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HomeMy WebLinkAboutZMA201500007 Code of Development Zoning Map Amendment 2016-11-09 rr tor %r tor tor b► fur BROOKHILL NEIGHBORHOOD MODEL lir .r ter tir ZONING MAP AMENDMENT qar tair ZMA 2015-007 ler 1r 4119 CODE OF DEVELOPMENT .,,r Community Development Department rr Fite# Ca0►- "'' Approved by the Board of Supervisors oar Date �,. , , ‘110 kW/ toy Submission Date: June 15, 2015 • Revision #1: September 21, 2015 • Revision #2: March 7, 2016 • Revision #3: May 16, 2016 • Revision #4: June 27, 2016 • Revision #5: September 16, 2016 • Revision #6: October 13, 2016 • • • • • • yr rr yr 10/13/16 ter IIII V1✓ lar TABLE OF CONTENTS yr 1. Introduction 3 11„ 1.1 Purpose and Intent 3 1.2 Existing Conditions 3 ✓ 2. Code of Development 5 2.1 General Development Application Plan 5 lir 2.2 Land Use By Block 5 2.2.1 Neighborhood Service Center 9 V 2.2.2 Urban Density Residential 9 r' 2.2.3 Neighborhood Density Residential 11 rr 2.3 Building Form Standards 14 ler 2.3.1 Density 14 2.3.2 Lot Regulations 16 2.4 GreenSpace and Amenities 18 2.4.1 Greenway 18 ftr. 2.4.2 Buffers 19 r' 2.4.3 Parks 21 r 2.4.4 Open Space 23 `„ 2.5 Phasing 23 r, 2.6 Stormwater Management 23 2.7 Grading 24 vir 2.8 Transportation 24 V 2.8.1 Street Network 24 'r 2.8.2 Pedestrian Network 26 tar 2.8.3 Transit 26 r„ 2.8.4 Traffic Improvements 26 r 2.9 Parking 26 2.10 Floodplain 27 r 2.11 Trailways 27 V 2.12 Utilities 28 yr 2.13 Historic Resources 28 r 2.14 Definitions 31 yr 3. Architectural and Landscape Standards 32 rr 3.1 Architectural Standards 32 r, 3.2 Landscaping Standards 33 3.2.1 Street Trees 33 ear 3.2.2 Buffers 33 3.2.3 Tree Preservation Guidelines 33 3.3 Streetscape Treatments 33 Appendices: lio Exhibit 1: Regional Context Map • Exhibit 2: Property Survey • Exhibit 3: Zoning Parcel Map • Exhibit 4: Brookhill By-right Development Plan • Exhibit 5: Brookhill Property Environmental Features • 2IPage ZMA—Code of Development Brookhill ler r yr 10/13/16 tor 1111I gr1' 1 . INTRODUCTION 1.1 Purpose and Intent "" In accordance with the requirements of the Neighborhood Model District ("NMD") and the ""' regulations contained in 18-20.A.4 and 20.A.5 of the Albemarle County Zoning Ordinance (the fir "Zoning Ordinance"), this "Code of Development", together with the General Development Application Plan, entitled `Brookhill Rezoning Map Amendment Plan" ("Application Plan"), w shall serve as the guidelines and regulations for the development of Brookhill. it 9r The intent of the Code of Development and Application Plan is to provide a framework for the development of Brookhill that is in accordance with the principles of the Neighborhood Model, Albemarle County Comprehensive Plan, and Albemarle County Zoning regulations, while allowing for maximum flexibility and creativity in the establishment of the Application Plan, ,i, mixture of uses, building locations, street networks, densities within the property, and overall fir design of the project. 4 fir 1.2 Existing Conditions The Brookhill property, as shown on the Regional Context Map in Exhibit 1 of the Code of Development (COD) Appendix is located within the Northern Growth Area of Albemarle County. The property, totaling 277.5+/- acres and consisting of(3) parcels, was surveyed by Lincoln Surveying in October, 2008. The survey is shown in Exhibit 2 in the COD Appendix and the pertinent survey information has also been included on the Application Plan. Table 1 on 600 page 5 of the COD includes the existing property information on the Brookhill parcels. The fir property is bordered to the north by the Forest Lakes neighborhood and to the east by the Montgomery Ridge neighborhood. Polo Grounds Road and Route 29 (Seminole Trail) are 6 located along the south and west property lines, respectively. The surrounding neighborhoods and adjacent property owners are shown on Exhibit 3 in the COD Appendix. 4 it The current zoning of the (3) parcels within the Brookhill property is R-1 Residential zoning. Under this zoning, 269 residential dwelling units can be developed by-right on the property. Exhibit 4 in the COD Appendix illustrates the by-right development of Brookhill under the current R-1 zoning. 6 The topography of the Brookhill property is primarily rolling terrain, with a number of stream • corridors throughout the property. Two dwellings exist on the property, together with a number • of other sheds and dependent structures. These dwellings maintain access via an existing • driveway off Route 29. Some of the upland areas have also been recently timbered. • • • 3IPage • ZMA—Code of Development Brookhill •• • • • • S 10/13/16 firb 411 4 fib Within the stream corridors, there are over 18,000 linear feet of streams, consisting primarily of 4" perennial streams and intermittent streams. The community's design will minimize impacts to these streams by preserving buffers in accordance with the Albemarle County Water Protection Ordinance. Exhibit 5 in the COD Appendix provides a map of the location of the streams, Imo wetlands, and proposed stream buffers on the Brookhill property. All of the perennial streams will have a 100 foot buffer preserved around the stream corridor, and this protective corridor, .,,r known as the Greenway, is shown on the Application Plan and in Exhibit 5 of the COD qv Appendix. Exhibit 5 also includes the environmentally sensitive steep slopes on the property, 11110 both managed and preserved, as identified by Albemarle County. it 4 „. Table 1: Existing parcel information ler Tax Parcel I.D. Owner Acres Current Comprehensive Plan rr Number Zoning Designation Ir Neighborhood '°” 04600-00-00-00180 Crockett Corporation 207.62 R-1 Density & Urban Density Neighborhood 04600-00-00-0018A Charles R. & Elizabeth Ann 27.32 R-1 Density& Urban Oglesby Haugh Density +rr Neighborhood 04600-00-00-00190 Charles R. Haugh(Trustee) 42.56 R-1 Density, Urban & E.J. Oglesby Jr. (Trustee) Density, and Neighborhood Center ter TOTAL 277.5 +1- quo +rr rr rr • Iry • 4page ~ ZMA—Code of Development Brookhill • yr 10/13/16 varqw 'r1 2. CODE OF DEVELOPMENT lar 2.1 Application Plan yr The Application Plan lays out the framework for the development of Brookhill, while r,r incorporating the flexibility necessary to adapt to changing needs in the future. The Application Plan illustrates the Development areas, Open Space, Greenway, and Buffer areas all within the property, along with the environmentally sensitive areas that will remain undisturbed. The Application Plan also shows the proposed alignment of the connector roads through the property, and the connections to the adjacent properties and existing roads. Other key features of the development are shown in the Application Plan, including proposed civic spaces, historic +r resources, transit stops,and other elements of the rezoning. „r,, 2.2 Land Use by Block terThe Application Plan has been segmented into 19 land bays or blocks, based on existing site conditions of the property. The blocks are classified into three different land use districts, which to derive from the Comprehensive Plan recommendations for the property. The three land use districts are: Urban Mixed-use (Neighborhood Service Center), Urban Density Residential, and 11110 Neighborhood Density Residential. Much like the Places29 Master Plan recommendation, 1110 Brookhill contemplates Urban Density Residential, surrounding the Neighborhood Service Center uses, and the remaining portion of the property being principally Neighborhood Density. 'r' The Neighborhood Service Center will be the heart of the development with a combination of retail, commercial, residential, and community spaces. The Urban Density Residential area provides a transition from the Neighborhood Service Center to the Residential areas, and ar provides a mix of residential types of housing, live/work opportunities, and other uses and to amenities. The Neighborhood Density Residential area will be primarily single-family ,rp dwellings. A summary of the Land Use Areas can be found on Table 2. The Land Use Table IFlists the total acreage of each block along with the acreage in each block that is included as todevelopment area and Greenspace/Amenities. The Greenspace areas include the Greenway, Open Space, Buffer, and Park areas. Over 100 acres within Brookhill will be included within the 4110 11. Greenspace areas. +rr Block sizes are flexible in size, and may adjust as the site plans and subdivision plats are ,r,, developed and finalized; however, all the requirements of this Code of Development and County yr Ordinances must be met for each block. The proposed density of each block will be determined 4110by both the acreage and land use of the block. No block size shall be modified more than fifteen rr percent (15%) of the gross land area listed in Table 2 on page 6 of the Code of Development. Figure 1 on page 8 in the Code of Development provides the location of the development blocks within Brookhill and identifies the land uses for each block. , ry • Figure 2 depicts an illustrative plan showing a potential road configuration. This plan is • conceptual and is intended only to show potentially how the property can be developed under the • guidelines set forth within the Code of Development. • • • 5IPage • ZMA—Code of Development Brookhill II yr *IV r 10/13/16 11100 III `r" Table 2: Land Use Areas ivr Development Greenspace/Amenities (ac) lir Area Area (Roads, Total I. Land Use District Block (ac) Lots, Buildings, Civic/ Open Parking*IWlots) Parks* Greenway Space Buffers Green ow space IMP - miliFIMMINMEr Center 1 12.0 12.0 0.0 0.0 0.0 0.0 0.0 IV rban Density 2 6.3 5.1 1.2 0.0 0.0 0.0 1.2 r► Urban Density 3 5.8 5.8 0.0 0.0 0.0 0.0 0.0 gir Urban Density 4 27.4 19.0 0.2 3.4 1.9 2.9 8.4 .. Neighborhood Density 5 12.3 5.1 0.0 5.7 1.5 0.0 7.2 `r' Neighborhood Density 6 7.2 0.0 7.03 0.0 0.0 0.2 7.2 ir Neighborhood Density 7 20.6 11.9 0.0 2.9 4.7 1.1 8.7 f ler Neighborhood Density 8 25.8 12.7 0.0 5.1 4.0 4.0 13.1 1110Neighborhood Density 9 11.4 6.8 0.0 1.8 0.0 2.8 4.6 " Neighborhood Density 10 8.1 3.4 0.0 3.6 1.0 0.1 4.7 'r► Neighborhood Density 11 13.9 3.2 1.2 8.2 1.3 0.0 10.7 " Neighborhood Density 12 9.9 5.7 0.0 3.2 1.0 0.0 4.2 " Neighborhood Density 13 13.1 9.7 0.0 1.4 1.1 0.9 3.4 " Neighborhood Density 14 10.1 4.1 0.0 4.7 1.3 0.0 6.0 11. ,r,, Neighborhood Density 15 21.0 13.6 0.0 4.1 2.1 1.2 7.4 " Neighborhood Density 16 11.5 8.4 0.0 1.8 1.3 0.0 3.1 I' Neighborhood Density 17 19.1 11.8 0.0 3.3 3.8 0.2 7.3 r Neighborhood Density 18 38.8 27.3 0.7 4.4 3.8 2.6 11.5 +110 Brookhill House Parcel 19 3.2 3.2 0.0 0.0 0.0 0.0 0.0 Iv •" TOTAL 277.5 168.8(60.8%) 10.3(3.7%) 53.6(19.3%) 28.8(10.4% 16.0(5.8%) 108.7 +err Note: 1. The development areas and greenspace areas may change within each block; however, the total minimum lir Greenspace/Amenities area will be met throughout the development. 'r 2.Additional Greenspace may be added or expanded during the design phases to allow for additional area to accommodate Iiir utilities, stormwater management, recreational areas,and erosion control measures as necessary for the development. Also, • see section 2.4 of the Code for additional specific requirements for the proposed Greenspace/Amenities within the • development. 3. The 7.0 acres of civic area shown in Block 6 shall be the location of the Elementary School within Brookhill. • 4. No block size shall be modified more than 15%of the gross land area as listed in this Table 2. • • *-The location of the proposed Parks may vary between the blocks, per section 2.4.3 of the Code of Development. 4 • • Wage • ZMA-Code of Development • Brookhill • • 4r► RV rr 11► 10/13/16 0110 'r 511, r'' Brookhill Development Land Use Map >r . (e'1115- ‘o o\Y 2 '-'--itt..AttrfwisT I � � � 0 mew° kli • iyiatiff -bk..- I op rarAy.:=1,4dr- oft.„„11:0-...19\ii 'NIP"- 410APN 1U " 1=-ii) (BLOCK i3) j a04 ``\ ilatgi ...irtily (BLOCK g)`���� � ` i �� BLOCKS 1 ( 5) ,St , (BLOCK ii) tir �ki •,, %•` (BLOCK 24) \ ...- (BLOCK 4) % `�� •• , ��� • 0111 Vit. �•• ��.�,+��� ��.� US•I• ) / OW tP,` ' (BLOCK a6) I' ` >S Mr CBLOCK 1.' 7• /i (BLOCK 5) % 1• " ' .. i1 .. I..1 (BLOCK 7) / ! 4 *1, 1 \1•.•.4 vir04,/!,/s• '�ap� BLOCKS) -�._� (BLOCKi7).I \ 11/ c' j(BLOCK 6)•! i-_ ` • • ,,f#SA• z--- -- (:1111* lw :itooN4 -( • / .4 .44747 , , . ,/...nimm, 11* 111 1 �� (BLOCK 7) 11 ' AWL '' Atom as, i VA ej/ de c.ft POLO GROUNDS ROAD I 111. 11110 //71 I I URBAN MIXED USE lior /1 $004, I I URBAN DENSITY .*.11110 NEIGHBORHOOD DENSITY 4., ft) 444 VIP c /\ GREEN SPACE iv Figure 1-Brookhill Block Development Plan it • • • lir • 7IPage • ZMA—Code of Development • Brookhill • • r lir mr oar10/13/16 ler ftI itI "W Brookhill Development Illustrative Conceptual Plan UP 1110 : m#� 3° ��' ;uya► t LEGEND gir t‘,1"':1t4.1'11", ,, k.. � y, � iY PAKKS AND OPEN SPACE ' r z.. f P # T' ib Iim� „� '? t i4 �� wi.NrnAiu • A. 1:;.;',' { ' ` .�/� E T"i v #' ,. TOWN CENTER�AMENITIE$ '4 'K ` ,.' 1h' - . NEIGHBORlir HOOD DENSITY `71r e t• '- _ eTy _. URBAN DENSITY mir IV i ilk 4 . yr s vor t fia \ '., , ' OJ • ° '' '' � T' ! •• .. y1 z k INV •'y AMENmESMEA •.. - ihlikill iv oir / � ' IIIV 11110 ...... ....•a,. ,�"rl 'ki jam ,}' ,x.,:: . OPNCE EN SI - •'� A.-3; TRAM SYSTEM . Y 410 • Figure 2—Brookhill Conceptual Plan for a Potential Roadway Configuration • • 40 • • • • • 8IPa �� e 0 ZMA—Code of Development Brookhill •• • • • • • 10/13/16 6 4 2.2.1 Neighborhood Service Center The higher density area of Brookhill will be located within and around the neighborhood center, Or' in the Neighborhood Service Center district, or Block 1, as shown on the Application Plan. The 40' main street into the community, perpendicular to Route 29, will reveal a stately, yet inviting • entrance corridor. This block will front on both sides of the main street, creating a vibrant 6 neighborhood center where residents, visitors, and shoppers may interact within civic spaces and 6 community areas to create the center of the community. The configuration of the block will create a pedestrian-sensitive streetscape, with building orientation toward the street and civic 6 spaces, relegation of off-street parking within the blocks, and prodigious use of community 6 spaces. All this will create a place that encourages casual social interaction among residents and 6 visitors. Characteristics of the Neighborhood Service Center Characteristic Description Notes Block Size 500 feet to 600 feet in length Streetscape of this block shall have a mid-block vehicular and/or pedestrian access connection 6 along the streetscape between the buildings to 6 break up the block 6 Civic Space Public space for outdoor events, Outdoor meeting/plaza area and public open 6 meetings, & gatherings (civic space - See Section 2.4.3 of the Code for details 6 space may be located in Block 2) Bicycle Racks Minimum 1 bike rack space per Bike racks shall be distributed throughout the 6 5000 sf of retail space Neighborhood Center Uses Mixture of Residential and Non- See Table 5 for minimum and maximum uses 6 residential uses within the block Building Primary entrance located on the Buildings may have a secondary entrance on Entrances front or side of the building the side or rear of the building. 11110 Block Design Traditional Grid system Interconnected street grid Relegated Parking shall be relegated and See Section 2.9 of the Code for details on the mo" Parking screened from the public streets Relegated Parking ter Lot See Section 2.3.1 of the Code ti' Regulations Building See Section 2.3.1 of the Code Regulations Ancillary Uses rest homes, assisted living Non-residential uses that will complement the �► facilities, nursing homes, residential, mixed use, retail, and office uses 6 convalescent homes, recreational within the Neighborhood Center areas, health clubs, community space, light warehousing, tourist • lodging, and hotels • • S • • 91Pag, e • ZMA—Code of Development • Brookhill S S • rr yr 10/13/16 V V V 2.2.2 Urban Density Residential Surrounding the commercial and community spaces shall be an Urban Density residential core, providing varied residential and non-residential options adjacent to the neighborhood center. V The Urban Density land use districts within Brookhill are designed to align with the community's main street, creating an attractive streetscape while also providing a separation from Route 29 and the neighborhood center. This Urban Density area shall also serve as a +r► transition from the neighborhood center to the Neighborhood Density Residential areas within •► the community. Although some non-residential uses shall be allowed within these blocks, the r„ primary land use will be residential. The Urban Density Residential uses will be limited to to„ Block 2, Block 3, and Block 4, as shown on the Application Plan and within Figure 1. Limited ,o„ commercial uses shall be allowed within Block 4, as outlined in Table 4. lowCharacteristics of the Urban Density Residential r► Characteristic Description Notes rr Block Size 300 feet to 650 feet in length Block lengths based on site design and development area low Civic Space Minimum of 50,000 sf (portion Outdoor public plaza/meeting areas, of the total area may be located clubhouse, and Recreational Amenities— '', adjacent or within the See Section 2.4.3 of the Code for details Neighborhood Center Center) V Bicycle Racks Minimum(1) bike rack space per A clubhouse and pool shall count for a for 5000 sf of retail space and total of(5) bicycle spaces required. minimum of(1) bike space per A tot lot recreational area shall count for �► 5,000 sf of non-residential space a total of 3 spaces required. .r Uses Mixture of Residential and Non- See Table 5 for minimum and maximum residential uses uses within the blocks V Building Primary entrance located on the Buildings may have a secondary Entrances front or side of the building entrance on the side or rear of the building. Roadway Traditional Grid system Interconnected street grid Network Relegated Parking Parking shall be relegated