HomeMy WebLinkAboutDAIS Final Report - Volume 2 County of Albemarle
Department of Planning and Community Development
Development Area Initiatives Steering Committee (DISC)
THE'DEVELOPMENT AREA
INITIATIVES PROJECT
VOLUME 2 OF THE FINAL REPORT
RECOMMENDATIONS: P. OLICY AND
REGULATORY CHANGES
PART II
THE DISC WORKSHOP RESULTS' RECOMMENDED
IMPLEMENTATION STRATEGIES
PART III
March 22, 2000
Torti Gallas and Partners · CHK, Inc.
Dodson Associates
Center for Watershed Protection
McGuire Woods Battle and Boothe, LLP
County of Albemarle
Department of Planning and Community Development
Development Area Initiatives Steering Committee (DISC)
RECOMMENDATIONS.' POLICY AND REGULATORY CHANGES
PART II Or nE FINAL REPORT
March 22, 2000
Torti Gallas And Partners · CHK, Inc.
Dodson Associates
Center for Watershed Protection
McGuire Woods Battle and Boothe, LLP.
Suggested Policy and Reflulatory Changes
RECOMMENDATIONS: POLICYAND REGULATORY CHANGES
The Development Areas Initiative Steering Committee recognizes that several levels of
change are needed to implement the Neighborhood Model. The first section below deals
with recommended policy changes and direction for the County. The second section deals
with recommendations for regulatory changes.
Part 1: POLICY RECOMMENDATIONS:
Pedestrian Oriented Neighborhoods. The Neighborhood Model proposes a walkable community.
In addition to subdivision and zoning ordinance changes, general policy recommendations to
achieve this goal are as follows:
a. On public road projects, continue to-provide sidewalks and pedestrian paths.
b. On public facilities projects, such as schools, libraries, and offices, provide sidewalks and
paths so that these facilities can be a destination by foot as well as by car.
c. Build new schools that are within a short walking distance from residences such school
children can and will walk to school.
d. Give priority for Development Area children to attend schools closest to their homes in the
Development Areas so that they can walk to school.
e. The subsequent list of Policy Recommendations in items 2 - 8 ali contribute to the formation of
pedestrian oriented neighborhoods.
Neighborhood Friendly Streets and Paths. The Neighborhood Model proposes that streets in
neighborhoods be considered for "character" as well as "capacity". To achieve this end, the
following policy recommendations are made:
a. Work with the Virginia Department of Transportation (VDOT) to encourage and enhance the
ability to create neighborhood streets with low design speeds, pedestrian access, and street
trees.
b. Work with VDOT to modify existing subdivision street standards or have them modify interpre-
tations for subdivision street standards to:
Allow for a "Neighborhood Model-type network pattern streets instead of solely a "local,
collector, and arterial" system of streets and associated design requirements.
Have narrower streets with on-street parking in the 400 - 4000 vpd category
Change the way traffic is projected for interconnecting streets so that similar narrow streets
can provide for interconnected subdivisions, and
Allow streets designed for lower speeds or allow for "building in" of traffic calming
techniques with new streets.
Determine street widths by considering the competing interests of emergency service
providers who need wider street sections for short response times against pedestrian
(particularly child) safety who require (at all times) narrower street widths and on-street
parking in order to calm traffic.
c. Work with the Albemarle County Service Authority (ACSA) to ensure that all opportunities for
street trees and sidewalks or paths are available in relation to the location of water and sewer
service lines.
d. Bicycle and foot patrols should be considered by County police in areas where sufficient
pedestrian activity warrants such methods.
County of Albemarle, Department of Planning and Community Development
Implementation of Neighborhood Model
Interconnected Streets and Transportation Networks. The Neighborhood Model calls for an
interconnected network of streets within new developments and connections with existing
development. It also calls for expanded transportation opportunities for residents. To achieve this
end, the following policy recommendations are made:
a. Work with VDOT to have the ability to have narrower, streets with. on-street parking, sidewalks..
and street trees. Work with VDOT to allow for the ability to provide for interconnected streets
without high design speeds and excessive widths.
b. Planning of streets and roadways serving new schools and other public facilities should
include opportunities for bus, car, pedestrian and bicycle access.
c. Provision for bus stops should be required at Neighborhood Centers. Provide bus shelters with
bus stops.
d. Plan bus service to major employment areas such as University Real Estate Foundation (UREF).
e. Include Charlottesville Transit Service (CTS) in the Master Planning process for the Develop-
ment Areas to assure that plans for future transit service are factored into the individual
neighborhoods.
Parks, Schoolyards and Open Space. The Neighborhood Model proposes making parks and open
space visible, accessible, and usable parts of overall community design. To achieve this end, the
following policy recommendations are made:
a. Separate regional parks and recreational facilities projects from school projects to allow for smaller,
more neighborhood friendly facilities that facilitate pedestrian access.
b. Have the County own and maintain more public parks in the Development Areas.
c. Have developers provide parks and open space with new development such that residents and
employees have passive or active open space or recreational areas within a 5-minute walk of their
homes and work places.
d. Scale school sites appropriately. Extra recreational fields make the sites so large that short
walks from home to school are made difficult.
e. Place elementary schools within neighborhoods and at neighborhood edges. Locate middle
and high schools between neighborhoods in the Development Areas because of their size.
