HomeMy WebLinkAboutZMA201600019 Staff Report 2017-04-21COUNTY OF ALBEMARLE
STAFF REPORT SUMMARY
Project Name: ZMA201600019 Riverside Village
Staff: Rebecca Ragsdale, Elaine Echols
Amendment
Planning Commission Public Hearing: March 21,
Board of Supervisors Public Hearing: TBD
2017
Owner: Riverside Village Properties, Inc.
Applicant: Justin Shimp, Shimp Engineering
Acreage: 2.41 acres
Rezoning: Modify plan and proffers for Block 1 of
Riverside Village NMD
TMP:078G0-00-01-000A0
Proffers: Yes
School Districts:
By -right use: 16 multifamily units and between
Stone Robinson Elementary School
16,000 and 36,000 sq. ft. of commercial use
Burley Middle School
Monticello High School
Magisterial District: Scottsville
Requested # of Dwelling Units: 36 additional units
DA (Development Area): Pantops
Comp. Plan Designation: Neighborhood Density
Residential and River Corridor
Character of Property: under development
Use of Surrounding Properties: Elks Lodge to the
north, Wilton Farm development to the east, office
uses to the south, and the remainder of the Riverside
Village development to the west
Factors Favorable:
Factors Unfavorable:
1. The rezoning continues to meet the principles
1. The rezoning is not consistent with
of the Neighborhood Model.
recommendations for residential density in
2. Impacts from the development are mitigated
the Pantops Master Plan.
with cash proffers for market rate units.
2. Technical corrections to the application plan
3. Affordable housing of 15% is provided in Block
and proffers are needed as indicated in
1, which is in keeping with the County's
Attachment E.
Affordable Housing policy.
RECOMMENDATION:
Staff recommends approval of the project with the provision that technical corrections in Attachment E are
made prior to the Board of Supervisors' meeting.
ZMA 201600019 Riverside Village Amendment
Planning Commission March 21, 2017
Page 1
STAFF PERSON: Rebecca Ragsdale and Elaine Echols
PLANNING COMMISSION: March 21, 2017
BOARD OF SUPERVISORS TBD
ZMA201600019 Riverside Village Amendment
PETITION
PROJECT: ZMA 201600019 Riverside Village Amendments
MAGISTERIAL DISTRICT: Rivanna
TAX MAP/PARCEL: 078G0 -00-01-000A0
LOCATION: Northwest quadrant of Stony Point Road (Rt. 20) and Trailside Drive.
PROPOSAL: Increase maximum number of dwellings from 16 units to 36 units in Block 1.
PETITION: Modify application plan, Code of Development, and proffers for Block 1 which
contains 2.41 acres and zoned Neighborhood Model District, which allows residential (3 — 34
units/acre) mixed with commercial and service uses. Changes in Block 1 would increase the
maximum number of units from 16 to 36* which results in an increase in density from 6.6 units
per acre to units 15 units/acre; 2) reduce the minimum commercial sq. ft. from 16,000 to 8,000
sq. ft. in Block 1; 3) replace a single 5,000 sq. ft. plaza with multiple smaller plazas totaling
5,000 sq. ft.; 4) reduce the minimum build -to line on Trailside Drive from 50' to 25'; 5) make
accessory uses and buildings by -right rather than by special use permit; 6) modify proffers to
provide 15% affordable units in Block 1; and 7) provide a cash proffer for the 36 additional units
of $7,419.91 for each new multi -family dwelling unit.
OVERLAY DISTRICT(S): Entrance Corridor
PROFFERS: Yes
COMPREHENSIVE PLAN: Neighborhood Density Residential — residential (3-6 units/acre);
supporting uses such as religious institutions, schools and other small-scale non-residential
uses; greenspace — sensitive environmental features including stream buffers, flood plain, and
adjacent slopes. and River Corridor — parks, golf courses, greenways, natural features and
supporting commercial and recreational uses in Neighborhood 3 — Pantops Development Area.
POTENTIALLY IN MONTICELLO VIEWSHED: Yes
* Plats and site plans have been approved for 69 units on the remainder of the Riverside development. At present,
Block 1 can only be used for nonresidential/commercial uses.
CHARACTER OF THE AREA
The property is located adjacent to Stony Point Road (Rt. 20) south of the Elks Lodge. It is
currently under construction. The Wilton Farm development is located to the east, office uses
are located to the south, and the remainder of the Riverside Village development is located to
the west. Attachment A shows the location of the development.
SPECIFICS OF THE PROPOSAL
Riverside Village development is a Neighborhood Model development with an approved
application plan and proffers. The approved project allows 69 dwelling units and nonresidential/
commercial use with a maximum of 46,000 square feet (sq. ft.). The applicant would like to
modify the previously approved proffers and application plan for Block 1 to allow 36 additional
units in the buildings fronting Route 20 and less commercial square footage. Cash proffers and
proffers for affordable units are included for the new units. (Attachment B). The proposed
application plan for Block 1 is Attachment C.
For Block 1, the applicant has asked to:
• increase the maximum number of units allowed from 16* to 36;
• reduce the minimum non-residential/commercial square footage from 16,000 to 8,000;
ZMA 201600019 Riverside Village Amendment
Planning Commission March 21, 2017
Page 2
replace a single 5,000 square foot plaza with multiple smaller plazas totaling 5,000 sq.
ft.;
reduce the minimum build -to line on Trailside Drive from 50' to 25'; and
make accessory uses and buildings by -right rather than by special use permit
Proposed changes to proffers include:
• providing 15% affordable units in Block 1; and
• providing a cash proffer of $7,419.91 for each new market rate multi -family dwelling unit.
The rest of the Riverside Village plan and proffers remain the same.
APPLICANT'S JUSTIFICATION FOR THE REQUEST
The applicant has verbally indicated that a market exists for more units at this location.
PLANNING AND ZONING HISTORY (for issues of density and non-residential use)
ZMA2007-00024 — A rezoning for Riverside Village with a similar design was requested in
2007. In addition to other elements, the request included 30,000 sq. ft. non-residential use and
108 units. (The Land Use Plan recommended Urban Density Residential; however, Pantops
Master Plan was almost completed and showed the area as Neighborhood Density Residential.)
Work session -- December 18, 2007 — Planning Commission did not support request for 108
units, but supported density between 3 — 6 units/acre. Commission did not support > 20,000
sq. ft. for non-residential use.
Work session -- August 26, 2008 — Planning Commission supported 30,000 sq. ft. non-
residential use (no discussion on density or units).
Application withdrawn -- 5/21/12.
ZMA2012-00002 -- Request for Neighborhood Model District (NMD) for a mixture of uses
including 112 units and 50,000 sq. ft. non-residential use.
Public Hearing -- April 9, 2013 -- Planning Commission did not support 112 units but said it
would support the higher end of density at 3 — 6 units/acre (maximum of 59 units). The
Commission said that the amount of non-residential use should be balanced with the
cumulative effect of all impacts. Attention was needed to the bulk, form, and massing of
buildings along Route 20. The Commission asked the applicant to defer to make changes,
which occurred.
Recommendation -- July 30, 2013 -- Planning Commission recommended approval of
development with range of 16,000 to 46,000 sq. ft. of non-residential use and 69 units.
Approval -- November 13, 2013 -- Board of Supervisors approved a rezoning and proffers
for Riverside Village development from R1 to (NMD) for 69 residential units and up to
46,000 sq. ft. of nonresidential use. A maximum of 36,000 sq. ft. of nonresidential use was
approved in Block 1.
ZMA2015-00003 -- September 2, 2015 -- Board of Supervisors approved modifications to the
application plan for Block 5 and proffers to allow Block 5 as a location for affordable housing
and to allow accessory apartments as an affordable housing unit type.
ZMA 201600019 Riverside Village Amendment
Planning Commission March 21, 2017
Page 3
(Links to all staff reports and minutes of Planning Commission and Board of Supervisors
meetings can be provided on request.)
Numerous SDP, SUB, and ARB submittals have been approved since the rezonings.
COMPREHENSIVE PLAN
Land Use: The property is designated for Neighborhood Density Residential in Pantops, which
supports density at 3 — 6 dwellings per acre. The proposed density for the 2.41 acres in this
amendment is 15 dwellings per acre, which is not consistent with the Pantops Master Plan. At 6
dwellings per acre, the recommended maximum number of units would be 14, not 36 as
requested.
Neighborhood Model: A Neighborhood Model analysis was done for the 2012 rezoning. Only
applicable principles related to the proposed change are analyzed below.
Mixture of Uses
The current Code of Development requires a minimum of
16,000 sq. ft. and a maximum of 36,000 sq. ft. of
nonresidential/commercial use in Block 1 along with a
minimum of zero and maximum of 16 units. The proposal
allows for a minimum of zero residential units but reduces the
minimum amount of nonresidential/commercial square
footage to 8,000 sq. ft. The maximum amount of 36,000
nonresidential sq. ft. is unchanged.
If approved, Block 1 could still provide up to 36,000 sq. ft. of
commercial use, unless residential units are also included in
the buildings. A note on the plan indicates that for every
residential unit, the maximum amount of available
commercial square footage will be reduced by 500 sq. ft. This
means that if all 36 dwellings are built, Block 1 can have a
maximum of 18,000 sq. ft. of nonresidential use. In addition,
the Code of Development proposes making accessory uses
and buildings by -right rather than by special use permit.