from See Section 2.9 of the Code for details 111/ the public streets on the Relegated Parking lopo Lot Regulations See Section 2.3.1 of the Code Building See Section 2.3.1 of the Code Regulations Ancillary Uses rest homes, assisted living Non-residential uses that will facilities, nursing homes, complement the residential, mixed use, convalescent homes, recreational retail, and office uses within the Urban • areas, health clubs, and Density Residential blocks • community space • • • • 10 ' Page 410 ZMA—Code of Development • Brookhill V • r ar+ 10/13/16 VII 'IV • 11111 2.2.3 Neighborhood Density Residential qop The predominant land use characteristic of Brookhill shall be Neighborhood Density Residential, consisting primarily of single family, detached dwellings. The Neighborhood Density V Residential blocks consist of Block 5 through Block 19 as shown on the Application Plan. These "" blocks shall provide a mixture of housing types throughout this district. While many of the "r' blocks may only contain one type of housing, the combination of the blocks will provide an overall variety of residential housing throughout Brookhill. All proposed uses within these blocks will be consistent with Table 3 below. Characteristics of the Neighborhood Density Residential "o' Characteristic Description Notes r► Block Size Between 400 feet and 700 feet in Block lengths based on site design and length development area „r„ Civic Space Minimum of 90,000 sf + 7 acre Recreational Amenities, tot lots, and/or rr, Elementary School site Public plaza/meeting areas - See Section 2.4.3 of the Code for details r rr Bicycle Racks Optional Bike rack spaces may be provided at the location of the public plaza/meeting areas, r open spaces, and/or recreational V amenities. Uses Primarily Residential uses only See Table 5 for minimum and maximum V uses within the blocks r Building Entrances Primary entrance located on the Houses shall primarily face the public V front or side of the building streets or public amenity areas ,r, Roadway Network Irregular Grid pattern Interconnected streets within an irregular ourgrid pattern. Cul-de-sacs shall not be utilized in Residential areas unless it is not feasible to connect streets due to existing environmentally sensitive areas, V stormwater management facilities, steep terrain, grade separations, and/or street 'r►' design requirements that prohibit a grid 4111, form or connections as determined by the Director of Planning in consultation with lerVDOT,Fire/Rescue, and County Engineer when appropriate Relegated Parking Parking shall be relegated from See Section 2.9 of the Code for details on lor the public streets the Relegated Parking Lot Regulations See Section 2.3.1 of the Code V Building See Section 2.3.1 of the Code r Regulations • Ancillary Uses rest homes,assisted living Non-residential uses that will complement • facilities, nursing homes, the residential uses within the • convalescent homes,recreational Neighborhood Density Residential blocks areas, health clubs, and • community space • 11 I Page • ZMA—Code of Development • Brookhill • • • +rr 10/13/16 vir rr yaw 4 Table 3: Permitted/Prohibited Residential Uses by Block Gr DISTRICT/BLOCKS 40 NEIGHBOR- URBAN Go RESIDENTIAL HOOD DENSITY NEIGHBORHOOD DENSITY RESIDENTIAL Go USES SERVICE RESIDENTIAL CENTER 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 Detached Single- Family Dwelling X XXX X X X X X X X X X X X X X X Attached Single- *? Family Dwelling X X XXX X X X X X X X X X X X X X Units Multiple-family X X XXX X X X X X X ill dwellings 411111 Accessory uses and buildings, X X XXX X X X X X X X X X X X X X X including storage '`' buildings Accessory 2 Apartments(in single family X XXX X X X X X X X X X X X X X lir detached dwellings only) Carriage Unit' X XXX X X X X X X X X X X X X X Home Occupation Class X X XXX X X X X X X X X X X X X X X rr A Home Occupation Class X X XXX X X X X X X X X X X X X X X r B Accessory Tourist X X X X X X X X X X X X X X X X X X X Lodging it Group Homes X X XXX X _ X X X X X X X X X X X X Family Day X X XXX X X X X X X X X X X X X X Homes Footnote: 1. Carriage unit will count against the density within Brookhill, and each carriage unit will 40' count as 1 residential development unit. See page 31 of the Code of Development for additional information and the definition of a carriage unit. • 2. See page 31 of the Code of Development for additional information and the definition of • an accessory apartment. • • • • • • • • 121Page • ZMA—Code of Development • Brookhill • • • Ito Iwo OW Ow 10/13/16 r +r t "r Table 4: Permitted/Prohibited Non-Residential Uses by Block yr rr DISTRICTS/BLOCKS gii' NEIGHBOR- URBAN "' NON-RESIDENTIAL USES HOOD DENSITY NEIGHBORHOOD DENSITY SERVICE RESIDENTIAL RESIDENTIAL lir CENTER r 2 3 4 Block 5 thru Block 18 19 r Assisted Living residential facilities X X X X SP4 iir Administrative professional offices X X X X6 SP5 +r Antique,gift,jewelry,notion,and craft shops X 11/ Barber,beauty shops X Clothing,apparel and shoe shops X Clubs,lodges,civic,fraternal,patriotic(reference 5.1.02) X X X X X tlir Community Center X X X X X1 ler Commercial recreation establishments X X X X X1 ur Concessions for the serving of food refreshments or entertainment of club members and guests in X X X X IV conjunction with swim,golf,or tennis club 11. Convenience Stores X Day care,child care,or nursery facility(reference 5.1.06) X X X IMP Drug store,pharmacy X II/ Restaurants(not including fast food restaurant) X X X X6 Water,sewer,energy&communications facilities X X X X X 11110 Farmers'Market(reference 5.1.36) X X X X VW Fast Food X 11110 Financial Institutions X ,IIP Florist X a► Food and grocery stores including such specialty shops as bakery,candy,milk dispensary and wine and cheese X m' shops IMF Furniture and home appliance(sales and services) X • Hardware store X Health club or spa X X X X OW Hotels,motels,and inns X SP3 IIIP Indoor athletic facilities X X X X 1rlr Indoor theaters X 110 Laundries,dry cleaners X IIIIF Libraries X I Medical center X to Light warehousing X Musical instrument sales X 46 Newsstands,magazines,pipe and tobacco shops X 6111, Office and business machines sales and services X • Optical goods sales X • Outdoor Amphitheatre X X X X X a Outdoor eating establishments or café X X X X6 • Outdoor storage,display and/or sales serving or associated with a by-right permitted use,if any portion SP • of the use would be visible from an entrance corridor. • 13IPage • ZMA—Code of Development • Brookhill • • • r 10/13/16 V 11110 DISTRICTS/ BLOCKS NEIGHBOR- URBAN URBAN NEIGHBORHOOD DENSITY NON-RESIDENTIAL USES DENSITY ,r, SERVICE RESIDENTIAL RESIDENTIAL CENTER tir — 2 3 4 Block 5 thru Block 18 19 Isr Photographic goods sales X rr' Professional offices,including medical,dental and optical X X X X6 SPS V Public and private utilities and infrastructure X X X X X Public uses and buildings,including temporary or mobile facilities including schools,offices,parks,playgrounds X X X X X and roads +4100 Rest home,nursing home,and convalescent home X X X X SP4 Retail sales and service establishments X X X X6 Sporting goods sales X Stand-alone parking and parking structures(reference V 4.12,5.1.18)2 X X X X Xz r Stormwater management facilities on an approved final X X X X X site plan or subdivision plat lir Swim,golf,tennis or athletic facility X X X X X1 Tailor,seamstress X V Temporary construction uses(reference 5.1.18) X X X X X �Ir Temporary nonresidential mobile homes(reference X X X X X 5.1.40) Tier I&Tier II personal wireless service facilities X X X X X r (reference 5.1.140) �I Veterinary offices and hospital X Visual and audio appliances sales X Manufacturing/Processing/Assembly/Fabrication/Recycli X ng<4,000 SF of GFA +� Note:(X)designates the use as permitted"By-right"within the block as shown. (SP)designates the use as permitted through a"Special Use Permit process"through the County. 1111. (SE)designates the use as permitted through a"Special Exception request;through the County during the site plan process. rr Footnotes:1)Swim,golf,tennis or athletic facility is excluded from Blocks 13,15,&18,along with any community center or commercial recreational centers 2)Block 11 is the only Neighborhood Density Residential block to allow stand alone parking. Stand alone parking is prohibited in the other Neighborhood density residential blocks 3)Block 19 is the only Neighborhood Density Residential block to allow a Hotel,motel,or inn by special use permit only. V The Existing Brookhill House may be converted to an inn,but only through a special use permit process 4)Rest homes,nursing homes,convalescent homes,and assisted living residential facilities shall be allowed within the Neighborhood r Density Residential Blocks by Special Permit only,with exception to Block 8&9,which shall be permitted as a by-right use. 5)Professional/medical offices shall be allowed within Block 9,with a special use permit request during the site plan process. The maximum footprint for each building shall be 20,000 SF. — 6)Non-residential uses shall only be allowed at the corners of the North/South Connector Road&Main Street within Block 4. ver 2.3 Building Form Standards ,o The Brookhill community is designed in accordance with the principles of the Neighborhood Model, while maintaining a level of flexibility in the product type and density of the community • to adapt to current and future market conditions. • 2.3.1 Density • Allowable densities within Brookhill have been arranged in accordance with the Albemarle • County Comprehensive Plan to establish a compact form of development within the County's • • 14jPage • ZMA—Code of Development • Brookhill • • • " it kIr r 10/13/16 ilp to 41, designated Growth Area, thus protecting the rural surroundings. Table 5 lists the allowable `' density range for each block (not including the acreage of the Greenway) based on unit type and it mixture of uses. fir 46 .. Table 5: Density Regulations err a`, Maximum/Maximum Use Regulations per Rezoning Plan'.2 feyE Residential Uses Non-Residential Uses = Block Area' lir Z Dwelling (acres) Density Range Dwelling Unit Minimum Non- Maximum Non- lr LP c Unit co (units) Minimum Ir Maximum Residential (SF) Residential (SF) rr 12.0 3—34 units 36 408 50,000 130,0002 'r' 6.3 6—34 units 37 214 0 30,0002 II 5.8 6 34 units 34 19111, 7 0 vir 30,0002 24.0 6——34 units 144 816 0 15,000' VIP 5 6.6 2—6 units 13 39 0 0 111, 1110 6 7.2 0- 1 unit 0 1 0 0 yr 7 17.7 2—6 units 35 106 0 0 r' 8 20.7 2-6units 413 1243 0 0 9 9.6 2—6 units 193 573 0 0 +r 10 4.5 2—6 units 9 27 0 0 trr 11 5.7 2-6units 11 53 0 0 11110 VP 12 6.7 2—6 units 8 25 0 0 +a► 13 11.7 2-6units 11 34 0 0 I+ 14 5.4 2—6 units 10 32 0 0 r 15 16.9 2—6 units 33 101 0 0 it 16 9.7 2—6 units 19 58 0 0 lir V, 17 15.8 2-6units 31 94 0 0 trr 18 34.4 2—6 units 68 206 0 0 ler 19 3.2 0-1 unit 0 1 0 0 411. Total Comprehensive Plan 552 2,589 50,000 205,0002 410 Recommended Densities: • Total Min.&Max.Allowed Density 800 1550 50,000 130,0002 Iv 4110 1. Block areas are exclusive of Greenway area. A total of 53.6 acres is not included in the Density calculations for Brookhill. 2. Maximum non-residential square footage in each of these blocks and the total maximum non-residential square footage do 1110 not include the square footage of ancillary uses as listed in Section 2.2 of the Code of Development. • 3. Assisted living facilities&rest homes,nursing homes,and convalescent homes shall qualify as meeting the residential • component of the block,and shall not count against the minimum or maximum dwelling units in this block. 4. Non-residential uses shall only be allowed at the corners of the North/South Connector Road and Main Street within Block 4. • • 15IPage • ZMA—Code of Development • Brookhill • • • r rr r 10/13/16 III r/ 01110 "' 2.3.2 Lot Regulations and Setbacks gio The setbacks, lot sizes, and lot coverages listed in the tables below shall establish the minimum it separation and building requirements for Brookhill within the blocks as indicated.Note in the 4411, charts below that SFD= Single Family Detached and SFA= Single Family Attached. yr ""` 2.3.2.1 Neighborhood Service Center—Block 1 vir Requirement Minimum Maximum Notes yr Front setback No minimum 30' maximum Exceptions to the maximum VIP setbacks shall be considered 110 Porches No minimum No maximum during the site plan process 'r Side setback No minimum No maximum Minimum 10' bldg. separation yr Side, Corner Lot setback 5' No maximum vir Rear setback 5' No maximum y' Height No minimum 4 stories/ 60' Buildings greater than 3 stories +r must step back a minimum of +.r 5 stories/70' with 15 feet after the 3rd story or yr Special Exception provide a minimum 15 foot go front setback or side setback leradjacent to a street Lot size No minimum No maximum ir Building Footprint No minimum 20,000 sf(Non- Maximum does not apply to vir Residential) &No assisted living facilities, rest ler maximum for homes, recreational and civic ur Residential Units spaces, & health clubs. yr► Note: 1. Buildings over 3 stories shall require a 26'wide,exclusive of shoulders,aerial fire apparatus access road I' that is no more than 30'from the building to meet Fire and Rescue regulations. liv 3. Side and rear minimum setbacks for any primary structure shall be constructed and separated in accordance with the current edition of the Building Code. ler fir yr yr s 3 Story 4 story wry 001 �' yj rS s�A °g 5 -rys F' ---""— VP _"--- o 44 ter ^.. %� pyo `OGS � `yf 1Sd{�Np,, / ba yr 7. .2 %IV ..,„*.eot , * , • te Figure 2: Neighborhood Service Center Building Height Diagram 110 16IPa `. e 10 ZMA—Code of Development Brookhill %V 4110 V 10/13/16 lirr 4141 2.3.2.2 Urban Density Residential—Block 2 through Block 4 yr ler Requirement Minimum Maximum Notes 11, Front Setback 5' minimum 25' maximum Exceptions to the maximum setbacks shall be considered Imo oarPorches 4' minimum 25' maximum during the site plan process Side Setback 5' No maximum Minimum 10' bldg. separation 111, Side, Corner Lot Setback 5' No maximum VIPV Rear Setback 10' No maximum Rear setback for Block 4 shall be adjacent to the Route 29 Buffer Garage Setbacks See Figure 12 See Figure 12 Figure 12 is located on Sheet 30 mar of the Code of Development V Height No minimum 4 stories/ 60' Buildings greater than 3 stories "'' must step back a minimum of 15 5 stories/70' feet after the 3rd story or provide a tar with Special minimum 15 foot front setback or 'r Exception side setback adjacent to a street +ir Lot size No minimum No maximum 4141 Building Footprint No minimum 15,000sf(Non- Maximum does not apply to +.► Residential) & assisted living facilities, rest 41r No maximum homes, recreational and civic ,r, for Residential spaces, health clubs, and multi- ,11, Units family buildings Note: Buildings over 3 stories shall require a 26' wide,exclusive of shoulders,aerial fire apparatus access road that ver is no more than 30'from the buildin. to meet Fire and Rescue regulations. tor • 4141 • VI 4141 ,� 5 story , • KM We I . 30'ste r • • I • Figure 3: Front yard setbacks for Non-residential buildings within the Neighborhood Service Center and • Urban Density Blocks I • 17 ' Page • ZMA—Code of Development • Brookhill • • r 10/13/16 1110r r V 2.3.2.3 Neighborhood Density Residential—Block 5 to Block 19 V Requirement Minimum Maximum Notes 'r" Front Setback 8' minimum 25' maximum 1.Maximum setback does not V apply to cul-de-sac lots Porches 5' minimum 25' maximum 2. Exceptions to the maximum V setbacks shall be considered V during the site plan process �r Side Setback 5' No maximum �► Side, Corner Lot Setback 5' No maximum V Rear Setback 10' No maximum 5' min. setback for carriage units V Garage Setbacks See Figure 12 See Figure 12 Figure 12 is located on Sheet 30 of the Code of Development Height No minimum 3 stories/40' Maximum height for Blocks 8 & „i,, 9 shall be 4 stories/50' Lot size No Minimum No maximum Building Footprint No minimum 10,000 sf(up Maximum does not apply to to 20,000 sf assisted living facilities, rest by Special homes, recreational and civic 11. Exception) spaces, health clubs, and Elementary Schools 2.4 Greenspace and Amenities vir Brookhill will feature over 100 acres of Greenspace. This Greenspace represents more than 35% V of the entire community's land area, and includes the Buffer areas, the Greenway and stream V buffers, parks and civic amenity areas, and general open space. The Greenspace will not only provide a linear trail system throughout the community, but shall also preserve environmentally `'r sensitive areas such as steep slopes, streams, and stream buffers. All of the Greenspace areas V shall be located outside of private lots and right-of-way. All Greenspace within Brookhill, with r the exception of the Greeenway, will be owned and maintained by the Homeowners Association. ar Establishment of the buffers, trails, and amenities within the Greenspace will be the V responsibility of the developer. " 2.4.1 Greenway The proposed Greenway within Brookhill serves a dual purpose of both protecting the V environmentally sensitive areas along perennial streams and providing pedestrian access through v' the community. The Greenway encompasses the land within the 100 foot stream buffer along the perennial streams and wetlands and all land located within the floodplain. This Greenway area will be a public space, dedicated to Albemarle County. The Greenway features primitive • nature trails through-out the stream corridors, which will be primarily located over the existing • sanitary sewer easements as shown on the Application plan. The Application Plan also shows • the proposed impacts to the stream buffer associated with the connector roadways through the • development. Exclusive of primitive trails, pedestrian bridges, and sanitary sewer utility • connections, no other impacts are proposed to the stream buffer corridor, and all Stormwater • Management facilities and Erosion and Sediment Control facilities shall be located outside of the • stream buffer corridor. • 181 Page • ZMA—Code of Development • Brookhill S S S tr ler it 10/13/16 VW lir 4119 r`r 2.4.2 Buffers Iir Buffers are part of the Greenspace Area within Brookhill. There are (5) proposed Buffers to be vir located on the Brookhill property,which are outlined below. Each of the buffers shall be established • at the time of development of the individual block that contains the buffer. If the buffers as shown tar on the Application plan and described below are disturbed during construction (above what is in permitted), additional approvals for increases in square footage and/or dwelling units go, (site/subdivision plans and/or building permits) will not be approved until the buffer is restored or isr bonded. All buffers shall be measured from the property lines or edges of the public right-of-way. Installation and maintenance of freestanding signage, pedestrian paths, and trails shall be allowable yr disturbances within the buffer areas. Disturbances to the Buffer for required site distances for the is` roadway access points as shown on the Application plan and utility connections shall also be "'r allowed. In addition, removal and replacement of trees within the buffer shall be allowed if the • Director of Community Development determines that the existing tree or trees create a substantial lir risk to people or property or the trees are diseased or dying. Buffers shall not be located within any Iv private lot,and the buffer shall be owned and maintained by the Homeowners Association. my Buffer Classification tr Buffer Buffer Width Description Notes ,r Route 29 100 feet wide Buffer along Route 29 to 1. 