£ Avoid Multi-School Complexes. Within the Development Areas, "Neighborhood schools"
should be typical, rather than large multi-school complexes. This reduces the overall landmass
of the institution allowing it to be traversed on foot and sit more comfortably within a neigh-
borhood.
g. Reduce the minimum acreage requirements for schools. Recommended acreages are: · 10 - 12 acres for Elementary Schools
· 15-20 acres for Middle Schools (if other playing fields are provided in the vicinity)
· 30-45 acres for High Schools
Neighborhood Centers. The Neighborhood Model proposes a design concept for new develop-
ment that creates neighborhood centers as destinations. The Master Plan process is proposed to
identify existing centers and propose new centers with associated uses. In the interim, develop-
ment proposals should relate to ex~sting centers or show where a new center could be and how the
development proposal would relate to that center.
Buildings and Spaces of Human Scale. The Neighborhood Model emphasizes the creation of
cohesive neighborhoods and buildings and spaces of human scale. The Neighborhood Model
also outlines the physical relationships which should exist between buildings and streets in order
to create a sense of spatial enclosure.
Torti Gallas and Partners · CHK, inc. Dodson Associates Center for Watershed Protection McGuire Woods Battle and Boothe, LLP
Su;iglested Policy and Regulatory Changes
Relegated Parking. The Neighborhood Model proposes that parking areas should be less
dominant in terms ora use and less dominant in terms of visibility from a sweet. Specific changes
in regulations are proposed in the next section.
Mixture of Uses:- The.Neighborhood:.Model allows'for and encourages compatible uses' sid~ by
side. To begin integrating uses, specific changes to zoning regulations are proposed below. Using
the Master Plan process, more opportunities for mixed use development will be created and
regulatory changes will occur to facilitate more mixed use opportunities, based on the Master Plan.
Mixture of Housing Types and Affordability. The Neighborhood Model proposes a mixture of
housing types within developments and incorporates the provision of affordable units throughout
the Development Areas. To achieve this vision, the following policy statements are proposed for
adoption by the County:
a. Each Development Areas should have a variety of housing types and affordability levels.
b. The Development Areas should be the places where most of the County's affordable housing
is accommodated as these areas have transportation services and shopping and working areas
in close proximity to living areas.
c. Affordable housing should not be built in "enclaves"; rather, it should be incorporated into
new housing developments and have a similar appearance to the other units in the neighbor-
hood.
10.
Redevelopment Rather than Abandonment. The Neighborhood Model emphasizes the reuse of
existing sites rather than the expansion of the Development Area boundaries that result in sprawl-
ing suburban style development.
11.
Site Planning that Respects Terrain. The Neighborhood Model calls for construction sensitivity
to existing grades, architecture that fits into grades rather than requiring massive regrading, and
reconstructed grades that are attractive, functional, and easy to maintain. The County should
modify its steep slopes regulations and develop better standards for slope reconstruction and
drainage control in the Development Areas that result in:
less emphasis on existing grades and more emphasis on reconstructed grades, except where
slopes are identified on thc County's Open Space Plan or future Master Plans as significant.
less severe reconstructed grades on lots in new developments.
less severe cuts for roads.
retaining walls that are more proportionate to their surroundings,
more stable slopes using appropriate ground cover and vegetation.
stream protection where streams have been identified in the County's Open Space Plan and the
future Master Plans as significant to the community~
12.
Clear Edges. The Neighborhood Model proposes having distinctive edges between the Rural
Areas and the Development Areas. Specific Edge treatments would be decided during the Master
Plan process.
13.
Development of future Master Plans. The County's Land Use Plan and the Neighborhood Model
recommend that Master Plans be created for each Development Area. The following policy
statements are made concerning future Master Plans:
Each future Master Plan is intended to be appended to the County's Comprehensive Plan
Master Plans for each Development Area are essential to seeing that future development is
planned in accordance with the Neighborhood Model, rather than occurring happenstance
according to current norms.
County of Albemarle, Department of Planning and Community Development
Implementation of Neighborhood Model
Development of Master Plans must be collaborative and involve the public, including resi-
dents, property owners, County and VDOT staff. Design and facilitation assistance must be
provided.
The County must fund these plans and provide for the timely development of them so that the
Development Areas.are.not built-out before completion ofthe.Master'Plans:
Future locations of major public facilities, such as schools, libraries, and major public parks
should be decided through the Master Planning process.
Density and mixture of uses, developed according to.the transect, should be decided at the
Master Plan level,
Zoning ordinance changes reflecting by-right land use according to the transect should made
once issues of infrastructure development and concurrency are decided.
Funding and concurrency of infrastructure should be established through the Master Plan
process.
As an interim measure, before the development and adoption of Master Plans, land developers
should involve citizens on the "front end" of the planning for land development projects.
13.
