HomeMy WebLinkAboutZMA201300012 Code of Development 2015-08-14RIVANNA VILLAGE
Amended and Restated
Code of Development
ZMA # 2013-12
Amendment to ZMA # 2001-08
APPLICANT: Rivanna Village, LLC, a Virginia limited liability company ,
PROPERTY: County TMP nos. 07900-00-00-025A0, 08000-00-00-04600,
08000-00-00-046A0, 08000-00-00-046CO3 08000-00-00-
046D0, 08000-00-00-046E0, 08000-00-00-05000, 08000-00-
00-05100, 08000-00-00-052A0, 08000-00-00-055A0, 093A1-
00-00-00300, 093A1-00-00-00400, & 093A1-00-00-00200
June 9, 2014
234043836
ZMA#2013-00012 Rivanna Village
June 9, 2014
TABLE OF CONTENTS
1. INTRODUCTION.........................................................................................................................................3
1.1 Purpose and Intent........................................................................................................................3
1.2 Existing Conditions........................................................................................................................3
2. LAND USE...................................................................................................................................................4
2.1 Application Plan.............................................................................................................................4
2.2 Illustrative Plan..............................................................................................................................4
2.3 Establishment of Blocks.................................................................................................................5
Description of Land Use Mix by Block....................................................................:..................................5
2.4 Permitted/Prohibited Uses By Block.............................................................................................6
2.5. Historic Structures and Sites.....................................:.....:....................................:........................9
3. BUILDING FORM STANDARDS...................................................................................................................9
3.1 Purpose..........................................................................................................................................9
3.2 Density Regulations.......................................................................................................................9
3.3 Lot Regulations............................................................................................................................11
3.4 Building Height Regulations........................................................................................................12
4. ARCHITECTURAL STANDARDS & ARCHITECTURAL REVIEW COMMITTEE...............................................13
4.1 Architectural Standards...............................................................................................................13
4.1.1 Architectural Styles, Form, Massing, and Proportions of Structures..................................13
4.1.2 Materials, Colors, and Texture; Fagade Treatments...........................................................14
4.2 Covenants to Provide for Architectural Review Committee.......................................................14
4.3 Variance.......................................................................................................................................14
S. LANDSCAPE STANDARDS.........................................................................................................................15
5.1 General Standards.......................................................................................................................15
5.2 Planting Strip and Street Tree Standards....................................................................................15
5.3 Exterior Screening Standards......................................................................................................16
5.4 Landscaping/Screening Areas and the Route 250 Reservation Zone..........................................16
5.4.1 Glenmore Way Buffer..........................................................................................................16
5.4.2 Route 250 Reservation Zone...............................................................................................17
5.4.3 Route 250 Landscaping Buffer............................................................................................17
6. STREETSCAPE STANDARDS......................................................................................................................19
6.1 Streetscape Standards.................................................................................................................19
6.2 Street Signage..............................................................................................................................19
6.3 Street Materials...........................................................................................................................19
ZMA#2013-00012 Rivanna Village
June 9, 2014
7. PARKING REGULATIONS..........................................................................................................................19
7.1 Regulations..................................................................................................................................19
7.2 Shared Parking.............................................................................................................................20
7.3 Alternative Parking Surfaces.......................................................................................................20
8. OPEN SPACE/GREENSPACE & AMENITIES...............................................................................................20
Open Space/Greenspace Preservation...................................................................................................20
9. PUBLIC FACILITIES....................................................................................................................................23
9.1 Water & Sewer............................................................................................................................23,
9.2 Stormwater..................................................................................................................................23
9.3 Dedications..................................................................................................................................23
EXHIBITS
EXHIBIT A....................................................... Boundary Plat of The Rivanna Village Towncenter
dated June 19, 2013, prepared by Roudabush, Gale &
Associates, Inc.
EXHIBIT B....................................................... Plans dated July 15, 2013, last revised June 9, 2014,
prepared by Terra Concepts, P.C.
EXHIBIT C ........................................ .............. Concept Plan prepared by Williamsburg
Environmental Group, Inc.
ZMA#2013-00012 Rivanna Village
June 9, 2014
1. INTRODUCTION
1.1 Purpose and Intent.
Pursuant to the requirements of the Neighborhood Model District ("NMD") under
Sections 20.A.4 and 20.A.5 of the Zoning Ordinance of Albemarle County (the "Zoning
Ordinance"), this "Code of Development", together with the "Application Plan"
referenced herein, amends and restates Rivanna Village's General Development Plan
and Code of Development and shall supersede the General Development Plan and Code
of Development adopted as ZMA 2001-08.
As envisioned by the NMD ordinance, this Code of Development for Rivanna Village is
intended to accomplish the following: (a) to promote flexibility and creativity in
establishing the building locations, mixture of uses, bulk requirements, and densities
within the subject property, and (b) to establish the regulatory framework and
guidelines for each block within Rivanna Village, as well as the uses, location, building
types, and street systems contained therein.
Rivanna Village is comprised of 13 contiguous parcels, containing 94.76 acres in the
aggregate (based on a current survey attached as Exhibit A, or 95.81 acres based on the
current County Assessor records), which are owned by Rivanna Village, LLC, a Virginia
limited liability company (the "Development").' For the purposes of this Code of
Development, the "Applicant" shall be Rivanna Village, LLC. The "Owner" shall be
Rivanna Village, LLC, its heirs, successors -and assigns.
1.2 Existing Conditions.
Rivanna Village is located just off U.S. Route 250 approximately five miles east of the
City of Charlottesville in Albemarle County, Virginia (the "County"). It is bounded on the
west by Glenmore Way, on the north by the Magruder subdivision and Route 250, and
on the east and south by single family residential lots. A number of the parcels
comprising the project front on Route 250 and have long been used for residential
purposes. Some are abandoned, while others remain in use. The vast majority of the
property is comprised or rolling, wooded open space with small creeks and ponds.
All of the parcels comprising Rivanna Village are located within the area designated in
the County Comprehensive plan as the "Village of Rivanna" Development Area, and are
designated as Neighborhood Density. As shown in Table 1.2 below, the majority of the
parcels are currently zoned NMD (Neighborhood Model District) pursuant to ZMA 2001-
08, and the remaining parcels are zoned RA (Rural Areas).
1 For boundaries of the parcels comprising the Development, see the "Boundary Plat of The Rivanna Village
Towncenter" at Exhibit A.
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TABLE'Z1 2 Summary of Parcels :Comprising ZMA x
Tax Map Parcel
Existing Zoning
Comprehensive Plan Designation
07900-00-00-025AO
NMD
Village of Rivanna, Town/Village Center
08000-00-00-04600
NMD
Village of Rivanna, Town/Village Center
08000-00-00-046AO
NMD
Village of Rivanna, Town/Village Center
08000-00-00-046CO
NMD
Village of Rivanna, Town/Village Center
08000-00-00-046DO
NMD
Village of Rivanna, Town/Village Center
08000-00-00-046EO
NMD
Village of Rivanna, Town/Village Center
08000-00-00-05000
NMD
Village of Rivanna, Town/Village Center
08000-00-00-05100
RA
Village of Rivanna, Town/Village Center
08000-00-00-052AO
RA
Village of Rivanna, Town/Village Center
08000-00-00-055AO
NMD
Village of Rivanna, Town/Village Center
093A1-00-00-00300
NMD
Village of Rivanna, Town/Village Center
093A1-00-00-00400
NMD
Village of Rivanna, Town/Village Center
093A1-00-00-00200
NMD
Village of Rivanna, Town/Village Center
2. LAND USE
2.1 Application Plan.
The Application Plan (Exhibit B) is the governing plan that serves as the roadmap for the
development and depicts the general location of key features of the development,
which are referenced in this Code of Development.
2.2 Illustrative Plan.
The Illustrative Plan, which is not a part of the Application Plan, is a conceptual
rendering of how the property might develop at full build -out pursuant to the standards
set forth in this Code of Development. The Illustrative Plan is conceptual and may be
expected to change in response to market conditions. No aspect of the development
depicted on the Illustrative Plan shall, by itself, be construed to impose any obligation,
regulation or limitation on the Owner related to the Development.
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2.3 Establishment of Blocks.
To regulate land uses within Rivanna Village, the project is divided into eleven (11)
distinct blocks (Blocks "A" through "K"). The blocks are defined geographically by the
Application Plan on Sheet 2 of Exhibit B. The approximate acreages of the individual
blocks are established in Table 3.2 herein.
To promote flexibility as recited in the NMD ordinance, it is recognized that, as the
development proceeds through the submission and review of site plans and subdivision
plats, individual architectural and engineering decisions may modify the precise
dimensions, area and location of the individual blocks. Nothing in this Code of
Development or the Application Plan shall be construed to prohibit the alteration of any
one or several blocks, as depicted in the Code of Development or the Application Plan,
at the time of site plan or subdivision review by the County; provided, however, that no
such modification shall exceed fifteen percent (15%) of the gross land area of the larger
block impacted by each such change.
Site plans and subdivision plats may be submitted and approved for any portion of an
individual block, provided that all requirements of this Code of Development and the
County Zoning Ordinance are otherwise met.
Description of Land Use Mix by Block.
The following section is intended to describe the development and relative location of
important land uses by providing a summary of the most important features, land uses and
other improvements to be included within each block:
Block A: Block A will serve as a transition zone between the more rural character of Route 250
and Glenmore Way and Rivanna Village. As such, uses are relatively limited and a buffer area
and open space will be provided. The "Glenmore Way Buffer" area is described in more detail
in the Landscape Section. The principal use in this Block will be residential uses, which will most
likely include single family detached units. However, certain non-residential uses are also
permitted, but they are extremely limited.
Block B: Block B continues the transition zone by extending the Glenmore Way Buffer and
generally providing for residential uses. The principal use in this Block will be residential uses,
which will most likely include single family attached Villa -style units. However, certain non-
residential uses are also permitted, but they are extremely limited.
Block C: Block C is bounded by Sweetgum Lane, Main Street, and Steamer Drive and will serve
as a transition area between the lower -density areas in Block A and B and the commercial and
higher -density areas in Block D. Block C is envisioned primarily for residential uses in the form
of single family attached townhouse units, although non-residential units are also permitted
there. Townhouse units that are constructed in Block C will likely be rear -loaded and accessed
by alleys.
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Block D: Block D is the most intensive block in the Development, and will contain commercial,
residential and civic uses. The buildings in Block D will likely contain a mixture of retail, service,
office and/or residential uses. Although a variety of residential uses is permitted in this Block,
such uses would likely include apartments above non-residential uses. This Block will likely
provide a sense of connection to the park in Block J.
Block E: Block E is envisioned to be developed with townhouse units that front on Main Street
and that are served by a rear alley, although a variety of residential and non-residential uses are
permitted in this Block.
Block F: Block F is also envisioned to be developed with townhouse units that front on Main
Street, although a variety of residential and non-residential uses are permitted in this Block.
Block G: Block G is also envisioned to be developed with townhouse units, but other types of
residential units are also permitted. An effort was made to preserve as much open space and
existing vegetation between this Block and the Magruder Subdivision as possible, and to permit
only very limited non-residential uses.
Block H: Block H is a small Block located adjacent to the East Rivanna Fire Station parcel and
the proposed County Service Authority water tank. The lots would front on Park Street. This
Block is envisioned to be developed with residential units in the form of single family detached
units, but all or a portion of the Block may also include indoor recreational facilities, such as
tennis court.
Block I: Block I permits primarily residential uses and will likely include primarily single family
detached units, and will permit only limited non-residential uses. This Block will include a
vehicular connection to Route 250, and will be subject to the requirements for the Route 250
"Reservation Area" and Route 250 "Landscape Buffer" as described in more detail in the
Landscape section.