30'portion of the buffer may be disturbed for grading Buffer (70'Natural screen development from within the development,and shall be replanted with a vor Undisturbed Entrance Corridor. mixture of deciduous and evergreen shrubs and trees it Buffer&30' to be approved by the Director of Planning. 'r' Planted/ Note: See Figure 4 for 2. Buffer shall be reduced to 50'between the VDOT tar Reforested additional details on the stormwater management facility and the development. Buffer) Buffer. Any portion of the 50'buffer that is disturbed shall be rr replanted with a mixture of deciduous and evergreen rr shrubs and trees to be approved by the Director of law Planning. Perimeter 30 feet wide Natural undisturbed buffer 1. Any portion of the Perimeter Buffer that is not lar Buffer Buffer b/w the development and currently wooded shall be planted and screened with a `r the adjacent Neighborhoods mixture of deciduous and evergreen shrubs and trees +n' Note: See Figure 5&6 for to be approved by the Director of Planning. +rr additional details on the 2. (2)proposed connection points within the perimeter Buffer. buffer—see Application plan for location. iv Polo 30 feet wide Natural undisturbed buffer 1. Any portion of the Polo Grounds Road Buffer that is gliW Grounds Buffer or replanted/landscaped not currently wooded or that is disturbed during the 'r Road Buffer buffer between the grading for the development or roadway • development and Polo improvements shall be planted and screened with a tor Grounds Road mixture of deciduous and evergreen shrubs and trees to be approved bythe Director of Planning. Note: See Figure 7 for PP g• additional details on the 2. (2)proposed road connection points within the Polo `► Buffer. Grounds Road buffer—see Application plan. ow Brookhill 20 feet wide Natural undisturbed buffer 1. Any portion of the Brookhill Historic House Buffer tr Historic Buffer around the and new landscaping that is not currently wooded shall be planted/screened House perimeter of the between the development in accordance with County and/or DHR buffer 41111 Buffer Brookhill lot and the Brookhill lot screening requirements. rr Ashwood Variable width- Natural undisturbed buffer 1. Minimum 30 feet wide buffer between the adjacent W Connector Minimum 20 feet or replanted evergreen lots and the proposed Ashwood connector road. 3 �1r Road Buffer wide buffer landscaped buffer 2. Replant any portion of buffer that is disturbed from • road construction with evergreen trees and shrubs. O 19IPage • ZMA—Code of Development • Brookhill • 0 +rr ser yr /0/li l r oar giv ter am wr �, e,fr r Existing buffer to remain Additional landscape buffer ow ter Figure 4: Proposed 100'Buffer along Route 29 corridor `rr rrr fr rrr +rr rrr rr yr Ir <544, ..s,..1 .4;i4" 411. I 4 Figure 5:Buffer area between Brookhill and Forest Lakes • • • • • • • • • 20IPage • ZMA—Code of Development • Brookhill • • • wiry wr 10/13/16 INVr IP 111 • 6 I -45 4 4 , i ''► � : wrr illh wrrSO Figure 6: Buffer area between Brookhill and Montgomery Ridge Development wry Ir cl qw 2i a 110, wrr _ . wrr IIft 4 ‘`, gill wr► 20.4 Existing buffer Additional to remain landscape buffer GO •i • ` Landscape Buffer(vanes) ° • Figure 7: Buffer area along Polo Grounds Road • 2.4.3 Parks & Civic Spaces • The Application Plan shows the approximate location of the Civic Spaces to be located within • the Brookhill Neighborhood, which are in addition to the trailways and passive recreational • spaces provided along the streams within the Greenway areas. These spaces are designed to • provide recreational and civic amenities to the community. The Civic Spaces shall include • parks, pocket parks, meeting areas, public plazas, and recreational amenities for Brookhill • residents and visitors. Below is a summary of the amenities to be included within the proposed • Civic Spaces and Recreational areas. • • 21 Page • ZMA—Code of Development • Brookhill • • • fir 'r 10/13/16 'r '` Civic Space/Recreational Amenities fir Civic Space Minimum Location Notes Area per Civic space rr Neighborhood 50,000 SF Block 1,Block 2, 1. Outdoor plaza and meeting space mur Amenity Center and/or Block 5 within the village center(minimum ,r & Linear Park— 10,000 sf). Civic Space#1 2. Open space grass area within the 11, Village Center for gatherings and yr active outdoor play(minimum 20,000 sf) r"' 3. Pool and Community Center building (minimum 5,000 sf pool+outdoor pool deck area) tiar 4. Recreational play areas (minimum ,ft„ 15,000 sf area) ," Upland Park— 60,000 SF Block 11 1. Outdoor plaza and meeting area Civic Space#2 2. Tot lot playground area(8,000 sf min.) ter 3. Open recreational area 4. Hard surface play court such as a io"` basketball court, tennis court, or sport court. 5. Minimum 5 spaces for parking gar 6. Trail connection to the Greenway trails ra,r Eastern Park— 30,000 SF Block 16, Block 17, 1. The Eastern park civic area may be Civic Space#3 and/or Block 18 located in one location, or divided between multiple locations(min. 10,000 sf size)within the Eastern portion of the development 2. Outdoor meeting area and/or plaza 3. Tot lot playground area(6,000 sf min.) "a'' 4. Active open recreational grass area rr Urban Density 10,000 SF Block 4 1. The proposed multi-family for Residential development within Block 4 shall ,e„ Amenities include active recreational amenities torfor the residents. Types of amenities may include a pool and clubhouse, tor sport courts,tot lots, meeting areas, oar and/or open recreational fields. Elementary 7.0 acres Block 6 1. 7.0 acres site provided to Albemarle • School county for an Elementary School—see • proffers for additional information tit • The Brookhill proffers outline the timing and completion of each of the proposed Civic Ares within the development. • 221 Page • ZMA—Code of Development • Brookhill • • • ur rr +�r IIIV 10/13/16 i► 1r/ 4110 2.4.4 Open Space The areas outside of the actual improved areas in Brookhill and not depicted as either the Buffer areas, Parks, or Greenway shall be considered "Open Space". Open Space includes some of the more environmentally sensitive steep slope areas and provides a transition between the proposed lot development and stream corridors. The proposed Open Space areas will accommodate the ler stormwater management areas and site utilities, and may be expanded during the design phases vir to allow for additional area to accommodate utilities, stormwater management, recreational vir areas, and erosion control measures as necessary for the development. 2.5 Phasing The land disturbance and grading for Brookhill will occur in phases to limit the amount of land disturbance at one time and to avoid mass clearing and grading over the property. The Brookhill property shall be developed within no less than(4)phases. The first phase shall be limited to 80 y,► acres of disturbance, inclusive roadway improvements, installation of utilities, and construction 'er of the stormwater management and erosion and sediment control facilities for the disturbed area and proposed development within the first phase. The remaining portion of the development rrr shall be constructed within no less than(3) phases. Each of these (3) remaining phases shall be ,,r,, limited to 60 acres of disturbance within the phase. All disturbed areas within a phase of „r, development, exclusive of any lot under construction with a building permit, shall be seeded and yrstrawed,prior to the start of the next phase of development. 2.6 Stormwater Management ,rr,, All designs and engineering for improving Brookhill will adhere to the State Stormwater Management regulations and Albemarle County Water Protection Ordinance. A master lerstormwater management plan shall be completed and submitted to Albemarle County for review and approval, prior to the approval of the first initial site plan or subdivision plat. Stormwater 111110 nr management facilities shall be located outside of the buffer areas, development lots, preserved slopes, greenway areas, steam buffers, floodplain on the property. Additional protective 1110 measures for erosion and sediment control shall be installed along the limits of the greenway to protect the existing perennial streams on the property. Additional measures may include, but not be limited to, installation of silt fence with wiring backing along the stream buffers, usage of filter socks and floc logs for protection measures along the stream buffers, providing additional `r wet and dry storage area in basins below the disturbed areas, or installation of erosion control 1100 matting for all slopes with the use of tackifiers in seeding and soil stabilization applications. 2.7 Grading `" The vision for Brookhill is to respect the existing topography and natural landscape. An overlot grading plan shall be reviewed and approved in conjunction with the master stormwater management plan for the development. Retaining walls will be required within Brookhill, due to • the topographic challenges of the property. The fmal design of the retaining walls shall be • included with the site and subdivision development plans for Brookhill. The following standards • shall apply to retaining walls: • 1. The maximum height for a signal retaining wall shall be 6 feet. Retaining walls over 6 • feet in height, as measured from the top of the wall to finished grade at the bottom of the • wall, shall be allowed at the discretion of the Director of Community Development. The • overall retained height may exceed six feet with multiple stepped retaining walls. • 23IPage • ZMA—Code of Development • Brookhill • • • NW tir► rr 10/13/16 tortor r to" 2. Retaining walls greater than 600 feet in length shall be allowed at the discretion of the 'r"' Director of Community Development. tor 3. Landscaping shall be installed at the base and/or top of the retaining walls to integrate the rr walls into the site and help reduce the massing. VIP 4. Retaining walls visible from the public streets or civic areas shall be compatible with the rrr adjacent building architecture materials and/or colors. or 2.8 Transportation +1° 2.8.1 Street Network yr In accordance with Albemarle County's Neighborhood Model for Development, Brookhill is lur designed to facilitate multi-modal transportation, with an emphasis on pedestrian usage, 'r bicycling, and transit. These modes of transportation have been contemplated in the design of '"'r the streets, streetscape, and transportation infrastructure within the community. The design of lor the streets will comply with the Virginia Department of Transportation (VDOT) Standard Street 'r Requirements. Roadways shall include sidewalks and street trees in accordance with Albemarle Iv County regulations. Alleys shall be allowed within each block of the development, and shall rrr meet the requirements of Albemarle County standards. Any alley providing access to a carriage i„r unit shall have a minimum clear travel lane width of 20 feet. „irr Street Network Chart ,sr Roadway Travelway Bike Parking Sidewalk Speed Notes lanes & Street Limit ler Trees (max) met Neighborhood 2-way No Yes Yes 25 1. Parking one side only to to Streets—Public traffic w/ mph maintain minimum Fire/Rescue ter VDOT Roads curb/gutter travelway "r' Connector 2-way Yes Yes Yes 30 1. Parking bump-outs between VW Roads—Public traffic w/ mph bike lane and curb rr► VDOT Roads curb& 2. Lots fronting on connector road to gutter shall have driveway access from an alley. to 3. Optional landscape median to Neighborhood 2-way Yes Yes Yes 25 1. Parking bump-outs between 4111" Center Main traffic w/ mph bike lane and curb +r Street—Public curb& 2. Private roads to allow 41, or Private Road gutter alternative roadway surfaces in ,r neighborhood center Private Streets- 2-way No Allowed Yes 25 1. Sidewalk located adjacent to tir Private streets traffic w/ on a case mph the Public amenity space. Iso and Private curb& by case 2. Street Trees located adjacent to to streets serving gutter basis the Public Amenity space. Amenity- 3. Private Road to be constructed Oriented Lots' to County/VDOT Standards. 4. Only allowed as specified by 00 the Subdivision Ordinance or 41 Footnote Ordinance Footnote 1: See page 31 for additional information and the definition of Amenity-Oriented Lots • 24IPage 4) ZMA—Code of Development Brookhill W G leo ,Ir VP 10/13/16 lisr lir 110 +rr / \ 11110 MO • } tin CA. a lir lir SIDEWALK I PLANTING 'CURB I TRAVEL LANE I TRAVEL LANE I ON-STREET ICURBI PLANTING I SIDEWALK STRIP GUTTER PARKING & STRIP MKGUTTER Ur TYPICAL NEIGHBORHOOD STREET PARKING ON ONE-SIDE (not to scale) (a5 MPH DESIGN SPEED) 11' Figure 8: Neighborhood Street Cross Sections r or yr r M i , cI., I j��-d lx-w- 3 11110 I ICURBI iiii SIDEWALK PLAANTING & BIKE TRAVEL LANE TRAVEL LANE BIKE IC RE PLANTING I SIDEWALK I LANE LANE STRIP TRIP GUTTER GUTTER 1 RM' O TYPICAL CONNECTOR ROAD NOT TO SCALE) IMP (3o MPH DESIGN SPEED) (25 MPH POSTED SPEED) lor Figure 9: Connector Road Cross Section • rr V Vr r1I I v 40 V `mo ids - L�. ....1 140 I SIDEWALK I PLANTING ICURB I BIKE I ON-STREET I TRAVEL LANE I GRASS I TRAVEL LANE I ON-STREET ' BIKE ICURB I PLANTING I SIDEWALK 40 STRIP & LANE PARKING GUTTER MEDIAN PARKING LANE & STRIP GUTTER RW • TYPICAL NEIGHBORHOOD STREET CD PARKING BOTH SIDES . GRASS MEDIAN (not to scale) • (a5 MPH DESIGN SPEED) • Figure 10: Connector Road and Main Street Road Cross Section 0 • 25IPage • ZMA—Code of Development Brookhill •• • • rr br r 10/13/16 r r' lar ler tor +or ~s — L.I I� sroewuK r TGVFL LNE I nuveiur[ wrrEK curt[. „.. _ YOIXET PARKNXK TYPICAL PRNOScuaATE ROAD rK.woTro Kogyo DUTT 111, 12OPPD DESIGN SPEED) ler Figure 11: Private Street Cross Section for Amenity Oriented Lots +Ir 2.8.2 Pedestrian Network „„ Brookhill will feature an extensive pedestrian network, including sidewalks and trails, as depicted on the Application Plan and noted in this Code of Development. In addition to rr providing recreational opportunities, the pedestrian network will provide routes for residents to walk between neighborhoods and to public places such as the parks, community areas, and the neighborhood center. Sidewalks shall be constructed in accordance to VDOT and Albemarle IMO County standards, and will either be located within public access easements or public right-of- ." way. w .r 2.8.3 Transit A transit stop with a bus shelter will be provided within the neighborhood center to promote residents use of public transportation. The location of the transit stop will be determined at final �„► site plan review for the neighborhood center portion of the project. lar 2.8.4 Traffic Improvements All traffic improvements are identified in the Traffic Impact Analysis (TIA) report for the ler Brookhill Rezoning and updated TIA supplemental reports. rr fty 2.9 Parking +.r All parking throughout Brookhill shall be provided in accordance with Section 18.4.12 of the Albemarle County Code. Shared parking shall be allowed within the Neighborhood Center, in accordance with Section 4.12 of the Zoning Ordinance and as approved by the Zoning Administrator. Parking lots shall be relegated and screened from the streets by buildings, law landscaping, walls, fences, or a combination of various practices. Screening may include 4r landscaping screening, shrubbery, fencing, decorative walls, or other vegetative screening • alternatives. All tree canopy landscaping requirements within the parking areas shall conform to • the landscaping standards as specified in the Albemarle County Zoning Ordinance Section • 32.7.9. All lots with a carriage unit shall provide a minimum of(3) off-street parking spaces. • See Figure 12 on sheet 30 of the Code of Development for parking and garage setbacks. • • 261 Page ZMA–Code of Development Brookhill • 411• +fair fair far 10/13/16 far faI far 'ow Relegated Parkin' guidelines far Type of Relegated Minimum Setback Location Notes far Parking ,,,,, Parking as an 6' side and rear Neighborhood 1. Parking lot to be located in the side or rear fa„ Accessory Use parking setback Center and of the primary structure and shall not extend from r/w. Front Urban Density past the front of the building setback established areas 2. Parking lots shall be screened from public by the primary r/w with continuous evergreen shrubs or 4' lir structure max. height opaque wall. far 3. Walls or fences used to augment screening vir shall be a minimum of 42"in height. Parking as a 10' front parking Neighborhood 1. Parking lots shall be screened from public far Primary Use setback from r/w. Center and r/w with continuous evergreen shrubs or 4' (Stand along 6' side and rear Urban Density max. height opaque wall. yr Parking) parking setback Areas 2. Walls or fences used to augment screening from r/w. shall be a max. of 42"in height. Front loaded 3' behind the front Neighborhood 1. Garages shall be stepped back from the Garages building face of the Density Area front of the residential homes for relegated ter house or porch &Urban parking. Density Area 2. See Figure 12 on page 30 of the Code of Development for setbacks from sidewalks +r and public streets IMP 2.10 Floodplain A 100 year floodplain currently exists on the property, according to FEMA floodplain maps. tor The current floodplain mapping is not based on updated topography for the Brookhill property. With the updated topography from the recently performed aerial survey, the floodplain mapping for Brookhill will be updated. This process will require a FEMA floodplain map revision or ler LOMR. In addition, with the proposed improvements along Polo Grounds Road and the eastern connection of the connector road to Polo Grounds Road, a small portion of the floodplain will be `r filled. This will also require a FEMA floodplain map revision, or LOMR-F. Both of these map err revisions will be processed through Albemarle County and FEMA in conjunction with the far development of the property. 