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HomeMy WebLinkAboutSP201500025 Staff Report Zoning Map Amendment 2016-08-16 COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: ZMA 201500007 and Staff: Megan Yaniglos, Principal Planner SP201500025, Brookhill Planning Commission Public Hearing: Board of Supervisors Public Hearing: August 16, 2016 To be Determined Owner(s): Charles Haugh & E J Oglesby Jr Applicant: Riverbend Development, Alan Taylor with Trustees Scott Collins, Collins Engineering as the contact. Acreage: Approximately 277.5 acres Rezone from: R1-Residential to NMD Neighborhood Model District TMP: 04600000001800; 046000000018A0; By-right use: R1-Residential zoning district which 04600000001900; High school site or other public allows residential uses at a density of 1 unit per acre. institution and road improvements: 046650000001C0; 046000000018B and 0460000018D Location: 2571 Seminole Trail (State Route 29); northeast corner of Rte. 29 and Polo Grounds Road. (Attachment A) Magisterial District: Rivanna Proffers: Yes School District: Elementary- Hollymead; Middle- Sutherland; High-Albemarle Proposal: Request to rezone parcels from R1- Requested #of Dwelling Units: Minimum 800; Residential to Neighborhood Model District for a Maximum 1550 maximum of 1550 residential units and 130,000 Requested SF of Non-Residential: Minimum 50,000; square feet of non-residential. Request for a special Maximum 130,000 use permit for grading activities within the floodplain for the improvements to Polo Grounds Road. (Attachments B and C) DA(Development Area): Places29 North Comprehensive Plan Designation: Neighborhood Density Residential—residential (3—6 units/acre) supporting uses such as religious institutions, schools and other small-scale non-residential uses; Urban Density Residential—residential (6.01 —34 units/ acre); supporting uses such as religious institutions, schools, commercial, office and service uses; Urban Mixed Use(in Centers)—retail, residential, commercial, employment, office, institutional, and open space; NS-Neighborhood Service Center(6—20 units/acre); Privately Owned Open Space/Environmental Features—privately owned recreational amenities and open space/floodplains, steep slopes, wetlands, and other environmental features in Hollymead-Places29 Masterplan. High school site and or public institution and road improvements: Rural Areas in Rural Area 1. Character of Property: Mostly undeveloped and Use of Surrounding Properties: Forest Lakes wooded with stream buffers, flood plain, steep South, Montgomery Ridge Subdivisions that include slopes, wetlands, and an existing historic house. mainly single family detached and attached residential. To the south is MonU Park and the South Fork Rivanna River. Across Rte. 29 to the west is Rural Area that is undeveloped and heavily wooded. ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 1 Factors Favorable: Factors Unfavorable: 1. The rezoning request is consistent with the 1. The proffers are in need of substantive and recommendations within the Places29 technical changes. Master Plan. 2. A commitment to ensure the protection and 2. All but one of the applicable Neighborhood preservation of historic resources has not Model principles are being addressed. been adequately addressed. 3. The proposal provides a number of 3. In order to adequately meet all the improvements to mitigate impacts including: Neighborhood Model principles, the grading open space, greenway, trails, civic spaces, section of the Code of Development needs to elementary school site, property for a high be revised so that retaining walls follow the school or other institutional use, transit stop, design standards for managed slopes as buffers, and multi-modal transportation. outlined in the Zoning Ordinance. 4. Proposed improvement and cash proffers have been provided to mitigate impacts of the development. 5. Affordable housing meeting the County's Affordable Housing Policy has been offered. RECOMMENDATION: Zoning Map Amendment: Based on the factors identified as favorable with this rezoning, Staff recommends approval of ZMA2015-007 provided that the revisions in Attachment G are adequately addressed prior the Board of Supervisors meeting. Special Use Permit: Staff recommends approval of SP2015-025, with conditions. Modification Requests: Staff recommends approval with conditions. ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 2 STAFF PERSON: Megan Yaniglos PLANNING COMMISSION: August 16, 2016 BOARD OF SUPERVISORS: To Be Determined ZMA 201500007 and SP201500025 Brookhill PETITION PROJECT: ZMA201500007 and SP201500025 Brookhill, Rivanna District MAGISTERIAL DISTRICT: Rivanna TAX MAP/PARCEL: 04600000001800; 046000000018A0; 04600000001900; High school site or other public institution and road improvements: 046B50000001C0; 046000000018B and 0460000018D LOCATION: 2571 Seminole Trail (Route 29) at the intersection of Polo Grounds Road PROPOSAL: Request to rezone parcels to Neighborhood Model District for a maximum of 1550 residential units and 130,000 square feet of non-residential. Request for a special use permit for grading activities within the floodplain for the improvements to Polo Grounds Road. PETITIONS: Special use permit under Section 30.3.11 of the zoning ordinance for grading activities within the floodplain and rezone 277.5 acres from R1-Residential zoning district which allows residential uses at a density of 1 unit per acre to NMD-Neighborhood Model zoning district which allows residential mixed with commercial, service and industrial uses at a density of 3-34 units/acre. Approximately 209 acres designated Neighborhood Density Residential; 7 acres designated Neighborhood Service Center; 30 acres designated Urban Density Residential; 15 acres designated Parks& Green Systems for a total density range of 817 to 2344 units under the Comprehensive Plan. OVERLAY DISTRICTS: EC- Entrance Corridor; FH- Flood Hazard; AIA-Airport Impact Area; Managed and Preserved