Block J: Block J will include a community park that will serve as the recreational and outdoor
'space for not only the future residents of Rivanna Village, but for the other County residents.
The park shall be built by the Owner to the standards detailed in the "Open Space & Amenities"
in Section 8 herein, and then dedicated to the County. Block J will also.include a number of
residential units that will most likely involve single family detached units.
Block K: Block F is the East Rivanna Volunteer Fire Company (ERVFC).
2.4 Permitted/ Prohibited Uses By Block.
TABLE 2.4 — Permitted/Prohibited Uses By Block
P = Permitted Use By Block; SP = Uses that may be applied for via Special Use Permit; Blank = Uses prohibited within Block.
Block
Uses A I B I C I D I E -T F I G I H I 1 I J I K
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TABLE 2.4 — Permitted/Prohibited Uses By Block
P = Permitted Use By Block; SP = Uses that may be applied for via Special Use Permit; Blank = Uses prohibited within Block.
Uses
A
B C
D
E
Block
F
G H I J K
Detached single-family dwellings
P
P P
P
P
P
P P P P
Semi-detached and attached single-family dwellings (e.g. duplexes,
triplexes, quadraplexes, townhouses, atrium houses and patio houses)
Multiple -family dwellings
P
P P
P
P
P
P
P
P
P
P P P P
P P
Rental of permitted residential uses and guest cottages
P
P P
P
P
P
P P P P
Homes for developmentally -disabled persons
P
P
P P
Tourist lodging
P
P
P
P
P P P P
z
Home Occupation (Class A)
P
P P
P
P
P
P P P P
Home Occupation (Class B) (1)
SP
SP SP
SP
SP
SP
SP SP sP SP
Accessory uses and buildings, including storage buildings
P
P P
P
P
P
P P P P
Assisted living residential facilities
P
P
P
P
Administrative professional offices
P
P
P
P
Antique, gift, jewelry, notion and craftshops
P
P
P
P
Barber, beauty shops
P
P
P
P
Cellular communication, microwave, and radio wave transmission and relaytowers,
substations and appurtenances
P
P P
P.
P
P
P P P P P
Clothing, apparel and shoe shops
P
P
P
P
Clubs, lodges, civic, fraternal, patriotic (reference 5.1.02)
P
P
P
P
P
Community center
P
P
P
P
P
Concessions for the serving of food refreshments or entertainment of club members
and guests in conjunction with swim, golf, or tennis club.
P
P
P
P
Convenience stores
P
P .
P
P
Day care, child care, or nursery facility (re£5.1,06)
P
P
P
P
Drive-through windows serving orassociatedwith permitted uses
SP
SP
sP
SP
Drugstore, pharmacy
P
P
P
P
Educational, technical and trade schools
P
P
P
P
—
Electric, gas, oil and communication facilities, excluding tower structures and including
poles, lines, transformers, pipes, meters and related facilities for distribution of local
service and owned and operated by a public utility. Water distribution and sewerage
collection lines, pumpingstations and appurtenances owned and operated bythe
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.
P
P P
P
P
P
P P P P P
c
Factory outlet sales - clothing and fabric
P
P
P
P
:4
Farmers' market (reference 5.1.47)
P
P P
P
P
P
P
Farm Stand
P
P P
P
P
P
P P
o
Financial institutions
P
P
P
P
Z
Fire and rescue squad stations (reference 5.1.09)
P
Florist
P
P
P
P
Food and grocery stores including such specialty shops as bakery, candy,
milk dispensary and wine and cheese shops
P
P
P
P
Furniture and home appliances (sales and service)
P
P
P
I P
Hardware store (10)
P
P
P
P
Health club or spa
P
P
P
P
P
Home and business services such as grounds care, cleaning, exterminators, miter
repair and maintenance services
P
P
P
P
Hotels, motels and inns (2)
P
P
P
P
Indoor athletic facilities
P
P
P
P
P
Indoortheaters (9)
P
P
P
P
Laboratories, medical or pharmaceutical
P
P
P
P
Laundries, dry cleaners
P
P
P
P
Libraries, museums
P
P
P
P
Medical center (3)
P
P
P
P
Musical instrument sales
P
P
P
P
Newsstands, magazines, pipe and tobacco shops
P
P
P
P
Office and business machines sales and service
P
P
P
P
Optical goods sales
P
P
P
P
Outdoor Amphitheatre
P
P
P
P
P
ZMA#2013-00012 Rivanna Village
June 9, 2014
TABLE 2.4 — Permitted/Prohibited Uses By Block
P = Permitted Use By Block; SP = Uses that may be applied for via Special Use Permit; Blank = Uses prohibited within Block.
Uses
A B C
D
E
Block
F
G H I I J K
Outdoor eating establishment or cafe
P
P
P
P
Outdoor storage, display and/or sales serving or associated with a by -right
permitted use, if any portion of the use would be visible from a County -designated
Entrance Corridor
SP
SP
SP
SP
Outdoor storage, display and/ or sales serving or associated with a by -right
permitted use not visible from a County -designated Entrance Corridor
P
P
P
P
P P P P
Parks, playgrounds and civic spaces
P P P
P
P
I P
P P P P P
Photographic goods sales
P
P
P
P
Professional offices, including medical, dental and optical
P
P
P
P
Public and private utilities and infrastructure
P P P
P
P
P
P P P P P
Public uses and buildings, including temporary or mobile facilities such as
schools, offices, parks, playgrounds and roads funded, owned or operated
by local, state, or federal agencies, public water and sewer transmission,
main or trunk lines, treatment facilities, pumping stations and the like,
owned and/or operated by the Rivanna Water and Sewer Authority
P P P
P
P
P
P P P P P
Research and development activities including experimental testing
P
P
P
P
Rest home, nursing home, convalescent home, orphanage or similar institution
P
P
P
P
Restaurant
P
P
P
P
Retail sales and service establishments allowed underC. 1, permitted astemporary
events (4) (5)
P
P
P
P
School of special instruction
P
P
P
P
Sporting goods sales (10)
P
P
P
P
Stand-alone parking and parking structures (reference 4.12, 5.1.4.1) (6)
P
P
P
P
Stonnwatermanagement facilities shown onanapproved final site plan or
subdivision plat
P P P
P
P
P
P P P P P
Swim, golf, tennis or athletic facility
P
P
P
P
P P
Tailor, seamstress
P
P
P
P
Temporary construction uses (reference 5.1.18)
P P P
P
P
P
P P P. P P
Temporary nonresidential mobile homes (reference 5.8)
P
P
P
P
Tier I&Tierllpersonal wireless service facilities (reference 5.1.40)
P P P
P
P
P
P P P P P
Tier III personal wireless service facilities (7)
SP SP SP
SP
SP
SP
SP SP SP SP SP
veterinary office and Hospital (8)
P
P
P
P
visual and audio appliances sales (10)
P
P
P
P
1. Where permitted, home occupation and Class B uses shall be regulated per Section 5.2
of the Zoning Ordinance.
2. Where permitted, any "Inn" shall not exceed 15 guest rooms.
3. Where permitted, any medical center shall allow only an emergency care (Lb., First
Med) facility.
4. Where permitted, outdoor retail sales within this category shall be limited to
temporary, seasonal and periodic events supporting the community (no more than ten
a year), including, without limitation, holiday festivals, community fairs, artisan and
public open markets, weddings, and other pedestrian -related events to be conducted
in Main Street or in the adjacent streets during specially permitted events during
which Main Street and/ or the adjacent streets would be blocked to vehicular traffic.
5. Where permitted, temporary retail sales events are allowed no more than 15 times
per year. In the case of weekend sales, a "sales event" may include Friday, Saturday,
and Sunday.
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6. Stand-alone parking is permitted in the Blocks labeled with a "P." Parking structures
shall be limited to Blocks C, D, E and F only. Where utilized, the fagade treatment,
height, setback, lighting, and scale of any parking structure shall be subject to
administrative review and approval by the Director of Community Development (or
designee) to ensure compatibility with adjacent residential uses.
7. As of the date of approval of this Code of Development, Section 5.1.40 of the
Albemarle County Zoning Ordinance, which regulates Personal Wireless Service
Facilities ("PWSF"), requires a special use permit for a Tier III PWSF. In the event the
PWSF ordinance is ever amended in the future to permit Tier III PWSF by -right in a
NMD zoning district, this Code of Development shall be deemed to have been similarly
amended, such that Tier III PWSFs will be permitted in those blocks where they are
currently only permitted by Special Use Permit.
8. Where permitted, this use is restricted solely to small animal care with no outdoor
kennels and for offices for off-site veterinary services, such as for vets tending to
horses off the premises.
9. Where permitted, this is use is restricted to a maximum of two screens.
10. Where permitted, these uses are limited to 10,000 square feet.
2.5 Historic Structures and Sites.
There are no historic structures or sites located within Rivanna Village.
3. BUILDING FORM STANDARDS
3.1 Purpose
The regulations contained in this section are promulgated (i) with the intent that the
form of buildings in Rivanna Village will foster a vibrant pedestrian -scale neighborhood
community, with architectural and landscape elements that complement and enhance
building design and (ii) to create a flexible range of density over the designated blocks
described herein.
3.2 Density Regulations
Table 3.2 establishes the general mix of commercial, residential, office and civic space
uses and the minimum and maximum density for residential uses (in dwelling units) and
development intensity for non-residential units (in gross leasable area ("GLA"). At full
build -out, the development shall not exceed the maximum levels established at the
bottom of the table.
For the purposes of interpreting Table 3.2, no site plan or subdivision plat shall be
approved unless it conforms to the following standards:
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ZMA#2013-00012 Rivanna Village
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For residential uses, there shall be a minimum and maximum of residential dwelling
units for Rivanna Village at full buildout. Within this range, the Owner may adjust the
residential unit type and density by block to meet market and design considerations.
For non-residential uses, there shall be a maximum and a minimum amount of gross
leasable area required/permitted. Within this range, the Owner may adjust the non-
residential use and density by block to meet market and design considerations.
} ✓F . 4 4 'Ytr { Y G! `EFh4$ lfl 'Ck, ; /$(
f�;DensityRegulation����
Yg
. Minimum/Maximum Use Regulations
Non -Residential Uses
Residential Uses
Minimum
Maximum Non-
Dwelling unit
Dwelling
Non -Residential
Residential
minimum
unit
Block
Acreage
(s.f.)
(s.f.) (l)
maximum
A
9.80
0
20,000
10
41
B
6.76
0
20,000
8
35
C
4.66
0
60,000
8
50
D
2.39
0 (4)60,000
0
80
E
2.76
0
30,000
0
36
F
1.62
0
20,000
0
24
G
5.62
0
10,000
13
45
H
2.03
0
40,000
0
12
1
21.90
0
10,000
40
90
J
31.22
0 z
20,000 z
30
80
K
6.00
23,000
N/A
0
0
Total
94.76
Min. Non-
20,00011
Residential GLA
Max. Non -
Residential GLA
60,00011)
Min. Residential
275
Dwelling Units
Max. Residential
Dwelling Units
400
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1. The regulations shall not include any non-residential uses in Block K (fire station) or
Block J (park amenities).
2. For park facilities in Block J, there are no minimum or maximum non-residential
requirements.
3. The non-residential minimum/maximum limitations are based on the building's gross
leasable area in square feet.
4. No individual block has a minimum amount of non-residential use, since it has not yet
been established with certainty which block or blocks will contain non-residential uses.