2.11 Trailways ler Brookhill shall include a trailway network through the Greenway area as shown on the far Application Plan, connecting the areas of development throughout the property and providing a I'"' pedestrian connections to the neighborhood center. All the trailways proposed within the till Greenway shall be classified as primitive nature trails and will be designed in accordance with the primitive nature trailway design specifications as outlined in the Albemarle County 110 Engineering Design manual. The primitive trails shall run along the stream corridors throughout • the property, and allow for tie-in connections from the various development areas, streets, and • cul-de-sacs, providing access down to the Greenway and trail amenities. These primitive • trailways within the Greenway will primarily be located within the existing sanitary sewer • • 27IPage • ZMA—Code of Development • Brookhill • • • +r tir +ir 10/13/16 V easements, as shown on the Application Plan. The Brookhill proffers outline the timing and for completion the primitive trails shown on the Application Plan. All trailway connections from the 11. development areas down to the Greenway trail shall be installed and completed with the V development of the specific block. These trailway connections to the Greenway trail may be a 1111, primitive nature trail, a high maintenance stone dust or gravel pedestrian path, or a low maintenance asphalt path. Trailways may be extended into future blocks within the property, but at a minimum, the trailway connections from each block to the Greenway trail must be established at the time that each block is developed. 2.12 Utilities Sanitary sewer main lines currently extend though Brookhill along the stream corridors to the lw Forest Lakes Neighborhood to serve this community. These sewer mains were installed by the w" developers of Forest Lakes, and the sewer mains were sized for the future development of Brookhill. A hydraulic analysis has been performed on the existing sanitary sewer, and the V sewer mains are adequate to service the proposed build-out of Brookhill and remaining area within the current sanitary sewer drainage service area. A flow capacity certification will be 'w requested from RWSA during the review and approval process for each proposed phase of ter development. ftr All proposed dwelling units shall be served by gravity sewer laterals, connecting to the public +r► sanitary sewer lines. Currently, there is an existing 18"waterline that extends along Route 29,which is being 'u'' upgraded with the Route 29 roadway improvements. A 12"waterline tee connection is being vir provided by RWSA to stub into Brookhill for the proposed water connection to the system. Adequate water exists within the service district for water and fire flow service for the +rr development of the property. A utility master plan shall be submitted to the Albemarle County Service Authority for review and approval, prior to the approval of the first initial site plan or subdivision plat. rr 2.13 Historic Resources q111, A Phase I Archeological Resources Assessment has been conducted for the Brookhill property, in accordance with the United States Corps of Engineers (USCOE) and the Virginia Department lie of Historic Resources (DHR) guidelines and regulations. The study suggests that the existing ® Brookhill manor house is eligible for the National Register. A 3+/- acre curtilage will be preserved around the manor house, along with the existing cemetery and 19a' Century components of the Brookhill property. While this parcel of land including the manor house will • be part of the rezoning for the Brookhill property, the parcel shall remain in private ownership • and continue to be a single family dwelling unit. A minimum of 20' Landscaping buffer shall be • planted or preserved on an area adjacent to the manor house lot to supplement the existing stand of trees on the Brookhill parcel. This existing stand of trees on the Brookhill parcel shall remain • undisturbed. The combination of the 20' landscaping buffer and existing trees on the parcel will • help preserve and protect the viewshed from the house. A historical marker will be erected to • commemorate its historic significance, in accordance with DHR guidelines for design and character of the historic marker. The historic marker shall be installed by the developer, and the • • 28IPage • ZMA— Code of Development • Brookhill • • • 1110 1111 1111 10/13/16 111, 111, marker shall be installed with first phase of development. The historic marker shall be located adjacent to a public street and either within public right-of-way or public open space. The 's' Application Plan shows the approximate location for the historic marker. In addition, a second historical marker shall be installed by the developer within the Neighborhood Center or Linear Park to commemorate the prehistoric context of the overall property. This historic marker shall w be installed with the improvements and hardscape for the Linear Park. ley Remnants of a late Archaic to late Woodland era campsite were also discovered on the property vow and this area is shown on the Application Plan. This campsite area is located within the proposed Greenway, and therefore will be preserved. In addition, a grave site was located during °1 the Phase I site assessment. The grave site is located on the 3+/- acre parcel with the Brookhill '01 manor house and will be preserved. At this time, no other significant historic sites or cultural resources have been identified on the property. •• Part of the 404 permit application process for the development of the property includes a review .r from the Department of Historic Resources(DHR). All additional Historic Resource evaluations ., on the property shall be in accordance with and performed as requested by the United States Corp of Engineers (USCOE) through the 404 permitting process on the property. All additional historic evaluations of the property, including any Phase 2 evaluations, treatment plans for impacts, and/or additional delineations for possible cemetery locations shall be provided at the request of USCOE for the project. The 404 permit application will include the preservation of both the Historic Brookhill manor house and the Archaic Woodland campsite. The preservation of the Brookhill manor house will include the 19th Century components of the property, as well mir as the Dunn cemetery. See proffers for additional Historic Resources requirements. Wit 1111, TIP w 411. • yw IMF +r 1111 Ir 1111 411► 1111 11100 • • • • • 29IPage • ZMA—Code of Development • Brookhill • • • Vrit Irr 4, 10/13/16 1111+ +r+ VW 110 100 PUBLIC ROAD OR GREENSPACE 1r VW 11. SCENARIO 1 SCENARIO 2 SCENARIO 3 11, 111W j , ' 11111111P7 1r VW ✓ . III iCAR T I GARAGE z8' Z zB' z 9' 9' m— m— PARKING _ MIN_ MIN MIN MINI / SPACE Z "i ' m2l VW t 1 z CAR r i GARAGE i i SURFACE w PARKING Z SURFACE PARKING Z °j PARKING SPACE E. m INV + SPACES SPACES —__r_I '� &u PRIVATE ALLEY OR STREET . 0 LL Z O 20'MINIMUM TRAVELWAY PAVEMENT WIDTH o M z_o O a 'n,Oz, LL, n� w s ili PUBLIC ROAD NOTES: 1. EACH SINGLE FAMILY LOT WILL HAVE A MINIMUM SIDEWALK OF 2 OFF STREET PARKING SPACES. 4 1 5'MIN _ _i8' + 2. OFF STREET PARKING SPACES WILL BE LOCATED 10 MIN EITHER IN DETACHED GARAGES,ON PARKING 1 CAR 3' PADS OR A COMBINATION OF BOTH. MIN3 GARAGES WILL BE A MINIMUM OF iB'DEEP AND 40 PARKING z I I I °'1 LOCATED EITHER 5'FROM OR GREATER THAN 16' ✓ SPACES FROM REAR PROPERTY LINES ADJACENT TO THE PRIVATE ROAD OR ALLEY. 4. GARAGES WILL BE A MINIMUM OF7'FROM THE 11, 2 CAR I EDGE OF PAVEMENT OF PRIVATE ALLEY. GARAGE 5. ASPHALT PARKING PADS WILL BE BUILT WITH A IOW PARKING MINIMUM DEPTH OF 18'FROM REAR PROPERTY IIP SPACES LINES ADJACENT TO THE PRIVATE ROAD OR ALLEY.EACH PARKING SPACE WILL HAVE A • MINIMUM WIDTH OF 9'. 6. DRIVEWAY GRADES MUST BE 8%OR FLATTER. • THE GRADE TRANSITION BETWEEN THE PRIVATE ALLEY AND DRIVEWAY,BETWEEN THE DRIVE ANC • GARAGE OR PARKING PAD(OR ANYWHERE IN THE SCENARIO 4 SCENARIO 5 DRIVEWAY)SHALL NOT EXCEED to%GRADE • DIFFERENCE. • * IN THE CASE WHERE THE PROPERTY LINE IS NOT: • FEET OR MORE FROM THE EDGE OF PAVEMENT OR FACE OF CURB OF THE ALLEY,THE GARAGE • SHALL BE A MINIMUM OF 7 FEET FROM THE ALLE) EDGE OF PAVEMENT OR FACE OF CURB. • • Figure 12—Garage and Driveway Exhibit 0 • 30 • ZMA—Code of Development • Brookhill • • • yr INF rr 10/13/16 X11 VW 2.14 Definitions sir Carriage Unit it The term carriage unit within this Code of Development shall be defmed as follows: A separate, independent, accessory dwelling unit detached from, but located on the same parcel as the structure of and clearly subordinate to a single family detached dwelling, as distinguished from a mr duplex or other two-family dwelling. Notwithstanding any provisions of Section 5.1.34 of the rr Albemarle County Code, carriage units shall be permitted on lots comprised of detached single- ""`' family dwellings, subject to the following restrictions: 1. No more than one(1) carriage unit shall be permitted per each detached single-family " r dwelling. Orr 2. The gross floor area devoted to a carriage unit shall not exceed thirty(35)percent of the +.r total gross floor area of the main dwelling. +r 3. The gross floor area of a carriage unit shall not be included in calculating the gross floor ,r area of the main dwelling unit for uses such as home occupations as provided in Sections for 5.2 and 5.2A of the Albemarle County Code and other similar uses whose area within a dwelling unit is regulated. 4. A carriage unit shall enjoy all accessory uses availed to the main dwelling, except that no carriage unit shall be permitted as accessory to another carriage unit or accessory apartment. 5. All carriage units shall be located in the rear of the lot. imp 6. Notwithstanding any other requirements of this Code of Development, carriage unit r setbacks shall be the same as for the principal building with which it shares a lot, except 6 for the rear yard setback, which shall be a minimum of(5) feet. 7. Any single family dwelling containing a carriage unit shall be provided with a minimum of three(3)off-street parking spaces, arranged so that each parking space shall have • reasonably uninhibited access to the street or alley, as applicable, subject to approval of the zoning administrator. 8. In blocks where carriage units shall be constructed,the alley shall be designed and • constructed with a clear travel lane having a minimum width of 20 feet. • Accessory Apartment • The term accessory apartment within this Code of Development shall be defmed as a separate, Eli' independent dwelling unit that is attached and within the structure of the main dwelling. Accessory apartments as subject to the requirements and conditions as set forth in Section 5.1.34 of the Albemarle County Code. • • Amenity-Oriented Lots • Notwithstanding Section 4.6.1 and 4.6.2 of the County zoning ordinance, attached and detached • residential units with the front of the unit facing a grass mall,park, open space, or any other similar amenity area(collectively, "Amenity") are permitted throughout the development, • provided that the Amenity must be at least thirty feet(30)in width, and an open area, from face • • of building to face of building must remain at a minimum of fifty feet (50) in width. In addition, Amenity-Oriented lots shall be served by a private street. The applicant has requested a waiver • of the street standards for roads serving amenity-oriented lots. • • 31 ( Page • ZMA—Code of Development • Brookhill • • • lor irr lir 10/13/16 +ir' +fir' 11110 3. Architectural and Landscape Standards 'm' 3.1 Architectural Standards The standards provided in this Code of Development are intended to define the elements of +m architecture that will ensure a high quality development of varied styles that still complement .► one another. An architectural review board will be established for the community of Brookhill at the time of the first subdivision plat approval and recordation of covenants and restrictions. All structures will be subject to review by the Brookhill Architectural Review Committee to ensure that conformity with the architectural and landscaping guidelines is achieved. Portions of Brookhill shall also be subject to review by the Albemarle County Architectural Review Board,which has purview over the County's Entrance Corridors. Route 29 is considered an Entrance Corridor; therefore, buildings and site development within the Route 29 viewshed 'r' and overlay district shall be subject to review under the Albemarle County Architectural Review Board Certificate of Appropriateness process. ter As specified in section 18-20A.5.g of the Albemarle County Zoning Ordinance, the following gar standards are established for various elements of architecture and streetscapes. The Architectural Review Committee may allow modifications or variances from the Architectural Design Guidelines, as listed below. These modifications shall be made on a case by case basis. Below are a number of standards intended to address the Architectural form, massing, proportions of structures, and Architectural Styles for the development 1. Building facades shall include breaks across the facade at a minimum of every 80 linear feet in order to vary the form and features of the building. Building step backs, entrances, windows, changes in building material, and other architectural elements all can be utilized to achieve breaks within the building facade. low 2. Primary entrances for all non-residential buildings shall be located either on the front of the building or side of the building facing the public right of way or civic greenspace area. Additional secondary entrances may be utilized in the rear of the buildings. • 3. Parking shall be relegated, see Parking specifications with the Code of Development, Section 2.9. • 4. Building heights shall vary throughout Brookhill. As density decreases, the building • heights and number of building stories shall decrease as well. • 5. Porches or the front of single family detached houses shall face the public streets or • greenspaces. Porches may project up to 3' within the required front yard setback, but in • no case shall they be closer than 2 feet to any property line. • 6. Architectural features and overhangs shall be permitted to project up to 1' within any required yard setback. 4 • • 32IPage • ZMA—Code of Development • Brookhill • +rr V rr Vir 10/13/16 V 3.2 Landscaping Standards The standards provided in this Code of Development are intended to define the elements of the vir landscaping, screening, and buffering for the project. All landscaping shall conform to the landscaping standards as specified in the Albemarle County Zoning Ordinance Section 32.7.9. 11. 3.2.1 Street Trees Street trees will be provided throughout Brookhill, in planting strips, as specified in the V transportation section of the Code of Development. The street trees shall be in accordance with the approved VDOT street trees as outlined in the VDOT design manual and regulations. V Spacing of street trees shall be planted in accordance with Section 32.7.9 of the Albemarle County Code for Landscaping and Screening requirements. Street trees along the Main Street rr► into the development from Route 29 and along any other public street within view from the V entrance corridor shall be subject to the approval of the Albemarle County Architectural Review Board and shall meet the requirements outlined in the Architectural Review Board Design Guidelines. All other landscaping shall be subject to Section 32.7.9 of the Albemarle County vir Code for landscaping and screening requirements. 3.2.2 Buffer See Code of Development Section 2.4.1 for design standards and requirements for exterior vir landscaping buffers around Brookhill. lur gar 3.2.3 Tree Preservation Guidelines Preservation measures shall be administered to trees within wooded areas to be maintained `ir within the Greenway areas, Buffers, and Open Space areas as delineated in the Application Plan, with enhancedreservation efforts directed toward trees with trunk diameters p greater than 18 r inches at breast height. Tree preservation shall be in accordance with the Albemarle County V Conservation Plan Checklist and Tree Preservation & Protection, chapter 3.38 of the Virginia 'r Erosion and Sediment Control Handbook. 