Steep Slopes PROFFERS: Yes, which also include property for a high school or other public institution on TMP 046000000018B and 0460000018D and road improvements on TMP 046B50000001C0. COMPREHENSIVE PLAN: Neighborhood Density Residential—residential (3—6 units/acre) supporting uses such as religious institutions, schools and other small-scale non-residential uses; Urban Density Residential— residential (6.01 —34 units/acre); supporting uses such as religious institutions, schools, commercial, office and service uses; Urban Mixed Use (in Centers)—retail, residential, commercial, employment, office, institutional, and open space; NS-Neighborhood Service Center(6—20 units/acre); Privately Owned Open Space/Environmental Features—privately owned recreational amenities and open space/floodplains, steep slopes, wetlands, and other environmental features in Hollymead-Places29 Masterplan. High school site and or public institution and road improvements: Rural Areas in Rural Area 1. CHARACTER OF THE AREA The site is located on the east side of Route 29 North at the corner of Route 29 and Polo Grounds Road. The site is west of the Montgomery Ridge and the south of the Forest Lakes South subdivisions. MonU Park soccer fields are located to the south of Polo Grounds Road along the South Fork Rivanna River. Stream buffers, flood plain, steep slopes, wetlands and a historic house are located on this site. The site is almost entirely wooded. (Attachment A) APPLICANT'S JUSTIFICATION FOR THE REQUEST The applicant has provided a detailed request found in Attachment J. PLANNING AND ZONING HISTORY There has been no prior planning or zoning history on this site. SPECIFICS OF THE PROPOSAL The applicant proposes to rezone 277.5 acres from R1-Residential zoning district to Neighborhood Model District(NMD)to allow up to 1550 single family attached and detached units, townhouses, carriage houses, and multi-family residential units. (Attachments B, C, and D) Non-residential uses up to 130,000 square feet are also proposed for the site. The development proposes 19 Blocks that make up three land use designations: Neighborhood Service Center(Block 1)which will contain a mixture of non-residential and residential uses and will be developed as the densest portion of the site; Urban Density Residential (Blocks 2- 4) immediately adjacent to Block 1 and Route 29, which will contain a mixture of non-residential and residential uses that are less dense; and Neighborhood Density Residential (Blocks 5-18)which are located ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 3 adjacent to the existing subdivisions (Forest Lakes South and Montgomery Ridge)and will contain mainly residential uses with exceptions for public and community uses. Additional descriptions of the Blocks are provided below. Access to the site will be from four locations. There will be two entrances on the south along Polo Grounds Road, a right-in and right-out entrance from Route 29, a connection to an existing right of way in Montgomery Ridge subdivision, and a connection through County property to the north at Ashwood Boulevard. Three civic spaces are proposed throughout the site which consist of • 50,000 sf area within the neighborhood center(Blocks 1, 2 and/or 5)with an outdoor plaza, open space grass area, pool and community center and recreational play areas; • 60,000 sf park within Block 11 that will contain a plaza/meeting area, playground, open recreational area, hard surface play court, trailhead and parking; • 30,000 sf neighborhood park within Blocks 16, 17, and/or 18 that will include a playground, plaza/meeting area, and open space grass area. A network of open spaces has been created around the streams, floodplain, and wetlands. A landscape buffer on all edges of the property is provided that ranges in width from 20 feet to 100 feet wide. A trail system is also proposed throughout the site. Bike lanes will be provided along the major roads and a multi-use path along Polo Grounds Road will connect to the multi-use trail that will be built with the Route 29 widening project. Page 7 of the Code of Development(COD) (Attachment B) and the Application Plan (Attachment C) show the proposed layout and blocks of the development and Page 8 of the Code of Development shows the Illustrative Plan. The Application Plan identifies the different blocks in the development which are described on pages 9-11 of the COD, including a Table on Pages 12-14 that states the proposed uses for each block. A minimum of 800 units and a maximum of 1550 units are proposed. A minimum of 50,000 square feet and maximum of 130,000 square feet of non-residential uses are proposed. The specific blocks, per the Code of Development, are described as follows: Block 1: Block 1 will serve as the neighborhood center and is the most intensive block in the development. It will contain a mixture of uses and will mainly be commercial. Higher density residential areas will also be part of Block 1. Additionally, a civic area will be provided in the form of a linear park that will span multiple blocks. Page 22 of the COD contains the detailed descriptions of the civic spaces and recreational amenities. Blocks 2-4: These blocks will serve as a transition zone between the lower-density areas in Blocks 5- 18 and the commercial and higher-density area in Block 1. Although, some non-residential uses will be allowed within the blocks, the primary land use will be high density residential. The civic area and linear park could continue into Blocks 2 and 5 from the neighborhood center, depending on the final design. Blocks 5-18: Blocks 5-11 allow a variety of housing types and include the allowance for multi-family residential units. Blocks 12-18 are restricted to single family detached and attached residential unit types. Certain non-residential uses are permitted within these blocks by-right or with a special use permit. Assisted living and rest home facilities are allowed in all blocks by special use permit, except for Blocks 8 and 9 which allow this use by-right. Block 9 has an allowance for a professional office building with a special use permit. Block 11 will contain Upland Park, a 60,000 sf public park with a playground, plaza/meeting area, hard surface play court, trailhead and parking. Blocks 16, 17 and/or 18 will contain another civic/neighborhood park with a plaza/meeting area, playground, and open grass area. Block 6: This block is designated for the proffered Elementary School site. ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 4 Block 19: This block will only contain the existing historic house that will remain and will include a 20 foot buffer along the edges of the block. Additionally, this block allows the house to be converted to an inn by special use permit. A special use permit for grading activities within the floodplain for the improvements to Polo Grounds Road has also been requested for this development. A detailed analysis of this request is provided later in this report. In addition to the rezoning and special use permit requests, the applicant is requesting two modifications (Attachment E) as indicated below: 1. Private street authorization (Sections 14-233 and 14-234). 2. Modification of street standards a. 14-422(E)-Sidewalks along private streets serving amenity oriented lots b. 14-422(F)- Planting strips along private streets serving amenity oriented lots REZONING REQUEST COMPREHENSIVE PLAN Places29 Master Plan (PL29 Plan) The PL29 Land Use Plan designates these parcels as Neighborhood Density Residential, Urban Density Residential, Urban Mixed use in Centers, Neighborhood Service Center, and Privately Owned Open Space/Environmental Features. The descriptions of these land use designations and insets of the Land Use Map and Parks and Green Systems maps are below. Neighborhood Density Residential.This designation is used in areas around Centers where single-family detached and attached housing with a gross density range between 3—6 units per acre is desired. This designation is also applied to existing residential areas with densities within or below this range(see Land Use Table LU2). This designation is essentially the same as the Neighborhood Density Residential designation in the 1996 Land Use Plan. Primary uses: single-family residential.including two or more housing types. Secondary uses: retail commercial.and office uses that support the neighborhood. lite/work units. open space. and institutional uses.Retail.commercial, office.and institutional uses are encouraged to locate in Centers so they are accessible to residents throughout the surrounding area,and so they benefit from co-location with other neighborhood-serving businesses.However,they may be located by exception in areas around Centers designated Neighborhood Density Residential provided they are compatible with surrounding uses. ZMA 201500007 and SP201500025, Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 5 Urban Density Residential.This designation is used in areas around Centers where multifamily housing with a gross density range between 6.01 and 34 units per acre is desired. It is also applied to existing residential areas with densities within this range(see Land Use Table LU2). This designation is essentially the same as the Urban Density Residential designation in the 1996 Land Use Plan. Primary uses: multifamily and single-family residential. including two or more housing types. Secondary uses: retail. commercial. and office uses that support the neighborhood. live/work units. open space. and institutional uses. Retail,commercial, office. and institutional uses are encouraged to locate in Centers so they are accessible to residents throughout the surrounding area.and so they benefit from co-location with other neighborhood-serving businesses.However, they may be located by exception in areas around Centers designated Urban Density Residential provided they are compatible with surrounding uses. Urban Mixed Use. This designation is used both inside and outside of the Centers. In Centers and in the Uptown.it includes a balanced mix of retail,housing.commercial.employment, and office uses,along with some institutional and open space uses.The types of retail and services,as well as dwelling unit types.vary depending upon the type of Center(see Land Use Table LU1) and the land use designations in the area around the Center(see Land Use Table LU2): Primary uses: community and regional retail,commercial service. office.and other employment generators.with a unix of residential types. At least two different types of dwelling units are recommended. In the Uptown. office,research& development(R&D). and flex uses are also considered primary uses. Secondary uses: office,research&development(R&D). and flex(where appropriate in smaller Centers).with open space and institutional uses that are essential to place-making within Centers. In the areas around Centers(see Table LU2).there is also a limited amount of land designated Urban Mixed Use.These designations are intended to provide space for uses that do not fit within a Center because the use requires more land for larger buildings and/or parking lots. Auto commercial service uses are examples of uses that may require more space than is available for a single use in a Center(see Land Use Table LU2). ZMA 201500007 and SP201500025, Brookhill Planning Commission Public Hearing, August 16,2016 Staff Report,Page 6 Privately Owned Open SpacelEnvironmental Features. This designation includes open space that is owned and managed by private or semi-public entities. such as homeowners associations. private homeowners. conunercial or business park land owners. and others. These areas consist of recreational and passive open space amenities. and may include floodplains. steep slopes. wetlands. and other areas with environmental constraints where construction of buildings is discouraged (see Land Use Table LU2). The Future Land Use map shows Privately Owned Open SpaceEnvironmental