Nevertheless, there shall be a minimum of 20,000 s.f. of non-residential uses within the
Development.
3.3 Lot Regulations.
11
t
3 kW!%9PjPP,ons i
Area and
Area and Bulk
Setback Regulations
Bulk
Regulations
Regulations
Minimum
Maximum Lot
Min. Front
Min. Side
Min. Rear
Lot Size (s.f.)
Size (s.f.)
Setback
Setback
Setback
(ft.)
(ft,) (1)
Single Family
3,000
None
10
5 (3)
1014
Detached
Single Family
3,000
None
10
5 z (3)
10 la
Attached Villas
(e.g. duplex or
multiplex)
Single Family
1,300
None
10 (4)
5 Iz)(3)
10 (a)
Attached
Townhouses
Non -Residential,
N/A
N/A
0 (5)
0 15)
0
Multifamily and
Mixed -Use
Buildings
1. Whenever a unit has a road or alley at its side, the minimum side yard setback is increased to 15
feet.
2. There shall be no minimum setback (i.e. zero ft.) along the side property line at the point of
attachment of two or more single family dwelling units of any type.
3. Intentionally Omitted.
4. Setbacks for individual lots may vary when a utility or landscape easement encroaches on a side
yard.
5. Build -To Lines: Structures in block D to be built to the property line along the frontage of all public
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ZMA#2013-00012 Rivanna Village
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roads except where property lines are radii.
3.4 Building Height Regulations.
The maximum building heights for Rivanna Village by block shall be as shown in Table
3.4 below:
��;ig € 14 i : F �54'r htv,�`MYYj����{ {�/�'X �• � i4 Y 1'. .g } e �.fiii:�
r �,���r:=x,..<,�,�,��. �.����w��>,�'t�ABLE34,,.,.,Build�ng�HeightRegulations'���1'X34`�(�xr?,�trfirR;a���:``i.•�iY.4��,1�
'3 4Jy51,A5 i:k3 C W,yyf $x'sY AtY,vS"'�'F��
Block
Residential
Non -Residential &
Mixed -Use Buildings
Minimum
Stories
Maximum
Height (ft.)
Minimum
Stories
Maximum
Height (ft.)
Block A
1
50
1
50
Block B
1
50
1
50
Block C
1
50
1
50
Block D
1
50
1
65
Block E
1
50
1
50
Block F
1
50
1
50
Block G
1
40
1
40
Block H
1
50
1
55
Block 1
1
50
1
50
Block J
1
50
1
50
Block K
N/A
N/A
N/A
N/A
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ZMA#2013-00012 Rivanna Village
June 9, 2014
4. ARCHITECTURAL STANDARDS & ARCHITECTURAL REVIEW COMMITTEE
4.1 Architectural Standards.
The following standards shall be applied to the buildings and structures in Rivanna Village.
For the purposes of this Code of Development, this Section 4.1 shall be defined as the
"Architectural Design Standards."
Nothing herein is intended to conflict with the architectural standards established by the
County Architectural Review Board for use in protecting County entrance corridors. Where
conflicts arise between architectural standards established in this Code of Development and
recommendations made by the ARB within its defined purview, the ARB recommendations
shall prevail. Buildings within Rivanna Village that are subject to ARB review per the existing
regulations shall be reviewed by the ARB under the typical Certificate of Appropriateness
process.
4.1.1 Architectural Styles, Form, Massing, and Proportions of Structures.
• The form and massing of the Rivanna Village's buildings will relate to their proximity
to the central commercial core. This relationship means that the tallest, most dense
and intensely utilized areas shall be in and around the commercial core. As the
development radiates away from this core, the form shall change and the density
and intensity of the massing shall decrease.
• With larger buildings, the building's architecture shall employ architectural
techniques that break up the larger facade into smaller, multiple facades. To
achieve this, the following architectural techniques shall be used: plane changes,
stepbacks, the use of windows or building entries on each story, varied building
materials, or other like architectural elements."
• For single family detached dwelling units, the porch or the front of the house shall
be the prominent feature along the road, rather than the garage. To implement this
standard, all garages on single family detached units shall be either side -loaded or
set back from the face or porch by a minimum of three feet.
• In blocks A, B, C, D, E and F when non-residential uses are proposed, the Owner shall
use reasonable efforts to relegate parking to the rear and side of buildings whenever
reasonable possible, and whenever reasonably possible, such parking shall be
screened by buildings, landscaping, permanent structures, or other acceptable
measures.
• Each non-residential building abutting a street shall have a primary entrance from
either the front or side of the building. A building may also have secondary.
entrances on the side or rear of the building.
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ZMA#2013-00012 Rivanna Village
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4.1.2 Materials, Colors, and Texture; Fagade Treatments.
• The Thomas Jefferson Foundation, which owns and operates Monticello, has
expressed that roof colors/materials have the greatest potential to impact
Monticello's viewshed and, accordingly, represent their principal concerns for
developments proposed within the viewshed. To mitigate these concerns, the
Owner shall use medium to darker shaded earth tone colors for major fagade
treatment of the building (i.e., trim colors are not restricted) for all mixed-use or
commercial buildings within Block D. The emphasis shall be to reduce the reflective
nature of certain colors and materials. Secondly, the Owner shall use dark, non -
reflective roof materials throughout the development.
4.2 Covenants to Provide for Architectural Review Committee.
Prior -to the approval of any site plan or subdivision concerning any portion of Rivanna
Village, the Owner shall cause to be recorded in the Clerk's Office of the Circuit Court of
the County a Declaration of Covenants, Conditions and Restrictions for Rivanna Village
(the "Declaration") that includes provisions for the following:
• Procedure for creation of an "Architectural Review Committee", which shall include
the minimum and maximum number of members and manner of appointment.
• Procedure for review of proposed buildings by the Architectural Review Committee
for consistency with requirements of this Code of Development.
• Procedure for amending or supplementing the Architectural Design Standards,
which shall include the number of property owners required to approve any such
change; provided, however, that any such amendment may not eliminate or lessen
the minimum standards of Section 4.1 of this Code of Development absent the
written consent of the Director of Community Development.
• Rights of Declarant to enforce the Architectural Design Standards.
The Architectural Review Committee shall have exclusive design jurisdiction over all
original construction, modifications, additions or alterations made on or to all existing
improvements and the open space, if any, appurtenant thereto, on all property within
Rivanna Village.
4.3 Variance.
The Architectural Review Committee may authorize variances from compliance with any
of the provisions of the Architectural Design Guidelines when circumstances such as
topography, natural obstructions, hardship, aesthetic, or environmental considerations
require, but only in accordance with duly adopted rules and regulations.
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ZMA#2013-00012 Rivanna Village
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5. LANDSCAPE STANDARDS
The following standards shall be applied to the buildings and structures in Rivanna
Village. For the purposes of this Code of Development, this Section shall be defined as
the "Landscape Standards."
5.1 General Standards
The landscape standards contained in Section 32.7.9 of the County Zoning Ordinance
shall apply to the Development, except as where the provisions of this Code of
Development are more stringent.
Required landscape materials planted within public areas, such as the community park,
common areas, buffer areas, amenity areas, and right of ways, shall be chosen from the
Albemarle County Recommended Plants List. If it is desired to use plants not included
above, then information demonstrating the suitability of the plant materials shall be
submitted to the Director of Community Development or designee, who may authorize
alternative plant materials.
5.2 Planting Strip and Street Tree Standards
See the street sections on sheet 5 of Exhibit B for the basic standards, which shall be
supplemented with the following:
• Notwithstanding anything shown on the Application Plan or the Illustrative Plan to
the contrary, Owner may elect to plant the street trees in wells/ grates on Main
Street and Park Street between Steamer Drive and Main Street. If tree wells/ grates
are used in place of a planting strip, they shall be in a minimum sixty (60) square
feet.
• Planting strips are not required on private travel ways and residential alleys.
• Street trees shall be provided along all public streets. They shall be a minimum of
two (2) inch caliper (measured six (6) inches above ground level) at the time of
installation and planted within the 6 -foot wide continuous planting strip located
between the curb and sidewalk. Trees shall be installed at an average of fifty (50)
foot on center or less. Street tree spacing may vary due to site distance
requirements 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. (Note: In Entrance Corridors, the ARB may require greater caliper street trees,
designate specific tree locations, and specify tree spacings which are different from
the standards established within this Code of Development.) In residential areas, if
conflicts arise between street trees and utilities, utility easements or site distance
requirements and if it can be demonstrated that no other economically or physically
viable alternative exists, the Director of Community Development or designee may
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ZMA#2013-00012 Rivanna Village
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allow street trees to be placed on the residential lots as close to the street as
possible as a replacement for the street tree within the planting strip. Along private
travel ways, street trees shall either be provided behind the sidewalk in the parking
setback where a parking lot fronts the street in parking islands of parking lots, or
shall not be required where a building is immediately adjacent to the sidewalk.
5.3 Exterior Screening Standards
Within Rivanna Village, commercial and other non-residential uses shall not be required
to be screened from adjacent residential areas.
5.4 Landscaping/Screening Areas and the Route 250 Reservation Zone
Within Rivanna Village, there are certain areas around the exterior of the project which
require special landscape treatments to ensure a reasonable transition between
Rivanna Village and the surrounding existing land uses and roadways. These areas and
standards are defined as follows:
5.4.1 Glenmore Way Buffer
A landscaped buffer area that is a minimum of seventy (70) feet deep shall be
established along those portions of Rivanna Village fronting along Glenmore Way (in
Blocks A and B) and shall be installed in connection with the development of Blocks A
and B. The minimum depth of this area shall be measured from the eastern edge of the
Glenmore Way right of way as it exists on the date of approval of this Code of
Development.
This landscaped buffer area is intended to serve two purposes. First, it is intended to
complement the rural character of Glenmore Way and the area adjacent to the
Glenmore Way/ Route 250 intersection through the creation of a maintained area
consisting of turf, shrubs and/ or trees. Second, it is intended to preserve or enhance
the existing mature vegetation within the landscaped buffer area so as to soften, but
not necessarily "screen," Rivanna Village from the Glenmore Manor house.
No buildings or roads except as shown on the Application Plan shall be allowed within
the landscaped buffer area. The only uses and construction activity allowed in the
buffer shall be:
• The installation and maintenance of required drainage channels and public utilities.
• The installation and maintenance of freestanding signage (as permitted in the
Zoning Ordinance Section 4.5.11), sidewalks and other pedestrian facilities, and sight
distance or other improvement related to the construction of roads shown on the
Application Plan or the pedestrian paths shown on the Illustrative Plan.
• The installation and maintenance of pedestrian paths and trails.
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• Clearing and grading into the landscaped buffer area shall be allowed as part of
construction; however, any disturbed areas resulting from this activity shall be
revegetated with turf, shrubs, or trees as part of the construction and site
plan/subdivision plat process.
5.4.2 Route 250 Reservation Zone
Within Block I, the Owner shall reserve an area for the possible future expansion of
Route 250 as shown in the "Route 250 East Corridor Study," prepared by VDOT and
dated March 2004. The depth of this reservation area shall be the first seventy (70) feet
as measured from the Route 250 right of way as it exists on the date of approval of this
Code of Development and shall run along the length of the Route 250 frontage of
Rivanna Village. If VDOT requires less than the total seventy (70) feet, the depth of the
Reservation Zone shall be reduced accordingly.