3.3 Streetscape Treatments ifr Within the Neighborhood Service Center district, a significant amount of street furniture, V signage, and lighting will be provided, including trash receptacles, benches and bicycle racks. These amenities will foster a pedestrian-oriented streetscape. All outdoor lighting throughout rr Brookhill shall be subject to the lighting regulations found in Section 18-4.17 of the Albemarle +n County Zoning Ordinance. Bicycle racks will be located throughout the Urban Density and „r,► Neighborhood Service Center areas, as well as the civic spaces to promote alternative lo,„ transportation to these areas. All signage within Brookhill shall conform to the Albemarle County Zoning Ordinance Section 4.5.11. • 33IPage ZMA—Code of Development I • Brookhill • • • • 10/13/16 • • • 5. APPENDICES • • Exhibit 1: Regional Context Map • Exhibit 2: Property Survey • Exhibit 3: Zoning Parcel Map • Exhibit 4: Brookhill By-right Development Plan • Exhibit 5: Brookhill Property Environmental Features • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 34IPage • ZMA—Code of Development • Brookhill • • • - BROOKHILL - NEIGHBORHOOD MODEL ZONING MAP AMENDMENT ZMA 2015-007 - CODE OF DEVELOPMENT Submission Date: June 15, 2015 Revision #1: September 21, 2015 Revision #2: March 7, 2016 Revision #3: May 16, 2016 Revision #4: June 27, 2016 .. 6/28/2016 TABLE OF CONTENTS " 1. Introduction 3 1.1 Purpose and Intent 3 1.2 Existing Conditions 3 2. Code of Development 5 2.1 General Development Application Plan 5 2.2 Land Use By Block 5 "" 2.2.1 Neighborhood Service Center 9 2.2.2 Urban Density Residential 9 2.2.3 Neighborhood Density Residential 11 as 2.3 Building Form Standards 14 2.3.1 Density 14 2.3.2 Lot Regulations 16 .. 2.4 GreenSpace and Amenities 18 2.4.1 Greenway 18 2.4.2 Buffers 19 4,02.4.3 Parks 21 2.4.4 Open Space 23 2.5 Phasing 23 2.6 Stormwater Management 23 `r 2.7 Grading 24 2.8 Transportation 24 2.8.1 Street Network 24 "" 2.8.2 Pedestrian Network 26 2.8.3 Transit 26 2.8.4 Traffic Improvements 26 .. 2.9 Parking 26 2.10 Floodplain 27 2.11 Trailways 27 OM 2.12 Utilities 28 2.13 Historic Resources 28 2.14 Definitions 31 3. Architectural and Landscape Standards 32 3.1 Architectural Standards 32 3.2 Landscaping Standards 33 ,,. 3.2.1 Street Trees 33 3.2.2 Buffers 33 3.2.3 Tree Preservation Guidelines 33 3.3 Streetscape Treatments 33 Appendices: Exhibit 1: Regional Context Map — Exhibit 2: Property Survey Exhibit 3: Zoning Parcel Map Exhibit 4: Brookhill By-right Development Plan Exhibit 5: Brookhill Property Environmental Features 2IPage ,. ZMA— Code of Development Brookhill 6/28/2016 or ism 1 . INTRODUCTION ,.. 1.1 Purpose and Intent In accordance with the requirements of the Neighborhood Model District ("NMD") and the regulations contained in 18-20.A.4 and 20.A.5 of the Albemarle County Zoning Ordinance (the "Zoning Ordinance"), this "Code of Development", together with the General Development Application Plan, entitled `Brookhill Rezoning Map Amendment Plan" ("Application Plan"), shall serve as the guidelines and regulations for the development of Brookhill. rr The intent of the Code of Development and Application Plan is to provide a framework for the development of Brookhill that is in accordance with the principles of the Neighborhood Model, MP Albemarle County Comprehensive Plan, and Albemarle County Zoning regulations, while allowing for maximum flexibility and creativity in the establishment of the Application Plan, mixture of uses, building locations, street networks, densities within the property, and overall design of the project. 1.2 Existing Conditions The Brookhill property, as shown on the Regional Context Map in Exhibit 1 of the Code of Development (COD) Appendix is located within the Northern Growth Area of Albemarle County. The property, totaling 277.5+/- acres and consisting of (3) parcels, was surveyed by i,,, Lincoln Surveying in October, 2008. The survey is shown in Exhibit 2 in the COD Appendix and the pertinent survey information has also been included on the Application Plan. Table 1 on page 5 of the COD includes the existing property information on the Brookhill parcels. The property is bordered to the north by the Forest Lakes neighborhood and to the east by the Montgomery Ridge neighborhood. Polo Grounds Road and Route 29 (Seminole Trail) are located along the south and west property lines, respectively. The surrounding neighborhoods and adjacent property owners are shown on Exhibit 3 in the COD Appendix. The current zoning of the (3) parcels within the Brookhill property is R-1 Residential zoning. Under this zoning, 269 residential dwelling units can be developed by-right on the property. Exhibit 4 in the COD Appendix illustrates the by-right development of Brookhill under the current R-1 zoning. The topography of the Brookhill property is primarily rolling terrain, with a number of stream corridors throughout the property. Two dwellings exist on the property, together with a number of other sheds and dependent structures. These dwellings maintain access via an existing driveway off Route 29. Some of the upland areas have also been recently timbered. WIN 3IPage 710. ZMA—Code of Development Brookhill w r.. 6/28/2016 ww Within the stream corridors, there are over 18,000 linear feet of streams, consisting primarily of perennial streams and intermittent streams. The community's design will minimize impacts to these streams by preserving buffers in accordance with the Albemarle County Water Protection Ordinance. Exhibit 5 in the COD Appendix provides a map of the location of the streams, wetlands, and proposed stream buffers on the Brookhill property. All of the perennial streams ,,.1 will have a 100 foot buffer preserved around the stream corridor, and this protective corridor, known as the Greenway, is shown on the Application Plan and in Exhibit 5 of the COD Appendix. Exhibit 5 also includes the environmentally sensitive steep slopes on the property, both managed and preserved, as identified by Albemarle County. 04111 Table 1: Existing parcel information Tax Parcel I.D. Owner Acres Current Comprehensive Plan Number Zoning Designation Neighborhood 04600-00-00-00180 Crockett Corporation 207.62 R-1 Density&Urban Density Charles R. &Elizabeth Ann Neighborhood 04600-00-00-0018A 27.32 R-1 Density&Urban Oglesby Haugh Density "" Neighborhood 04600-00-00-00190 Charles R. Haugh(Trustee) 42.56 R-1 Density, Urban & E.J. Oglesby Jr. (Trustee) Density, and Neighborhood Center TOTAL 277.5 +1- 4jPage ZMA—Code of Development Brookhill 6/28/2016 rr 2. CODE OF DEVELOPMENT 410111 2.1 Application Plan The Application Plan lays out the framework for the development of Brookhill, while incorporating the flexibility necessary to adapt to changing needs in the future. The Application Plan illustrates the Development areas, Open Space, Greenway, and Buffer areas all within the property, along with the environmentally sensitive areas that will remain undisturbed. The Application Plan also shows the proposed alignment of the connector roads through the property, and the connections to the adjacent properties and existing roads. Other key features of the development are shown in the Application Plan, including proposed civic spaces, historic resources, transit stops, and other elements of the rezoning. 2.2 Land Use by Block The Application Plan has been segmented into 19 land bays or blocks, based on existing site conditions of the property. The blocks are classified into three different land use districts, which derive from the Comprehensive Plan recommendations for the property. The three land use districts are: Urban Mixed-use (Neighborhood Service Center), Urban Density Residential, and Neighborhood Density Residential. Much like the Places29 Master Plan recommendation, -- Brookhill contemplates Urban Density Residential, surrounding the Neighborhood Service Center uses, and the remaining portion of the property being principally Neighborhood Density. The Neighborhood Service Center will be the heart of the development with a combination of retail, commercial, residential, and community spaces. The Urban Density Residential area provides a transition from the Neighborhood Service Center to the Residential areas, and provides a mix of residential types of housing, live/work opportunities, and other uses and amenities. The Neighborhood Density Residential area will be primarily single-family dwellings. A summary of the Land Use Areas can be found on Table 2. The Land Use Table lists the total acreage of each block along with the acreage in each block that is included as development area and Greenspace/Amenities. The Greenspace areas include the Greenway, Open Space, Buffer, and Park areas. Over 100 acres within Brookhill will be included within the Greenspace areas. Block sizes are flexible in size, and may adjust as the site plans and subdivision plats are developed and finalized; however, all the requirements of this Code of Development and County ,,.. Ordinances must be met for each block. The proposed density of each block will be determined by both the acreage and land use of the block. No block size shall be modified more than fifteen percent (15%) of the gross land area listed in Table 2 on page 6 of the Code of Development. Figure 1 on page 8 in the Code of Development provides the location of the development blocks within Brookhill and identifies the land uses for each block. Figure 2 depicts an illustrative plan showing a potential road configuration. This plan is conceptual and is intended only to show potentially how the property can be developed under the guidelines set forth within the Code of Development. 5IPage ZMA— Code of Development Brookhill am 6/28/2016 .. Table 2: Land Use Areas Development Greenspace/Amenities (ac) Land Use District Block Area Area (Roads, Total (ac) Lots, Buildings, Civic / Greenway Open Buffers Green Parking lots) Parks* Space space Neighborhood erg t 1 12.0 12.0 0.0 0.0 0.0 0.0 0.0 Center Urban Density 2 6.3 5.1 1.2 0.0 0.0 0.0 1.2 Urban Density 3 5.8 5.8 0.0 0.0 0.0 0.0 0.0 Urban Density 4 27.4 19.0 0.2 3.4 1.9 2.9 8.4 INeighborhood Density 5 12.3 5.1 0.0 5.7 1.5 0.0 7.2 Neighborhood Density 6 7.2 0.0 7.03 0.0 0.0 0.2 7.2 Neighborhood Density 7 20.6 11.9 0.0 2.9 4.7 1.1 8.7 wia Neighborhood Density 8 25.8 12.7 0.0 5.1 4.0 4.0 13.1 Neighborhood Density 9 11.4 6.8 0.0 1.8 0.0 2.8 4.6 Neighborhood Density 10 8.1 3.4 0.0 3.6 1.0 0.1 4.7 Neighborhood Density 11 13.9 3.2 1.2 8.2 1.3 0.0 10.7 Neighborhood Density 12 9.9 5.7 0.0 3.2 1.0 0.0 4.2 Neighborhood Density 13 13.1 9.7 0.0 1.4 1.1 0.9 3.4 Neighborhood Density 14 10.1 4.1 0.0 4.7 1.3 0.0 6.0 - Neighborhood Density 15 21.0 13.6 0.0 4.1 2.1 1.2 7.4 Neighborhood Density 16 11.5 8.4 0.0 1.8 1.3 0.0 3.1 Neighborhood Density 17 19.1 11.8 0.0 3.3 3.8 0.2 7.3 Neighborhood Density 18 38.8 27.3 0.7 4.4 3.8 2.6 11.5 Brookhill House Parcel 19 3.2 3.2 0.0 0.0 0.0 0.0 0.0 TOTAL 277.5 168.8(60.8%) 10.3(3.7%) 53.6(19.3%) 28.8(10.40 16.0(5.8%) 108.7 - Note: 1. The development areas and greenspace areas may change within each block; however, the total minimum Greenspace/Amenities area will be met throughout the development. 2.Additional Greenspace may be added or expanded during the design phases to allow for additional area to accommodate utilities, stormwater management, recreational areas,and erosion control measures as necessary for the development. Also, - see section 2.4 of the Code for additional specific requirements for the proposed Greenspace/Amenities within the development. 3. The 7.0 acres of civic area shown in Block 6 shall be the location of the Elementary School within Brookhill. w 4. No block size shall be modified more than 15%of the gross land area as listed in this Table 2. *-The location of the proposed Parks may vary between the blocks, per section 2.4.3 of the Code of Development. mg 6IPage ZMA-Code of Development Brookhill r. 6/28/2016 Brookhill Development Land Use Map '�` � '� ��< Jd► . �.4.1 if li `"=750 r� il e�yD V.1> ifitt*Igaikriors. Illillul il III I 11i ' ,a14. te -PS"Pj--.1010 l'kzsviirP1 tkiR.S* \I + g� e � Ism 1W.4 411 ' ' • 1 LACK - (BLOCK i3) �� r ♦ f 4111/1 Iw (BLOCK g)4� �"�r-'' *1 •`~,♦♦ (BLOCKiS) ,`<� ���vr i. I; • N. ♦ 1 ry • " I (BLOCK ill) t �i s.. •♦ ,.A (BLOCK 24) \ ''�� 4o a LOCK �% ... % 0. A\ `�, ; • (BLOCK 26) 1 >�Cr, (BLOCK i1 `s "(BLOCK 5)1 ,II\/ , r ... \ \‘146,:4044,..N.,. (BLOCK]-) / / +`�~ 1 * a .. 41 irk (`LOCKS j— •.,.� , BLOCK s7) . 1��/`. 3• / �� � r 4 )1 I C6C0-Ci T `_ ��/ I f ',;' 44,,,,,,,.... ,.-,,,,,c,.....„, , , ..... . , . - .. ,„0,„,.---, ... , vArlifitt\-51P . ....,,,,...„,„- - POLO GROUNDS ROAD 1 .....„ — ,,----" _ — tea._ , // URBAN MIXED USE iI/ URBAN DENSITY "�K�, NEIGHBORHOOD DENSITY 4� I I GREEN SPACE Figure 1 —Brookhill Block Development Plan I I 7 � Page ZMA—Code of Development Brookhill I 6/28/2016 Brookhill Development Illustrative E(.7c.e..,,,p,".7l,, Plan so �* �..ar r ,� €— . a r� � a *� � :� °t# o �«gT LEGEND gS 6 'WY-.--, . ',,,n40,„,..„.0,.:070...,.„ '`` 9 t ?. 'k.8'• y�t1 �` ,p,r Z A .y I a' "'TS Y aHTRAILS GEN SPACE L- 4hy'�2# .. h U-....„,..1,,,,...,2„. . ;„...„.._ ; ,..,,,,,, ...,-,, , ♦ �, 4e .(. 'l .� # # # s: `kt +'TOWN CENTE AMENRIES ' ii d ¢ Y �z b'et.y �y:. '}, .. may.... 'G iie# - e ., Y' s t - ' t} ,s.t,}k . Z. + NCIGN80RHOOD DCNSfTV � $ :. X ��yy $�A yak J RAN DENSITY Y - '41.1-:!?--*W4-..*4-',i'.;-:!'.-':. .--:'!f4 :4'-7'-'1'"f)''''' ,''' ''''-',,i7 :::.7 ---'...- '-';7- < ' l �+: t "^�,,� # 5 ASNWOOD II „ _ . , , , ,, ..... . , ., ,L, ..,:. 4\ A ' ' . -,-: '',:.':' ‘ i ) k .... ....„.„, . i ,,. . .„. 5 0 .,... . „. „......, ,. , ._ „...,„..,.,-,-„,tp„ft;f*ky,,..;.::,, ,, ,., 4. , .,- :4,..4kor•,:”, \ilkIN V, tit')k, 1 . , . . ,t.::::„,-,:,,,,,,,.. ;„::;:,,,„.. ., } \ ,. . . i :''''% : ,,'''' ,0:',C,''''''' .:4;,�s , 4. *# 'r LANDSCAPE BUFFER '"c",,,,, �4. "I" fi • • vFk i'17.:.,!' }e t ,A '� %`t # ' UK 3 1. y '�70WN CENTER/ ""' �# � � � .y AMENRIES AREl1 ^ �- ` pr g 1^'w H '1.l t- _ F jr x x I$ Y f• C II . . ROOKHI ,(4,,-..,...,1-,...711:::14.04.1%, ��Ab,.Jy!•r ,„4„-A.1,,, s "ro: # ujt�i- •iii i r ,,, if I /••'•` !e •mss•• Y °)-- As � ,` J' re Tum ruv ti' ) ' •t P .. x. I ��„ i IFigure 2—Brookhill Conceptual Plan for a Potential Roadway Configuration I I p' 8IPage ZMA—Code of Development Brookhill L 1100, 6/28/2016 2.2.1 Neighborhood Service Center The higher density area of Brookhill will be located within and around the neighborhood center, in the Neighborhood Service Center district, or Block 1, as shown on the Application Plan. The main street into the community, perpendicular to Route 29, will reveal a stately, yet inviting entrance corridor. This block will front on both sides of the main street, creating a vibrant neighborhood center where residents, visitors, and shoppers may interact within civic spaces and community areas to create the center of the community. The configuration of the block will create a pedestrian-sensitive streetscape, with building orientation toward the street and civic spaces, relegation of off-street parking within the blocks, and prodigious use of community spaces. All this will create a place that encourages casual social interaction among residents and visitors. rev Characteristics of the Neighborhood Service Center Characteristic Description Notes Block Size 500 feet to 600 feet in length Streetscape of this block shall have a mid-block vehicular and/or pedestrian access connection along the streetscape between the buildings to break up the block Civic Space Public space for outdoor events, Outdoor meeting/plaza area and public open meetings, & gatherings (civic space - See Section 2.4.3 of the Code for details space may be located in Block 2) Bicycle Racks Minimum 1 bike rack space per Bike racks shall be distributed throughout the 5000 sf of retail space Neighborhood Center Uses Mixture of Residential and Non- See Table 5 for minimum and maximum uses residential uses within the block Building Primary entrance located on the Buildings may have a secondary entrance on Entrances front or side of the building the side or rear of the building. Block Design Traditional Grid system Interconnected street grid Relegated Parking shall be relegated and See Section 2.9 of the Code for details on the Parking screened from the public streets Relegated Parking Lot See Section 2.3.1 of the Code .