Features in a darker green(than the Public Open Space described above). Primaiy uses: semi-public open spaces. such as semi-public parks. greenways. trails. and other recreational and passive open spaces that are owned by homeowners associations or other similar entities and are open to property owners and their guests. Secondary uses: related institutional uses. sw�r 1 O i i �' r� / ♦ r _ , , f0 Niti 41,,,;*.P4V 4410 PVIft tus. 41V" —N. 11114.401 itrAit -swdip '—.HoIIymead'`., " r' School ,� Sutherland 1 a r vnr. 1 1Mliiaa ! _.,. School 4144 * ' -L,411 ( Land Use Map ZMA 201500007 and SP201500025, Brookhill Planning Commission Public Hearing, August 16,2016 Staff Report, Page 7 4. .1* 8 or h :< r I ' •• 4+4 *" I• r61"lapa_ .i`i,r_au,_ e Bike/PedrVehicle US 29 111 Bridge Over US 29 a � 1 , I 'o .. o ----- s,, Bike/Ped Path '_ N HoN Townhc Under US 29 1*,;, •\�.., r Q. ; Yrni�ad Cla irlk ��.;,;` •rte' 4 :_ �' 1111• i • ♦ r • a. _..,> l• ai mar co.,e... 0--1 � /1 ' *- fir , ♦ I : syr f s Itolto ,, I► i 111.0;444- * . ;'� + �7S ' iMt• *atrsbr« c * a� ao,..1.a►ti V i `" S Parks and Green Systems Map The applicant's COD provides for uses that are consistent with the PL29 land use designations development (see pages 12-14 of the COD for the Table of Uses). The applicant's plan is slightly different than that recommended in the PL29 plan, though. Rather than having the Urban Mixed Use/Neighborhood Service Center and the Urban Density Residential designations in the center of the development, they are proposed closer to Route 29 to allow a larger buffer and less density near the stream. The center is also located closer to Rt.29 to provide for a larger market area than just the neighborhood. In PL29, a neighborhood service center is not expected to serve more than the neighborhood. However, the applicant has made the case that in order for a commercial area for the development to be viable, it must draw customers from a larger area. Locating the mixed use center closer to Rte. 29 is not viewed as problematic in this case because there is a Urban Density Residential designated block, extensive buffering and landscaping, being provided across the frontage of Rte. 29. This will help prevent the appearance of more strip commercial along the corridor. ZMA 201500007 and SP201500025, Brookhill Planning Commission Public Hearing, August 16,2016 Staff Report, Page 8 / `re's '- • r y= � �•�Y� iM'r' i Y j1 "tet "A,, " . ' t ' �� € I1 \ /i.i t(BmtK w BLo i}; i - .. Ativ f' �1 ( 5 e / Air -,J ; Neighborhood Model-The Neighborhood Model describes the more"urban"form of development desired for the Development Areas. It establishes the 12 Principles for Development that should be adhered to in new development proposals. Pedestrian The applicant is providing sidewalks and street trees along all roadways within 1 Orientation I the development, with the exception of private streets that will provide rear I access to lots fronting on amenity spaces. In this situation sidewalks will be provided within the amenity space in front of the lots, rather than along the 1 private streets and street trees will not be provided (see modification requests section below for more info). The proposal also includes a multi-use path along Polo Grounds Road, which will connect to the multi-use path on Route 29 (to be constructed with the Route 29 widening project). Trails will be provided throughout the development as shown on the application plan and will provide connections to existing trails in adjacent developments. The COD also includes standards requiring the primary entrances of buildings located within the Neighborhood Service Center and the Urban Density Residential be located on the front or side of the building facing the public right of way or civic greenspace area. This will provide an entrance on the street for pedestrians. Secondary entrances may also be provided in the rear of the buildings to allow entrances adjacent to parking areas. Block size is also an important indicator of walkability. Smaller blocks can help create a more walkable development. The COD allows for block sizes of 500- 600 feet within the Neighborhood Service Center which is much larger than the 200-300 feet recommended by the Neighborhood Model guidelines. The COD does require midblock breaks for pedestrians and/or vehicles which will help break up the larger block size. Blocks of 300-650 feet are proposed for urban density residential, which is also larger than the 300-400 feet recommended by the Neighborhood Model guidelines for less intensely developed mixed use areas. Blocks of 400-700 feet are proposed for Neighborhood Density Residential areas. The Neighborhood Model recommends blocks of 400-600 feet in residential areas. Though the block sizes are generally larger than what is recommended by the Neighborhood Model, staff feels this principle is adequately met by having mid- block breaks in the Neighborhood Center and by supplementing the street network with a system of trails. Mixture of Uses The COD allows for a multitude of uses broken down by block to correspond to the PL29 Plan land use designations. In addition, the COD provides a minimum and maximum square footage for non-residential uses within the Neighborhood Service Center to ensure that an appropriate mix of uses is achieved. This principle has been addressed. Neighborhood The proposal includes a Neighborhood Service Center with a mix of uses and a Centers form of development that is consistent with the PL29 Plan recommendations. The proposed development will also include three civic spaces to serve the neighborhoods throughout the development, consistent with the Parks and Green Systems recommendations of PL29. Additionally, the applicant is proffering an elementary school site that could serve as an additional community center for the development. This principle has been addressed. Mixture of I The applicant is proffering 15% affordable housing in the form of for-sale Housing Types affordable