Rural Areas. While not the primary charge of this committee, the committee recognizes the critical
relationships that exist between the Rural Areas and the Development Areas. As a result, the
Committee strongly recommends these strategies be considered for reducing the development
potential of the Rural Areas:
Rural Area Strategies
As part of the Rural Areas review for the Comprehensive Plan, develop strategies to reduce
residential development in the Rural Areas. Serious consideration should be given to these tools:
Phasing of development rights over time.
Having the same regulatory requirements for development in the rural areas as in the develop-
ment areas.
Raising the minimum lot size of the residual parcel.
Preserving opportunities for land divisions to provide affordable housing for County residents,
Educating new residents on the growth management policies of the County including the
provision of fewer services to the rural areas.
Part 2: REGULATORY RECOMMENDATIONS
DISC believes that development regulations dealing with form, [i.e., the physical character-
istics of a place], should be changed now. Types of changes to form include changes to
parking regulations, reduced setbacks, requirements for visible, accessible open space,
requirements for sidewalks, and the like. While staffis working on these changes, the
County should begin the development of Master Plans for the Development Areas. As the
Master Plans are created, the County and its citizens should look into the issues of
concurrency and how to make "by-fight" use available according to the transect but also
have roads, schools, and other infrastructure built concurrent so that overcrowding does not
occur. From the Master Plan process, the County should decide what other kinds of zoning
ordinance changes need to be made. At that time, it should become clear whether an
"overhaul" to create a zoning ordinance based on the transect is needed or some other form
of change so that concurrency is achieved.
Torti Gallas and Partners · CHK, Inc. Dodson Associates Center for Watershed Protection McGuire Woods Battle and Boothe, LLP
-,, Su~l~lested Policy and Regulatory Changes
Proposed Subdivision Ordinance Chances:
Require curb and gutter on ali new streets in the Development Areas, with few exceptions.
Exceptions would be made only in unusual circumstances such as where a rural cross-section and
Iow-density development promotes more sensitive use of hilly terrain.
Require sidewalks on both sides of a street as a rule for all new streets~in the Development Areas.
Preferred surfaces arc concrete, and brick; however, as an exception asphalt could be used or other
solid surfaces that are ADA accessible. Exceptions to the requirement for sidewalks could be made
in unusual circumstances only, such as
when streets are "single loaded" with residences
when extremely hilly terrain and lower density development results in usc ora rural cross-
section of road
when a pedestrian path can be used in hilly terrain as a better alternative to a sidewalk.
3. Where additional pedestrian paths are provided, such as "nature trails, other materials such as
gravel and wood chips arc allowed.
4. Set width and construction standards for sidewalks and other pedestrian paths.
Require sweet trees with new public road development in accordance with the Neighborhood
Model. Where street trees are to bc in a space between the back of thc curb and the sidewalk, make
provision for a 4 - 9 foot planting strip that can also accommodate utilities. Where a sidewalk is to
be used adjacent to the curb, plant trees on thc "house" side of the sidewalk. Provide a list of
acceptable street trees that create an overhead canopy, do not interfere with sight distances, and
have a root system that does not interfere with utility lines. Use planting liners to repel roots from
utility lines.
o
Require interconnections and discourage cul-de-sac development. Investigate the implications of
the "50 lot" rule and make recommendations for amendments that promote the Neighborhood
Model.
7. Use a "close" as an alternative to a cul-de-sac when hilly terrain or existing development precludes
interconnections.
8. Promote the use of"blocks" where terrain allows to increase interconnection and pedestrian
opportunities.
9. Block width: Require block width to be wide enough to allow for 2 tiers of lots and an alley, where
topography permits.
10.
Prohibit the backs of house lots facing streets. Where necessary, modify development though
use of frontage roads or enhanced front yards. Entertain exceptions only when a proposed
development is in keeping with the Neighborhood Model.
11. Provide for ease in approval of alleys to allow for rear access to parcels.
County of Albemarle, Department of Planning and Community Development
Implementation of Neighborhood Model
12.
13,
14.
15.
16.
17.
18.
19.
20.
Set standards for alleys to include use for utility easements. Minimum fight-of-way widths of 20-
25 feet accommodate electric service, gas, telephone and cable TV. Dead end alleys of up to
twenty-five (25) feet in length should be permitted, but they must have a turnaround, such as a
hammerhead.
Require public or private parks and open space with new residential development. Encourage the
creation of parks and open space with redevelopment. Parks and open space, as a rule, should be
visible, accessible, and usable for active or passive recreation.
Require reservation of land for public use on subdivision plats, where indicated on the Master
Plan.
Provide standards for streetlights. Streetlight standards should be consistent with zoning
regulations relating to lighting. Where used, a streetlight easement should not compromise thc
planting strip.
Utilities within and next to right-of-way. Place utilities within and next to the right-of-way on the
street side of thc sidewalk in such a way as to allow thc planting and maintenance of street trees.
Private Roads -
a. Continue with existing County Policy to allow private roads in the Development Areas only
under unique circumstances, such as, for townhouse developments, private roads to serve 3 -
5 lots where topography or enwronmental features would otherwise prohibit a public road, and
in commercial development and redevelopment.
b. Discourage the use of private roads, except under the unique circumstances that would be in
keeping with the Neighborhood Model.
c. If work with VDOT is not successful to change public road standards in keeping with the
Neighborhood Model, create a system of maintenance that is not totally dependent on
Homeowners' Associations and create a new set of private road standards that would:
Be served by curb, gutter, sidewalks, and street trees.