If approved, these changes will still result in a mixture of uses
in the block. The change for accessory uses and buildings
will allow for greater flexibility in Block 1.
This principle is met.
Mixture of Housing Types
The development was approved for a mixture of housing
and Affordability
types including single family detached, single family
attached, townhouse, and multifamily units. Multifamily units
(apartments) are proposed in Block 1.
A proffer for 15% affordable units for the entire development
is being met with the 69 units approved to date. The
applicant is proffering that at least 15% of the new units in
Block 1 will also be affordable units.
This principle is met.
Parks, Recreational
Block 1 is approximately a quarter of a mile to Darden Towe
Amenities, and Open Space
Park and about a quarter of a mile to the greenway path next
ZMA 201600019 Riverside Village Amendment
Planning Commission March 21, 2017
Page 4
Economic Development
The Goal for Economic Development, as stated in Chapter 6 in the Comprehensive Plan, is to
have a diverse, strong, and sustainable economy and retain and benefit County citizens,
existing businesses, and new local ventures. The first strategy in Chapter 6 is to promote new
employment activities in the Development Areas and encourage developers of commercial and
industrial projects to incorporate the Neighborhood Model principles.
ZMA 201600019 Riverside Village Amendment
Planning Commission March 21, 2017
Page 5
to the Rivanna River. A single 5,000 square foot amenity
area was originally proposed for Block 1. Now multiple
amenity areas are proposed, with no minimum size. The
Code of Development includes a provision for 4 benches and
landscaping in the amenity areas but no other information.
Amenity areas such as plazas provide nearby opportunities
for residents to enjoy light and air as well as provide a place
outdoors for smokers. Provision of multiple amenity areas in
Block 1 is not viewed as problematic. However, given the
lack of commitment to improvements other than 4 benches, it
is hard to know the extent to which the amenity areas will be
places for residents to enjoy.
The Code of Development also indicates that a focal point
will be created and aligned with Road C (Trailside Drive), but
staff does not know what qualifies as a focal point. A list of
possible focal points would make expectations for amenity
areas more clear.
This principle is partially met.
Buildings and Spaces of
The Code of Development shows that Block 1 will have 2 — 3
Human Scale
stories, which has not changed from the original zoning.
Parking is relegated, which helps to create a pedestrian
orientation and provide opportunities for human scale
buildings. Reducing the minimum build -to line on Trailside
Drive from 50' to 25' will provide opportunities for a less
suburban and more urban appearance in this part of the
Development Areas.
It is expected that the Architectural Review Board will ensure
building articulation such that a human scale building can be
achieved. Staff notes that an exhibit provided with the latest
application plan (Attachment D) shows two buildings in Block
1 which differs from the layout reviewed by the ARB in April,
2016, showing three buildings. The roof plans of the buildings
shown on the current conceptual layout suggest buildings
that are more massive in appearance than those reviewed by
the ARB. A larger footprint will require greater attention to
massing and appropriate use of building forms, architectural
detailing and scale to establish an appropriate appearance
for the Entrance Corridor.
This principle can be met through adherence to the Entrance
Corridor Guidelines.
Economic Development
The Goal for Economic Development, as stated in Chapter 6 in the Comprehensive Plan, is to
have a diverse, strong, and sustainable economy and retain and benefit County citizens,
existing businesses, and new local ventures. The first strategy in Chapter 6 is to promote new
employment activities in the Development Areas and encourage developers of commercial and
industrial projects to incorporate the Neighborhood Model principles.
ZMA 201600019 Riverside Village Amendment
Planning Commission March 21, 2017
Page 5
The Code of Development proposed for Block 1 ensures that commercial activities will take
place at this location and create a mixture of uses. This development has the potential to
expand the commercial tax base and support the creation of jobs for local residents.
Relationship between the application and the purpose and intent of the requested zoning
district
The application to change Block 1 does not conflict with the purpose and intent of the requested
zoning district, which provides for a mixture of uses and housing types in keeping with the
Neighborhood Model.
Anticipated impact on public facilities and services
Streets: VDOT has reviewed the proposed changes and finds the plan generally acceptable. No
additional impacts to streets are expected with the additional 36 units.
Fire and Rescue: Fire and Rescue has no comments or objections that cannot be addressed
during the site review process.
Utilities: Public water and sewer service is available to the site. No known service capacity
issues were identified by Rivanna Water and Sewer Authority.
Anticipated impact on natural, cultural and historic resources
There are no known natural, historic, or cultural resources on the property.
Anticipated impact on nearby and surrounding properties
The only change expected if the applicant builds 36 additional units instead of 18,000 sq. ft. of
commercial use, will be more activity occurring during evening and weekend hours rather than
during the daytime. This level of change is not viewed as problematic.
The applicant attended a Pantops Community Advisory Committee (CAC) meeting in
September 2016 to obtain feedback from the committee on support for this amendment to
Riverside Village. The CAC was enthusiastic in its support for the change.
The applicant held a community meeting on November 28, 2016 in conjunction with the Pantops
CAC 2016 at the Martha Jefferson Hospital conference room. In addition to the CAC members,
approximately ten nearby property owners and residents attended the meeting. Questions were
asked about how many floors the buildings would have, whether the units would be for sale or
rent, how traffic would be controlled, and if the apartments would be noisy. The applicant
responded that there would be three floors, it was unknown whether the units would be for rent
or for sale at this time and it might be a combination. VDOT indicated that a signal is not
warranted at the entrance to the development and would not be provided. In addition, the
applicant noted that Route 20 is loud during the day but the residents were not expected to
make more noise than any other residents in the area did. The applicant explained that the
project would net less traffic and need fewer parking spaces if residential units are provided. He
also said that there would be more trees on the site than required. Parts of the site are intended
to feel like a park and tree wells like those on the downtown mall would be used. Concerns for
density at a higher level than recommended in the Pantops Master Plan were not raised.
Public need and justification for the change
Provision of residential units in the Development Areas is in keeping with the County's growth
management goals for maintaining the Rural Areas for agricultural, forestal, and other rural
uses.
ZMA 201600019 Riverside Village Amendment
Planning Commission March 21, 2017
Page 6
PROFFERS
An explanation of the relevant proposed proffers (Attachment B) is summarized below:
1. The applicant will provide 15% affordable units in Block 1.
The applicant has proffered to continue to provide affordable housing in the development, in
keeping with the Comprehensive Plan. This proffer does not violate the State Code because
the applicant is seeking an amendment to a previously approved zoning.
2. A cash proffer of $7,419.91 for new market rate units will be provided in Block 1.
The applicant is offering cash proffers in the amounts accepted for the Brookhill and
Foothills -Daily rezonings. While the rest of the Riverside Village development was approved
with higher proffers, due to a change in State law and a revised Capital Improvements
Program and Capital Needs Assessment, it is reasonable to accept proffers consistent with
the more updated figures for the new units (only). As with the Brookhill, and Foothills -Daily
proffers, the applicant provided an in-kind contribution with the prior Riverside Village
proffers. The applicant will be responsible for cash proffers in excess of the value of the in-
kind contribution.
SUMMARY FOR REZONING REQUEST
Staff has identified the following factors, which are favorable to this rezoning request:
1. The rezoning continues to meet the principles of the Neighborhood Model.
2. Impacts from the development are mitigated with cash proffers for market rate units.
3. Affordable housing of 15% is provided in Block 1, which is in keeping with the County's
Affordable Housing policy.
Staff has identified the following factors, which are unfavorable to this request:
1. The rezoning is not consistent with recommendations for residential density in the
Pantops Master Plan.
2. Technical corrections to the application plan and proffers are needed as indicated in
Attachment E.
RECOMMENDATION
It is unusual for staff to recommend density in excess of that recommended in a Master Plan,
especially when similar requests for the same number of units were made several times over
the last 13 years and each time the Commission and community opposed the additional units.
However, when the applicant discussed the project with the Pantops CAC and afterward held a
community meeting, support was provided for the reduction in commercial area and addition of
units and density. Because the project meets the principles of the Neighborhood Model, impacts
are being mitigated, and higher densities are preferred in the Development Areas to help
address anticipated population growth, staff can recommend approval of the project. This
recommendation is with the provision that the outstanding technical issues are resolved prior to
the Board of Supervisors' meeting.
PLANNING COMMISSION MOTION—ZMA201600019 Riverside Village Amendment:
A. Should a Planning Commissioner choose to recommend approval of this zoning map
amendment:
ZMA 201600019 Riverside Village Amendment
Planning Commission March 21, 2017
Page 7
Move to recommend approval of ZMA201600019 Riverside Village Amendment with changes
shown in Attachment E as recommended by staff.
B. Should a Planning Commissioner choose to recommend denial of this zoning map
amendment:
Move to recommend denial of ZMA201600019 Riverside Village Amendment with reasons for
denial. Should a commissioner motion to recommend denial, he or she should state the
reason(s) for recommending denial.