Within the Route 250 Reservation Zone, no buildings, roads, or parking lots shall be
constructed, except for the following improvements: the entry road shown on the
Application Plan, sidewalks, utilities, landscaping and other improvements approved by
the Director of Community Development or designee. Utilities shall not be located
within the Route 250 Reservation Zone so as to preclude the landscaping required by
the ARB along the Entrance Corridor. Additionally, freestanding directory signage (as
permitted in the Zoning Ordinance Section 4.5.11 and as reviewed by the ARB for a
Certificate of Appropriateness) shall also be allowed.
Standards for landscaping within the Route 250 Reservation Zone may be established by
the ARB during the Certificate of Appropriateness process where development is subject
to ARB review. The applicant will maintain the existing vegetation in its natural state,
but retains the right to remove trees and undergrowth where necessary to maintain a
groomed edge in the Route 250 Reservation Zone.
5.4.3 Route 250 Landscaping Buffer
For those portions of Rivanna Village fronting along Route 250, a landscaped buffer that
is a minimum of thirty (30) feet deep shall be established behind the Route 250
Reservation Zone at the time Route 250 is widened. The minimum depth of this area
shall be measured from the southern edge of .the Route 250 Reservation Zone as
defined above.
The intent of this buffer area is to reserve an area exclusively for landscaping and to
ensure that an appropriate relationship with the Entrance Corridor can be established if
Route 250 is ever widened. As a result, no buildings, roads, parking lots, utilities, or
other similar feature shall be constructed within this zone. The only exceptions shall be
the entry road shown on the Application Plan, sidewalks, utilities, and other
improvements approved by the Director of Community Development or designee.
Utilities shall not be located so as to preclude the landscaping required by the ARB along
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ZMA#2013-00012 Rivanna Village
June 9, 2014
the Entrance Corridor. Landscaping within the buffer area shall be subject to ARB
review, and shall be installed in conjunction with the widening of Route 250. Nothing
here shall preclude the Owner or designee from adding landscaping to the buffer area
prior to the widening of Route 250 to screen and/or buffer new homes within Rivanna
Village from Route 250 as needed in developer's discretion. Once planted, the buffer
and all landscaping therein shall be maintained by the Homeowners' Association of
Rivanna Village.
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ZMA#2013-00012 Rivanna Village
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6. STREETSCAPE STANDARDS
6.1 Streetscape Standards.
All named streets within the Development shown on the Application Plan are proposed to be
public, except for Cattail Court, alleyways serving residential uses, and parking lot travel ways,
which are proposed to be private.
All streets shall be constructed to VDOT standards as well as any additional, complementary
standards included in Section 20A.10 of the NMD section of the Albemarle County Zoning
Ordinance. Beyond construction of roadways, sidewalks and utilities, the Owner reserves the
right to install within or adjacent to the right of way such items that may be deemed acceptable
to VDOT such as MUTCD signing, lighting, landscape treatments, mailboxes, low walls or other
features. Streetscapes will be more formal in nature near the central core of the community and
less so in other areas. Grading of areas between the curb and sidewalk have been proposed as
flat to permit unrestricted pedestrian access between on -street parking accommodations and
the sidewalk system.
6.2 Street Signage.
Non-standard signage may be installed throughout Rivanna Village at no cost to the
County upon approval of a signage plan by the Director of Community Development, or
designee.
6.3 Street Materials.
Street improvements may be constructed using alternative type roadway paving
materials upon approval by the Director of Community Development, or designee, or
the Virginia Department of Transportation, as applicable.
7. PARKING REGULATIONS
7.1 Regulations.
Notwithstanding the minimum parking requirements of the Zoning Ordinance, the
following regulations expressly supersede those restrictions:
1. The parking schedule in the Zoning Ordinance Section 4.12.6 is modified such that
minimum number of parking spaces for all non-residential uses within Blocks C, D, E and F
shall be based on the requirements for Shopping Centers contained in Section 4.12.6.
Secondly, the calculations for non-residential parking shall be based on the total square
footage within the block and not upon a per lot basis. However, if the Owner elects to
subdivide any portion of the block and/or off-site parking is required to support the
subdivided portions of the block, then the Owner shall also satisfy the requirements of the
Zoning Ordinance Section 4.12.8. Finally, nothing in the Code of Development shall restrict
the Owner from seeking a modification or waiver as allowed under the Zoning Ordinance
19
ZMA#2013-00012 Rivanna Village
June 9, 2014
Section 4.12.2.c or a further reduction in required parking as allowed under Section 4.12.8
through 4.12.12 of the Zoning Ordinance.
2. Section 4.12.4.a of the Zoning Ordinance is modified to allow the maximum number of
parking spaces to exceed the required number of spaces by twenty (20%) percent in Block
D only.
3. Residential parking in garages shall count towards the residential minimum parking
requirements.
4. Section 4.12.9.a of the Zoning Ordinance is modified to permit on -street parking spaces,
which 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.
Off -Street Parking. Off-street parking shall be provided according to the following
Parking Schedule:
On -Street Parking. On -Street Parking is permitted throughout Rivanna Village. On -
street parking may be 90 -degree, angle, or parallel.
7.2 Shared Parking.
A shared parking plan may be submitted by the Owner at the time of submission of a
Site Plan and reviewed by the Zoning Administrator in accordance with Section 4.12 of
the Zoning Ordinance (a "Shared Parking Plan").
7.3 Alternative Parking Surfaces.
Alternative parking surfaces may be approved, subject to prior review and approval by
the Director of Community Development, or designee.
8. OPEN SPACE/GREENSPACE & AMENITIES
Open Space/Greenspace Preservation
Rivanna Village shall incorporate an extensive open space and amenity system that
creates recreational opportunities and enhances the sense of place, as depicted on the
Open Space/ Amenity Plan on Sheet 7 of Exhibit B. The Owner will dedicate and convey
FIE
�S:chedul;e�� e
�ti.gr
USE
RATIO
Residential
2 per dwelling unit
Residential guest parking
1 per every 4 dwelling units
Non -Residential
See note 1 in Section 7.1
Notwithstanding the foregoing, parking requirements may be further reduced based
upon the recommendations of a Shared Parking Plan approved by the Director of
Community Development or designee pursuant to Section 4.12 of the Zoning
Ordinance.
On -Street Parking. On -Street Parking is permitted throughout Rivanna Village. On -
street parking may be 90 -degree, angle, or parallel.
7.2 Shared Parking.
A shared parking plan may be submitted by the Owner at the time of submission of a
Site Plan and reviewed by the Zoning Administrator in accordance with Section 4.12 of
the Zoning Ordinance (a "Shared Parking Plan").
7.3 Alternative Parking Surfaces.
Alternative parking surfaces may be approved, subject to prior review and approval by
the Director of Community Development, or designee.
8. OPEN SPACE/GREENSPACE & AMENITIES
Open Space/Greenspace Preservation
Rivanna Village shall incorporate an extensive open space and amenity system that
creates recreational opportunities and enhances the sense of place, as depicted on the
Open Space/ Amenity Plan on Sheet 7 of Exhibit B. The Owner will dedicate and convey
FIE
ZMA#2013-00012 Rivanna Village
June 9, 2014
to the County (a) a portion of the Development for use as open space park area, the
approximate area of which is shown on Sheet 7 of Exhibit B containing approximately
18.42 acres,. and (b) a portion of the Development for use as linear park area (which
area includes the trails shown therein), the approximate area of which is shown on
Sheet 7 of Exhibit B containing approximately 13.26 acres (collectively, the "Park
Dedication Area"), as such Park Dedication Area may be modified pursuant to written
acknowledgement of the Director of Parks and Recreation of the County. The Park
Dedication Area will provide opportunities for both active and passive recreational
activities of the Rivanna Community and members of the public at large.
Trail Standards: The trails shown on the Application Plan shall be six (6) feet wide
asphalt, and shall be field located in the general location shown on the Application Plan.
1reasL
) F *5.gp , L.ro.ii ���TABLEBOpen,Space/G�' 'tt hYf �l kE lr�'- 21 M
�
Total Acreage:
94.76 acres
Approximate Open Space/Greenspace Area (excluding Block K)
37.52 Acres
Open Space/Green Space Area/Total Site Area Ratio (excluding Block K)
42.3
Approximate Amenity Area (excluding Block K)
31.68 Acres
Amenity Area/Total Site Area Ratio (excluding Block K)
35.7
The following section provides a general description of the open space and amenities within
each Block:
Block A: Block A will include the Glenmore Way Buffer along the portion of the Block adjacent
to Glenmore Way. Block A will also include open space in the form of stormwater management
facilities and pedestrian trail connections to Blocks B, K and H.
Block B: Block B will also include the Glenmore Way Buffer along the portion of the Block
adjacent to Glenmore Way, and a portion of open space along Route 250. Block B will also
include open space areas in the form of stormwater management facilities and a trail network
that will provide pedestrian connections to Blocks A, G and E.
Block C: With its location in the more dense area of the Development, Block C will provide less
open space. 'it will be closely located in proximity to amenity areas that are likely to be located
in Blocks D and J.
Block D: Given Block D's designation as the most densely developed block that will include
some portion of non-residential uses, there is limited open space therein. However, this Block
is likely to include recreational amenities in the form of a fitness facility, and it will be located
directly adjacent to the large expanse of open space and amenities within the Park in Block J.
Block E: Block E includes a small area of open space and a pedestrian trail connection to Blocks
B and G.
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ZMA#2013-00012 Rivanna Village
June 9, 2014
Block F: Block F includes open space areas and pedestrian trail connections to Blocks E, G and I.
Block G: Block G includes larger areas of open space and pedestrian trail connections to Blocks
B, E,Fand 1.
Block H: Block H is adjacent to the wooded open space area behind the fire station, and
includes pedestrian trail connections to Blocks A, K, and J. In addition, it is possible that
amenities in the form of indoor tennis courts will be constructed within Block H. Block H is also
adjacent to the large park and associated amenities located within Block J.
Block I: Block I includes the Route 250 Reservation Zone which will serve as open space until
the widening of Route 250. This block also includes the Route 250 Landscape Buffer that will
ensure an appropriate buffer between the residential uses in this Block and Route 250. Block I
also includes several other open space areas and pedestrian trail connections to Blocks G, J, and
F.
Block J: The large community park is located within Block J along with a variety of park
amenities and improvements described in more detail herein. This Block also includes an
extensive network of trails, preserved wetlands areas, and trail connections to several adjacent
Blocks, including Blocks I, H and F. There is also a strong pedestrian sidewalk connection to
Block D. The community park will consist of approximately 18.4 acres and provide for active
and passive recreational opportunities. The park will include the following amenities as agreed
to with the Director of Parks and Recreation, but nothing herein shall prohibit the Director of
Community Development, after consultation with the Director of Parks and Recreation, from
approving modifications to such amenities as requested by the Owner. In addition, variations
to the acreage, the uses and the location of uses can be made by the Director of Planning in
consultation with the Director of Parks and Recreation. Approval of the final park plan by the
Director of Parks and Recreation is required prior to approval of the final site plan for the park.
Proposed Park Amenities:
• One basketball court
• Two outdoor tennis courts
• Dog park with a pier at the Quarry
• Two picnic shelters
• Large playfield
• Quarry pond area with pier (which may be fenced)
• Wooded grove with Pavilion next to the Quarry
• Restroom facilities
• Approximately 8,650 linear feet of trails
• Playground
The park may also include stormwater management facilities, public utilities, and landscaping
improvements. The parking requirements for the park may be satisfied through the use of on -
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ZMA#2013-00012 Rivanna Village
June 9, 2014
street spaces along the perimeter of Block J, or provided using on -street or surface lots
available to the public in adjacent blocks or in Block K's surface parking lot.
Block K: Block K will retain the wooded area behind the fire station. This wooded area may be
disturbed for the installation of stormwater management facilities and pedestrian paths.