housing units, for-rent housing units and/or cash in lieu of constructing affordable units. The COD provides for a mixture of multi-family, ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 10 and detached and attached single family housing. This principle has been Affordability addressed. Interconnected The COD calls for an interconnected street grid as the predominant Streets and development pattern within the Neighborhood Service Center and Urban Transportation Density Residential blocks. The applicant proposes an irregular grid pattern Networks within the Neighborhood Density blocks based on environmental features and the terrain and cul-de-sacs will only be used where the Director of Planning determines that such features prohibit a grid network. The proposal also includes road connections to adjacent developments. A connection to Ashwood Blvd in Forest Lakes and a connection to Montgomery Ridge Road are both proposed, as well as trail connections where there are existing trails adjacent to the development. This principle has been addressed. Multi-modal In addition to sidewalks and trails throughout the development, bike lanes will be Transportation provided along the connector roads and the Neighborhood Center Main Street. Opportunities Bicycle parking is proposed within the Neighborhood Service Center and Urban Density Residential blocks. A bus stop is proposed within the Neighborhood Service Center, along with a cash proffer for the operating expenses of the transit system. This principle has been addressed. Parks, Brookhill will include over 100 acres of greenspace in the form of greenways, Recreational buffers, parks/civic spaces and open space. There will be three main civic Amenities, and spaces throughout the development: the neighborhood amenity center, the Open Space I upland park and the eastern park. The civic spaces will be located to provide central community and/or meeting spaces for the neighborhoods as well as recreational amenities for residents. An additional amenity area will be provided within the urban density residential blocks to serve the multi-family units. The applicant is also proffering an elementary school site which can act as an additional community center and amenity space. If the County doesn't request this site as a school site, it could alternatively be established as a public park. A greenway will be established along all the streams within the development and will include primitive trails as shown on the application plan. This principle has been addressed. Buildings and Proposed setbacks meet the newly adopted neighborhood model setbacks and Space of will help locate buildings close to the street to provide a sense of spatial Human Scale enclosure and easy access for pedestrians. The proposed building heights are appropriate for the different block types. The COD contains architectural standards that will be enforced by the developer through an architectural review committee established for the development with the first subdivision. Standards included in the COD require façade breaks in buildings, primary pedestrian entrances facing the public right of way, and porches on single-family residential units. This principle has been addressed. Relegated y The COD requires that parking be located to the side or rear of the primary Parking structure and not extend past the front of the building within the Neighborhood Service Center and the Urban Density Residential blocks. When parking is located adjacent to the right-of-way it will be required to be screened. On residential units, front loading garages are required to be setback at least 3 feet behind the building face of the house or porch. This principle has been addressed. ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 11 Redevelopment { This proposal is for new development on a greenfield site within the Development Area. The existing home will be preserved. This principle does not I I apply. Respecting-1 The applicant has not provided a detailed grading plan with the rezoning Terrain and request. This will be required to be shown on site plans and Water Protection Careful Ordinance (WPO) plans, should the rezoning be approved. Grading and Re-grading of In order to ensure this principle is met, staff has asked that the applicant revise Terrain his COD (pages 23-24) so that retaining walls will be consistent with the design requirements for managed slopes under section 30.7.5 of the Zoning Ordinance. This would limit retaining walls to a maximum height of 6 feet and would require multiple stepped walls when additional height is needed. As proposed in the COD, retaining walls up to 8 feet would be permissible, with walls taller than 8 feet to be allowed at the discretion of the Director of Community Development. The language to allow an exception by the Director of Community Development in coordination with the County Engineer can be retained. This principle will be met if retaining wall language is revised as described. Clear The proposed development will share its western boundary (across Route 29) IBoundaries and its southern boundary (across Polo Grounds Road)with the Rural Area. with the Rural I The application plan and COD require buffers along these borders: a 100' buffer Area along Route 29 and a 30' buffer along Polo Grounds Road to help screen the development from the Rural Area. This principle has been addressed. Relationship between the application and the purpose and intent of the requested zoning district: The following section is an excerpt from the Zoning Ordinance: Neighborhood Model Districts are intended to provide for compact, mixed-use development with an urban scale, massing, density, and an infrastructure configuration that integrates diversified uses within close proximity to each other. The NMD is intended to be a flexible zoning district to allow development consistent with the goals of the land use plan/master plan and the neighborhood model principles. The form of this proposal is