Promote sensitivity to the natural characteristics of the land but also to promote pedes-
trian friendly communities
Allow for interconnections
Be eligible for maintenance money from VDOT should the County every take over its own
road system.
Fees for Rural Divisions Create parity in fees that arc charged for DevelopmentArca divisions
and Rural Area divisions.
Expand opportunities for certain waivers available in the Subdivision Regulations in order to meet
the goals of the Neighborhood Model.
Offset or Jog Streets. Redefine the requirements for offset or jog streets to a dimension of 100'
rather than 250' (which is a full city block). While discouraged as a general rule they should be
allowed when used to highlight a natural or architectural feature (for example a significant, building,
the crest of a hill, a monument, etc.) and to create vehicular movement around a centralized green,
square, plaza or other public space.
Torti Gallas and Partners · CHK, Inc. Dodson Associates Center for Watershed Protection McGuire Woods Battle and Boothe, LLP
imm
Su;I;lested Policy and Regulatory Changes
21. Change the definition of"street width" to pavement width and"r.o.w, width" to the total width of
the strip of land dedicated to public use. The current definition is ambiguous as it includes more
than that which is commonly thought of as the s~reet, and it is ultimately synonymous with a more
commonly used term, right-of way. For ~reater clarity, "pavement width" should refer to the paved
area for vehicular andbicycle traffic'only; includingthe gutter pan, from face"ofcurb to face of'
curb. The term "right-of-way" should be used to refer to the total width of the strip of land
dedicated to public use including sidewalks, utility easements and planting strips.
Proposed Zoning Ordinance Chances:
1. Add a "Neighborhood Model" Zone to the existing zoning regulations.
Require with development proposals, a complete application package including sufficient informa-
tion to assess physical and visual impacts on existing neighborhoods. Include with proposals
illustrations in the form of 3-D drawing, elevations, or photographs of developments with similar
features to the development proposed, as well as, evidence of input from the community.
Modify parking regulations to:
a. Allow for stand-alone parking lots or garages
b. Allow for increased distances from which a use and its associated parking can be provided,
"by-right"
c. Count on-street parking toward parking requirements
d. Reduce parking reqmrements to coincide with common usage rather than peak usage
e. Increase the opportunities for shared parking arrangements and allow them by-right
f. Provide reductions on parking requirement where employers use Transportation Demand
Management (TDM)
g. Provide reductions on parking requirements where public transit is available
h. Promote the location of parking areas behind, underneath, and to the sides of buildings
i. Require that residential garages be located behind the principle line of the front facade
j. Make realistic opportunities for use of non-asphalt surfaces to provide for a portion of
required parking.
4. Require sidewalks or pedestrian paths parallel to the street, to and through sites in the Develop-
ment Areas to promote pedestrian activity and promote safety when using off-site parking.
5. Eliminate the minimum lot size requirement in residential zoning districts and approve proposals
on "gross density" rather than "net density" reqmrements.
6. Allow flexibility in building heights based on the degree of spatial enclosure.
Increase opportunities for mixed uses within a neighborhood by allowing the following uses by special
use permit in the R-I through R-6 zones:
a. Corner stores by SP (size less than 4000 SF)
b. Live/work units above 1-story office and/or retail
c. Small office buildings less than 20,000 SF.
d. Artisan studios in ancillary structures
8. Reduce minimum separation between buildings to comply with minimums specified in the appli-
cable building codes (6' in most cases). This change would allow for "zero lot line" development.
County of Albemarle, Department of Planning and Community Development
Implementation of Neighborhood Model
10.
11.
Spatial Enclosure -Add criteria to the Zoning Ordinance for the ability to create spatial enclosure
with streets in new developments.
Reduce yard requirements for single family detached houses in residential zones to the following
standards consistemwith the Spatial. Enclosure Ratios~described above:
a. Front yard - 15 feet, except that porches may project 8 feet into the front yard. Note: On
existing streets within already established neighborhoods, where front yard requirements
exceed 15' existing front yard requirements shall be respected except that porches may projec!
8 feet into the front yard.
b. Sideyard-5 feet where front ofbuilding width is 25 feet or less; 10 feet where front o£
building width is > 25 feet; 0 side lot lines Where 10 feet is kept between buildings.
c. Rear yard- 5 feet.
IN ALL RESIDENTIAL ZONES. Modify lot and use requirements to meet the goals of the neigh-
borhood model.
In R-1 Zones
Require minimum 50' frontages.
Maximum width of primary facade: 40'.
In R-2 zones
Require minimum 40' frontages if served by alley, 50' if not.
- Maximum width of primary facade: 30' on 40' lots; 40' on 50' lots.-
In R-4 zones
Require minimum 16' frontages for townhouse lots; 25' for semidetached lots (if served by an
alley- 37' if not); 32' for single familY lots (if served by an alley - 50' if not).