Attachments
A: Location Map
B: Summary of Proposed Proffer Revisions as Pertaining to Riverside Village Block 1 dated
March 1, 2017
C: Application Plan dated 12/19/16
D: Exhibit Showing Conceptual Site Layout for Riverside Village Block 1 8/3/16
E: Technical Changes Needed
ZMA 201600019 Riverside Village Amendment
Planning Commission March 21, 2017
Page 8
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PROJECT MANAGEMENT
CIVIL ENGINEERING
11 [VI LAND PLANNING
ENG INEEK INGa
TMP: 078000-01-000AO
Riverside Village Block 1(ZkWO1600019)
Summary of Proposed Proffer Revisions as Pertaining to Riverside Village Block 1
March 1, 2017
Relevance:
The new proffers provided with ZMA201600019 will apply only to TIVP 078GO-00-01-000A0 (2.41 acre Block 1
section of Riverside Wage).
Owner:
Riverside Wage Properties Inc.
Proffer 1: Park Land Dedication: Trail System
This proffer was established with ZIVIA 201200002 and continued with ZIVIA 201500003. The land
dedication and trail construction is complete and the proffer is no longer relevant with regard to ZIVIA
201600019.
Within Block 1, the Omer shall provide 15% of the housing units as Affordable Housing Units in the form of
for -sale and/or for -rent condominiums or apartments. This requirement for Affordable Housing Units
replaces any previous requirement for Affordable Housing Units within Block 1 as approved with ZMA
201200002 and ZIVIA 201500003. This new proffer does not affect the Proffer 2 Affordable Housing
requirement approved with ZIM 201200002 and ZIM 201500003 as it pertains to Blocks 2-5.
Proffer 3: Cash Proffer for Park Master Plan.
This proffer was established with ZIVIA 201200002 and continued with ZIVIA 201500003. This proffer has
been fulfilled and the proffer is no longer relevant with regard to ZIVIA 201600019.
Proffer 4: Frontage and Other Road Improvements.
This proffer was established with ZIVIA 201200002 and continued with ZIVIA 201500003. This proffer has
been fulfilled and the proffer is no longer relevant with regard to ZIVIA201600019.
Proffer 5: Cash Proffer for Residential Units.
Subject to the credits for in kind and cash contributions as outlined below, the Omer shall contribute cash
for each new residential unit within Block 1 that is not classified as an Affordable Housing Unit for the
purposes of addressing the fiscal impacts of development on the Countys public facilities and infrastructure,
i.e., schools, public safety, libraries, parks and transportation. The cash contributions shall be at the
following rate: Seven Thousand Four Hundred Nineteen and 91/100 dollars ($7,419.91) cash for each new
multi -family dwelling unit. The cash contribution shall be paid at the time of the issuance of the building
permit for each new unit within Block 1, unless the timing of the payment is otherwise specified by state law,
provided however that the cash contributions shall not be required until the number of units have been
completed in Riverside Village Blocks 1 through 5 that results in what would otherwise have been a cash
contribution of $971,189.00 (the "In-kind" Contribution). The In-kind Contribution reflects the value of the
improvements that the Cwner has committed to make in these and previous proffers that are for the benefit
of the public. In other words, the Cwner shall not be required to pay the per unit cash contributions
described herein until the time of the issuance of the building permit for a new unit completed after applying
a credit for the In-kind Contribution of $971,189.00. In the event that the Project is completed prior to the
balance of the In-kind Contributions being exhausted, no remaining balance of the In-kind Contribution may
not be applied for any other project or development.
This Cash Proffer for Residential Units replaces any previous requirement for Cash Proffer for Residential
Units within Block 1 as approved with AVIA 201200002 and AVIA 201500003. This new proffer does not
affect the Proffer 5 Cash Proffers for Residential Units requirement approved with ZIM 201200002 and ZIM
201500003 as it pertains to Blocks 2-5.
REZONING APPLICATION PLAN AMENDMENT FOR
RIVER51DE VILLAGE
TAX MAP 78, PARCEL 58
RIVANNA DISTRICT, ALBEMARLE COUNTY, VIRGINIA
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SHEET INDEX
Cl - COVER51-IffT
C2 - REGIONAL CONTEXT MAP*
PARCEL OVERVIEW
C3 - EXISTING CONDITIONS
C4 - BLOCK PLAN
C5 - CODE OF DEVELOPMENT
C6 - CODE OF DEVELOPMENT
C7 - SITE SECTIONS *
PROPOSED ROUTE 201MPROVEMENT5
PROPERTY INFORMATION
OWNER/DEVELOPER:
RIVERSIDE VILLAGE PROPERTIES, INC.
200 GARRETT ST, SUITE S
CHARLOTTESVILLE, VA 22902
LEGAL REFERENCE:
DB 4150 PG 020
TAX MAP 78 PARCEL 58 (18.66 ACRES TOTAL)
MAGISTERIAL DISTRICT:
RIVANNA
BASE INFORMATION
SOURCE OF BOUNDARY SURVEY:
BOUNDARY SURVEY COMPLETED BY ROGER W. RAY & ASSOCIATES. DATED 10/15/2012.
SOURCE OF TOPOGRAPHY:
TWO (2) FOOT CONTOUR INTERVAL TOPOGRAPHY FROM AERIAL SURVEY BY LOUISA AERIAL SURVEYS, INC.
BENCHMARK(S):
NAVD88
WATER SOURCE:
ALBEMARLE COUNTY SERVICE AUTHORITY
SEWER SERVICE:
ALBEMARLE COUNTY SERVICE AUTHORITY
THIS PROPERTY IS ZONED: R1- RESIDENTIAL, EC - ENTRANCE CORRIDOR
APPLICATION PLAN NOTES:
1. THIS APPLICATION PLAN PROPOSES A CHANGE IN LAND USE FROM R-1 (RESIDENTIAL) TO NMD (NEIGHBORHOOD MODEL
DISTRICT) TO ALLOW MIXED USE DEVELOPMENT OF THE SITE.
2. THIS SITE LIES WITHIN THE UPPER RIVANNA RIVER WATERSHED.
3. REFER TO CODE OF DEVELOPMENT ON SHEETS 6 AND 7 FOR PROJECT DESCRIPTION.
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ROAD "A" 5'- 1 2'
"B"
ROAD "A" 151
"B"
3
5'
20'
NO
NO
BLOCK 3
1.5G
RESIDENTIAL
8 UNITS
14 UNITS
9.0
SF ATTACHED
COMMERCIAL
COMMERCIAL
(A and B)
BLOCK 5
30'
ROAD "B" 0'
SF DETACHED
USES
USES
O'
2-4
GO'
(MFA DDCOMMERCIAL)
PERMITTED
PERMITTED
BLOCK G
N/A
SF ATTACHED
NO
NO
BLOCK 4
0.77
RESIDENTIAL
5 UNITS
12 UNITS
15.G
SF DETACHED
COMMERCIAL
COMMERCIAL
TOWNHOUSE
USES
USES
PERMITTED
PERMITTED
NO MINIMUM
BLOCK 5
0.99
MIXED-USE
G UNITS
24 UNITS
24.2
MULTI -FAMILY
COMMERCIAL
10,000 SF
SPACE
OPEN SPACE
NO
NO
NO
NO
BLOCK 6
8.27
(PARK
RESIDENTIAL
RESIDENTIAL
N/A
NO RESIDENTIAL
COMMERCIAL
COMMERCIAL
DEDICATION)
USES
USES
USES PERMITTED
USES
USES
PERMITTED
PERMITTED
PERMITTED
PERMITTED
PUBLIC ROAD
ROUTE 20 AND
1 . 1 3
INTERNAL ROAD
N/A
N/A
N/A
N/A
N/A
N/A
EASEMENTS
DEDICATIONS
PRIVATE
INTERNAL
ROAD
0.75
ROAD
N/A
N/A
N/A
N/A
N/A
N/A
EASEMENTS
EASEMENTS
TOTAL
18.G5
31 MINIMUM
105 MAXIMUM
5.7 UNITS/ACRE *
8,000 SF
40,000 SF**
RESTRICTIONS/REQUIREMENTS ASSOCIATED WITH STANDARDS ABOVE:
REFER TO CODE OF DEVELOPMENT ON SHEETS 5 $ G FOR DETAILS OF PERMITTED USES.
COMMERCIAL AND MIXED-USE BUILDINGS IN BLOCK I SHALL NOT EXCEED 20,000 GROSS SQUARE FEET PER BUILDING.
FOR INSTANCE, IF 34 RESIDENTIAL UNITS ARE BUILT IN BLOCKS I AND 2, THEN A MAXIMUN OF 7 1 UNTS MAY BE BUILT IN BLOCKS 3-5 (THUS PROVIDING A SITE TOTAL OF 105 UNITS).
` MAXIMUM GROSS RESIDENTIAL DENSITY FOR BLOCKS 1-5 = 105/8.5 = 12.4 UNITS PER ACRE.
" FOR EVERY RESIDENTIAL UNIT APPROVED IN BLOCK 1, THE MAXIMUM COMMERCIAL SQUARE FOOTAGE SHALL BE REDUCED BY 500 SF.