9. PUBLIC FACILITIES
9.1 Water & Sewer.
A water and sewer plan is shown on Sheet 4 of Exhibit B.
The East Rivanna Volunteer Fire Station located within Block K will be connected to
public water and sewer during Phase 1 of the Development, for Phase 1 will impact the
existing drainfield servicing the Station, and water service will be provided to the other
areas of Phase 1 at that time as well.
9.2 Stormwater.
A preliminary stormwater concept is shown on Sheet 6 of Exhibit B.
9.3 Dedications.
234043836
Areas dedicated to the County for public use, other than streets dedicated by recorded
subdivision plat, shall be conveyed to the County only in such manner and form
approved by the County Attorney.
23
RIVANNA VILLAGE
Code of Development
ZMA # 2013-12
Amendment to ZMA # 2001-08
APPLICANT: Rivanna Village, LLC, a Virginia limited liability company
PROPERTY: County TMP nos. 07900-00-00-025A0, 08000-00-00-04600,
08000-00-00-046A0, 08000-00-00-046CO3 08000-00-00-
046130, 08000-00-00-046E0, 08000-00-00-05000, 08000-00-
00-05100, 08000-00-00-052A0, 08000-00-00-055A0, 093A1-
00-00-00300, 093A1-00-00-00400, & 093A1-00-00-00200
23404383_34
ZMA#2013-00012 Rivanna Village Draft
Ppc-pmher 16, 2013
Arll 2014
TABLE OF CONTENTS
1. INTRODUCTION......................................................................................................................................... 3
1.1 Purpose and Intent.......................................................................................................................3
1.2 Existing Conditions........................................................................................................................
3
2. LAND USE..................................................................................................................................................4
2.1 Application Plan............................................................................................................................4
2.2 Illustrative Plan.............................................................................................................................4
2.3 Establishment of Blocks................................................................................................................5
Description of Land Use Mix by Block.......................................................................................................5
2.4 Permitted/Prohibited Uses By Block.............................................................................................6
2.5 Historic Structures and Sites.........................................................................................................9
3. BUILDING FORM STANDARDS...................................................................................................................9
3.1 Purpose.........................................................................................................................................
9
3.2 Density Regulations......................................................................................................................9
3.3 Lot Regulations............................................................................................................................11
3.4 Building Height Regulations........................................................................................................12
4. ARCHITECTURAL STANDARDS & ARCHITECTURAL REVIEW COMMITTEE...............................................13
4.1 Architectural Standards..............................................................................................................13
4.1.1 Architectural Styles, Form, Massing, and Proportions of Structures..................................13
4.1.2 Materials, Colors, and Texture; Fagade Treatments...........................................................13
4.2 Covenants to Provide for Architectural Review Committee.......................................................13
4.3 Variance......................................................................................................................................14
5. LANDSCAPE STANDARDS........................................................................................................................14
5.1 General Standards.......................................................................................................................14
5.2 Planting Strip and Street Tree Standards....................................................................................15
5.3 Exterior Screening Standards......................................................................................................15
5.4 Landscaping/Screening Areas and the Route 250 Reservation Zone.........................................15
5.4.1 Glenmore Way Buffer.........................................................................................................16
5.4.2 Route 250 Reservation Zone...............................................................................................16
5.4.3 Route 250 Landscaping Buffer............................................................................................17
6. STREETSCAPE STANDARDS......................................................................................................................18
6.1 Streetscape Standards................................................................................................................18
6.2 Street Signage.............................................................................................................................18
6.3 Street Materials..........................................................................................................................18
ZMA#2013-00012
Rivanna Village Draft
Ppc-pmher 16, 2013 Arll 2014
7. PARKING REGULATIONS..........................................................................................................................18
7.1 Regulations..................................................................................................................................18
7.2 Shared Parking............................................................................................................................19
7.3 Alternative Parking Surfaces.......................................................................................................19
8. OPEN SPACE/GREENSPACE & AMENITIES
...............................................................................................19
Open Space/Greenspace Preservation...................................................................................................19
9. PUBLIC FACILITIES...................................................................................................................................22
9.1 Water & Sewer............................................................................................................................22
9.2 Stormwater.................................................................................................................................22
9.3 Dedications.................................................................................................................................22
EXHIBITS
EXHIBIT A______________________________________________________Boundary Plat of The Rivanna Village Towncenter
dated June 19, 2013, prepared by Roudabush, Gale &
Associates, Inc.
EXHIBIT B ...................................................... Plans dated July 15, 2013, last revised December 16,
2013, prepared by Terra Concepts, P.C.
EXHIBIT C ...................................................... Concept Plan prepared by Williamsburg
Environmental Group, Inc.
ZMA#2013-00012 Rivanna Village Draft
-Deee..-he- 162n13Aprl1 .2014
1.1 Purpose and Intent.
Pursuant to the requirements of the Neighborhood Model District ("NMD") under
Sections 20.A.4 and 20.A.5 of the Zoning Ordinance of Albemarle County (the "Zoning
Ordinance"), this "Code of Development", together with the "Application Plan"
referenced herein, amends and restates Rivanna Village's General Development Plan
and Code of Development and shall supersede the General Development Plan and Code
of Development adopted as ZMA 2001-08.
As envisioned by the NMD ordinance, this Code of Development for Rivanna Village is
intended to accomplish the following: (a) to promote flexibility and creativity in
establishing the building locations, mixture of uses, bulk requirements, and densities
within the subject property, and (b) to establish the regulatory framework and
guidelines for each block within Rivanna Village, as well as the uses, location, building
types, and street systems contained therein.
Rivanna Village is comprised of 13 contiguous parcels, containing 94.76 acres in the
aggregate (based on a current survey attached as Exhibit A, or 95.81 acres based on the
current County Assessor records), which are owned by Rivanna Village, LLC, a Virginia
limited liability company (the "Development").' For the purposes of this Code of
Development, the "Applicant" shall be Rivanna Village, LLC. The "Owner" shall be
Rivanna Village, LLC, its heirs, successors and assigns.
1.2 Existing Conditions.
Rivanna Village is located just off U.S. Route 250 approximately five miles east of the
City of Charlottesville in Albemarle County, Virginia (the "County"). It is bounded on the
west by Glenmore Way, on the north by the Magruder subdivision and Route 250, and
on the east and south by single family residential lots. A number of the parcels
comprising the project front on Route 250 and have long been used for residential
purposes. Some are abandoned, while others remain in use. The vast majority of the
property is comprised or rolling, wooded open space with small creeks and ponds.
All of the parcels comprising Rivanna Village are located within the area designated in
the County Comprehensive plan as the "Village of Rivanna" Development Area, and are
designated as Neighborhood Density. As shown in Table 1.2 below, the majority of the
parcels are currently zoned NMD (Neighborhood Model District) pursuant to ZMA 2001-
08, and the remaining parcels are zoned RA (Rural Areas).
1 For boundaries of the parcels comprising the Development, see the "Boundary Plat of The Rivanna Village
Towncenter" at Exhibit A.
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TABLE 1.2 — Summary of Parcels Comprising ZMA
Tax Map Parcel
Existing Zoning
Comprehensive Plan Designation
07900-00-00-025AO
NMD
Village of Rivanna, Town/Village Center
08000-00-00-04600
NMD
Village of Rivanna, Town/Village Center
08000-00-00-046AO
NMD
Village of Rivanna, Town/Village Center
08000-00-00-046CO
NMD
Village of Rivanna, Town/Village Center
08000-00-00-046DO
NMD
Village of Rivanna, Town/Village Center
08000-00-00-046EO
NMD
Village of Rivanna, Town/Village Center
08000-00-00-05000
NMD
Village of Rivanna, Town/Village Center
08000-00-00-05100
RA
Village of Rivanna, Town/Village Center
08000-00-00-052AO
RA
Village of Rivanna, Town/Village Center
08000-00-00-055AO
NMD
Village of Rivanna, Town/Village Center
093A1-00-00-00300
NMD
Village of Rivanna, Town/Village Center
093A1-00-00-00400
NMD
Village of Rivanna, Town/Village Center
093A1-00-00-00200
NMD
Village of Rivanna, Town/Village Center
2.1 Application Plan.
The Application Plan (Exhibit B) is the governing plan that serves as the roadmap for the
development and depicts the general location of key features of the development,
which are referenced in this Code of Development.
2.2 Illustrative Plan.
The Illustrative Plan, which is not a part of the Application Plan, is a conceptual
rendering of how the property might develop at full build -out pursuant to the standards
set forth in this Code of Development. The Illustrative Plan is conceptual and may be
expected to change in response to market conditions. No aspect of the development
depicted on the Illustrative Plan shall, by itself, be construed to impose any obligation,
regulation or limitation on the Owner related to the Development.
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2.3 Establishment of Blocks.
To regulate land uses within Rivanna Village, the project is divided into eleven (11)
distinct blocks (Blocks "A" through "K"). The blocks are defined geographically by the
Application Plan on Sheet 2 of Exhibit B. The approximate acreages of the individual
blocks are established in Table 3.2 herein.
To promote flexibility as recited in the NMD ordinance, it is recognized that, as the
development proceeds through the submission and review of site plans and subdivision
plats, individual architectural and engineering decisions may modify the precise
dimensions, area and location of the individual blocks. Nothing in this Code of
Development or the Application Plan shall be construed to prohibit the alteration of any
one or several blocks, as depicted in the Code of Development or the Application Plan,
at the time of site plan or subdivision review by the County; provided, however, that no
such modification shall exceed fifteen percent (15%) of the gross land area of the larger
block impacted by each such change.
Site plans and subdivision plats may be submitted and approved for any portion of an
individual block, provided that all requirements of this Code of Development and the
County Zoning Ordinance are otherwise met.
Description of Land Use Mix by Block.
The following section is intended to describe the development and relative location of
important land uses by providing a summary of the most important features, land uses and
other improvements to be included within each block:
Block A: Block A will serve as a transition zone between the more rural character of Route 250
and Glenmore Way and Rivanna Village. As such, uses are relatively limited and a buffer area
and open space will be provided. The "Glenmore Way Buffer" area is described in more detail
in the Landscape Section. The principal use in this Block will be residential uses, which will most
likely include single family detached units. However, certain non-residential uses are also
permitted but they are extremely limited.
Block B: Block B continues the transition zone by extending the Glenmore Way Buffer and
generally providing for residential uses. The principal use in this Block will be residential uses,
which will most likely include single family attached Villa -style units__ However, certain non-
residential uses are also permitted but they are extremely limited.
Block C: Block C is bounded by Sweetgum Lane, Main Street, and Steamer Drive and will serve
as a transition area between the lower -density areas in Block A and B and the commercial and
higher -density areas in Block D. Block C is envisioned primarily for residential uses in the form
of single family attached townhouse units, although non-residential units are also permitted
there. Townhouse units that are constructed in Block C will likely be rear -loaded and accessed
by alleys.
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Block D: Block D is the most intensive block in the Development, and will contain commercial,
residential and civic uses. The buildings in Block D will likely contain a mixture of retail, service,
office and/or residential uses. Although a variety of residential uses is permitted in this Block,
such uses would likely include apartments above non-residential uses. This Block will likely
provide a sense of connection to the park in Block J.
Block E: Block E is envisioned to be developed with townhouse units that front on Main Street
and that are served by a rear alley, although a variety of residential and non-residential uses are
permitted in this Block.
Block F: Block F is also envisioned to be developed with townhouse units that front on Main
Street, although a variety of residential and non-residential uses are permitted in this Block.