Maximum width of primary fagade: 40'.
In R-6 zones
Require minimum 16' frontages for townhouse lots; 25' for semidetached lots (if served by an
alley - 37' if not); 32' for single family lots (if served by an alley- 50' if not).
Minimum front yard depth shall be 5'. Note if there is a driveway off the street, driveways
shall extend to the side of the house. In such circumstances, garages shall be set at least 18'
behind the front plane of the house in order to allow space for car to park outside of the
required front yard. Driveways within required front yards shall not count toward required off
street parking.
- Maximum width of primary faqade: 40'.
In R-10 zones
- Allow retail services (neighborhood convenience) by SP (no store greater than 26,000 SF)
Add live/work units above 1 -story office and/or retail by SP.
- Add office buildings less than 30,000 SF, or office space equal to retail space (if above retail)
by SP.
Add artisan studios in ancillary structures by SP.
Require minimum ! 6' frontages for townhouse lots; 25' for semidetached lots (if served by an
alley- 37' if not); 32' for single family lots (if served by an alley- 50' if not).
Minimum front yard depth is 5' for non-single family detached housing if no parking is allowed
in the front yard. Note, where there is a driveway offthe street, driveways shall extend to the
side of the house. In such circumstances, garages shall be set at least 18' behind the front
plane of the house in order to allow space for a car to park outside of the required front yard.
Driveway areas within required front yards shall not count toward required offstreet parking.
Minimum 5' side yard setback if structures less than 25' otherwise 10'.
No rear setback required if lot is adjacent to an alley otherwise 5'.
Torti Gallas and Partners · CHK, Inc. Dodson Associates Center for Watershed Protection McGuire Woods Battle and Boothe, LLP
Su;i¢~ested Policy and Regulatory Changes
12.
Maximum width of primary facade: 40'.
Limited mounts of side yards may adjoin major roads, but no more than 40% of the developed
fi'ontage along existing major roads may be composed of side yards.
In PUD Zones
Eliminate the minimum size requirements.
Permit, by special use permit, a variety of uses in areas approved for residential use including:
retail services that operate as neighborhood convenience, live/work units that allow dwellings
above 1-story office and/or retail, areas, small office buildings (less than 20,000 square feet),
and artisan studios.
Encourage a greater mix of uses by allowing total gross floor area of uses permitted in commer-
cial/service areas not to increase as long as gross residential density is maintained.
Ease phasing requirements for building permits to allow some commercial space immediately,
and all commercial space when roughly half of the residential permits have been issued.
In PD-SC and PD-MC Zones
Allow residential use by-right within these zones and provide incentives for the placement of
residential uses above office and retail uses.
- To allow residents of adjacent residential areas easy access to these centers, encourage
vehicular connections to adjacent residential areas. These connections should not act as the
primary entrances into the centers but part of a series of interconnections.
Orient buildings both to existing public streets and to internal travelways according to an
urban design plan.
IN A1 ,L COMMERCIALZONES
Reduce yard requirements for nonresidential development to meet the goals of the Neighbor-
hood Model.
Encourage a greater mix of uses by-right by allowing at least 30% of the gross floor area to be
developed as high density residential.
Discourage offstreet parking or loading in the front yard
In C-1 Zones
Encourage additional residential development (over the 30% discussed above) by permitting
an amount equal to the gross floor area of retail space provided if it is atop the retail space.
Encourage office development by allowing a portion of the gross floor area to be developed as
office uses by-right. Allow an additional amount of office space equal to the gross floor area
of retail space provided it is atop the retail space. This is over and above any residential space
provided.
In C-O Zones
Encourage additional residential development (over the 30% discussed above) by permitting
an amount equal to the gross floor area of office space provided if it is atop the office space.
Encourage a greater mix of uses by allowing more retail to be developed.
9
County of Albemarle, Department of Planning and Community Development
Implementation of Nei;jhborhood Model
10~ -
13.
INALLINDUSTRIALZONES
Reduce yard requirements for nonresidential development to meet the goals of the Neighbor-
hood Model.
Encourage a greater mix of uses by allowing up to 30% to be residential development in
accordance' with'the Neighborhood'Model by fight' in the PDIP and LI zones and by special
use permit in the HI zone.
Minimum Yard Requirements. Structures within this district serving, primarily an office use
should be set upon build-to lines consistent with their.location within the Transect in the
Neighborhood Model. If buildings are in a special district, they shouldbe located no closer
than t'~venty (20) feet to the fight of way. No offstreet parking or loading should be permitted
in the front yard.
14. IN THE RURALAREAS. Provide for ease in the voluntary elimination of development fights.
Torti Gallas and Partners · CHK, Inc. Dodson Associates Center for Watershed Protection McGuire Woods Battle and Boothe, LLP
County of Albemarle
Department of Planning and Community Development
Development Area Initiatives Steering Committee (DISC)
Ti~ DISC WORKSHOP RESULTS:
RECOMMENDED IMPLEMENTATION STRATEGIES
PART III OF THE FINAL REPORT
March 22, 2000
Torti Gallas And Parmers · CHK, Inc.