-. Regulations Building See Section 2.3.1 of the Code Regulations Ancillary Uses rest homes, assisted living Non-residential uses that will complement the facilities, nursing homes, residential, mixed use, retail, and office uses convalescent homes, recreational within the Neighborhood Center IIIINV areas, health clubs, community space, tourist lodging, and hotels MIN 9IPage Ant ZMA-Code of Development Brookhill 6/28/2016 .r. 2.2.2 Urban Density Residential Surrounding the commercial and community spaces shall be an Urban Density residential core, providing varied residential and non-residential options adjacent to the neighborhood center. The Urban Density land use districts within Brookhill are designed to align with the community's main street, creating an attractive streetscape while also providing a separation from Route 29 and the neighborhood center. This Urban Density area shall also serve as a transition from the neighborhood center to the Neighborhood Density Residential areas within the community. Although some non-residential uses shall be allowed within these blocks, the primary land use will be residential. The Urban Density Residential uses will be limited to Block 2, Block 3, and Block 4, as shown on the Application Plan and within Figure 1. Limited commercial uses shall be allowed within Block 4, as outlined in Table 4. Characteristics of the Urban Density Residential „� Characteristic Description Notes Block Size 300 feet to 650 feet in length Block lengths based on site design and development area �.. Civic Space Minimum of 50,000 sf (portion Outdoor public plaza/meeting areas, of the total area may be located clubhouse, and Recreational Amenities— adjacent or within the See Section 2.4.3 of the Code for details �•• Neighborhood Center Center) Bicycle Racks Minimum(1) bike rack space per A clubhouse and pool shall count for a 5000 sf of retail space and total of(5) bicycle spaces required. minimum of(1) bike space per A tot lot recreational area shall count for 5,000 sf of non-residential space a total of 3 spaces required. Uses Mixture of Residential and Non- See Table 5 for minimum and maximum residential uses uses within the blocks Building Primary entrance located on the Buildings may have a secondary Entrances front or side of the building entrance on the side or rear of the building. Roadway Traditional Grid system Interconnected street grid Network Mom Relegated Parking Parking shall be relegated from See Section 2.9 of the Code for details the public streets on the Relegated Parking Lot Regulations See Section 2.3.1 of the Code Building See Section 2.3.1 of the Code Regulations Ancillary Uses rest homes, assisted living Non-residential uses that will facilities, nursing homes, complement the residential, mixed use, convalescent homes, recreational retail, and office uses within the Urban areas, health clubs, and Density Residential blocks community space IMP 10 IPage ZMA— Code of Development Brookhill ` ` 6/28/2016 2.2.3 Neighborhood Density Residential The predominant land use characteristic of Brookhill shall be Neighborhood Density Residential, consisting primarily of single family, detached dwellings. The Neighborhood Density Residential blocks consist of Block 5 through Block 19 as shown on the Application Plan. These blocks shall provide a mixture of housing types throughout this district. While many of the blocks may only contain one type of housing, the combination of the blocks will provide an overall variety of residential housing throughout Brookhill. All proposed uses within these blocks will be consistent with Table 3 below. IMP Characteristics of the Neighborhood Density Residential Characteristic Description Notes Block Size Between 400 feet and 700 feet in Block lengths based on site design and length development area Civic Space Minimum of 90,000 sf + 7 acre Recreational Amenities,tot lots, and/or ,.. Elementary School site Public plaza/meeting areas - See Section 2.4.3 of the Code for details Bicycle Racks Optional Bike rack spaces may be provided at the location of the public plaza/meeting areas, open spaces, and/or recreational amenities. ,.. Uses Primarily Residential uses only See Table 5 for minimum and maximum uses within the blocks Building Entrances Primary entrance located on the Houses shall primarily face the public front or side of the building streets or public amenity areas Roadway Network Irregular Grid pattern Interconnected streets within an irregular grid pattern. Cul-de-sacs shall not be utilized in Residential areas unless it is not feasible to connect streets due to existing environmentally sensitive areas, stormwater management facilities, steep terrain, grade separations, and/or street design requirements that prohibit a grid form or connections as determined by the Director of Planning in consultation with VDOT, Fire/Rescue, and County Engineer when appropriate Relegated Parking Parking shall be relegated from See Section 2.9 of the Code for details on the public streets the Relegated Parking Lot Regulations See Section 2.3.1 of the Code Building See Section 2.3.1 of the Code Regulations Ancillary Uses rest homes, assisted living Non-residential uses that will complement NISI facilities, nursing homes, the residential uses within the convalescent homes, recreational Neighborhood Density Residential blocks areas,health clubs, and community space 11 ( Page WIN ZMA—Code of Development Brookhill 6/28/2016 Table 3: Permitted/Prohibited Residential Uses by Block DISTRICT/BLOCKS NEIGHBOR- URBAN vim RESIDENTIAL HOOD DENSITY NEIGHBORHOOD DENSITY RESIDENTIAL USES SERVICE RESIDENTIAL CENTER �.. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 Detached Single- X XXX X X X X X X X X X X X X X X Family Dwelling Attached Single- Family Dwelling X X XXX X X X X X X X X X X X X X Units Multiple family X X XXX X X X X X X dwellings Accessory uses and buildings, X X XXX X X X X X X X X X X X X X X including storage tow buildings Accessory 2 Apartments (in ... single family X XXX X X X X X X X X X X X X X detached dwellings only) Carriage Unit' X XXX X X X X X X X X X X X X X Home Occupation Class X X XXX X X X X X X X X X X X X X X A Home Occupation Class X X XXX X X X X X X X X X X X X X X B Accessory Tourist X X X X X X X X X X X X X X X X X X X Lodging Group Homes X X XXX X X X X X X X X X X X X X Family Day X X XXX X X X X X X X X X X X X X Homes -O Footnote: 1. Carriage unit will count against the density within Brookhill, and each carriage unit will count as 1 residential development unit. See page 31 of the Code of Development for additional information and the definition of a carriage unit. 2. See page 31 of the Code of Development for additional information and the definition of an accessory apartment. MOO 12 IPage ZMA— Code of Development Brookhill 6/28/2016 Sall Table 4: Permitted/Prohibited Non-Residential Uses by Block DISTRICTS/ BLOCKS NEIGHBOR- URBAN NON-RESIDENTIAL USES HOOD DENSITY NEIGHBORHOOD DENSITY ... SERVICE RESIDENTIAL RESIDENTIAL CENTER 2 3 4 Block 5 thru Block 18 19 ..� Assisted Living residential facilities X X X X SP4 Administrative professional offices X X X X6 SPS Antique,gift,jewelry,notion,and craft shops X NNW Barber, beauty shops X Clothing,apparel and shoe shops X Clubs,lodges,civic,fraternal, patriotic(reference 5.1.02) X X X X X Community Center X X X X X1 Commercial recreation establishments X X X X X1 Concessions for the serving of food refreshments or entertainment of club members and guests in X X X X conjunction with swim,golf,or tennis club Convenience Stores X Day care,child care,or nursery facility(reference 5.1.06) X X X Drug store,pharmacy X Restaurants(not including fast food restaurant) X X X X6 Water,sewer,energy&communications facilities X X X X X Farmers'Market(reference 5.1.36) X X X X "" Fast Food X Financial Institutions X Florist X r.. Food and grocery stores including such specialty shops as bakery,candy,milk dispensary and wine and cheese X shops Furniture and home appliance(sales and services) X rrr Hardware store X Health club or spa X X X X Hotels, motels,and inns X SP3 Indoor athletic facilities X X X X Indoor theaters X Laundries,dry cleaners X ,.r, Libraries X Medical center X Musical instrument sales X .rr Newsstands, magazines, pipe and tobacco shops X Office and business machines sales and services X Optical goods sales X Outdoor Amphitheatre X X X X X Outdoor eating establishments or café X X X X6 Outdoor storage,display and/or sales serving or associated with a by-right permitted use,if any portion SP of the use would be visible from an entrance corridor. 13 Page .., ZMA— Code of Development Brookhill rr 6/28/2016 DISTRICTS/ BLOCKS NEIGHBOR- URBAN r. NON-RESIDENTIAL USES HOOD DENSITY NEIGHBORHOOD DENSITY SERVICE RESIDENTIAL RESIDENTIAL CENTER 2 3 4 Block 5 thru Block 18 19 Photographic goods sales X Professional offices,including medical,dental and optical X X X X6 SP5 Public and private utilities and infrastructure X X X X X rom Public uses and buildings,including temporary or mobile facilities including schools,offices, parks,playgrounds X X X X X and roads ry Rest home,nursing home,and convalescent home X X X X SP4 Retail sales and service establishments X X X X6 Sporting goods sales X 11110 Stand-alone parking and parking structures(reference X X X X Xz 4.12,5.1.18)2 Stormwater management facilities on an approved final X X X X X site plan or subdivision plat Swim,golf,tennis or athletic facility X X X X X1 Tailor,seamstress X Temporary construction uses(reference 5.1.18) X X X X X Temporary nonresidential mobile homes(reference X X X X X 5.1.40) Tier I&Tier II personal wireless service facilities X X X X X (reference 5.1.140) r.. Veterinary offices and hospital X Visual and audio appliances sales X Manufacturing/Processing/Assembly/Fabrication/Recycli X ng <4,000 SF of GFA i.r Note:(X)designates the use as permitted"By-right"within the block as shown. (SP)designates the use as permitted through a"Special Use Permit process"through the County. (SE)designates the use as permitted through a"Special Exception request;through the County during the site plan process. Footnotes:1)Swim,golf,tennis or athletic facility is excluded from Blocks 13,15,&18,along with any community center or commercial recreational centers 2)Block 11 is the only Neighborhood Density Residential block to allow stand alone parking. Stand alone parking is prohibited in the other Neighborhood density residential blocks 3)Block 19 is the only Neighborhood Density Residential block to allow a Hotel,motel,or inn by special use permit only. air The Existing Brookhill House may be converted to an inn,but only through a special use permit process 4)Rest homes,nursing homes,convalescent homes,and assisted living residential facilities shall be allowed within the Neighborhood Density Residential Blocks by Special Permit only,with exception to Block 8&9,which shall be permitted as a by-right use. 5)Professional/medical offices shall be allowed within Block 9,with a special use permit request during the site plan process. The maximum footprint for each building shall be 20,000 SF. '•` 6)Non-residential uses shall only be allowed at the corners of the North/South Connector Road&Main Street within Block 4. 2.3 Building Form Standards The Brookhill community is designed in accordance with the principles of the Neighborhood Model, while maintaining a level of flexibility in the product type and density of the community to adapt to current and future market conditions. 2.3.1 Density Allowable densities within Brookhill have been arranged in accordance with the Albemarle County Comprehensive Plan to establish a compact form of development within the County's 14IPage ZMA—Code of Development Brookhill Ur 6/28/2016 r.. designated Growth Area, thus protecting the rural surroundings. Table 5 lists the allowable density range for each block (not including the acreage of the Greenway) based on unit type and mixture of uses. NM Table 5: Density Regulations d Maximum/Maximum Use Regulations per Rezoning Plan 1.2 NM Residential Uses Non-Residential Uses Z Block Areal acres Dwelling (acres) Density Range Unit Dwelling Unit Minimum Non- Maximum Non- ( (units) Minimum Maximum Residential (SF) Residential (SF) ... I 12.0 3-34 units 36 408 50,000 130,0002 6.3 6-34 units 37 214 0 30,0002 5.8 6-34 units 34 197 0 30,0002 24.0 6-34 units 144 816 0 15,0004 NIIIN 5 6.6 2-6 units 13 39 0 0 6 7.2 0- 1 unit 0 1 0 0 7 17.7 2-6 units 35 106 0 0 8 20.7 2-6 units 41 124 0 0 9 9.6 2-6 units 193 573 0 0 NW 10 4.5 2-6 units 9 27 0 0 11 5.7 2-6 units 11 53 0 0 — 12 6.7 2-6 units 8 25 0 0 13 11.7 2-6 units 11 34 0 0 r, 14 5.4 2-6 units 10 32 0 0 15 16.9 2-6 units 33 101 0 0 16 9.7 2-6 units 19 58 0 0 17 '15.8 2-6 units 31 94 0 0 18 34.4 2-6 units 68 206 0 0 " 19 3.2 0-1 unit 0 1 0 0 Total Comprehensive Plan 552 2,589 50,000 205,0002 Recommended Densities: `" Total Min.&Max.Allowed Density 800 1550 50,000 130,0002 1. Block areas are exclusive of Greenway area. A total of 53.6 acres is not included in the Density calculations for Brookhill. .r 2. Maximum non-residential square footage in each of these blocks and the total maximum non-residential square footage do not include the square footage of ancillary uses as listed in Section 2.2 of the Code of Development. 3. Assisted living facilities&rest homes,nursing homes,and convalescent homes shall qualify as meeting the residential component of the block,and shall not count against the minimum or maximum dwelling units in this block. ... 4. Non-residential uses shall only be allowed at the corners of the North/South Connector Road and Main Street within Block 4. 15IPage I. ZMA—Code of Development Brookhill 1 6/28/2016 I 2.3.2 Lot Regulations and Setbacks The setbacks, lot sizes, and lot coverages listed in the tables below shall establish the minimum separation and building requirements for Brookhill within the blocks as indicated. Note in the charts below that SFD= Single Family Detached and SFA= Single Family Attached. 2.3.2.1 Neighborhood Service Center—Block 1 I Requirement Minimum Maximum Notes Front setback No minimum 30' maximum Exceptions to the maximum setbacks shall be considered I Porches No minimum No maximum during the site plan process Side setback No minimum No maximum Minimum 10' bldg. separation Side, Corner Lot setback 5' No maximum Rear setback 5' No maximum III Height No minimum 4 stories/ 60' Buildings greater than 3 stories must step back a minimum of 5 stories/70' with 15 feet after the 3rd story or Special Exception provide a minimum 15 foot front setback or side setback adjacent to a street Lot size No minimum No maximum Building Footprint No minimum 20,000 sf(Non- Maximum does not apply to Residential) &No assisted living facilities, rest maximum for homes, recreational and civic Residential Units spaces, &health clubs. INote: 1.Buildings over 3 stories shall require a 26'wide,exclusive of shoulders,aerial fire apparatus access road that is no more than 30'from the building to meet Fire and Rescue regulations. 3. Side and rear minimum setbacks for any primary structure shall be constructed and separated in accordance with the current edition of the Building Code. iii a * / *, .e max , , t r. r r IFigure 2:Neighborhood Service Center Building Height Diagram —___ 16IPage _ ZMA—Code of Development Brookhill 1 6/28/2016 I 2.3.2.2 Urban Density Residential—Block 2 through Block 4 IRequirement Minimum Maximum Notes Front Setback 5' minimum 25' maximum Exceptions to the maximum setbacks shall be considered Porches 4' minimum 25' maximum during the site plan process Side Setback 5' No maximum Minimum 10' bldg. separation I Side, Corner Lot Setback 5' No maximum Rear Setback 10' No maximum Rear setback for Block 4 shall be adjacent to the Route 29 Buffer IGarage Setbacks See Figure 12 See Figure 12 Figure 12 is located on Sheet 30 of the Code of Development Height No minimum 4 stories/60' Buildings greater than 3 stories Imust step back a minimum of 15 5 stories/70' feet after the 3rd story or provide a with Special minimum 15 foot front setback or IException side setback adjacent to a street Lot size No minimum No maximum 111 Building Footprint No minimum 15,000sf(Non- Maximum does not apply to Residential) & assisted living facilities, rest No maximum homes, recreational and civic for Residential spaces, health clubs, and multi- Units <` I family buildings Note:Buildings over 3 stories shall require a 26' wide,exclusive of shoulders,aerial fire apparatus access road that is no more than 30'from the buildin- to meet Fire and Rescue regulations. I _ I `I 5 story .,.. a:I / 30 ste , R Ltp - .,.�,,,.» .-,_ - - . I !i Figure 3: Front yard setbacks for Non-residential buildings within the Neighborhood Service Center and Urban Density Blocks 17IPage ZMA—Code of Development Brookhill .rr 6/28/2016 2.3.2.3 Neighborhood Density Residential—Block 5 to Block 19 Requirement Minimum Maximum Notes Front Setback 8' minimum 25' maximum 1.Maximum setback does not apply to cul-de-sac lots Porches 5' minimum 25' maximum 2. Exceptions to the maximum setbacks shall be considered during the site plan process Side Setback 5' No maximum Side, Corner Lot Setback 5' No maximum Rear Setback 10' No maximum 5' min. setback for carriage units va,, Garage Setbacks See Figure 12 See Figure 12 Figure 12 is located on Sheet 30 of the Code of Development Height No minimum 3 stories/40' Maximum height for Blocks 8 & 9 shall be 4 stories/50' Lot size No Minimum No maximum Building Footprint No minimum 10,000 sf(up Maximum does not apply to .r to 20,000 sf assisted living facilities, rest by Special homes, recreational and civic Exception) spaces, health clubs, and IW- Elementary Schools 2.4 Greenspace and Amenities Brookhill will feature over 100 acres of Greenspace. This Greenspace represents more than 35% of the entire community's land area, and includes the Buffer areas, the Greenway and stream buffers, parks and civic amenity areas, and general open space. The Greenspace will not only provide a linear trail system throughout the community, but shall also preserve environmentally IMO sensitive areas such as steep slopes, streams, and stream buffers. All of the Greenspace areas shall be located outside of private lots and right-of-way. All Greenspace within Brookhill, with the exception of the Greeenway, will be owned and maintained by the Homeowners Association. Establishment of the buffers, trails, and amenities within the Greenspace will be the responsibility of the developer. 2.4.1 Greenway The proposed Greenway within Brookhill serves a dual purpose of both protecting the environmentally sensitive areas along perennial streams and providing pedestrian access through the community. The Greenway encompasses the land within the 100 foot stream buffer along the perennial streams and wetlands and all land located within the floodplain. This Greenway area will be a public space, dedicated to Albemarle County. The Greenway features primitive nature trails through-out the stream corridors, which will be primarily located over the existing sanitary sewer easements as shown on the Application plan. The Application Plan also shows the proposed impacts to the stream buffer associated with the connector roadways through the development. Exclusive of primitive trails, pedestrian bridges, and sanitary sewer utility connections, no other impacts are proposed to the stream buffer corridor, and all Stormwater Management facilities and Erosion and Sediment Control facilities shall be located outside of the ONO stream buffer corridor. 