or edge -of -pavement for alleys. Curbs in Commercial, Mixed Use, or Multifamily areas shall be CG -6. Curbs in Residential Areas may be rolltop or CG -6. 4) Within the typical planting strip area, the Developer may extend the sidewalk to the back of the curb on Cascadia Drive, Delphi Drive, Delphi Lane and Allee Drive in lieu of providing a landscaped area per a modification granted to the planting strip design requirements of Section 14-422.D. When the sidewalk is extended to the back of curb, the Developer shall use tree well or other similar structures for the required street trees. 5) "Additional ROW" is defined as the additional right of way behind the sidewalk for streets maintained by VDOT or additional right of way beyond the edge -of -pavement in alleys. The 1 -foot figure used in the table above assumes that VDOT grants a modification to their typical 3 -foot requirement to 1 -foot. If VDOT does not grant this modification, then the ROW width will increase by up to 4 feet. 6) "ROW Width" is calculated by doubling the curb, (typical) planting strip, sidewalk, and additional ROW widths (e.g., there are curbs, planting strips, sidewalks, and VDOT's additional ROW width on both sides of the street) and adding the paved width. If VDOT and the County Engineer agree at the site plan/ subdivision stage, the Additional ROW Width may be reduced to 1 -foot from 3 -feet behind the sidewalk. 7) The median in Cascadia Drive will vary in width. The ultimate design for median will be based on VDOT and County design requirements. 8) A "Special Pavement Width Reduction" from the VDOT Resident Engineer will be requested for these streets at the site plan. If the request is denied, then the road standards for the next highest category shall be used. 9) Where the narrower paved width is implemented, parking shall be restricted to one side of the street. -21- .y ♦ •Idr 'rY:l:L t� • / t Y 1♦' lY�lf y Y ♦ M SECTION B: COMMERCIAL, MIXED-USE, AND MULTIFAMILYAREA STREETSCAPE EJxafifJ/PLAN VIEW SCALE: 3116`=1'O' ♦ Y it ' ya Y - ♦ r. SEASALES, ;;;6 ATIC - TIGHMM BENO&S, TRASH RECWTAA2A BM RAW, M SECTION B: COMMERCIAL, MIXED-USE, AND MULTIFAMILYAREA STREETSCAPE Exrb SECTION SCALE: vls=rm +. 5 P£ R ThisPbnls lcr iquflrPllrs PurPouy oPieawe Pntpkintptl.:J-1 p i2.T_u ti! CT.* f6p. Ve I Plot1 AUX=D V Gourity, Vlgp 4 Streetscape Cross Sccti6ns Exhibit 46 ' X 76i�aP� I TBA-6#LANI SIRIPAND WrM 000AStMa MWAND SIDEWALK ONMEEPPARMU SMMALK VALK PI.iNT 20MBOUND .. MEDIAN " INBOUND -F&V 7''y� STRIP TRAvmL4w (vAAtumm8 rnAvsL S9'RIF PLANS FOR LAWE LOC4770M SECTIONA: STREET (ENTRY) F.XO% SCALE: 118'=1''4 SECTION D & E: 2 WAY STREET (26-28' PAVED WID"TII) E:to; SECTION AND PLAN VIEW SCALE: 118°=1.47(SEcnoN) 1/16'= 1'A'(R" I I 0 'n dt.01 90496' OAM pq�(" PLANT M * 2 7RAVEL LIES W74H PLAN77NG BALK �OrIAL SIDEWALKB SECTION B & C: 2 WAY STREET (30'-36- PAVED WIDTH) c.rn' SECTIONAND PLAN VIEW SCALE: 1/8*=1'4P(SELTK)N) 1/16- - 1'-(P(P AIM/) 15,04 Cum 21' xn OM WAY MAMfM SM&AND TRAvMUMWI.CU ST8IPAND SIDEWALK ON47REEPPAREM SIDEWALK PROYIDiD 1 SECTION F: STREET (ONE WAY) ESfi: SCALE: 1/8'=V' T(SELTXAN) 1/16- - 1'-v(!ia\9 SECTION G: ALLEY (RESIDENTIAL) EXO% SCALE' CASCADIA -- CODE OF DEVELOPMENT Grading The layout of Cascadia is in large part a response to the existing topographic conditions of the site. The goal in the planning of Cascadia has to address the topography of the site not as a constraint but as an opportunity to create vistas, unique roads and development patterns that work with the land and create vertical interest. Terracing is an integral element of the site design. Building splits and walkouts shall be used to take up grade. The roads shall be oriented to respond to steeper conditions. The road and development pattern is in most areas, parallel with the direction of the topography to facilitate the terracing concept. A Conceptual Grading Concept (Exhibit #8) is included as part of the General Development Plan. Mass grading will be required in the denser areas and is allowed per Section 8.5.5.4. A Critical Slopes waiver to Sections 4.2 and 4.2.3 has been granted with the approval of the rezoning with the following conditions: 1. Grading shall provide smooth transitions between the existing topography and newly created slopes. 2. The final site plan shall include a tree protection plan, using measures consistent with Chapter 3.38 "Tree Preservation and Protection" of the Virginia Erosion and Sediment Control Handbook (current edition), for land disturbing activity in the Conservation Areas or when disturbance activity is adjacent to Preservation Areas. 3. Reconstructed slopes will be no greater than 3:1 unless landscaped. Landscaped slopes can be no greater than 2:1 Retaining walls will be a necessary element of the project and they will be addressed so that they are highly designed and developed as project features and amenities rather than afterthoughts. With retaining walls, the following standards shall be applied: • Walls over 6 -feet tall, as measured from top of wall to the top of the footer, shall be allowed only at the discretion of the Director of Community Development. • Walls over 300 -feet long shall be allowed only at the discretion of the Director of Community Development. • Landscaping shall be used at the base and/ or top of walls to integrate these structures into the site and reduce their massing. 