Dodson Associates
Center for Watershed Protection
McGuire Woods Battle and Boothe, LLP.
Recommended Policy and Implementation Strateflies
THE DISC WORKSHOP RESULTS:
Recommended Implementation Strategies
In addition to the recommended Policy and Regulatory Changes, the Committee recom-.
mends the following policy and implementation strategies for success of the Development
Areas Initiative:
Imvlementin~ the Neighborhood Model
After receiving the Neighborhood Model and the recommendations for Policy and Regulatory
Changes, Development Area Initiatives Steering Committee (DISC) recommends that the Board of
Supervisors:
1. Accept the Neighborhood Model as a policy guide and a framework for decision-making by the
Board or Supervisors, Planning Commission, and Staff, before it is appended to the Comprehensive
Plan.
2. Adopt the Neighborhood Model as part of the Comprehensive Plan (after it goes through the
Planning Commission and public hearing process).
3. Appoint a DISC II oversight committee for seeing that master planning takes place and ordinance
revisions are made.
4. Establish a formal way for the Rural Areas issues to be addressed.
5. Use the Neighborhood Model as a basis for ordinance changes dealing with the form of develop-
ment.
Developing the Master Plans
After adopting the Neighborhood Model and reviewing the Policy and Regulatory Changes, the Board
of Supervisors should fund the development of Master Plans.
1. In the first year, the County should develop one Master Plan and use it as a "pilot." After that, the
remaining Development Area Plans should be created at a rate of two plans per year.
2. Each Development Area Master Plan should be appended to the Comprehensive Plan.
3. The County should consider hiring a consultant to assist each Development Area in the creation of
a Master Plan; however, it must also provide long term staffleadership and knowledge.
4. Development of each Master Plan should follow the outline on page 37 of the Neighborhood
Model.
5. After the development of a Master Plan, a committee should remain in place to make sure the plan
is implemented. The committee should contain the Board of Supervisors member and Planning
Commissioner whose district the Development Area is in.
6. The County should use the Master Plans as a basis for use/density ordinance changes, public
facility issues, and funding.
7. With the development of ordinance changes from the Master Plans, the staff should develop a
"fast-track" option for direct conformity with the Master Plans as incentive to developers.
8. As a measure of success of the Neighborhood Model, statistics about density and amenities of
developments should be added to Development Activity Report.
,.,. County of Albemarle, Department of Planning and Community Development
Implementation of Neighborhood Model
M~king Reeulatory Changes
To see that zoning and subdivision ordinance changes are made in a timely fashion and in keeping
with the Neighborhood Model, DISC recommends the following:
1. The Board of Supervisors should appoint an oversight committee to work with the staff, made up
of some of the same members as DISC (DISC II) to develop and recommend subdivision and zoning
ordinance changes to the Planning Commission and the Board of Supervisors.
2. The Committee should be appointed immediately after the acceptance ofthe Neighborhood Model,
so that zoning and subdivision ordinances dealing with form can be implemented quickly.
To see that environmental degradation is minimized with construction in the Development Areas,
1. The County should adhere to the Open Space Plan and preserve from development and distur-
bance, steep slopes and streams indicated on that plan.
2. During the Master Plan process, streams and significant slopes in the Development Areas should
be identified and designated as either essential to the environmental quality of the Development
Area in their present form or available for modification with mitigation.
3. The critical slopes section of the Zoning Ordinance should be modified to reflect new standards for
the Development Areas. These standards should:
· Ensure the preservation of systems of critical slopes and streams shown in the'County Open
Space Plan or the Development Area Master Plans.
· Concentrate on the recohstruction of slopes to ensure that slopes are stable and non-erosive,
safe, attractive and easily vegetated.
· Encourage the use of architectural solutions to building on steep slopes in order to make better
use of sloping land in the Development Areas.
· Ensure that retaining walls, when used, are appropriately scaled, benched when necessary, and
considered for long-term stability.
4. Where identified through the Master Plan process, perennial streams that are not shown as such on
the U.S.GS. maps should be treated as perennial streams and maintained with stream buffers in
accordance with the County's Water Protection Ordinance.
Chantqn~, the Reeulatorv Reauirements ofotherAgencies
The biggest challenge to changing the form ofdevelopment is making change to the form of roads and
streets in the Development Areas. Virginia Department of Transportation, County Fire Officials, and
Albemarle County Service Authority requirements impede the ability to have narrower streets with
on-street parking, sidewalks, and street trees. To change these requirements, the following actions
should take place:
Public Streets and Roads
l. The Board of Supervisors should publicly endorse public roads that support the Neighborhood
Model.
Representatives from the Board of Supervisors should meet with local Virginia Department of
Transportation DOT officials to explain the goals the County has for public roads in the Develop-
ment Areas.
Recommended Policy and Implementation Strategies
3. To achieve changes in the public road standards for Albemarle County, the County should appoint
a road standards committee, made of County staff and engineering professionals, to develop a new
set of design standards for local roads that:
· Support design standards described in the Neighborhood Model.
· Promote interconnected and narrower sweets than'are currently allowed in the Virginia
Department of Transportation subdivision street manual. To do this, predictions for local
traffic should anticipate interconnected streets rather than a Yworst case" volume scenario.