LAND USE 5UMMARY
USE
ACREAGE
PERCENTAGE OF
TOTAL SITE
COMMERCIAUMIXED USE
3.4G
18.G %
RE51DENTIAL
5.04
27.0%
OPEN SPACE
8.27
44.3%
ROAD DEDICATIONS
1.88
10.1
TOTAL
1 8.G5
100.0%
ED
q
� r
- BLOCK 4 � � � /---ROAD 11 11
0.77 ACRES 0.45 ACRES
(RESIDENTIAL"
(PRIVATE ROW)
7-- - -� -
I
I
ROAD "A"
0.97 ACRES
(PUBLIC ROW
BLOCK 2A
1.19 ACRES
(RESIDENTIAL)
v-z�-v-v-vim
ROAD
�)JV ACR 1 1
.JES
(PRIVATE ROW)
u /;
- - - -. - --�- - - - - -� r
_- - BLOCK 2B
1 0.83 ACRES 1
It
�� 1 '.
1 BLOCK 5 I I BLOCK 3B (RESIDENTIAL) 1 /: BLOCK 1
0.99 ACRES_..., = 10.40 ACRE
.47.E ARL
I (MIX D-U5t) - ESIDENTI - - - - -
1(7T . E
> = - BOCK C /
/
f RESIDENTIAL
BLOCK 3A
1.16 ACRES
(RESIDENTIAL)
50' TREE
PRESERVATION AREA
BLOCK 6
8.27 ACRES OPEN SPACE
(PARK DEDICATION / CONSERVATION AREA)
i O
--------
-----------------------------
i
EX. STREAM-
J?
TREAM- _ --
JJ
LOT/ PARKING / BUILDING REGU LATION5
FRONT
FRONT PARKING
51DE BUILDING
51DE PARKING
REAR BUILDING
REAR PARKING
MIN/MAX
MAX BLDG
BLOCK
MIN LOT WIDTH
BUILD -TO -LI N E5
SETBACK
SETBACK
SETBACK
SETBACK
SETBACK
5TORI E5
HEIGHT
BLOCK 1
20'
S. R. 20 10'-25'
"A"
S.R. 20 50'
"A"
51
51
30'
5'
2-3
45'
ROAD 25'-75'
ROAD 50'
BLOCK 2
18
ROAD "A" 8'-50'
"C"
ROAD "A" 30'
"C"
3
5
I O
BLOCK 2A/2C: 5'
1-4
50'
ROAD 5'-1 5'
ROAD 15'
BLOCK 25: 0'
BLOCK 3
30
ROAD "A" 18'-25'
"B"
ROAD "A" 15'
"B"
3'
5'
10'
S'
I -3
45'
ROAD 18'-25'
ROAD 10,
BLOCK 4
20
ROAD "A" 5'- 1 2'
"B"
ROAD "A" 151
"B"
3
5'
20'
I O'
I -3
45'
ROAD 18'-25'
ROAD 10,
BLOCK 5
30'
ROAD "B" 0'
0'
5'
O'
O'
2-4
GO'
(MFA DDCOMMERCIAL)
BLOCK G
N/A
S.R. 142 1: 50' (MIN. SETBACK
S.R. 20: 75' (MIN. SETBACK)
20'
1 0'
20'
50'
20'
1 -2
30'
RESTRICTIONS/REQUIREMENTS ASSOCIATED WITH STANDARDS ABOVE:
1. PARKING SETBACKS SHOWN ARE ONLY FOR PARKING LOTS WITH FIVE OR MORE SPACES.
2. A G' MAINTENANCE EASEMENT, CENTERED ON EACH SIDE LOT LINES SHALL BE PROVIDED IN BLOCKS 2, 3, AND 4.
3. NO ENCROACHMENT OF ARCHITECTURAL FEATURES OR OVERHANGS ARE PERMITTED WITHIN SIDE SETBACKS FOR BLOCKS 2, 3, AND 4.
J
� rid
USE)11'
."%' l
aN\
/
STONY POINT ROAD
DEDICATION
0.16 ACRES
(PUBLIC ROW)
/
80 0 80 160 240
Scale: 1 "=80'
PARKING:
I . THE MINIMUM OFF-STREET PARKING FOR ALL NON-RESIDENTIAL USES PERMITTED BY -RIGHT IN THE PERMITTED USES TABLE IN THE CODE
OF DEVELOPMENT (SECTION IV, SHEET 5), SHALL BE I SPACE PER 250 SQUARE FEET OF GROSS FLOOR AREA. SEE SUPPORTING
DOCUMENTATION FOR REQUESTED PARKING REDUCTION. ALL OTHER NON-RESIDENTIAL USES SHALL ADHERE TO THE MINIMUM
PARKING REQUIREMENT IN ACCORDANCE WITH SECTION 4. 1 2.G OF THE ALBEMAKLE COUNTY ZONING ORDINANCE.
2. A REDUCTION FROM THE ABOVE REQUIREMENT MAY BE APPROVED BY THE ALBEMARLE COUNTY ZONING ADMINISTRATOR AT THE TIME
3. THE MINIMUM OFF-STREET PARKING FOR RESIDENTIAL USES SHALL BE 1.5 SPACES FOR I BEDROOM UNITS AND 2 SPACES PER UNIT
FOR 2 BEDROOM (AND LARGER) UNITS. GUEST PARKING WILL BE PROVIDED PER SECTION 4. 1 2.G IF PARKING IS PROVIDED ON
INDIVIDUAL LOTS RATHER THAN AREAS SHARED BY ALL UNITS IN THE DEVELOPMENT. GARAGE SPACES MAY COUNT TOWARDS THIS
OFF-STREET PARKING REQUIREMENT. A PARKING STUDY SHALL BE PROVIDED TO ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY
DEVELOPMENT TO JUSTIFY ANY PARKING REDUCTION BELOW THIS STANDARD.
REQUIRED PARKING AND A REQUEST, IF NEEDED, FOR ANY REDUCTION OF THE REQUIREMENTS HEREIN IN ACCORDANCE WITH
SECTIONS 4. 1 2.7 AND 4. 1 2.8 OF THE ALBEMARLE COUNTY ZONING ORDINANCE.
RECREATION:
I . THIS PROPERTY ADJOINS A COUNTY GREENWAY (THE OLD MILLS TRAIL) AND IS WITHIN 400 FEET OF DARDEN TOWS PARK (PUBLIC). IN
ADDITION, AN 8.27 ACRE PUBLIC PARK DEDICATION IS PROVIDED. THE PARK SHALL INCLUDE A CLASS B TRAIL CONNECTION FROM
BLOCK 5 TO THE OLD MILLS TRAIL AND A SIDEWALK CONNECTION TO STONY POINT ROAD IS PROVIDED IN BLOCK 1. AN EXISTING
COUNTY/CITY OWNED PARKING LOT IS LOCATED AT THE NORTHERNMOST TRAIL CONECTION TO THE OLD MILLS TRAIL.
TRANSPORTATION:
I . ALL FRONTAGE IMPROVEMENTS ALONG S.R. 20 SHALL BE MADE TO ACCOMMODATE PROPOSED CONCEPTUAL DESIGN ON SHEET C8.
2. ROAD "A" SHALL BE DESIGNED TO ACCOMMODATE A FUTURE CONNECTION TO ELK DRIVE IN ACCORDANCE WITH THE PANTOPS
MASTER PLAN.
TREE PRESERVATION:
I . APPROXIMATELY 0.5 ACRES SHALL BE CLEARED FOR GRADING ALONG S.R. 20 FRONTAGE TO ALLOW FOR ROAD AND SIDEWALK
IMPROVEMENTS. TREES GREATER THAN G" DIAMETER IN THE REMAINING ACREAGE OF BLOCK G, THE PARK DEDICATION
(APPROXIMATELY G ACRES) SHALL BE PRESERVED, TO THE GREATEST EXTENT POSSIBLE, PENDING FUTURE PARK IMPROVEMENT PLANS.
SOME TREE THINNING SHALL BE PERMITTED TO PROVIDE REASONABLE ACCESS FROM THE MIXED-USE BUILDING IN BLOCK 5 TO THE
OLD MILLS TRAIL AS SPECIFIED ABOVE IN "RECREATION"
2. A 50' TREE PRESERVATION BUFFER SHALL BE MAINTAINED IN BLOCK G AS SHOWN ABOVE ALONG THE BOUNDARY BETWEEN BLOCK 3A
AND BLOCK G.
SIGNAGE AND ARCHITECTURE:
I . SEE CODE OF DEVELOPMENT ON SHEETS 5 AND G FOR SIGNAGE AND ARCHITECTURAL GUIDELINES.
II. Block Characteristics (refer to Plan Sheets 4 and 7)
CODE OF DEVELOPMENT
BLOCK 4�
I. General Project Information (refer to Plan sheets 1-4) ----� ;
7
A. Name of Project: Riverside Village ; L 5 BLOCK 2 , 1
B. TMP(s): 07800-00-00-05800
C. Description of Project: : 1
• Pedestrian orientation - The project includes sidewalks, a pedestrian mews, and a
trail connection to the adjoining Old Mill Trail (part of the Rivanna Heritage Trail
BLOCK 3
system) and sidewalk connections to Stony Point Road.
• Neighborhood friendly streets and paths - The project contains six distinct levels of
vehicular/pedestrian development intensity: State Route 20, Road "A", Road "B", BLOCK 6
Road "C", the Park Dedication, and the Old Mills Trail corridor.
• Interconnected streets and transportation networks - In accordance with the
p
Pantops Master Plan, Road "A" is located as a potential future connection to Elk Drive.