Block G: Block G is also envisioned to be developed with townhouse units, but other types of
residential units are also permitted. An effort was made to preserve as much open space and
existing vegetation between this Block and the Magruder Subdivision as possible, and to permit
only very limited non-residential uses.
Block H: Block H is a small Block located adjacent to the East Rivanna Fire Station parcel and
the proposed County Service Authority water tank. The lots would front on Park Street. This
Block is envisioned to be developed with residential units in the form of single family detached
units, but all or a portion of the Block may also include indoor recreational facilities, such as
tennis court.
Block I: Block I permits primarily residential uses and will likely include primarily single family
detached units, and will permit only limited non-residential uses. This Block will include a
vehicular connection to Route 250, and will be subject to the requirements for the Route 250
"Reservation Area" and Route 250 "Landscape Buffer" as described in more detail in the
Landscape section.
Block J: Block J will include a community park that will serve as the recreational and outdoor
space for not only the future residents of Rivanna Village, but for the other County residents.
The park shall be built by the Owner to the standards detailed in the "Open Space & Amenities"
in Section 8 herein, and then dedicated to the County. Block J will also include a number of
residential units that will most likely involve single family detached units.
Block K: Block F is the East Rivanna Volunteer Fire Company (ERVFC).
2.4 Permitted/Prohibited Uses By Block.
TABLE 2.4 — Permitted/Prohibited Uses By Block
P =Permitted Use By Block; SP =Uses that maybe applied for via Special Use Permit; Blank= Uses prohibited within Block.
Block
Uses q I g I C I D I E I F I G I H I I I J I K
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TABLE 2.4 — Permitted/Prohibited Uses By Block
P = Permitted Use By Block; SP = Uses that may be applied for via Special Use
Permit; Blank
= Uses
prohibited within Block.
Uses
U
A
B
C
D
E
Block
F
G H I J K
Detached single-family dwellings
P
P
P
P
P
P
P
P P P
Semi-detached and attached single-family dwellings (e.g. duplexes,
triplexes, quadraplexes, townhouses, atrium houses and patio houses)
P
P
P
P
P
P
P
P P P
j
Multiple -family dwellings
R
R
P
P
P
P
P
P
Rental of permitted residential uses and guest cottages
P
P
P
P
P
P
P
P P P
v
Homes for developmentally -disabled persons
P
P
P P
Tourist lodging
R
R
P
P
P
P
P
P P P
Home Occupation (Class A)
P
P
P
P
P
P
P
P P P
Home Occupation (Class B) (1)
SP
SP
SP
SP
SP
SP
SP
SP SP SP
Accessory uses and buildings, including storage buildings
P
P
P
P
P
P
P
P P P
Assisted living residential facilities
R
R
P
P
P
P
Administrative professional offices
P
P
P
P
A4wp��
42
42
42
42
Antique, gift, jewelry, notion and craft shops
P
P
P
P
Auction house
42
42
R
42
Barber, beauty shops
P
P
P
P
Cellular communication, microwave,andradio wave transmission andrelaytowers,
substations and appurtenances
P
P
P
P
P
P
P
P P P P
Clothing, apparel and shoe shops
P
P
P
P
Clubs, lodges, civic, fraternal, patriotic (reference 5.1.02)
R
R
P
P
P
P
P
Community center
R
R
P
P
P
P
P
Concessions for the serving of food refreshments or entertainment of club members
and guests in conjunction with swim, golf, or tennis club.
P
P
P
P
Convenience stores
P
P
P
P
Day care, child care, or nursery facility (ref. 5.1.06)
P
P
P
P
Drive-through windows serving or associated with permitted uses
SP
SP
SP
SP
Drug store, pharmacy
P
P
P
P
Educational, technical and trade schools
P
P
P
P
Electric, gas, oil and communication facilities, excluding tower structures and including
poles, lines, transformers, pipes, meters and related facilities for distribution of local
service and owned and operated by a public utility. Water distribution and sewerage
collection lines, pumping stations and appurtenances owned and operated bythe
Albemarle County Service Authority. Except as otherwise expressly provided, central
water supplies and central sewerage systems in conformance with Chapter 16 of the
Code of Albemarle and all other applicable law.
P
P
P
P
P
P
P
P P P P
Factory outlet sales - clothing and fabric
P
P
P
P
z
Farmers' market (reference 5.1.47)
P
P
P
P
P
P
P
Farm Stand
P
P
P
P
P
P
P P
Financial institutions
P
P
P
P
Fire and rescue squad stations (reference 5.1.09)
P
Florist
P
P
P
P
Food and grocery stores including such specialty shops as bakery, candy,
milk dispensary and wine and cheese shops
P
P
P
P
Furniture and home appliances (sales and service)
P
P
P
P
Hardware store 10
P
P
P
P
Health club or spa
R
R
P
P
P
P
P
Home and business services such as grounds care, cleaning, exterminators, miter
repair and maintenance services
P
P
P
P
Hotels, motels and inns (2)
R
R
P
P
P
P
Indoor athletic facilities
P
P
P
P
P
indoortheaters-H9P
P
P
P
Laboratories, medical or pharmaceutical
P
P
P
P
Laundries, dry cleaners
P
P
P
P
d Pi
vv;r i�opf-rm' iorrr
Libraries, museums
P
P
P
P
Medical center (3)
P
P
P
P
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TABLE 2.4 — Permitted/Prohibited Uses By Block
P =Permitted Use By Block; SP =Uses that maybe applied for via
Special Use
Permit; Blank=
Uses
prohibited within Block.
U
Uses
A B
C
D
E
Block
F
G H I J K
Musical instrument sales
P
P
P
P
Newsstands, magazines, pipe and tobacco shops
P
P
P
P
Office and business machines sales and service
P
P
P
P
Optical goods sales
P
P
P
P
Outdoor Amphitheatre
P
P
P
P
P
Outdoor eating establishment or cafe
P
P
P
P
Outdoorstorage, display and/ orsales serving or associated with a by -right
permitted use, if any portion of the use would be visible from a County -designated
Entrance Corridor
SP
SP
SP
SP
Outdoor storage, display and/ or sales serving or associated with a by -right
permitted use not visible from a County -designated Entrance Corridor
P R
P
P
P
P
R P P P P
Parks, playgrounds and civic spaces
P P
P
P
P
P
P P P P P
Photographic goods sales
P
P
P
P
Professional offices, including medical, dental and optical
P
P
P
P
Public and private utilities and infrastructure
P P
P
P
P
P
P P P P P
Public uses and buildings, including temporary or mobile facilities such as
schools, offices, parks, playgrounds and roads funded, owned or operated
by local, state, or federal agencies, public water and sewer transmission,
main or trunk lines, treatment facilities, pumping stations and the like,
owned and/or operated by the Rivanna Water and Sewer Authority
P P
P
P
P
P
P P P P P
Research and development activities including experimental testing
i
P
P
j P
P
Rest home, nursing home, convalescent home, orphanage or similar institution
P P
P
P
P
P
Restaurant
P
P
P
P
Retail sales and service establishments allowed under C. I, permitted as temporary
events (4)(5)
P
P
P
P
School of special instruction
P
P
P
P
Sporting goods sales 10
P
P
P
P
Stand-alone parking and parking structures (reference 4.12, 5.1.4.1) (6)
P
P
P
P
Stormwater management facilities shown on an approved final site plan or
subdivision plat
P P
P
P
P
P
P P P P P
Swim, golf, tennis or athletic facility
P P
P
P
P
P
P P
Tailor, seamstress
P
P
P
P
Temporary construction uses (reference 5.1.18)
P P
P
P
P
P
P P P P P
Temporary nonresidential mobile homes (reference 5.8)
P
P
P
P
Tier I& Tier II personal wireless service facilities (reference 5.1.40)
P P
P
P
P
P
P P P P P
Tier III personal wireless service facilities (7)
SP SP
SP
SP
SP
SP
SP SP SP SP SP
Veterinary Office and Hospital (8)
P
P
P
P
Visual and audio appliances sales 10
P
P
P
P
1. Where permitted, home occupation and Class B uses shall be regulated per Section 5.2
of the Zoning Ordinance.
2. Where permitted, any "Inn" shall not exceed 15 guest rooms.
3. Where permitted, any medical center shall allow only an emergency care (i.e., First
Med) facility.
4. Where permitted, outdoor retail sales within this category shall be limited to
temporary, seasonal and periodic events supporting the community (no more than ten
a year), including, without limitation, holiday festivals, community fairs, a rtisan and
public open markets, weddings, and other pedestrian -related events to be conducted
in Main Street or in the adjacent streets during specially permitted events during
which Main Street and/ or the adjacent streets would be blocked to vehicular traffic.
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5. Where permitted, temporary retail sales events are allowed no more than 15 times
per year. In the case of weekend sales, a "sales event" may include Friday, Saturday,
and Sunday.
6. Stand-alone parking is permitted in the Blocks labeled with a "P." Parking structures
shall be limited to Blocks C, D, E and F only. Where utilized, the fagade treatment,
height, setback, lighting, and scale of any parking structure shall be subject to
administrative review and approval by the Director of Community Development (or
designee) to ensure compatibility with adjacent residential uses.
7. As of the date of approval of this Code of Development, Section 5.1.40 of the
Albemarle County Zoning Ordinance, which regulates Personal Wireless Service
Facilities ("PWSF"), requires a special use permit for a Tier III PWSF. In the event the
PWSF ordinance is ever amended in the future to permit Tier III PWSF by -right in a
NMD zoning district, this Code of Development shall be deemed to have been similarly
amended, such that Tier III PWSFs will be permitted in those blocks where they are
currently only permitted by Special Use Permit.
8. Where permitted, this use is restricted solely to small animal care with no outdoor
kennels and for offices for off-site veterinary services, such as for vets tending to
horses off the premises.
9. Where permitted, this is use is restricted to a maximum of two screens.
10. Where permitted, these uses are limited to 10,000 square feet.
2.5 Historic Structures and Sites.
There are no historic structures or sites located within Rivanna Village.
3.1 Purpose
The regulations contained in this section are promulgated (i) with the intent that the
form of buildings in Rivanna Village will foster a vibrant pedestrian -scale neighborhood
community, with architectural and landscape elements that complement and enhance
building design and (ii) to create a flexible range of density over the designated blocks
described herein.
3.2 Density Regulations
Table 3.2 establishes the general mix of commercial, residential, office and civic space
uses and the minimum and maximum density for residential uses (in dwelling units) and
development intensity for non-residential units (in gross leasable area ("GLA"). At full
build -out, the development shall not exceed the maximum levels established at the
bottom of the table.
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For the purposes of interpreting Table 3.2, no site plan or subdivision plat shall be
approved unless it conforms to the following standards:
For residential uses, there shall be a minimum and maximum of residential dwelling
units for Rivanna Village at full buildout. Within this range, the Owner may adjust the
residential unit type and density by block to meet market and design considerations.
For non-residential uses, there shall be a maximum and a minimum amount of gross
leasable area required/permitted. Within this range, the Owner may adjust the non-
residential use and density by block to meet market and design considerations.
TABLE 3.2 Density Regulation
Minimum/Maximum Use Regulations
Non -Residential Uses
Residential Uses
Minimum
Maximum Non-
Dwelling unit
Dwelling
Non -Residential
Residential
minimum
unit
Block
Acreage
(s.f.)