· Encourage connectivity without unfairly burdening the landowner for the full cost of design-
ing and constructing the roadways for all future development.
· Promote and encourage sidewalks.
· Promote street trees by allowing for the placement of utilities in the roadway and under
pavement.
· Draw on the ITE manual for neotraditional streets as well as street standards used by cities
and towns developing an urban environmem.
4. After receiving the recommendation of the road standards committee, the Board of Supervisors
should put together a local citizen and professional committee (Virginia Department of Transporta-
tion, Board of Supervisors, County Engineer, Citizens) to work with the Central Office in Richmond
to find where flexibility is possible and push for changes in application of the subdivision street
standards for Albemarle County.
5. The Board of Supervisors should actively lobby the General Assembly for changes to the subdivi-
sion street standards.
6. The Board of Supervisors should be the primary endorser for
· Coordination of the development of the Master Plans with CTS and the MPO.
· Recommending purchase of small sized buses scaled appropriately to demand and to neighbor-
hood streets.
· More bus routes.
· Regional rail links - future study or endorsing (in accordance with Master Plan).
7. The Board of Supervisors should lobby the Virginia Department of Transportation, the Regional
Engineer, and the General Assembly for project money on equal-footing with other fast growing
communities for more local autonomy in decision making for state road funds.
8. The Board of Supervisors should endorse to the Virginia Department of Transportation and the
General Assembly the use of funds and reallocation of revenues for transportation projects for
mass transit, bike lanes, sidewalks, and rapid rail. not just highways.
Fire Protection
1. The Board of Supervisors should encourage and fund the use of smaller emergency vehicles to
work with the desired road standards rather than let fire truck length and width determine pavement
width.
2. The County should fund more sub-stations and have more staffto keep fire insurance ratings Iow.
Albemarle County ServiceAuthority
1. The Service Authority should strive to increase water pressure so as to reduce fire flow issues that
impede implementation of the Neighborhood Model.
2. The Service Authority should have more flexibility in location and placement of utility lines in
relation to street trees in the r.o.w,
County of Albemarle, Department of Planning and Community Development
Implementation of Neighborhood Model
The Devo, lopment Area Boundaries
The Development Areas have sufficient capacity to absorb anticipated populations inAlbemarie
County, quantitatively, to the year 2015. Additional capacity may exist within the City of Charlottes-
ville and theTown of Scottsville to help absorb additional populations. Even after acknowledging the
additional capacity of these municipalities, development pressure seriously challenges the ability of
the DevelopmentAreas to provide e,ough developable land area, unless densities on the remaining
developable parcels are achieved within the designated, range. Therefore, to keep these boundaries
intact, the following items must be done:
I. Every effort should be made to ensure that the density recommended in the Land use Plan for the
Development Areas is achieved, including higher densities on developable parcels than is currently
being provided in the Albemarle County housing market.
2. Redevelopment ofunderused retail and office parcels into mixed-use environments that include
residential uses must be strongly encouraged and achieved.
3. Up to 720 acres of industrially designated land should be re-designated for residential development
as this 720 acres reflects an oversupply of such land. Alternatively, a mix of uses should be
allowed and encouraged on most nonresidential parcels. Development of this land should be in
keeping with the Neighborhood Model.
4. The County should find incentives for seeing that small and moderately sized adjoining parcels are
planned together.
5. The planning of infrastructure to support development should take place simultaneously with the
new development to assure that increased density will not diminish the quality of services cur-
rently being provided.
6. After development of the Master Plans, significant zoning changes, such as a comprehensive
revision to the Zoning Ordinance and Map may be needed and should be developed in conformity
with the Neighborhood Model.
7. Premature expansion of the Development Areas will frustrate the goals of the Neighborhood
Model. The ability of the existing Development Areas to accommodate projected population
growth depends on the following:
· Growth area expansion should not be considered until all Master Plans are completed.
· Adjustments to Development Area boundaries may be considered if no substantial gain to
Development Area results and if they affirmatively further the goals of Neighborhood Model
and Comprehensive Plan.
8. Any future expansion of the Development Area boundaries should be done only in coordination
with and contingent upon the implementation of these other efforts, not as a substitute for
achieving these other objectives.
ChaHenees to develoning the Development Areas
To have land development occur in keeping with the Neighborhood Model, several changes are needed. In
addition to changing the development regulations relating to "form", the following strategies are
recommended to promote small parcel combination with other parcels for development and redevelopment:
l. Research efforts by other jurisdictions to require or promote unified development of small parcels.
2. Remove the threshold for size of the creation of PUDs.
3. Investigate incentives including forms of taxation, i.e. tax deferrals for rehabilitation in development
areas, tax increment financing, land value taxation.
Recommended Policy and Implementation Strategies
4. Provide incentives/assistance for small parcel owners to combine their parcels for development.
5. Facilitate infrastructure improvements in accordance with the Master Plan.
To promote the redevelopment of residential, commercial, and industrial land, DISC recommends that:
1. The County facilitate infrastructure improvements in accordance with the Master Plan.
2. Staff investigate resources to support redevelopment through low'interest loans or state grants
3. Redevelopment opportunities be marketed by using the Loopnet, which is the local Real Estate
internet site.