-
Private Road "C" serves as a pedestrian mews connecting the civic plaza in block 1 to ¢ M -------_-_--_�
Road "A" and additional sidewalk and trail connections extend this footpath to the civic
plaza in Block 5 and to the Old Mills Trail along the Rivanna River. 1roki �Nlr Nr 14V "r
• Parks and open space as amenities - Approximately 8.27 acres (or 44% of the site) . Block 1 - Block 1 shall consist of 2 or 3 story neighborhood -scale commercial
shall be dedicated for public park use and a cash proffer shall be provided for master or mixed-use buildings with upstairs office and/or
p n' s cto v e i e ar affordable/workforce residential housing units. The buildings shall
• Neighborhood centers -Civic plaza(s) totaling a minimum of 5000 sf are provided in
block 1, a civic plaza of approximately 2,000 sf is provided in block 5, and the future have architectural fronts along Stony Point Road and parking shall
park improvements in block 6 will provide an additional neighborhood center in be relegated behind the front building wall. Civic plaza(s) shall be
Riverside Village. Nearby Regional Centers, accessible by the Old Mills Trail, include located in the block, and the plazas shall be integrated with
Darden Towe Park (400 ft) and Pantops Shopping Center (1700 ft). pedestrian access to Stony Point Road and internal Road "C". One
• uil Ings an spaces o uman sca e - In ad I Ion o B requirements or e sl e,
plaza will be a focal point aligned with Road C„ providing
limitations are placed on building sizes, heights, and setbacks in block 1. Block 2 connection between the residential and commercial areas.
contains build to lines with relegated parking and/or garages, and block 5 provides a
significant landscaped frontage on the Rivanna River Corridor and the Park Dedication ck - to I at e t p In ar o 0 1 d e
(Block 6). entrance Road "A". Block 2 is divided by Road "C", with block 2A
• Relegated parking - This is provided in blocks 1, 2, and 5. Block 5 parking is on the North side of Road "C" and block 2B on the south side.
relegated from the internal roads and from the Rivanna River Corridor. Blocks 3 and 4 Residential buildings shall front on Roads "A" and "C" with vehicular
provide for traditional single family housing along Roads "A" and "B". access and parking located behind the buildings. Block 2 may be
• Mixture of uses and types - The development plan provides an opportunity to developed as single-family detached or single-family attached
establish: 4-5 distinct residential uses, 2-3 distinct commercial uses, and a master
housing. Block 2C may also be developed as multi -family
planned public park.
• Mixture of housing types and affordability - Block 5 provides for a luxury residential housing. Road "C" shall be a private access street, with
multi -family housing product fronting on the Rivanna River Corridor, blocks 3 and 4 signage to limit vehicular traffic use.
provide for more traditional single family housing options, blocks 2A and 2B provide . Block 3 - Block 3 consists of traditional single-family housing that fronts on
opportunities for new -urbanist type housing with frontage on a pedestrian mews, and
blocks 1 and 2C provide opportunities for affordable residential units along with entrance Road "A". The housing options for this block include
commercial space. single-family detached, single-family attached, and townhomes.
• Redevelopment -This site does not provide opportunities for redevelopment. The rear of the residential lots have private access to the park
dedication (block 6), and a public access point is provided from
• Site planning that respects terrain - Approximately 8.0 acres (43%) of the site is Road "A" at the rear of block 5.
preserved in existing topography and vegetation. A Special Use Permit shall allow
approximately 0.45 acres of flood plain fill in block 5 and approximately 0.50 acres of Block 4 - Block 4 replicates the lower density housing and frontage options of
flood plain fill along Route 20. block 3 along Road "B". Rear setbacks are increased in block 4 to
• Clear boundaries with the rural areas - The site is located approximately 2500 ft provide an additional buffer to the adjoining neighbor on Elk Drive.
(0.47 miles) south of Rural Area 2. Darden Towe Park is located between the site and . Block 5 - Block 5 is unique one acre site with potential for a mixed-use
r r 2. building overlooking a park along the Rivanna River Corridor.
• Consistency with Pantops Master Plan - Allowable gross residential densities for Some fill (approximately 1/2 acre) in the 100 -year floodplain is
the 18.65 acre site are between 1.7 (minimum) and 5.7 (maximum) units per acre.
Allowable gross residential densities for the 10.38 acre portion of the site (removing permitted to create the parking area for block 5.
the Park Dedication from the calculation) are between 3.0 (minimum) and 10.1 • Block 6 - Block 6 consists of approximately 8.27 acres to be dedicated as a
(maximum) units per acre. Allowable gross residential densities for the 8.5 acre site public park. A proffer provides cash for a park master plan and
(removing the Park Dedication and road dedications from the calculation) are between construction of improvements in the park.
3.6 (minimum) and 12.4 (maximum) units per acre. The Pantops Master Plan
recommendation for the site is 3-6 residential units per acre. Allowable commercial III. Plan of Development (refer to Plan sheets 3, 4, 7, and 8)
space for the site is between 8,000 gross square feet (minimum) and 46,000 gross An Illustrative Plan (not part of this Application Plan) is included with
square feet (maximum), depending on the number of residential units built in Block 1. the submittal for ZMA and is prepared in accordance with the
In addition, the size of any individual commercial or mixed-use building in Block 1 may development standards established on Sheets 4-8. The concepts from
not exceed 20,000 gross square feet. The Pantops Master Plan recommendation for these sheets which characterize the nature of the development are as
the site is for buildings less than 20,000 square feet. In addition, State Route 20 follows:
frontage improvements, the internal road network, River Corridor development
provisions and green space provisions are all consistent with the Pantops Master A. Pedestrian path locations: (Refer to Sheets 4 and 7 of this Application Plan)
Plan. • Block 1 - Full frontage improvements along Route 20 and civic plaza
connection to Block 2 pedestrian mews
D. Minimum and Maximum Residential / Commercial Uses: . Block 2 - Private road "C" (pedestrian mews) shall have limited
• Minimum residential units - 31 vehicular usage (emergency access only). Mews provides
• Maximum residential units - 105 pedestrian connection between civic areas in Blocks 1 and 5
• Minimum gross square feet commercial space for site - 8,000 • Block 3 - Mid -block sidewalk connection to Blocks 5 and 6
• Maximum gross square feet commercial space for site - 46,000 • Block 5 - Pedestrian connections to Old Mills Trail and Road "A"
• Maximum gross square feet per building (Block 1) - 20,000 • Block 6 - Trail connection to Old Mills Trail and potential future trail
connections with park planning and development
B. Conservation/Preservation Areas: (Refer to Sheets 3, 4, 6, and 7)
Block 6 lies entirely within the 100 year floodplain and shall be included in a
conservation area with limited development permitted for future park uses.
Some tree thinning shall be permitted to allow access from Block 5 to the Old
Mills Trail and to promote a healthy environment for existing trees on the site.
See proffers for additional information on Park dedication. Preservation areas
are not included on this site.
C. Parking Areas: (Refer to Sheets 4 and 7)
Parking areas as described below apply only to lots with five or more spaces.
Refer to table on Sheet 5 for additional parking setback requirements.
• Block 1 - Surface parking limited to west side of block, behind
buildings and adjacent to Block 2.
• Block 2 - Surface parking areas are permitted with access
from the alley at the rear of the lots. All other parking is
rear -loaded garage/driveway spaces.
• Blocks 3/4 - Single family parking is shown as front -loaded
garage/driveway spaces
• Block 5 - Surface parking is limited to the east side of Block 5, with
a building located between the parking area and the Rivanna
River Corridor.
• Block 6 - No surface parking is shown in this application plan.
D. Civic Spaces: (Refer to Sheets 5 and 7)
Civic spaces, which are public areas for community or civic activities,
• Block 1 - Civic plaza(s) totaling a minimum of 5000 square feet are
provided along the frontage of Route 20; it is anticipated
that one of the plazas will include four benches for public
use.
• MOCK L - I-'rivate KOaa u (peaestrlan mews) IS provlaea wan Ilmaea
vehicular access (emergency vehicles only) and it is
anticipated that the mews will have four benches available
for public use.
• Block 5 - A civic plaza of approximately 2000 square feet is provided
at the southern boundary of block 5 and it is anticipated that
the plaza will include 2 benches for public use.
• Block 6 - The entire acreage of block 6 shall be made available
to the County of Albemarle as a public park dedication.
Additional cash proffers are included for master planning and
future improvements in the park.
IV. Table of Uses by Block (refer to Plan sheet 4)
The table below establishes the permitted residential uses, special uses, and
prohibited residential uses by block. The letter "P" symbolizes uses permitted
by -right. The letters "SP" symbolize uses allowed by special use permit only. The
lack of either symbol means that the use is prohibited in the block.
Permitted/Prohibited Uses by Block
Non -Residential Uses
Block Numbers
Residential Uses
1
Block Numbers
3
4
1 2
3
4
5 6
Detached Single -Family
P
P
P
m�mE
Attached Single -Family
P
P
P
36
Tow nhouse
P
Drug store, Pharmacy
P
Block 2
Multi -Family
P P
28
10.3
P
Boarding House
SP
Block 3
SP
SP
Homes for Developmentally Disabled
P
P
P
P
Tourist Lodging
SP
5
SP
SP
Accessory Apartment
P
P
P
0.99
Accessory Buildings and Uses including Storage
Buildings
PP
P
P
P SP
Restrictions/Requirements Associated with Standards above
(1) Accessory apartments are not permitted in multi -family dwellings.