1 • Retaining walls visible from the street or other public area shall be of a higher material quality and shall be compatible with the adjacent building architecture materials and/or colors (e.g., shall be finished with brick, interlocking concrete block, stacked fieldstone, etc.). Retaining walls not visible from the street may be constructed of smooth plaster, finished concrete, or pressure treated wood. 1 -24- r Street Lighting Street lights are permitted in along Cascadia's public and private streets. The VDOT regulations and standards for street lights shall regulate the usage and impacts for all street lights in Cascadia. The spillover requirements for Section 4.17.4.b.1 of the Albemarle County Code are modified to allow spillover from non-residential and mixed use buildings along Delphi Lane in Blocks 1 and 3 only. The spillover in these areas shall not exceed a '/2 foot-candle at the edge of the vehicle travelway (i.e. the area between the parked cars and the travelway). Signage For signs in Cascadia, the signage regulations established in Section 4.15 of the Albemarle County Zoning Ordinance shall govern all signage within the Cascadia NMD except for the location of signs relative to setbacks, property lines, right-of-ways as modified or waived below: (Note Nothing in this modification shall be deemed to affect the Architectural Review Board's ability to issue a Certificate of Appropriateness for signs visible from the Entrance Corridor.) Section 4.15.5.a.1 is modified to allow for off-site signs to be authorized without a special use permit as long as the signage permitted under this modification shall be located within the Cascadia NMD and used for the sole purpose of advertising or providing direction to uses wholly contained within the Cascadia NMD. Note: Off site signage within the Route 20 right of way and the Entry Park shall be governed by the County Ordinance regulations in effect at the time of the approval of this rezoning and are not covered by this modification. Section 4.15.5.a.3 is modified to allow freestanding, portable, canopy, awning, and projecting signs to extend into the right of way of Cascadia Drive, Delphi Lane, Delphi Drive, Allee Drive, and Village Drive (i.e., the Pedestrian and Landscape Zones depicted on Exhibit #6 of the approved Cascadia Code of Development) without a special use permit so long as: (1) All VDOT standards and regulations are met; (2) The County Engineer has determined that an adequate clear zone for pedestrian traffic can be maintained on the sidewalks. (An adequate pedestrian clear zone shall be defined as a reasonably straight path paralleling the road way that is a minimum of five (5) feet wide and seven (7) high); and, (3) For the purpose of regulating the size and number of signs, all other applicable regulations of Section 4.15 shall apply to signs located in the Pedestrian and Landscape Zones as if these signs were on the parcel or parcels to which they are immediately adjacent to. The minimum sign setbacks established in Section 4.15.11 are waived as long as the sign locations are approved by VDOT and the County Engineer determines that the sign location would not compromise public, health, safety or welfare. 1 1 1 1 1 1 1 CASCADIA -- CODE OF DEVELOPMENT Buffers and Screening` Areas Between Cascadia and Fontana, there shall be a seventy (70) foot building setback and thirty (30) foot vegetation buffer. Where it is necessary to grade into the vegetation buffer, a twenty (20) foot deep screening strip shall be provided in the disturbed areas. This screening strip shall consist of a double, staggered row of six (6) foot tall evergreen trees on fifteen (15) foot centers. Cascadia's service areas and objectionable features shall meet the standards established below in lieu of the standards set forth in Section 32.7.9.8. 1. Non-residential uses are not required to be screened from adjacent residential and rural areas districts 2. If the Developer provides a surface parking areas with 4 or more spaces, the surface parking lot shall be relegated to the side or rear of buildings. Parking lots consisting of four (4) spaces or more shall provide a three (3) foot hedge, an opaque wall/ fence a minimum of three (3) feet tall, and/ or other features which shall be designed to reduce the visibility (not necessarily "screen") the parking from the street, an adjacent residential use, or rural areas districts. Vegetation provided to meet this requirement shall not be counted toward the interior landscaping requirement of the County Ordinance. When screening is required along the frontage of public streets, the agent shall determine if the street tree requirement has been met. 3. Objectionable features including, but not limited to, the following uses shall be screened from adjacent residential districts with a opaque wall or fence at least one (1) foot taller than the highest part of the objectionable feature, but no taller than six (6) feet: loading areas, refuse areas, and storage yards. 4. Double frontage residential lots shall be screened between the rear of the residences and the public right-of-way when deemed appropriate by the agent. 5. The agent may require screening of any use, or portion thereof, upon determination that the use would otherwise have a negative visual impact on a property listed on the Virginia Historic Landmarks Register. Fences and Walls The General Development Plan for Cascadia works to develop a strong sense of community. Accordingly fencing must be planned and constructed in a manner that enhances this sense of community. General Regulations: • The finished side of fences must always face out from the lot. • Both sides of all fences must be painted or stained. Chain link fencing is not allowed. • The preferred material for free-standing walls is brick with a minimum width of 8 -inches and capped with a minimum overhang of 1 -inch. For brick walls the brick used in freestanding walls shall match any brick used in the primary residence. i!i �t ,�•} , its. lilt +��` 4 I ���e+�"�l�,r l f !' i`�'<i,; i ��,,,`i•,J�`�'t�: '+'' 1 R f; i i• ' �' 'yea ♦ ti,<,.� _ - _ ,:,t. R ti```t, \{ t,� \' 1 , 1 , - lik- �``<1�1`'t,.\ �'' I� i ``��' /`. '-� - - �`:,`,\• { \` � `I Itr'il('i+`ill,�'�il, , � i1 ' I 1't,; ' ' -' � Y, � ^ ♦\ t,1`,4Qf��j 1, 1''4 �''`t +f! 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