consistent with the intent of the NMD. The mix of uses within this development will provide appropriate services and activities of a neighborhood and community scale. Public need and justification for the change: The County's Comprehensive Plan supports development in the designated development areas that is consistent with the use, density, and form recommended in the Plan. This proposal is in conformity with use, density, and form recommended in PL29. Providing for a mixed use development at this location could be beneficial for County residents who wish to live and work in this part of the County. In addition, the applicant is offering a number of improvements to address current capacity issues related to transportation and schools. Detailed information regarding these improvements are provided in the Proffers section of this report. Impact on Environmental, Cultural, and Historic Resources: There are important environmental, cultural and historic resources located on this site. The environmental features include steep slopes, floodplain, wetlands, streams and their associated buffers, as well as a salamander habitat. In addition to those County streams subject to the water protection ordinance, the applicant has included a buffer on streams currently not subject to the water protection ordinance. The following is a table of the resources and how the development is addressing and preserving these resources. ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 12 Environmental, Cultural, and Historic Brookhill Application Plan, Code, and Resource Proffers Environmental Resources 1. Managed Steep Slopes The majority of the managed steep slopes are located within the proposed 100 foot stream buffers and/or open space outside of the areas for development, and will not be disturbed. There are some areas of managed slopes that will be disturbed outside of the County's required stream buffers. Disturbance of these slopes will be required to meet the design standards outlined in the zoning ordinance. The COD requires that storm water management facilities be located outside of the managed steep slopes. 2. Preserved Steep Slopes With the exception of public road crossings, which is allowed under the zoning ordinance, all of the preserved steep slopes are located within the stream buffers and/or open space, outside of the areas for development, and will not be disturbed. 3. Floodplain There is one stream on the site with associated 100 year floodplain. In addition to that stream, the floodplain from the South Fork Rivanna River extends over Polo Grounds Road onto the site. With the exception of grading activities for improvements to Polo Grounds Road, all floodplain areas are to be protected and will not be disturbed. 4. Wetlands The largest wetland on site is located in the southwest corner of the property at the corner of Polo Grounds Road and US 29. All identified wetlands are located within the stream buffer and/or open space, outside of the areas for development, and will not be disturbed. 5. Streams and buffers Streams and buffers are located within open space, outside of the areas for development, and, with the exception of the public road crossings, will not be disturbed. There are trails within the buffers, however these will be primitive trails to minimize the disturbance to the buffer. There is an existing sanitary sewer line within the buffer that some of the trail will follow. The COD requires that the storm water management facilities will be located outside of the buffers. 6. Salamander habitat A Spotted Salamander habitat exists in the wetland and floodplain area in the southwest corner of the site. This habitat has been identified by Devin Floyd of the County's Natural Heritage Committee and the applicant shows the habitat within protected open space. Additionally, special culverts under Polo Grounds Road are proffered to allow for the salamanders to safely migrate to the South Fork Rivanna where they currently mate. ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 13 Cultural and Historic Resources 1. Historic Manor House, Dunn Cemetery, The historic manor house, cemetery, and and related resources associated landscaping is located on 3.2 acres in Block 19. While this parcel of land is a part of the rezoning for the Brookhill property, and the COD and Plan state that it will remain, no commitment has been made for it to be preserved as a historic resource. There will be a 20 foot buffer along the perimeter of the block, consisting of existing trees and additional landscaping. A historical marker commemorating the historic significance of the manor house is proposed to be installed with the first phase of development. A Phase 1 Cultural Resource Identification Survey has been conducted, and suggests that the house could be eligible for the National Register. Staff believes that these historic resources are not being adequately protected, and a commitment should be made for the preservation prior to the Board of Supervisors meeting. 2. Archaic to late Woodland era campsite An archeological significant campsite has been identified on the property. The applicant has located it within designated open space/greenway and it will be preserved. A historic marker is proposed to be installed to commemorate the prehistoric context with the overall property. However, the historic resources planner has recommended that additional commitments should be made to ensure that this resource is further protected and preserved (Attachment G). Staff believes these commitments should be made prior to the Board of Supervisors Meeting. Staff notes that the resources listed above are those that have been identified to date. Additional resources (cemeteries) may be discovered at a later date when additional studies are required by the Department of Historic Resources. The historic resources planner recommends that language and/or commitments should be made to ensure that if resources are found that they will be