181Page ZMA— Code of Development Brookhill Immo 6/28/2016 VW 2.4.2 Buffers Buffers are part of the Greenspace Area within Brookhill. There are (5) proposed Buffers to be ". located on the Brookhill property, which are outlined below. Each of the buffers shall be established at the time of development of the individual block that contains the buffer. If the buffers as shown on the Application plan and described below are disturbed during construction (above what is "" permitted), additional approvals for increases in square footage and/or dwelling units (site/subdivision plans and/or building permits) will not be approved until the buffer is restored or bonded. All buffers shall be measured from the property lines or edges of the public right-of-way. ® Installation and maintenance of freestanding signage, pedestrian paths, and trails shall be allowable disturbances within the buffer areas. In addition, disturbances to the Buffer for required site distances for the roadway access points as shown on the Application plan and utility connections "® shall be allowed within the Buffer areas. Buffers shall not be located within any private lot, and the buffer shall be owned and maintained by the Homeowners Association. Buffer Classification Buffer Buffer Width Description Notes Route 29 100 feet wide Buffer along Route 29 to 1. 30' portion of the buffer may be disturbed for grading Buffer (70'Natural screen development from within the development, and shall be replanted with a las Undisturbed Entrance Corridor. mixture of deciduous and evergreen shrubs and trees Buffer&30' to be approved by the Director of Planning. Planted/ Note: See Figure 4 for 2. Buffer shall be reduced to 50' between the VDOT Reforested additional details on the stormwater management facility and the Buffer) Buffer. development. Any portion of the 50' buffer that is disturbed shall be replanted with a mixture of deciduous and evergreen shrubs and trees to be am approved by the Director of Planning. Perimeter 30 feet wide Natural undisturbed buffer 1. Any portion of the Perimeter Buffer that is not Buffer Buffer between the development currently wooded shall be planted and screened with . and the adjacent a mixture of deciduous and evergreen shrubs and Neighborhoods trees to be approved by the Director of Planning. Note: See Figure 5 &6 for 2. (2)proposed connection points within the perimeter N,,,, additional details on the buffer—see Application plan for location. Buffer. Polo 30 feet wide Natural undisturbed buffer 1. Any portion of the Polo Grounds Road Buffer that is Grounds Buffer or replanted/landscaped not currently wooded or that is disturbed during the EMI Road buffer between the grading for the development or roadway Buffer development and Polo improvements shall be planted and screened with a Grounds Road mixture of deciduous and evergreen shrubs and trees 4110 Note: See Figure 7 for to be approved by the Director of Planning. additional details on the 2. (2)proposed road connection points within the Polo Buffer. Grounds Road buffer—see Application plan. .., Brookhill 20 feet wide Natural undisturbed buffer 1. Any portion of the Brookhill Historic House Buffer Historic Buffer around and new landscaping that is not currently wooded shall be planted/screened House the perimeter of between the development in accordance with County and/or DHR buffer Buffer the Brookhill lot and the Brookhill lot screening requirements. .r Ashwood Variable width- Natural undisturbed buffer 1. Minimum 30 feet wide buffer between the adjacent Connector Minimum 20 or replanted evergreen lots and the proposed Ashwood connector road. Road feet wide buffer landscaped buffer 2. Replant any portion of buffer that is disturbed from . Buffer road construction with evergreen trees and shrubs. 19IPage ,.... ZMA—Code of Development Brookhill L 6/28/2016 ii L C N . a, _ 1 it I r. t it: r is . tot'L /-Y1 Y "3 4� � t ,. Existing buffer to remain Additional landscape buffer L 1 � .x .»,we= .«.s,- am.w� � �;Buffer LFigure 4: Proposed 100'Buffer along Route 29 corridor I L gI f L ,,, , - ..,,„, ,1 ., , 4 "q L -,17,,, -,,,, , ,-. i \-t;'- K,'-t. I L .,,, i+ v '�' Lr; �r . ,, _ , Figure 5:Buffer area between Brookhill and Forest Lakes I I I I 20IPage ZMA—Code of Development Brookhill I so 6/28/2016 w ill au 1 ' me iiiii i S1` Mg Figure 6: Buffer area between Brookhill and Montgomery Ridge Development ci Ji mi a a L , , , ., , ; i . ,.„ L. , L ,. Existing buffer Additional f. to remain landscape bufferL ,, 7/---T. .rj,, L , , Landscape Buffer(varies) - � a Figure 7:Buffer area along Polo Grounds Road I 2.4.3 Parks & Civic Spaces The Application Plan shows the approximate location of the Civic Spaces to be located within the Brookhill Neighborhood, which are in addition to the trailways and passive recreational li spaces provided along the streams within the Greenway areas. These spaces are designed to provide recreational and civic amenities to the community. The Civic Spaces shall include parks, pocket parks, meeting areas, public plazas, and recreational amenities for Brookhill I residents and visitors. Below is a summary of the amenities to be included within the proposed Civic Spaces and Recreational areas. L 21 Page ZMA—Code of Development Brookhill air 6/28/2016 ea Civic Space/Recreational Amenities Civic Space Minimum Location Notes Area per Civic space Neighborhood 50,000 SF Block 1, Block 2, 1. Outdoor plaza and meeting space '"' Amenity Center and/or Block 5 within the village center(minimum &Linear Park— 10,000 sf). Civic Space#1 2. Open space grass area within the Village Center for gatherings and active outdoor play(minimum 20,000 sf) 3. Pool and Community Center building (minimum 5,000 sf pool+ outdoor pool deck area) w► 4. Recreational play areas (minimum 15,000 sf area) Upland Park— 60,000 SF Block 11 1. Outdoor plaza and meeting area a. Civic Space#2 2. Tot lot playground area(8,000 sf min.) 3. Open recreational area 4. Hard surface play court such as a INNS basketball court, tennis court, or sport court. 5. Minimum 5 spaces for parking — 6. Trail connection to the Greenway trails Eastern Park— 30,000 SF Block 16, Block 17, 1. The Eastern park civic area may be Civic Space#3 and/or Block 18 located in one location, or divided w between multiple locations (min. 10,000 sf size)within the Eastern portion of the development ,,,. 2. Outdoor meeting area and/or plaza 3. Tot lot playground area(6,000 sf min.) 4. Active open recreational grass area .. Urban Density 10,000 SF Block 4 1. The proposed multi-family Residential development within Block 4 shall Amenities include active recreational amenities — for the residents. Types of amenities may include a pool and clubhouse, sport courts, tot lots,meeting areas, . and/or open recreational fields. Elementary 7.0 acres Block 6 1. 7.0 acres site provided to Albemarle School county for an Elementary School—see MIproffers for additional information The Brookhill proffers outline the timing and completion of each of the proposed Civic Ares within the development. 221Page — ZMA— Code of Development Brookhill 6/28/2016 2.4.4 Open Space The areas outside of the actual improved areas in Brookhill and not depicted as either the Buffer areas, Parks, or Greenway shall be considered "Open Space". Open Space includes some of the more environmentally sensitive steep slope areas and provides a transition between the proposed lot development and stream corridors. The proposed Open Space areas will accommodate the 4,44 stormwater management areas and site utilities, and may be expanded during the design phases to allow for additional area to accommodate utilities, stormwater management, recreational areas, and erosion control measures as necessary for the development. 2.5 Phasing The land disturbance and grading for Brookhill will occur in phases to limit the amount of land 100 disturbance at one time and to avoid mass clearing and grading over the property. The Brookhill property shall be developed within no less than (4) phases. The first phase shall be limited to 80 acres of disturbance, inclusive roadway improvements, installation of utilities, and construction `" of the stormwater management and erosion and sediment control facilities for the disturbed area and proposed development within the first phase. The remaining portion of the development shall be constructed within no less than (3) phases. Each of these (3) remaining phases shall be limited to 60 acres of disturbance within the phase. All disturbed areas within a phase of development, exclusive of any lot under construction with a building permit, shall be seeded and strawed, prior to the start of the next phase of development. 2.6 Stormwater Management All designs and engineering for improving Brookhill will adhere to the State Stormwater -� Management regulations and Albemarle County Water Protection Ordinance. A master stormwater management plan shall be completed and submitted to Albemarle County for review and approval, prior to the approval of the first initial site plan or subdivision plat. Stormwater «�• management facilities shall be located outside of the buffer areas, development lots, preserved slopes, greenway areas, steam buffers, floodplain on the property. Additional protective measures for erosion and sediment control shall be installed along the limits of the greenway to protect the existing perennial streams on the property. Additional measures may include, but not be limited to, installation of silt fence with wiring backing along the stream buffers, usage of filter socks and floc logs for protection measures along the stream buffers, providing additional ""' wet and dry storage area in basins below the disturbed areas, or installation of erosion control matting for all slopes with the use of tackifiers in seeding and soil stabilization applications. 2.7 Grading The vision for Brookhill is to respect the existing topography and natural landscape. An overlot grading plan shall be reviewed and approved in conjunction with the master stormwater management plan for the development. Retaining walls will be required within Brookhill, due to the topographic challenges of the property. The final design of the retaining walls shall be included with the site and subdivision development plans for Brookhill. The following standards shall apply to retaining walls: 1. Retaining walls over 8 feet in height, as measured from the top of the wall to finished grade at the bottom of the wall, shall be allowed at the discretion of the Director of Community Development. 23 Page ZMA—Code of Development Brookhill 6/28/2016 a+r 2. Retaining walls greater than 600 feet in length shall be allowed at the discretion of the Director of Community Development. 411111 3. Landscaping shall be installed at the base and/or top of the retaining walls to integrate the walls into the site and help reduce the massing. 4. Retaining walls visible from the public streets or civic areas shall be compatible with the AIN adjacent building architecture materials and/or colors. 2.8 Transportation 2.8.1 Street Network In accordance with Albemarle County's Neighborhood Model for Development, Brookhill is designed to facilitate multi-modal transportation, with an emphasis on pedestrian usage, bicycling, and transit. These modes of transportation have been contemplated in the design of the streets, streetscape, and transportation infrastructure within the community. The design of the streets will comply with the Virginia Department of Transportation (VDOT) Standard Street Requirements. Roadways shall include sidewalks and street trees in accordance with Albemarle County regulations. Alleys shall be allowed within each block of the development, and shall meet the requirements of Albemarle County standards. Any alley providing access to a carriage unit shall have a minimum clear travel lane width of 20 feet. Street Network Chart Roadway Travelway Bike Parking Sidewalk Speed Notes lanes & Street Limit Trees (max) Neighborhood 2-way No Yes Yes 25 1. Parking one side only to Streets—Public traffic w/ mph maintain minimum VDOT Roads curb/gutter Fire/Rescue travelway Connector 2-way Yes Yes Yes 30 1. Parking bump-outs between Roads—Public traffic w/ mph bike lane and curb VDOT Roads curb & 2. Lots fronting on connector wt. gutter road shall have driveway access from an alley. 3. Optional landscape median Neighborhood 2-way Yes Yes Yes 25 1. Parking bump-outs between Center Main traffic w/ mph bike lane and curb Street—Public curb& 2. Private roads to allow or Private Road gutter alternative roadway surfaces 10. in neighborhood center Private Streets- 2-way No Allowed Yes 25 1. Sidewalk located adjacent to Private roads traffic w/ on a case mph the Public amenity space. serving curb& by case 2. Street Trees located adjacent Amenity- gutter basis to the Public Amenity space. Oriented Lots' 3. Private Road to be constructed to County/VDOT Standards. Footnote 1: See page 31 for additional information and the definition of Amenity-Oriented Lots 24 IPage AMIN ZMA—Code of Development Brookhill L ? 6/28/2016 L Cr,L , ,„ ,,, , „„ ,••„„ , ,,,,, ,..„., ,,,,,,,, \„...,... ,A „...„ . ,. , i , .., ,,,, %,,,,,„,f, ...., , ,,,, , -,„..,,,, .. A. i RAN P, .�i • PLANTING ICURBI ars. TRAVEL LANE I TRAVEL LANE I ON-STREET CURBI PLANTING I SIDEWALK I PLSIDEWALK LSTRIP & PARKING & STRIP GUTTER GUTTER RW/ TYPICAL NEIGHBORHOOD STREET PARKING ON ONE SIDE (not to scale) (RB MPH DESIGN SPEED) LFigure 8: Neighborhood Street Cross Sections • ' II.-ki `,,, = i ,4. ' i L Q 11 ._ R/W p 1( 0 . I I SIDEWALK I PANTING ICURBI BNE I TRAVEL LANE I TRAVEL LANE I BIKE ICURBI PANTING I SIDEWALK STRIP & UNE LANE & STRIP Pi I GUTTER GUTTER RM! O TYPICAL CONNECTOR ROAD (NOT TO SCALE) (To MPH DESIGN SPEED) (s5 MPH POSTED SPEED) Figure 9: Connector Road Cross Section AM T To MR w51� R/W ....„7„.......„.:4 �1 ���� A�� ••I h 1) r-.-t�'r F....7 6� I(, 11 R/W ��� 1 a:K SIDEWALK PLANTING CURB BIKE ON STREET I TRAVEL LANE I GRASS I TRAVELLANE I ON STREET I BIKE ICURBI PLANTING I SIDEWALK I STRIP & LANE PARKING MEDIAN PARKING LANE & STRIP GUTTER GUTTER RAN TYPICAL NEIGHBORHOOD STREET D2 PARKING BOTH SIDES GRASS MEDIAN (not to scale) (25 MPH DESIGN SPEED) Figure 10: Connector Road and Main Street Road Cross Section 25IPage ,.. ZMA—Code of Development Brookhill it 6/28/2016 L iiill } / v .s / o it - ,„ SIDEWALK BI TRAVEL LANE TRAVEL LANE I GUTTER GUTTER pAy POCKET PARK PUBLIC_ TYPICAL PRIVATE ROAD NAR.WIDTH) ROAD O (NOT TO SCALE) (a5 MPH DESIGN SPEED) IFigure 11: Private Street Cross Section for Amenity Oriented Lots 2.8.2 Pedestrian Network I Brookhill will feature an extensive pedestrian network, including sidewalks and trails, as depicted on the Application Plan and noted in this Code of Development. In addition to providing recreational opportunities, the pedestrian network will provide routes for residents to I walk between neighborhoods and to public places such as the parks, community areas, and the neighborhood center. Sidewalks shall be constructed in accordance to VDOT and Albemarle County standards, and will either be located within public access easements or public right-of- III way. 2.8.3 Transit A transit stop with a bus shelter will be provided within the neighborhood center to promote residents use of public transportation. The location of the transit stop will be determined at fmal site plan review for the neighborhood center portion of the project. 2.8.4 Traffic Improvements All traffic improvements are identified in the Traffic Impact Analysis (TIA) report for the LBrookhill Rezoning and updated TIA supplemental reports. 2.9 Parking All parking throughout Brookhill shall be provided in accordance with Section 18.4.12 of the Albemarle County Code. Shared parking shall be allowed within the Neighborhood Center, in accordance with Section 4.12 of the Zoning Ordinance and as approved by the Zoning Administrator. Parking lots shall be relegated and screened from the streets by buildings, landscaping, walls, fences, or a combination of various practices. Screening may include landscaping screening, shrubbery, fencing, decorative walls, or other vegetative screening alternatives. All tree canopy landscaping requirements within the parking areas shall conform to the landscaping standards as specified in the Albemarle County Zoning Ordinance Section , L 32.7.9. All lots with a carriage unit shall provide a minimum of(3) off-street parking spaces. See Figure 12 on sheet 30 of the Code of Development for parking and garage setbacks. I 26 ' Page ZMA—Code of Development Brookhill I .rr 6/28/2016 rr. Relegated Parking guidelines Type of Relegated Minimum Setback Location Notes Parking Parking as an 6' side and rear Neighborhood 1. Parking lot to be located in the side or rear Accessory Use parking setback Center and of the primary structure and shall not extend from r/w. Front Urban Density past the front of the building setback established areas 2. Parking lots shall be screened from public MU- by the primary r/w with continuous evergreen shrubs or 4' structure max. height opaque wall. 3. Walls or fences used to augment screening shall be a minimum of 42" in height. Parking as a 10' front parking Neighborhood 1. Parking lots shall be screened from public Primary Use setback from r/w. Center and r/w with continuous evergreen shrubs or 4' .. (Stand along 6' side and rear Urban Density max. height opaque wall. Parking) parking setback Areas 2. Walls or fences used to augment screening from r/w. shall be a max. of 42" in height. .. Front loaded 3' behind the front Neighborhood 1. Garages shall be stepped back from the Garages building face of the Density Area front of the residential homes for relegated house or porch &Urban parking. .,.. Density Area 2. See Figure 12 on page 30 of the Code of Development for setbacks from sidewalks and public streets 2.10 Floodplain A 100 year floodplain currently exists on the property, according to FEMA floodplain maps. The current floodplain mapping is not based on updated topography for the Brookhill property. With the updated topography from the recently performed aerial survey, the floodplain mapping for Brookhill will be updated. This process will require a FEMA floodplain map revision or ta. LOMR. In addition, with the proposed improvements along Polo Grounds Road and the eastern connection of the connector road to Polo Grounds Road, a small portion of the floodplain will be filled. This will also require a FEMA floodplain map revision, or LOMR-F. Both of these map revisions will be processed through Albemarle County and FEMA in conjunction with the development of the property. 