(s.f.) (1)
maximum
A
9.80
0
60;98920,000
810
X41
B
6.76
0
69;98920,000
8 8
6635
C
4.66
0
60,000
8
50
D
2.39
29;988- 0f}41
60,000
0
80
E
2.76
0
60,00030,0 00
0
6936
F
1.62
0
60,00020,0 00
0
24
G
5.62
0
10,000
13
45
H
2.03
0
60,00040,Q 00
0
12
1
21.90
0
10,000
2940
4_9890
J
31.22
0 (2)
6(),()()C)20'0 00 (2)
30
1-66880
K
6.00
23,000
N/A
0
0
Total
94.76
Min. Non-
20,000
Residential GLA
Max. Non -
Residential GLA
60,000
Min. Residential
275
Dwelling Units
Max. Residential
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Dwelling Units
400
1. The regulations shall not include any non-residential uses in Block K (fire station) or
Block J (park amenities).
2. For park facilities in Block J, there are no minimum or maximum non-residential
requirements.
3. The non-residential minimum/maximum limitations are based on the building's gross
leasable area in square feet.
4. No individual block has a minimum amount of non-residential use, since it has not yet
been established with certainty which block or blocks will contain non-residential uses.
Nevertheless, there shall be a minimum of 20,000 s.f. of non-residential uses within the
Development.
3.3 Lot Regulations.
11
TABLE 3.3 — Lot Regulations
Area and
Area and Bulk
Setback Regulations
Bulk
Regulations
Regulations
Minimum
Maximum Lot
Min. Front
Min. Side
Min. Rear
Lot Size (s.f.)
Size (s.f.)
Setback
Setback
Setback
(ft.)
(ft.) (1)
Single Family
3,000
None
10
5 (3)
10 (4)
Detached
Single Family
3,000
None
10
5(2)(3)
10 (4)
Attached Villas
(e.g. duplex or
multiplex)
Single Family
1,300
None
10 (4)
5 (2)(3)
10 (4)
Attached
Townhouses
Non -Residential,
N/A
N/A
0 (5)
0 (5)
0
Multifamily and
Mixed -Use
Buildings
1. Whenever a unit has a road or alley at its side, the minimum side yard setback is increased to 15
feet.
2. There shall be no minimum setback (i.e. zero ft.) along the side property line at the point of
attachment of two or more single family dwelling units of any type.
3. Intentionally Omitted.
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4. Setbacks for individual lots may vary when a utility or landscape easement encroaches on a side
yard.
5. Build -To Lines: Structures in block D to be built to the property line along the frontage of all public
roads except where property lines are radii.
3.4 Building Height Regulations.
The maximum building heights for Rivanna Village by block shall be as shown in Table
3.4 below:
TABLE 3.4 —Building Height Regulations
Block
Residential
Non -Residential &
Mixed -Use Buildings
Minimum
Stories
Maximum
Height (ft.)
Minimum
Stories
Maximum
Height (ft.)
Block A
1
50
1
50
Block B
1
50
1
50
Block C
1
50
1
50
Block D
1
50
1
65
Block E
1
50
1
50
Block F
1
50
1
50
Block G
1
40
1
40
Block H
1
50
1
55
Block 1
1
50
1
50
Block J
1
50
1
50
Block K
N/A
N/A
N/A
N/A
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4.1 Architectural Standards.
The following standards shall be applied to the buildings and structures in Rivanna Village.
For the purposes of this Code of Development, this Section 4.1 shall be defined as the
"Architectural Design Standards."
Nothing herein is intended to conflict with the architectural standards established by the
County Architectural Review Board for use in protecting County entrance corridors. Where
conflicts arise between architectural standards established in this Code of Development and
recommendations made by the ARB within its defined purview, the ARB recommendations
shall prevail. Buildings within Rivanna Village that are subject to ARB review per the existing
regulations shall be reviewed by the ARB under the typical Certificate of Appropriateness
process.
4.1.1 Architectural Styles, Form, Massing, and Proportions of Structures.
The form and massing of the Rivanna Village's buildings will relate to their proximity
to the central commercial core. This relationship means that the tallest, most dense
and intensely utilized areas shall be in and around the commercial core. As the
development radiates away from this core, the form shall change and the density
and intensity of the massing shall decrease.
With larger buildings, the building's architecture shall employ architectural
techniques that break up the larger facade into smaller, multiple facades. To
achieve this. the followiniz architectural techniaues shall be used: Dlane chances.
stepbacks, the use of windows or building entries on each story, varied building
materials, or other like architectural elements."
For single family detached dwelling units, the porch or the front of the house shall
be the prominent feature along the road, rather than the garage. To implement this
standard, all garages on single family detached units shall be either side -loaded or
set back from the face or porch by a minimum of three feet.
In blocks A. B. C. D. E and F when non-residential uses are Droposed. the Owner shall
use reasonable efforts to relegate parkinZ to the rear and side of buildings whenever
reasonable possible, and whenever reasonably possible, such parking shall be
screened by buildings. IandscaDinR. Dermanent structures. or other acceptable
measures.
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Each non-residential building abutting a street shall have a primary entrance from
either the front or side of the building. A building may also have secondary
entrances on the side or rear of the building.
4.1.2 Materials, Colors, and Texture; Facade Treatments.
The Thomas Jefferson Foundation, which owns and operates Monticello, has
expressed that roof colors/materials have the greatest potential to impact
Monticello's viewshed and, accordingly, represent their principal concerns for
developments proposed within the viewshed. To mitigate these concerns, the
Owner shall use medium to darker shaded earth tone colors for major fagade
treatment of the building (i.e., trim colors are not restricted) for all mixed-use or
commercial buildings within Block D. The emphasis shall be to reduce the reflective
nature of certain colors and materials. Secondly, the Owner shall use dark, non -
reflective roof materials throughout the development.
4.2 Covenants to Provide for Architectural Review Committee.
Prior to the approval of any site plan or subdivision concerning any portion of Rivanna
Village, the Owner shall cause to be recorded in the Clerk's Office of the Circuit Court of
the County a Declaration of Covenants, Conditions and Restrictions for Rivanna Village
(the "Declaration") that includes provisions for the following:
Procedure for creation of an "Architectural Review Committee", which shall include
the minimum and maximum number of members and manner of appointment.
Procedure for review of proposed buildings by the Architectural Review Committee
for consistency with requirements of this Code of Development.
Procedure for amending or supplementing the Architectural Design Standards,
which shall include the number of property owners required to approve any such
change; provided, however, that any such amendment may not eliminate or lessen
the minimum standards of Section 4.1 of this Code of Development absent the
written consent of the Director of Community Development.
Rights of Declarant to enforce the Architectural Design Standards.
The Architectural Review Committee shall have exclusive design jurisdiction over all
original construction, modifications, additions or alterations made on or to all existing
improvements and the open space, if any, appurtenant thereto, on all property within
Rivanna Village.
4.3 Variance.
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The Architectural Review Committee may authorize variances from compliance with any
of the provisions of the Architectural Design Guidelines when circumstances such as
topography, natural obstructions, hardship, aesthetic, or environmental considerations
require, but only in accordance with duly adopted rules and regulations.
The following standards shall be applied to the buildings and structures in Rivanna
Village. For the purposes of this Code of Development, this Section shall be defined as
the "Landscape Standards."
5.1 General Standards
The landscape standards contained in Section 32.7.9 of the County Zoning Ordinance
shall apply to the Development, except as where the provisions of this Code of
Development are more stringent.
Required landscape materials planted within public areas, such as the community park,
common areas, buffer areas, amenity areas, and right of ways, shall be chosen from the
Albemarle County Recommended Plants List. If it is desired to use plants not included
above, then information demonstrating the suitability of the plant materials shall be
submitted to the Director of Community Development or designee, who may authorize
alternative plant materials.
5.2 Planting Strip and Street Tree Standards
See the street sections on sheet 5 of Exhibit B for the basic standards, which shall be
supplemented with the following:
Notwithstanding anything shown on the Application Plan or the Illustrative Plan to
the contrary, Owner may elect to plant the street trees in wells/ grates on Main
Street and Park Street between Steamer Drive and Main Street. If tree wells/ grates
are used in place of a planting strip, they shall be in a minimum sixty (60) square
feet.
Planting strips are not required on private travel ways and residential alleys.
Street trees shall be provided along all public streets. They shall be a minimum of
two (2) inch caliper (measured six (6) inches above ground level) at the time of
installation and planted within the 6 -foot wide continuous planting strip located
between the curb and sidewalk. Trees shall be installed at an average of fifty (50)
foot on center or less. Street tree spacing may vary due to site distance
requirements 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. (Note: In Entrance Corridors, the ARB may require greater caliper street trees,
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designate specific tree locations, and specify tree spacings which are different from
the standards established within this Code of Development.) In residential areas, if
conflicts arise between street trees and utilities, utility easements or site distance
requirements and if it can be demonstrated that no other economically or physically
viable alternative exists, the Director of Community Development or designee may
allow street trees to be placed on the residential lots as close to the street as
possible as a replacement for the street tree within the planting strip. Along private
travel ways, street trees shall either be provided behind the sidewalk in the parking
setback where a parking lot fronts the street in parking islands of parking lots, or
shall not be required where a building is immediately adjacent to the sidewalk.
5.3 Exterior Screening Standards
Within Rivanna Village, commercial and other non-residential uses shall not be required
to be screened from adjacent residential areas.
5.4 Landscaping/Screening Areas and the Route 250 Reservation Zone
Within Rivanna Village, there are certain areas around the exterior of the project which
require special landscape treatments to ensure a reasonable transition between
Rivanna Village and the surrounding existing land uses and roadways. These areas and
standards are defined as follows:
5.4.1 Glenmore Way Buffer
A landscaped buffer area that is a minimum of seventy (70) feet deep shall be
established along those portions of Rivanna Village fronting along Glenmore Way (in
Blocks A and B) and shall be installed in connection with the development of Blocks A
and B. The minimum depth of this area shall be measured from the eastern edge of the
Glenmore Way right of way as it exists on the date of approval of this Code of
Development.
This landscaped buffer area is intended to serve two purposes. First, it is intended to
complement the rural character of Glenmore Way and the area adjacent to the
Glenmore Way/ Route 250 intersection through the creation of a maintained area
consisting of turf, shrubs and/ or trees. Second, it is intended to preserve or enhance
the existing mature vegetation within the landscaped buffer area so as to soften, but
not necessarily "screen," Rivanna Village from the Glenmore Manor house.
No buildings or roads except as shown on the Application Plan shall be allowed within
the landscaped buffer area. The only uses and construction activity allowed in the
buffer shall be:
The installation and maintenance of required drainage channels and public utilities.
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The installation and maintenance of freestanding signage (as permitted in the
Zoning Ordinance Section 4.5.11), sidewalks and other pedestrian facilities, and sight
distance or other improvement related to the construction of roads shown on the
Application Plan or the pedestrian paths shown on the Illustrative Plan.
The installation and maintenance of pedestrian paths and trails.
Clearing and grading into the landscaped buffer area shall be allowed as part of
construction; however, any disturbed areas resulting from this activity shall be
revegetated with turf, shrubs, or trees as part of the construction and site
plan/subdivision plat process.
5.4.2 Route 250 Reservation Zone
Within Block I, the Owner shall reserve an area for the possible future expansion of
Route 250 as shown in the "Route 250 East Corridor Study," prepared by VDOT and
dated March 2004. The depth of this reservation area shall be the first seventy (70) feet
as measured from the Route 250 right of way as it exists on the date of approval of this
Code of Development and shall run along the length of the Route 250 frontage of
Rivanna Village. If VDOT requires less than the total seventy (70) feet, the depth of the
Reservation Zone shall be reduced accordingly.