(2) Accessory apartments shall be subject to Section 5.1.34 of the Zoning Ordinance.
(3) Mixed uses (residential and commercial) are allowed in blocks 1 and 5.
IV. Table of Uses by Block (Cont.) (refer to Plan sheet 4)
The table below establishes the permitted non-residential uses, special
uses, and prohibited non-residential uses by block. The letter "P"
symbolizes uses permitted by -right. The letters "SP" symbolize uses
allowed by special use permit only. The lack of either symbol means
that the use is prohibited in the block.
Permitted/Prohibited Uses by Block
Non -Residential Uses
Block Numbers
Approx.
Block
Size
(acres)
1
2
3
4
5
6
Antique, gift, jewelry, notion and craft shops
P
Z
P
m�mE
Clothing, apparel and shoe shops
P
2.47
0
36
P
MULTI -FAMILY
Drug store, Pharmacy
P
Block 2
2.71
12
28
10.3
Florists
P
0
Block 3
1.56
8
14
as bakery, candy, milk dispensary and w ine and cheese
shops
P
0
0
Block 4
P
5
Hardware store
P
SFA, SFD
0
0
Block 5
0.99
Musical instruments
P
24.2
MULTI -FAMILY
0
P
Block 6
Newsstands, Magazines, Pipe, and Tobacco Shops
P
0
0.00
NONE
P
0
Optical goods
P
0
1 0
1 0
1 NONE
0
Photographic goods
P
18.65
31
105
5.7
1
Visual and audio appliances
P
o
Q L
�.
Sporting Goods
P
P
N
Retail Nurseries and Greenhouses
P
Q
O
N
Q:�
U-
P
Administrative, Professional Offices
P
OU
P
Barber, beauty shops
P
W
P
r-)LoLnco
Churches, cemeteries
co
C
SP
Clubs, lodges, civic, fraternal, patriotic
P
SP
r-)
Data processing services
P
o-)
O
Central reproduction and mailing services and the like
P
Financial Institutions
P
O
N
Fire and rescue squad stations (reference 5.1.09)
SP
Funeral homes
SP
Health spas
P
P
Laundries, dry cleaners
P
Laundromat (provided that an attendant shall be on duty
at all hours during operation)
P
Libraries, museums
P
SP
Nurseries, day care centers (reference 5.1.06)
P
SP
Eating Establishments
P
P
Tailor, seamstress
P
P
Electric, gas, oil and communication facilities, excluding
tower structures, owned and operated by a public utility
P
P
P
P
P
P
Public Uses and Buildings
P
SP
Private Schools
P
SP
Schools of special instruction
P
SP
Home Occupation, Class A
P
P
P
P
P
Temporary Construction Uses
P
P
P
P
P
P
Medical center
P
Indoor Athletic Facilities
P
SP
Storrrm ater management facilities show n on an approved
final site plan or subdivision plat
P
P
P
P
P
Tier I and Tier II personal wireless service facilities
(reference 5.1.40)
SP
SP
SP
Commercial recreation establishments including but not
limited to amusement centers, bow ling alleys, pool halls,
and dance halls
P
SP
Fast food restaurant
SP
Veterinary office and hospital (reference 5.1.11)
SP
Hotels, motels and inns
SP
SP
Stand alone parking and parking structures (reference
4.12, 5.1.41)
SP
SP
Drive-in w indow s serving or associated w ith permitted
uses
SP
Outdoor storage, display and/or sales serving or
associated w ith a by right permitted use, if any portion of
the use would be visible from a travelw ay
SP
SP
Uses permitted By -Right within the Floodw ay Fringe in
accordance w ith section 30.3.05.1.2 of the Zoning
Ordinance
P
Uses permitted by Special Use Permit within the Floodw ay
Fringe in accordance w ith section 30.3.05.2.2 of the
Zoning Ordinance
SP
Restrictions/Requirements Associated with Standards above
(1) The amount of non-residential use shall be limited as per the table
in Section V of this Code of Development.
(2) Mixed-use buildings are allowed in block 1 and block 5; however,
residential uses shall be separated from commercial uses by a floor,
by a separate entrance, or by a hallway.
V. Developed Square Footage Proposed (refer to Plan sheet 4)
Density, Housing Type and Non -Residential Use by Block
Block
Approx.
Block
Size
(acres)
Min.
Dwelling
Units
Max.
Dwelling
Units
Max.
Block
Gross
Density
permitted
Housing
Types
Min. Non-
Residenti
al Sq. Ft.
Max. Non
Residenti
al Sq. Ft.
m
C
Z
m�mE
�C
Block 1
2.47
0
36
14.6
MULTI -FAMILY
8,000
36,000
Block 2
2.71
12
28
10.3
SFA, �D, TH,
0
0
Block 3
1.56
8
14
9.0
SFA, SFD
0
0
Block 4
0.77
5
12
15.6
SFA, SFD
0
0
Block 5
0.99
6
24
24.2
MULTI -FAMILY
0
10,000
Block 6
8.27
0
0
0.00
NONE
0
0
R.O.W.
1 1.88
0
1 0
1 0
1 NONE
0
0
Total
18.65
31
105
5.7
1
8,000
46,000
Restrictions/Requirements Associated with Standards above
No fewer than 31 dwelling units and no more than 105 dwelling units
will be provided in Riverside Village. These units will be distributed
among blocks using the minimum and maximum numbers allowed.
For example, if 24 units are provided in block 2, then other block(s)
will not be able to achieve their maximum density.
0
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Date
05/21/2012
Scale
N/A
Sheet No.
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VII. Green Space and Amenities (refer to Plan sheets 5 and 7)
The table below establishes green space and amenities provided by block. The
substantial green space and amenity on site is the 8.27 acre public park dedication.
The focal point of the residential development is a 30 Ft. private road easement in
block 2 that functions as a pedestrian mews. While the private road is designed for
and accommodates emergency response vehicles, the primary use of the mews is
for neighborhood gathering space and play. Signage will be provided to prohibit
vehicular traffic along the mews with the exception of emergency vehicles.
Civic plazas are provided in blocks 1 and 5 as space for the public to site and
gather. These plazas could also function as outdoor seating for a sandwich shop,
bakery, or coffee shop use located in adjacent commercial space.
Minimum Green Space, Civic Areas, and Amenities by Block
Amenity Area
Green Space
Min.
Block
Area
Amenities
Plant Type
Green Space Elements
Min. Sq. Ft.
Front Build -to-
Min. Sq. Ft.
Min/Max
Quantity
Parking
c
Building
Street Frontage
Building
concrete and/or brick patio(s), one
Parking
Turf lawn and/or landscaping and
Civic Area -Plaza(s)
5000
with min. 4 benches and
5000
benches around patio
Street trees evenly spaced behind
landscaping
Setback
ort ern Bu er
sidewalk
00
Flowering Ornamental Trees
variable
Interspersed between street trees
Setback
'A"
trees, and 15 evergreen shrubs
Street trees evenly spaced
Roads and "B"
Landscaping along Entrance
SWM facility(ies) - if required
5000
Corridor as per ARB
Block 1
20'
S.R. 20: 10'-25'
between sidewalk and street
recommendations
Block 2
Flowering Ornamental Trees
40' OC
Two rows spaced at 24'
5'
min. 12 ft asphalt or concrete path,
Turf lawn with plantings and
Civic Area -Muse
13000
4 benches, and 18 flowering trees
5000
benches along walkway
Northern Buffer
d ". 50
2000
Min. 10 evergreens trees
Evergreen Screen Trees (6)
40' OC
and 50 evergreen shrubs
Block 3
Block 2A
"C":
3'
As Required
1/4
50'
"C":
5,
Landscaping along Entrance
SWM facility(ies) - if required
Road 5'45'
3000
Corridor as per ARB
Road 15'
recommendations
Park Connector
1800
min. 5 ft asphalt or concrete path
1800
Turf lawn between residences
flowering shrubs (24')
3' OC
and 6 flowering trees
Amenities
5'
Block 4
Road 'B". 18'-25'
Civic plaza(s) - Block 1
Norther Buffer
variable
evenly spaced around patio(s)
6000
Min. six (6) shade trees
Block 5
variable
interspersed between ornamental
3'
20'
Civic Area -Plaza
2000
concrete and/or brick patio with
2000
Turf lawn and/or landscaping and
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min. 2 benches and landscaping
ven ce un
benches around patio
SWM facility(ies) - if required
Road "B": 10'
3000
Min. 3 shade trees, 2 flowering
Block 5
shrubs (24')
variable
0'
trees, and 12 shrubs
Block 6
60'
0'
5'
0'
trees and screening parking
Future Park
To be determined
Conservation area with stream
Civic Area -Park
350000
to be determined in master plan
350000
buffers, floodplain, and limited
Block 6
N/A
S.R. 1421: 50' MIN.
10'
development for park uses
Flowering Ornamental and or
30'
20'
20'
20'
Total
371800
variable
389800
VIII. Architectural Standards
A. Form, Massing, and Proportion of Structures:
• Building facades facing a street shall not extend for more than 80 feet in
length without a change in the vertical plane. The minimum change in plane
shall be 3 feet and the cumulative total length of the change in plane shall
extend for no less than 20% of the total length of the building fagade .