2.11 Trailways Brookhill shall include a trailway network through the Greenway area as shown on the Application Plan, connecting the areas of development throughout the property and providing a pedestrian connections to the neighborhood center. All the trailways proposed within the Greenway shall be classified as primitive nature trails and will be designed in accordance with the primitive nature trailway design specifications as outlined in the Albemarle County Engineering Design manual. The primitive trails shall run along the stream corridors throughout the property, and allow for tie-in connections from the various development areas, streets, and cul-de-sacs, providing access down to the Greenway and trail amenities. These primitive trailways within the Greenway will primarily be located within the existing sanitary sewer 27 ' Page ZMA— Code of Development Brookhill i.rf 6/28/2016 easements, as shown on the Application Plan. The Brookhill proffers outline the timing and completion the primitive trails shown on the Application Plan. All trailway connections from the development areas down to the Greenway trail shall be installed and completed with the development of the specific block. These trailway connections to the Greenway trail may be a primitive nature trail, a high maintenance stone dust or gravel pedestrian path, or a low maintenance asphalt path. Trailways may be extended into future blocks within the property, but at a minimum, the trailway connections from each block to the Greenway trail must be established at the time that each block is developed. 2.12 Utilities Sanitary sewer main lines currently extend though Brookhill along the stream corridors to the Forest Lakes Neighborhood to serve this community. These sewer mains were installed by the developers of Forest Lakes, and the sewer mains were sized for the future development of Brookhill. A hydraulic analysis has been performed on the existing sanitary sewer, and the sewer mains are adequate to service the proposed build-out of Brookhill and remaining area within the current sanitary sewer drainage service area. A flow capacity certification will be requested from RWSA during the review and approval process for each proposed phase of development. Currently, there is an existing 18"waterline that extends along Route 29, which is being upgraded with the Route 29 roadway improvements. A 12" waterline tee connection is being provided by RWSA to stub into Brookhill for the proposed water connection to the system. Adequate water exists within the service district for water and fire flow service for the development of the property. A utility master plan shall be submitted to the Albemarle County Service Authority for review and approval, prior to the approval of the first initial site plan or subdivision plat. 2.13 Historic Resources A Phase I Archeological Resources Assessment has been conducted for the Brookhill property, in accordance with the United States Corps of Engineers (USCOE) and the Virginia Department of Historic Resources (DHR) guidelines and regulations. The study suggests that the existing Brookhill manor house is eligible for the National Register. A 3+/- acre curtilage will be preserved around the manor house, along with the existing cemetery and 19th Century components of the Brookhill property. While this parcel of land including the manor house will be part of the rezoning for the Brookhill property, the parcel shall remain in private ownership and continue to be a single family dwelling unit. A minimum of 20' Landscaping buffer shall be planted or preserved on an area adjacent to the manor house lot to supplement the existing stand of trees on the Brookhill parcel. This existing stand of trees on the Brookhill parcel shall remain undisturbed. The combination of the 20' landscaping buffer and existing trees on the parcel will help preserve and protect the viewshed from the house. A historical marker will be erected to commemorate its historic significance, in accordance with DHR guidelines for design and character of the historic marker. The historic marker shall be installed by the developer, and the marker shall be installed with first phase of development. The historic marker shall be located adjacent to a public street and either within public right-of-way or public open space. The 28 IPage ZMA—Code of Development Brookhill +ir 6/28/2016 Ass Application Plan shows the approximate location for the historic marker. In addition, a second historical marker shall be installed by the developer within the Neighborhood Center or Linear Park to commemorate the prehistoric context of the overall property. Remnants of a late Archaic to late Woodland era campsite were also discovered on the property -- and this area is shown on the Application Plan. This campsite area is located within the proposed Greenway, and therefore will be preserved. In addition, a grave site was located during the Phase I site assessment. The grave site is located on the 3+/- acre parcel with the Brookhill -- manor house and will be preserved. At this time, no other significant historic sites or cultural resources have been identified on the property. '-' Part of the 404 permit application process for the development of the property includes a review from the Department of Historic Resources (DHR). All additional Historic Resource evaluations on the property shall be in accordance with and performed as requested by the United States 4. Corp of Engineers (USCOE) through the 404 permitting process on the property. All additional historic evaluations of the property, including any Phase 2 evaluations, treatment plans for impacts, and/or additional delineations for possible cemetery locations shall be provided at the request of USCOE for the project. The 404 permit application will include the preservation of both the Historic Brookhill manor house and the Archaic Woodland campsite. The preservation of the Brookhill manor house will include the 19th Century components of the property, as well `-" as the Dunn cemetery. See proffers for additional Historic Resources requirements. WO NW aim S -. NW S 29 IPage „-, ZMA- Code of Development Brookhill S WM 6/28/2016 MIr PUBLIC ROAD OR GREENSPACE N SCENARIO 1 SCENARIO 2 SCENARIO 3 Li 11111111 II I 1 je ..---J---\'''--, � 1 CAR Z s8' Z i8' 2 g' 9' GARAGE 7n— in— n- PARKING MIN fI h MIN M MIN;MIN�� SPACE T 2 CAR T T err Z GARAGE 2 2 SURFACE-----,►T - Z m z ;SURFACE PARKING Z, "2 PARKING co SPACES 1 PARKING SPACE "M + SPACES ?"F'; + 0 h PRIVATE ALLEY OR STREET ;, 'LL `-,2Z 3 20'MINIMUM TRAVELWAY PAVEMENT WIDTH "`o Z Z g air, '^� f w "'0_ w PUBLIC ROAD •.., ( f NOTES•.EACH SINGLE FAMILY LOT WILL HAVE A MINIMUN SIDEWALK , •" I OF 2 OFF STREET PARKING SPACES. 2. OFF STREET PARKING SPACES WILL BE LOCATED 5 MIN � i8' EITHER IN DETACHED GARAGES,ON PARKING FMIN 3' PADS OR A COMBINATION OF BOTH. our2 CAR MIN GARAGES WILL BE A MINIMUM OF i8'DEEP AND GARAGE Z i 3. PARKING — -R I LOCATED EITHER s'FROM OR GREATER THAN 3.6' SPACES ( FROM REAR PROPERTY LINES ADJACENT TO THE ' ,.`III PRIVATE ROAD OR ALLEY. NOW ■= ` 4. GARAGES WILL BE A MINIMUM OF 7'FROM THE 2 CAR EDGE OF PAVEMENT OF PRIVATE ALLEY. Il / GARAGE 5• ASPHALT PARKING PADS WILL BE BUILT WITH A \ PARKING MINIMUM DEPTH OF i8'FROM REAR PROPERTY I SPACES LINES ADJACENT TO THE PRIVATE ROAD OR ALLEY.EACH PARKING SPACE WILL HAVE A r MINIMUM WIDTH OF 9'. 6. DRIVEWAY GRADES MUST BE 8%OR FLATTER. THE GRADE TRANSITION BETWEEN THE PRIVATE ALLEY AND DRIVEWAY,BETWEEN THE DRIVE ANC GARAGE OR PARKING PAD(OR ANYWHERE IN THE . SCENARIO 4 SCENARIO 5 DRIVEWAY)SHALL NOT EXCEED 3.0%GRADE DIFFERENCE. * IN THE CASE WHERE THE PROPERTY LINE IS NOT: FEET OR MORE FROM THE EDGE OF PAVEMENT ,w„ OR FACE OF CURB OF THE ALLEY,THE GARAGE SHALL BE A MINIMUM OF 7 FEET FROM THE ALLEI EDGE OF PAVEMENT OR FACE OF CURB. - Figure 12—Garage and Driveway Exhibit 301Page .,, ZMA—Code of Development Brookhill 6/28/2016 2.14 Definitions Carriage Unit The term carriage unit within this Code of Development shall be defined as follows: A separate, independent, accessory dwelling unit detached from, but located on the same parcel as the structure of and clearly subordinate to a single family detached dwelling, as distinguished from a duplex or other two-family dwelling. Notwithstanding any provisions of Section 5.1.34 of the Albemarle County Code, carriage units shall be permitted on lots comprised of detached single- ,.. family dwellings, subject to the following restrictions: 1. No more than one (1) carriage unit shall be permitted per each detached single-family dwelling. ... 2. The gross floor area devoted to a carriage unit shall not exceed thirty(35) percent of the total gross floor area of the main dwelling. 3. The gross floor area of a carriage unit shall not be included in calculating the gross floor �•• area of the main dwelling unit for uses such as home occupations as provided in Sections 5.2 and 5.2A of the Albemarle County Code and other similar uses whose area within a dwelling unit is regulated. 4. A carriage unit shall enjoy all accessory uses availed to the main dwelling, except that no carriage unit shall be permitted as accessory to another carriage unit or accessory apartment. 5. All carriage units shall be located in the rear of the lot. 6. Notwithstanding any other requirements of this Code of Development, carriage unit setbacks shall be the same as for the principal building with which it shares a lot, except for the rear yard setback, which shall be a minimum of(5) feet. 7. Any single family dwelling containing a carriage unit shall be provided with a minimum of three (3) off-street parking spaces, arranged so that each parking space shall have reasonably uninhibited access to the street or alley, as applicable, subject to approval of the zoning administrator. 8. In blocks where carriage units shall be constructed, the alley shall be designed and constructed with a clear travel lane having a minimum width of 20 feet. Accessory Apartment .. The term accessory apartment within this Code of Development shall be defined as a separate, independent dwelling unit that is attached and within the structure of the main dwelling. Accessory apartments as subject to the requirements and conditions as set forth in Section 5.1.34 of the Albemarle County Code. Amenity-Oriented Lots ,,. Notwithstanding Section 4.6.1 and 4.6.2 of the County zoning ordinance, attached and detached residential units with the front of the unit facing a grass mall, park, open space, or any other similar amenity area(collectively, "Amenity") are permitted throughout the development, provided that the Amenity must be at least thirty feet (30) in width, and an open area, from face of building to face of building must remain at a minimum of fifty feet (50) in width. In addition, Amenity-Oriented lots shall be served by a private street. The applicant has requested a waiver :- of the street standards for roads serving amenity-oriented lots. 31 ( Page ZMA—Code of Development Brookhill WNW 6/28/2016 3. Architectural and Landscape Standards 3.1 Architectural Standards .. The standards provided in this Code of Development are intended to define the elements of architecture that will ensure a high quality development of varied styles that still complement one another. An architectural review board will be established for the community of Brookhill at the time of the first subdivision plat approval and recordation of covenants and restrictions. All structures will be subject to review by the Brookhill Architectural Review Committee to ensure that conformity with the architectural and landscaping guidelines is achieved. Portions of Brookhill shall also be subject to review by the Albemarle County Architectural Review Board, which has purview over the County's Entrance Corridors. Route 29 is considered an Entrance Corridor; therefore, buildings and site development within the Route 29 viewshed and overlay district shall be subject to review under the Albemarle County Architectural Review Board Certificate of Appropriateness process. As specified in section 18-20A.5.g of the Albemarle County Zoning Ordinance, the following standards are established for various elements of architecture and streetscapes. The Architectural Review Committee may allow modifications or variances from the Architectural Design Guidelines, as listed below. These modifications shall be made on a case by case basis. Below are a number of standards intended to address the Architectural form, massing, proportions of structures, and Architectural Styles for the development 1. Building facades shall include breaks across the facade at a minimum of every 80 linear •�. feet in order to vary the form and features of the building. Building step backs, entrances, windows, changes in building material, and other architectural elements all can be utilized to achieve breaks within the building facade. 2. Primary entrances for all non-residential buildings shall be located either on the front of the building or side of the building facing the public right of way or civic greenspace area. Additional secondary entrances may be utilized in the rear of the buildings. 3. Parking shall be relegated, see Parking specifications with the Code of Development, Section 2.9. 4. Building heights shall vary throughout Brookhill. As density decreases, the building heights and number of building stories shall decrease as well. 5. Porches or the front of single family detached houses shall face the public streets or greenspaces. Porches may project up to 3' within the required front yard setback, but in `" no case shall they be closer than 2 feet to any property line. 6. Architectural features and overhangs shall be permitted to project up to 1' within any required yard setback. 32IPage ZMA—Code of Development Brookhill 'r` 6/28/2016 Milt 3.2 Landscaping Standards The standards provided in this Code of Development are intended to define the elements of the landscaping, screening, and buffering for the project. All landscaping shall conform to the landscaping standards as specified in the Albemarle County Zoning Ordinance Section 32.7.9. 3.2.1 Street Trees . Street trees will be provided throughout Brookhill, in planting strips, as specified in the transportation section of the Code of Development. The street trees shall be in accordance with the approved VDOT street trees as outlined in the VDOT design manual and regulations. emir Spacing of street trees shall be planted in accordance with Section 32.7.9 of the Albemarle County Code for Landscaping and Screening requirements. Street trees along the Main Street into the development from Route 29 and along any other public street within view from the ,emir entrance corridor shall be subject to the approval of the Albemarle County Architectural Review Board and shall meet the requirements outlined in the Architectural Review Board Design Guidelines. All other landscaping shall be subject to Section 32.7.9 of the Albemarle County . Code for landscaping and screening requirements. 3.2.2 Buffer """ See Code of Development Section 2.4.1 for design standards and requirements for exterior landscaping buffers around Brookhill. 3.2.3 Tree Preservation Guidelines Preservation measures shall be administered to trees within wooded areas to be maintained within the Greenway areas, Buffers, and Open Space areas as delineated in the Application Plan, `". with enhanced preservation efforts directed toward trees with trunk diameters greater than 18 inches at breast height. Tree preservation shall be in accordance with the Albemarle County Conservation Plan Checklist and Tree Preservation & Protection, chapter 3.38 of the Virginia emir Erosion and Sediment Control Handbook. emir. 3.3 Streetscape Treatments Within the Neighborhood Service Center district, a significant amount of street furniture, signage, and lighting will be provided, including trash receptacles, benches and bicycle racks. These amenities will foster a pedestrian-oriented streetscape. All outdoor lighting throughout Brookhill shall be subject to the lighting regulations found in Section 18-4.17 of the Albemarle County Zoning Ordinance. Bicycle racks will be located throughout the Urban Density and Neighborhood Service Center areas, as well as the civic spaces to promote alternative transportation to these areas. All signage within Brookhill shall conform to the Albemarle County Zoning Ordinance Section 4.5.11. IMF IMO 33 IPage ZMA—Code of Development Brookhill emir 'r 6/28/2016 4. APPENDICES Exhibit 1: Regional Context Map Exhibit 2: Property Survey Exhibit 3: Zoning Parcel Map Exhibit 4: Brookhill By-right Development Plan Exhibit 5: Brookhill Property Environmental Features S it 34IPage ZMA— Code of Development Brookhill `'.=L'TrI L 1 17 ♦ t.,VV"i.V ‘ c/,J I II CI- - fc:C* 401111: • ‘s.* ,'- .$>4\01W..!--I e_to. ° '2:.--4 -----4; et* N,044N . L14 . • ',. -- .•7 \444... :NI( 1 .., oci. to tie-• .., ,...;7 4. \ ..„.,.... , 4avv,41) ilit 4 # ‘ s•• V42,4Z7k4". • ..ty 0 .''lii Eo ff` w. 0 lii ,..,__ wS$ . ®• s • ter. _—� W �2,, . o, ,. • IS 2-',=1-..``-' � �Zo ® ® sat L.1 � .. s 7 tve , _ , 4.. pw�n `V� =. //J ' �/w " si... 4 / it ,--11 ate \r,, ; ,- 1-1 N p /,.. v,),„ tfr. .. Ak) cc,4v. „.....„ ..,.,_.,„ ..,,:,,, _.,aik ,., .4 ,, isi *40 (0.46,, . moo .�`. 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