Within the Route 250 Reservation Zone, no buildings, roads, or parking lots shall be
constructed, except for the following improvements: the entry road shown on the
Application Plan, sidewalks, utilities, landscaping and other improvements approved by
the Director of Community Development or designee. Utilities shall not be located
within the Route 250 Reservation Zone so as to preclude the landscaping required by
the ARB along the Entrance Corridor. Additionally, freestanding directory signage (as
permitted in the Zoning Ordinance Section 4.5.11 and as reviewed by the ARB for a
Certificate of Appropriateness) shall also be allowed.
Standards for landscaping within the Route 250 Reservation Zone may be established by
the ARB during the Certificate of Appropriateness process where development is subject
to ARB review. The applicant will maintain the existing vegetation in its natural state,
but retains the right to remove trees and undergrowth where necessary to maintain a
groomed edge in the Route 250 Reservation Zone.
5.4.3 Route 250 Landscaping Buffer
For those portions of Rivanna Village fronting along Route 250, a landscaped buffer that
is a minimum of thirty (30) feet deep shall be established behind the Route 250
Reservation Zone at the time Route 250 is widened. The minimum depth of this area
shall be measured from the southern edge of the Route 250 Reservation Zone as
defined above.
The intent of this buffer area is to reserve an area exclusively for landscaping and to
ensure that an appropriate relationship with the Entrance Corridor can be established if
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Route 250 is ever widened. As a result, no buildings, roads, parking lots, utilities, or
other similar feature shall be constructed within this zone. The only exceptions shall be
the entry road shown on the Application Plan, sidewalks, utilities, and other
improvements approved by the Director of Community Development or designee.
Utilities shall not be located so as to preclude the landscaping required by the ARB along
the Entrance Corridor. Landscaping within the buffer area shall be subject to ARB
review, and shall be installed in conjunction with the widening of Route 250. Nothing
here shall preclude the Owner or designee from adding landscaping to the buffer area
prior to the widening of Route 250 to screen and/or buffer new homes within Rivanna
Village from Route 250 as needed in developer's discretion. Once planted, the buffer
and all landscaping therein shall be maintained by the Homeowners' Association of
Rivanna Village.
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6.1 Streetscape Standards.
All named streets within the Development shown on the Application Plan are proposed to be
public, except for Cattail Court, alleyways serving residential uses, and parking lot travel ways,
which are proposed to be private.
All streets shall be constructed to VDOT standards as well as any additional, complementary
standards included in Section 20A.10 of the NMD section of the Albemarle County Zoning
Ordinance. Beyond construction of roadways, sidewalks and utilities, the Owner reserves the
right to install within or adjacent to the right of way such items that may be deemed acceptable
to VDOT such as MUTCD signing, lighting, landscape treatments, mailboxes, low walls or other
features. Streetscapes will be more formal in nature near the central core of the community and
less so in other areas. Grading of areas between the curb and sidewalk have been proposed as
flat to permit unrestricted pedestrian access between on -street parking accommodations and
the sidewalk system.
6.2 Street Signage.
Non-standard signage may be installed throughout Rivanna Village at no cost to the
County upon approval of a signage plan by the Director of Community Development, or
designee.
6.3 Street Materials.
Street improvements may be constructed using alternative type roadway paving
materials upon approval by the Director of Community Development, or designee, or
the Virginia Department of Transportation, as applicable.
7.1 Regulations.
Notwithstanding the minimum parking requirements of the Zoning Ordinance, the
following regulations expressly supersede those restrictions:
1. The parking schedule in the Zoning Ordinance Section 4.12.6 is modified such that
minimum number of parking spaces for all non-residential uses within Blocks C, D, E and F
shall be based on the requirements for Shopping Centers contained in Section 4.12.6.
Secondly, the calculations for non-residential parking shall be based on the total square
footage within the block and not upon a per lot basis. However, if the Owner elects to
subdivide any portion of the block and/or off-site parking is required to support the
subdivided portions of the block, then the Owner shall also satisfy the requirements of the
Zoning Ordinance Section 4.12.8. Finally, nothing in the Code of Development shall restrict
the Owner from seeking a modification or waiver as allowed under the Zoning Ordinance
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Section 4.12.2.c or a further reduction in required parking as allowed under Section 4.12.8
through 4.12.12 of the Zoning Ordinance.
2. Section 4.12.4.a of the Zoning Ordinance is modified to allow the maximum number of
parking spaces to exceed the required number of spaces by twenty (20%) percent in Block
D only.
3. Residential parking in garages shall count towards the residential minimum parking
requirements.
4. Section 4.12.9.a of the Zoning Ordinance is modified to permit on -street parking spaces,
which 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.
Off -Street Parking. Off-street parking shall be provided according to the following
Parking Schedule:
On -Street Parking. On -Street Parking is permitted throughout Rivanna Village. On -
street parking may be 90 -degree, angle, or parallel.
7.2 Shared Parking.
A shared parking plan may be submitted by the Owner at the time of submission of a
Site Plan and reviewed by the Zoning Administrator in accordance with Section 4.12 of
the Zoning Ordinance (a "Shared Parking Plan").
7.3 Alternative Parking Surfaces.
Alternative parking surfaces may be approved, subject to prior review and approval by
the Director of Community Development, or designee.
Open Space/Greenspace Preservation
Rivanna Village shall incorporate an extensive open space and amenity system that
creates recreational opportunities and enhances the sense of place, as depicted on the
Open Space / Amenity Plan on Sheet 7 of Exhibit B. The Owner will dedicate and convey
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TABLE 7.1— Parking Schedule
USE
RATIO
Residential
2 per dwelling unit
Residential guest parking
1 per every 4 dwelling units
Non -Residential
See note 1 in Section 7.1
Notwithstanding the foregoing, parking requirements may be further reduced based
upon the recommendations of a Shared Parking Plan approved by the Director of
Community Development or designee pursuant to Section 4.12 of the Zoning
Ordinance.
On -Street Parking. On -Street Parking is permitted throughout Rivanna Village. On -
street parking may be 90 -degree, angle, or parallel.
7.2 Shared Parking.
A shared parking plan may be submitted by the Owner at the time of submission of a
Site Plan and reviewed by the Zoning Administrator in accordance with Section 4.12 of
the Zoning Ordinance (a "Shared Parking Plan").
7.3 Alternative Parking Surfaces.
Alternative parking surfaces may be approved, subject to prior review and approval by
the Director of Community Development, or designee.
Open Space/Greenspace Preservation
Rivanna Village shall incorporate an extensive open space and amenity system that
creates recreational opportunities and enhances the sense of place, as depicted on the
Open Space / Amenity Plan on Sheet 7 of Exhibit B. The Owner will dedicate and convey
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to the County (a) a portion of the Development for use as open space park area, the
approximate area of which is shown on Sheet 7 of Exhibit B containing approximately
18.48 acres, and (b) a portion of the Development for use as linear park area (which
area includes the trails shown therein), the approximate area of which is shown on
Sheet 7 of Exhibit B containing approximately 13.26 acres (collectively, the "Park
Dedication Area"), as such Park Dedication Area may be modified pursuant to written
acknowledgement of the Director of Parks and Recreation of the County. The Park
Dedication Area will provide opportunities for both active and passive recreational
activities of the Rivanna Community and members of the public at large.
Trail Standards: The trails shown on the Application Plan shall be six (6) feet wide
asphalt, and shall be field located in the general location shown on the Application Plan.
TABLE 8 — Open Space/Greenspace and Amenity Areas
Total Acreage:
94.76 acres
Approximate Open Space/Greenspace Area (excluding Block K)
37.52 Acres
Open Space/Green Space Area/Total Site Area Ratio (excluding Block K)
42.3
Approximate Amenity Area (excluding Block K)
31.68 Acres
Amenity Area/Total Site Area Ratio (excluding Block K)
35.7
The following section provides a general description of the open space and amenities within
each Block:
Block A: Block A will include the Glenmore Way Buffer along the portion of the Block adjacent
to Glenmore Way. Block A will also include open space in the form of stormwater management
facilities and pedestrian trail connections to Blocks B, K and H.
Block B: Block B will also include the Glenmore Way Buffer along the portion of the Block
adjacent to Glenmore Way, and a portion of open space along Route 250. Block B will also
include open space areas in the form of stormwater management facilities and a trail network
that will provide pedestrian connections to Blocks A, G and E.
Block C: With its location in the more dense area of the Development, Block C will provide less
open space. It will be closely located in proximity to amenity areas that are likely to be located
in Blocks D and J.
Block D: Given Block D's designation as the most densely developed block that will include
some portion of non-residential uses, there is limited open space therein. However, this Block
is likely to include recreational amenities in the form of a fitness facility, and it will be located
directly adjacent to the large expanse of open space and amenities within the Park in Block J.
Block E: Block E includes a small area of open space and a pedestrian trail connection to Blocks
B and G.
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Block F: Block F includes open space areas and pedestrian trail connections to Blocks E, G and I.
Block G: Block G includes larger areas of open space and pedestrian trail connections to Blocks
B, E,Fand 1.
Block H: Block H is adjacent to the wooded open space area behind the fire station, and
includes pedestrian trail connections to Blocks A, K, and J. In addition, it is possible that
amenities in the form of indoor tennis courts will be constructed within Block H. Block H is also
adjacent to the large park and associated amenities located within Block J.
Block I: Block I includes the Route 250 Reservation Zone which will serve as open space until
the widening of Route 250. This block also includes the Route 250 Landscape Buffer that will
ensure an appropriate buffer between the residential uses in this Block and Route 250. Block I
also includes several other open space areas and pedestrian trail connections to Blocks G, J, and
F.
Block J: The large community park is located within Block J along with a variety of park
amenities and improvements described in more detail herein. This Block also includes an
extensive network of trails, preserved wetlands areas, and trail connections to several adjacent
Blocks, including Blocks I, H and F. There is also a strong pedestrian sidewalk connection to
Block D. The community park will consist of approximately 18.4 acres and provide for active
and passive recreational opportunities. The park will include the following amenities as agreed
to with the Director of Parks and Recreation, but nothing herein shall prohibit the Director of
Community Development, after consultation with the Director of Parks and Recreation, from
approving modifications to such amenities as requested by the Owner. In addition, variations
to the acreage, the uses and the location of uses can be made by the Director of Planning in
consultation with the Director of Parks and Recreation. Approval of the final park plan by the
Director of Parks and Recreation is required prior to approval of the final site plan for the park.
Proposed Park Amenities:
One basketball court
Two outdoor tennis courts
Dog park with a pier at the Quarry
Two picnic shelters
Large playfield
Quarry pond area with pier (which may be fenced)
Wooded grove with Pavilion next to the Quarry
Restroom facilities
Approximately 8,650 linear feet of trails
Playground
The park may also include stormwater management facilities, public utilities, and landscaping
improvements. The parking requirements for the park may be satisfied through the use of on -
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street spaces along the perimeter of Block J, or provided using on -street or surface lots
available to the public in adjacent blocks or in Block K's surface parking lot.
Block K: Block K will retain the wooded area behind the fire station. This wooded area may be
disturbed for the installation of stormwater management facilities and pedestrian paths.
9.1 Water & Sewer.
A water and sewer plan is shown on Sheet 4 of Exhibit B.
The East Rivanna Volunteer Fire Station located within Block K will be connected to
public water and sewer during Phase 1 of the Development, for Phase 1 will impact the
existing drainfield servicing the Station, and water service will be provided to the other
areas of Phase 1 at that time as well.
9.2 Stormwater.
A preliminary stormwater concept is shown on Sheet 6 of Exhibit 6.
9.3 Dedications.
23404383 5
Areas dedicated to the County for public use, other than streets dedicated by recorded
subdivision plat, shall be conveyed to the County only in such manner and form
approved by the County Attorney.
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