B. Permitted Architectural Styles:
• No restrictions on architectural style are specified in this code of
development, however, some common elements of style, such as
ornamentations, should blend the design of residential, non-residential, and
mixed-use buildings. Architectural designs shall be reviewed by an
architecture subcommittee of the neighborhood association for approval.
Initially, the developer/owner will fulfill the role of the neighborhood
association.
C. Permitted Building Materials:
• Exposed foundations shall be finished in stone, brick or stucco
• Vinyl siding shall not be permitted on the first or second floor exteriors
• Masonry, wood, and composites of wood are permitted on facades
• Roofs shall be architectural dimensional shingles, tile, or metal
D. Colors and Facade Treatment:
• All exterior wood finishes (except flooring) shall be painted
• All building exteriors shall have a minimum of two colors; one color for siding
and a separate color for trim. A color palette shall be submitted with an ARB
application for any portion of the development that falls within the Entrance
Corridor Review.
• Windows shall be proportional to the building massing
• For brick finishes, windows shall be headed, keystones are optional
• Buildings with siding shall have trim boards (minimum 5/4 x 4 width)
• Shutters, when used, shall be one half the size of the window
E. Roof Pitch and Design:
• Dormers shall match main roof in style and pitch
• Minimum roof pitch shall be 4:12, except for flat roof sections
• The mass of the commercial buildings in Block 1 as well as their respective
roofs should be broken up in order to achieve an appropriate scale and
appearance for the Entrance Corridor and river corridor. A minimum of 2
distinct roof elevations shall be incorporated to achieve this. In addition to
steps in the roof elements, other elements should be incorporated such as:
balconies, chimneys, dormers, and clerestories
F. Architectural Review Committee:
• In addition to any architectural, landscape and site requirements illustrated or
otherwise included herein, Section 30.6 of the Albemarle County Zoning
Ordinance applies, the Entrance Corridor Design Guidelines apply to portions
of the development as outlined in that section, and the Guidelines may
require features and/or treatments over and above those listed in this Code
of Development.
IX Landscape Treatments (refer to Plan sheets 5 and 7)
Landscaping Treatments
Specific
Side
Min.
Area
Front
Plant Type
Spacing
Special Conditions
Front Build -to-
Location
Min/Max
Quantity
Parking
Block
Building
Street Frontage
Building
Parking
Parking
State Route 20
Large Shade Trees (3 1/2" caliper)
35' OC
Street trees evenly spaced behind
Setback
sidewalk
Setback
Flowering Ornamental Trees
variable
Interspersed between street trees
Setback
'A"
Street trees evenly spaced
Roads and "B"
Large Shade Trees (2 1/2" caliper)
40' OC
Block 1
20'
S.R. 20: 10'-25'
between sidewalk and street
30'
Raod "C"
Flowering Ornamental Trees
40' OC
Two rows spaced at 24'
5'
Road 'A": 50'-75'
Screening
Road "A": 50'
Northern Buffer of
d ". 50
Evergreen Screen Trees (6)
40' OC
Evenly spaced below retaining wall
Block 2
Block 2A
"C":
3'
As Required
1/4
50'
"C":
5,
Interspersed between evergreens
Road 5'45'
Evergreen Shrubs or grasses (36')
50C
Road 15'
Block 2B: 0'
Block 3
30'
and below retaining wall
3'
10'
flowering shrubs (24')
3' OC
evenly spaced above retaining wall
Amenities
5'
Road 'B". 18'-25'
Civic plaza(s) - Block 1
Flowering Ornamental Trees
variable
evenly spaced around patio(s)
shrubs (24')
variable
interspersed between ornamental
3'
20'
1/3
45'
Road "A": 15'
trees and screening parking
10'
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Road "B": 10'
interspersed between ornamental
Block 5
shrubs (24')
variable
0'
0'
2/4
60'
0'
5'
0'
trees and screening parking
Future Park
To be determined
variable
Yard
Block 6
N/A
S.R. 1421: 50' MIN.
10'
50'
Flowering Ornamental and or
30'
20'
20'
20'
Front yards
variable
1
shade trees
Accessory
Mitigation Areas
Stormwater
N/A
(1)
(3)
(3)
(4)
See Special
See Special
Incorporate screening as
N/A
Management Areas
See Special Conditions
within ARB Jurisdiction
Conditions
Conditions
recommended by ARB
All Other Stormwater
Evergreen Screen Trees (6)
variable
6-8
Partial screening of structures
Management Areas
from internal roads
Ornamental Trees
variable
8-12
Interspersed between evergreens
and around storm structures
flowering shrubs and grasses
variable
20-24
evenly spaced around trees
(18"-24')
Parking Area -
Large Shade Trees (2 1/2" caliper)
40' OC
6-8
evenly spaced around perimeter
Block 1
located at islands and pedestrian
Ornamental Trees
variable
6-8
crossings
Screening shrubs (24')
variable
30-40
screening at plaza along block 3
Parking Area -
Large Shade Trees (2 1/2" caliper)
40' OC
10-12
evenly spaced around perimeter
Block 5
Ornamental Trees
variable
8-10
located at islands and interspersed
with shade trees
Screening shrubs (24')
variable
30-40
screening at plaza and alley
entrances
Other
Commercial and mixed-
Evergreen trees (6'-8)
provide along expansive runs of
Ornamental trees and
variable
as needed
exposed foundation, and around
use buildings
shrubs (24')
window and door openings
Entrance -
Ornamental trees, shrubs (24'),
variable
Main Road
ornamental grasses
Entrance -
Ornamental trees, shrubs (24'),
Block 1
ornamental grasses
variable
1:14
Restrictions/Requirements Associated with Standards above
(1) All species must conform to the Native Plants for Virginia Landscapes list.
(2) Planting standards shall conform t the Virginia Nurserymen's Association
Guidelines for Planting.
(3) Refer to Albemarle County Entrance Corridor Design Guidelines for
additional requirements that may govern portions of the site as outlined in
Section 30.6 of the Zoning Ordinance.
Lot and Building Height Regulations (refer to sheets 5, 7 and 8)
Lot and Building Regulations
Side
Rear
Max
Front
SideRear
Min. Lot
Front Build -to-
Min/Max
Parking
Block
Building
Building
Building
Parking
Parking
Width
Lines
Stories
Setback
Setback
Setback
Heights
Setback
Setback
Block 1
20'
S.R. 20: 10'-25'
5'
30'
2/3
45
S.R. 20. 50'
5
5'
Road 'A": 50'-75'
Road "A": 50'
d ". 50
Road "A": 30'
Block 2A/2C. 5'
Block 2
18'
"C":
3'
10'
1/4
50'
"C":
5,
Road 5'45'
Road 15'
Block 2B: 0'
Block 3
30'
Road 'A".- 18'-25'
3'
10'
1/3
45'
Road "A": 15'
5'
5'
Road 'B". 18'-25'
Road 'B": 10'
Block 4
20'
Road "A": 5'-12'
3'
20'
1/3
45'
Road "A": 15'
5'
10'
Road "B": 18'-25'
Road "B": 10'
Block 5
30'
Multi -Family and
0'
0'
2/4
60'
0'
5'
0'
Commercial. 0'-25'
Block 6
N/A
S.R. 1421: 50' MIN.
10'
50'
112
30'
20'
20'
20'
S.R. 20: 75' MIN.
Accessory
N/A
(1)
(3)
(3)
(4)
35'
N/A
N/A
N/A
Structu res
Restrictions/Requirements Associated with Standards above
(1) Accessory structures are not allowed between the building and the street.
(2) The side setback for accessory structures shall be the same as the setback
for the primary structure.
(3) Accessory structures may not be more than two stories and may not be
taller than the primary structure on the lot. An additional setback may be
required by County Engineer if accessory structure is accessed from an
alley.
(4) Porches, eaves, and awnings are considered to be part of the structure and
shall not extend closer to the street than the build -to lines.
(5) Church spires may extend above the maximum height of building.
(6) Churches shall not be regulated by stories, but by height only.
(7) A 6' maintenance easement, centered on each side lot line, shall be
provided in Blocks 2, 3, and 4.
(8) No encroachments of architectural features or overhangs are permitted
within side setbacks for blocks 2, 3, and 4.
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XI. Features to be Preserved (refer to Plan sheets 3, and 4) w o
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A. Existing Historic Structures - There are no existing historic Q Z
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structures on the site.
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B. Historic/Archeological Sites - There are no historic or O
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archeological sites.
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C. Preservation Areas - Preservation areas are not proposed with '�
this site. Some tree preservation will be provided in block 6, to the ~ Q o
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extent that it can be accommodated by future park development W N
plans and river corridor access for block 5. w > >
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D. Conservation Areas -
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• The entire area of block 6, approximately 8.27 acres, shall be : o
kept in conservation and dedicated for ark use. Some grading
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will be required along the eastern portion of block 6 to provide 0 1
improvements on Stony Point Road, an entrance for Road "A",
and a stormwater management facility adjacent to the entrance.
Additional, limited clearing shall be approved to accommodate
pedestrian and bicycle access to the Old Mills Trail. Future
park uses may be permitted if approved by the County of
Albemarle.
E. Method of Preservation - Any areas for preservation shall be
delineated with signage and/or fencing.