To streamline the review process for development proposals that are in keeping with the Neighborhood
Model, DISC recommends that:
1. Consideration be given to ways in which redevelopment can improve a nonconforming site without
bringing the site totally in conformity with the zoning ordinance.
2. Staff explore ways to provide for administrative approval of projects consistent with the Neighbor-
hood Model by researching requirements of other localities.
3. Staff develop a"Submittal Checklist" for compliance with the Model.
To discourage rural area development to and encourage the location of residential developments in the
Development Areas, the County should:
1. Assess the impacts of the Development Area recommendations on the Rural Areas
2. Monitoring building activities in the Development Areas and the Rural Areas
3. Investigate rural area subdivision/zoning requirements to encourage growth area deVelopment and
discourage rural area development while being mindful of the needs for affordable housing
4. Strengthen the efforts of Chapter 4 / Rural Area Chapter Amendments to protect the Rural Areas
Affordable Housine
DISC believes that affordable housing should be available in all of the Development Areas. It acknowl-
edges that a change in the form of development will result in higher development costs. It also
acknowledges that, if the Development Area boundaries are to be held firm, land will become even
more valuable than it is now in the Development Areas. DISC believes that there is no way to counter-
act land inflation; however, its effects on affordable housing can be mitigated. To mitigate those effects
and ensure the creation of affordable housing in the Development Areas the following activities are
proposed:
1. The public sector should have a presence in the housing market, not to provide public housing,
but to ensure that affordable housing is available.
2. The County should concentrate its efforts on having affordable housing in the Development
Areas.
3. County government should create incentives for suppliers of Affordable Housing, such as fee
waivers, density bonuses or fast-tracking; in accordance with Neighborhood Model.
4. County government or a non-profit should offer public assistance to allow participation in the
market.
5. There should be a wider variety of housing types in the Development Areas and availability of
stock for sale or rent by low-to-moderate income persons in the Development Areas.
County of Albemarle, Department of Planning and Community Development
Implementation of Neighborhood Model
6. The County should look at redevelopment opportunities for affordable housing, as well as find
opportunities for infill.
For affordable housing, the Development Area Master Plans should
1. Identify existing affordable housing before planning for new affordable housing.
2. Acknowledge the need to combine information on existing affordable houses and new develop-
ment when determining the proper mix of affordable housing in a given Development Area.
DISC believes that the Housing Committee of Albemarle County should take the lead m:
l. Consider financial tools and further study of policies of other localities to provide affordable
housing.
2. Study how to enforce affordable housing by code and ordinance to ensure the availability of
affordable housing in the community. Any required affordable housing should be based on a
study of housing types and affordability within the Development Areas.
Concurrenc~y of services and infrasgru¢ture
Growth in Albemarle County will occur regardless ofwhether or not the Neighborhood Model is adopted
or the neighborhoods are planned. LanddevelopmentintheDevelopmentAreasgeneratesneedsfor
streets, roads, schools and other County facilities. Usually, construction ofthese facilities follows land
development at a slow rate. To retain a high quality of life in the Development Areas and make the
Development Areas the place where more of the population wants to live, construction of facilities is
needed at the same rate as the development occurs. To help guide the County in dealing with "timing"
needs for the provision of services and infrastructure in a way that is fair to residents as well as the
development community, the following strategies are offered:
1. The County should plan the location, sizing, standards, and timing of water, sewer, and services in
accordance with the Master Plan.
· The County should more fully explore when public and private investment should occur.
· Developers should anticipate paying for their fair share for water, sewer, and services.
· The Master Plans should spell out when development should and should not occur in relation
to concurrency of infrastructure.
2. Planning for school construction and remodeling of schools and public facilities should be done
coincident with the Neighborhood Plan and Master Plans.
3. The first Master Plan should help inform the County of the level of investment needed to achieve
concurrency.
4. As part of the County's study on levels of public and private investment needed, the County
should:
· Invest money in the planning process.
· Investigate the feasibility of imposing impact fees.
· Use examples of Portland, Oregon and other communities.
· Assess the costs and benefits of the County providing infrastructure to promote better use of
existing sites for true "in fill" or for redevelopment.
Recommended Policy and Implementation Strate,qies
County Relationshim with the City of Charlottesville and the University of Vir~i_'nia
The City of Charlottesville and the University of Virginia are Albemarle County's neighbors. Be-
cause the Neighborhood Model seeks to provide urban amenities of the City in the Development Areas
and it is in the common interest of ali three entitiesto work together, the following recommendations
are made:
1. The County should work with the City and the University to identify and realize the City's,
County's, and University's untapped potential for infill and redevelopment.
2. Continued and increased sharing of services should be considered as well as achieving "buy-in"
from the City and the University on the County's Neighborhood Model.
3. City residents, the University of Virginia, and property, owners adjacent to the Development Areas
should be involved in the Master Planning process and vice versa.
County of Albemarle, Department of Planning and Community Development