XII. Description of Methods to be used for Stormwater
Management (refer to Plan sheets 4 and 7)
A. Primary Runoff Storage/Treatment/Infiltration - Underground
detention and/or infiltration shall be provided adjacent to the parking
lots in blocks 1 and 5. Additional underground storage may be o
achieved below the parking areas. An additional stormwater z m m
management area is provided on the south side of the main entrance W
to the site from S.R. 20.
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B. Secondary Runoff Treatment/Infiltration - Secondary treatment _I N Qco
and infiltration options are available, particularly in block 2, if pervious W
pavement, filterra-type structures, or bio -filters are incorporated into W W Q� o
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the design. An additional option for treating runoff at the south edge = N N o
of block 3 can be achieved through grading of level spreaders. 0 o
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C. Tertiary Runoff Treatment/Infiltration - The Riverside Village site LLJ r-' Lo L'Q0
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is unique as it sits at the confluence of the Rivanna River with an O "'
unnamed tributary creek. Approximately 1 '/2 acres of deep sandy U o
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soils are available in block 6, below the outfall structures for the
primary runoff facilities, to serve as additional infiltration for site N ro � Ln
runoff.
XIII. Street Cross -Sections (refer to Plan sheet 8)
A. Public Streets - Road "A" is proposed as a 29 FT curb -curb local Q
public street with 6' planting strips and 5' sidewalks on each side of Z
the road. The road is designed to have limited driveway access on
the east side of the road, where parallel parking will be available. A 0
55 FT right-of-way shall be provided, and the alignment shall L
anticipate/incorporate a future connection to Elk Drive. Z —
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B. Private Streets - J
• Road "B" serves as a private street access to blocks 4 and 5. Z
The typical section is 26 FT curb -curb with planting strip and 0 Z
sidewalk. The total length of road is 300 FT and a parking lot
entrance along with a 60'x 80' courtyard/cul-de-sac are Q 0
provided for maneuvering and access of delivery and U r,
emergency vehicles. J V
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• Road "C" is intended to serve the least amount of vehicular J
traffic in Riverside Village. Primary vehicular access for block 2 Q
shall be limited to rear loaded garages and parking, creating a (� Q
12' walkway of Road "C". Signage shall limit vehicular access Z C
on Road "C" to emergency vehicles, delivery vehicles, bicycles, Z
and pedestrians. 0
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Date
05/21/2012
Scale
N/A
Sheet No.
6 OF 7
11111MI on
12.009
5.0' � G.0' 11.0' �� 11.0' 7.0' --L G.0' -� 5.0' j
BUILDING SETBACK 51DEWALK PLANTING TRAVEL LANE TRAVEL LANE PARALLEL PLANTING SIDEWALK I BUILDING
STRIP ' PARKING 5TRIP I SETBACK
55' PUBLIC RIGHT-OF-WAY 8.0'
BUILDING 5ET13ACK i 51DEWALK PLANTING TRAVEL LANE TRAVEL LANE PLANTING SIDEWALK i BUILDING SETBACK
STRIP STRIP
55' PRIVATE RIGHT-OF-WAY
ROAD A CROSS SECTION DETAIL 2 ROAD B TYP. CROSS SECTION DETAIL
SCALE: I "= 10' C8 SCALE: 1 "=20'
G.0' �i GO' MOTOP COURTYARD (80' DEPTH) G.0' 4 5.0'
I
SIDEWALK PLANTING 51DEWALK BUILDING 5ETBACK
STRIP
10.0' V 73PRIVATE RIGHT -OP -WAY 8.0'
5TEPBACK
ROAD P "COURTYARD" CR055 SECTION DETAIL
SCALE: I"= 10'
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14' PERVIOUS PAVING
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30' PRIVATE ROAD EASEMENT
5.0'
ROAD C: "MEWS" CROSS SECTION DETAIL
SCALE: 1 "=20'
STREET SECTION AND FRONTAGE IMPROVEMENT NOTES:
1. DIMENSIONS LABELED IN STREET SECTIONS ARE CONCEPTUAL AND SUBJECT TO FINAL
DESIGN APPROBVAL BY ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT
AND/OR VIRGINIA DEPARTMENT OF TRANSPORTATION.
2. PRIVATE ROAD "C" REQUIRES WAIVERS OF CERTAIN PRIVATE ROAD STANDARDS IN ACCORDANCE WITH
SECTIONS 14-224 AND 14-225 OF THE SUBDIVISION ORDINANCE. A REQUEST FOR THESE WAIVERS IS SUBMITTED
WITH THIS APPLICATION.
3. THIS PLAN PROVIDES AN EXTENSION OF THE SECOND SOUTHBOUND LANE ON ROUTE 20 FROM WINDING
RIVER LANE TO THE PROPOSED NORTHERN ENTRANCE OF RIVERSIDE VILLAGE. THE CONTINUATION OF THIS
LANE TO ELK DRIVE, AS PROPOSED IN THE PANTOPS MASTER PLAN, IS NOT INCLUDED IN THIS APPLICATION
PLAN.
4. RIGHT OF WAY IS AVAILABLE ON THE EAST SIDE OF ROUTE 20 FOR THE POSSIBLE FUTURE EXTENSION OF THE
SECOND NORTHBOUND LANE FROM TAX MAP 78 PARCEL 5E TO THE INTERSECTION AT FONTANA DRIVE. THIS
EXTENSION, AS PROPOSED IN THE PANTOPS MASTER PLAN, IS NOT INCLUDED IN THIS APPLICATION PLAN.
5. A SPECIAL USE PERMIT, ALLOWING FILL IN THE FLOODPLAIN FOR THE ROUTE 20 ROAD WIDENING
IMPROVEMENTS IS REQUESTED IN CONJUCTION WITH THIS APPLICATION PLAN.
TYP.ALLEY WAY CROSS SECTION DETAIL
SCALE: 1 "=20'
—-—--—---—---—----------—---—---—---—--- - - - - -- _.� - __--
----------------------
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STONY POINT ROAD EXISTING CONDITIONS
SCALE: I "=GO'
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CONTINU US SO(MHBOUNEF TURN LANE _ c
CONTIUS SOUTHBOUND THR GH LANE
i ' 1175' LEOF TURN JA J o
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4 n n ' I Anlr TO AAI CI T1 nMI
STONY POINT LOAD IMPROVEMENT PROPOSED
SCALE: I "=GO'
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-------- ___________ _________
CONTI UOUS S THBOUN TURN L _E
POSSIBLE FUTURE SOUTHBOUND LANE EXTENSION (BY OTHERS)
CON N U 0 U S S U TH B OU N TH R O U LANE_..._..._..._.__..._...__._..._..._...-----------------..._..._..._..._..._..._..._..._..._...-----...----------------___ _-
1 LEFT T N LA 150' LE TURN AANE J
----------- ------------------
CONTINUOUS NORTHBOUND THROUGH LANE -- NE TRANSITION- _ _ LQQ_LAdE_IBANSITIQN-- _--
EX. SIDEWALK -- .._...------------. :=1:=1_=-- _`--- a
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ATTACHMENT E
ZMA201600019 Riverside Village Amendment
Technical Changes Needed
Application Plan:
1. Provide information on design features for the plaza aligned with Road C to distinguish the
plaza as a focal point.
2. On the cover sheet:
• Add the words "Amendment to Block 1" to the title
• Provide the correct tax map parcel number: TMP 078G0 -00-01-000A0
4. On page 4:
• Provide the correct tax map parcel number: TMP 078G0 -00-01-000A0
• Modify the paragraph, "Consistency with Pantops Master Plan" to say, "Recommended
density in the Pantops Master Plan for Riverside Village: 3 — 6 dwellings/acre for
properties designated Neighborhood Density Residential use; Proposed density in Block
1: 15 dwellings/acre. Proposed density for entire Riverside Village development with
changes to Block 1: 13.5 dwellings/acre. Proposed gross density for Riverside Village
PRD, based on original 18.87 acres: 5.5 dwellings/acre.
• Remove the word, "workforce" in II. Block Characteristics for Block 1.
• Remove the words, "it is anticipated" from III. Plan of Development, D. Civic Spaces,
Block 1.
5. On page 7:
• Change the front build -to line from 50' to 25' for Block 1 for X. Lot and Building Heights
Regulations to be consistent with page 4.
PrnffPrs-
In addition to other technical changes to be provided by the County Attorney's office,
• Use ZMA201600019 as the correct zoning project reference.
• Use 2.41 acres as the correct acreage.
• Reference the current application and code of development
Exhibit Showing Conceptual Site Layout for Riverside Village Block 1 dated 8/3/16:
1. It is understood that this exhibit is provided as an illustration for the buildings and amenity
areas anticipated along Route 20 for Block 1. However, it is only partially consistent with the
Code of Development. It does not show planting area available for the shrubs and flowering
ornamental trees that are to be evenly spaced around the patios (plazas). It is not included
in the rezoning but be advised that it could not be approved if submitted due to
inconsistencies with the Code of Development.
2. This exhibit shows two buildings in Block 1 which differs from the layout reviewed by the
ARB in April 2016, which three buildings. The roof plans of the buildings shown on the
current conceptual layout suggest buildings that are more massive in appearance than
those reviewed by the ARB. A larger footprint will require greater attention to massing and
appropriate use of building forms, architectural detailing and scale to establish an
appropriate appearance for the Entrance Corridor.