preserved, and that the delineation of all cemeteries be completed prior to the approval of the first grading and/or site plan (Attachment G). Staff believes these commitments should be made prior to the Board of Supervisors meeting. Anticipated impact on public facilities and services: Streets: A traffic impact analysis (TIA)was provided by the applicant. It showed that: • US 29 at Ashwood Blvd: currently operates at a LOS C during AM peak and LOS D during the PM peak. Under the build out conditions the intersection is projected to operate at a LOS B during both the AM and PM peak hours. • US 29 at Polo Grounds/Rio Mills Road: currently operates at LOS C during AM peak and LOS D during PM peak and will operate under a LOS C with the completion of the widening project under both the AM and PM peak. Under the build out conditions the intersection is projected to operate at the same level of service during the AM and PM peak hours at it does currently, however with the widening project the PM peak hours with the development will continue to be a LOS D. The TIA provided 3 different options for improvements to the street network. Option A included an additional traffic signal on Route 29. However, VDOT said it would not approve this signal because of the ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 14 Commonwealth Transportation Board policy which states that Route 29 is a corridor of statewide significance and that the number of signals must be reduced. VDOT recommended that Option B/BA improvements be incorporated into the development. Improvements recommended in Option B have been proffered by the applicant, and provided in Attachment D. They include improvements at these locations: US 29 at Ashwood Boulevard, US 29 at Polo Grounds Road/Rio Mills Road, US 29 at Proposed Site Driveway 1 (US 29 entrance), Polo Grounds Road at Site Driveway 2 (entrance closest to 29 intersection), Polo Grounds Road at Site Driveway 3 (2nd entrance on Polo Grounds), Ashwood Boulevard at Site Driveway 4 (connector road through County property), and US 29 at Median U-Turn. While staff agrees that these improvements are needed, there are concerns regarding the timing and triggers of the improvements. VDOT has concerns regarding the timing of the improvements for the first phase of Polo Grounds Road, and has stated that these improvements need to be made at the start of the development and not be tied to the 50th single family residence. Staff believes that revisions are needed to the proffers for the transportation improvements to address the timing of when the improvements will be made(Attachment G). Staff and the applicant have met to discuss the concerns, and the applicant has proposed changes to address the comments (Attachment K). While this response and revised proffers have not been reviewed by staff to date due to the last minute receipt of the response, staff believes that the concerns can be adequately addressed prior to the Board of Supervisors meeting. Schools: Students living in this area would attend Hollymead Elementary, Sutherland Middle, and Albemarle High schools. There are current capacity needs at the elementary and high school level. In order to help address these deficiencies, the applicant has proffered a seven (7) acre pad-ready elementary school site within the development, as well as sixty(60) acres for a potential future high school (Attachment D). The potential high school site is not within the development and is located across Rte. 29 adjacent to future Berkmar Extended. This site is in the designated Rural Areas and will require a compliance with the comprehensive plan review if or when the Board of Supervisors wishes to pursue a high school in this location. The School Board has examined the sites and found that the sites are physically suitable to address future needs (Attachment I). Fire and Rescue: As this development falls at the edge of the range of both the Seminole and Hollymead Fire Station, service could be provided from either station. Currently, Fire/Rescue's estimated response time to the first entrance proposed off of Polo Grounds Road from the Seminole Station is 5 minutes, and 6 1/2 minutes from Hollymead Station. The internal road system will generate a response time that will be more than the County's desired response time of 5 minutes in the development area, however this is the current situation for other nearby developments within PL29 including Forest Lakes South. Completion of the widening of Rte. 29 and Berkmar Drive Extended may affect response times. The County regularly monitors response times of existing stations and the need for additional facilities to be incorporated in the CIP. Utilities: This project is in the water and sewer service jurisdictional area and both services are available. ACSA has confirmed there is sufficient water and sewer capacity to serve the project. Anticipated impact on nearby and surrounding properties: The required community meeting for the proposed rezoning was held on July 27, 2015 at Sutherland Middle School, prior to the CAC being formed. The applicant has also met with individual homeowner's associations including Forest Lakes, Montgomery Ridge, and Bentivar. The Community's concerns are summarized below with staff comment in italics. • Ashwood Boulevard connection. The Forest Lakes community has expressed major concerns for safety if this connection is made-including traffic turning left from the connector road onto Ashwood, speeding, pedestrian and bicycle conflicts, traffic/speeding near Sutherland Middle and Hollymead Elementary schools; cut-through into their neighborhoods; and further traffic delays. ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 15 Traffic and associated safety are of upmost concern to staff. VDOT and the TIA indicate that no further delays will occur at the Ashwood light and with the recommended improvements at full build out, the level of service at this location will improve. The PL29 Plan anticipated the need for and showed a connection at this location. However it is recognized that a grade separated interchange would also occur at Ashwood Blvd and Rte. 29, which is not funded at this time. Further, if the property was developed by-right with 277 residences, the ordinance would require that a road be built to the property line. If a connection were desired by the County in the future, that connection would be paid by the County instead of the developer. Staff believes that this connection is essential to the development. It will require separate Board approval due to it being located on County property. • Polo Grounds road/intersection. Montgomery Ridge, Bentivar, and other residents along Polo Grounds Road have expressed concerns about the traffic and safety of this intersection and road. Their concerns include additional traffic and further delays at the intersection. Again, traffic and safety are of upmost concern to staff. The TIA indicates that the level of service at build out with the recommended improvements will be the same as it is currently. • Montgomery Ridge connection. Residents of the Montgomery Ridge subdivision have concerns about traffic and speeding if the two developments share a road connection. There is an existing stub-out to the property line from Montgomery Ridge that will provide the connection. While no analysis was done to determine what the amount of traffic would occur from the development to Montgomery Ridge, engineering staff believes the amount will be minimal. Traffic would likely be from the adjacent Block 18 which would have a maximum of 206 dwellings;however, it is expected that most drivers will opt for the wider street with curb and gutter than choose to use the more narrow and windy Montgomery Ridge Road which has a rural section as they travel to Polo Grounds Road. It is also possible that drivers from Montgomery Ridge may wish to travel through Brookhill to Route 29 if they want to go north on Route 29. PROFFERS Proffers are provided in Attachment D. They are in need of both substantive and technical changes. Staff and the applicant met recently to discuss the recommended changes that are found in Attachment G. The applicant has provided a response to how they will address staff's concerns in Attachment K. While this response and revised proffers have not been reviewed by staff to date due to the last minute receipt of the response, staff believes that the concerns can be adequately addressed prior to the Board of Supervisors meeting. The following describes the applicant's proffers provided (Staff comment is provided in italics): Proffer 1. Transportation Improvements A. Polo Grounds Road Improvements: The applicant is proffering road improvements to Polo Grounds road in two phases. The first phase (Phase I as shown in Figure A attached to the proffers) is comprised of those improvements required by VDOT to the road, intersection, and turn lanes. The second phase(Phase IV on Figure A) is comprised of those improvements required by VDOT to the road, intersection, and turn lanes. This proffer also includes the salamander tunnels shown in Figure B. Staff and VDOT have concerns regarding the timing and phasing of the transportation improvements as described earlier in the report and in Attachment G. B. Route 29 Intersection Improvements: The applicant is proffering the improvements necessary for the right in, right out entrance on Route 29. This proffer is acceptable. C. Ashwood Boulevard Connection: The applicant is proffering that the connection to Ashwood ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 16 Boulevard be completed prior to the 500th CO for a single family detached dwelling. Staff has concerns regarding the timing of this improvement being tied to the single family detached residential unit type (Attachment G). Within the COD and the proffers, there is no commitment to build a minimum of 500 single family detached dwellings, which could result in this connection not being made. D. Rio Mills Road Connection: The applicant is proffering to build a connector road from Rio Mills to the new Berkmar Drive Extended to help alleviate truck traffic on the local road that is generated from the quarry. This improvement will occur after Berkmar Drive Extended is complete, and prior to the issuance of the 200th single family detached CO or 25,000 sf of non- residential space in Block 1. Staff has concerns regarding the timing of this improvement being tied to the single family detached residential unit type and recommends that the proffer be revised to state that the improvement will be completed prior to the 200th CO for any dwelling. E. Transit Stop: The applicant is proffering a transit stop within the development that will include a shelter, bench, pedestrian access, and signage. Staff recommends that this proffer be revised to clarify the intent and timing of the stop (Attachment G). F. Public Transit Operating Expenses: The applicant is proffering to contribute$50,000 to the County to be used for the operating expenses for the transit service and will contribute this amount every year for nine (9) additional years. This proffer is acceptable. G. Construction Traffic Management: The applicant is proffering that the construction entrances for the project be located in coordination with the County and VDOT and will prohibit construction traffic from entering the development via Ashwood Blvd and Montgomery Ridge Road. This proffer is acceptable. H. Road Improvements, Generally: This proffer states that the improvements offered in 1C and 1D shall be constructed in accordance with road plans and approved by VDOT and dedicated to public use. Staff recommends a minor clarification to this proffer. The last sentence should be revised to state that once the public streets are completed and become part of VDOT that the Owner no longer has the authority to regulate the traffic on the streets. Proffer 2. Trails, Parks and Civic Spaces A. Trail Network: The applicant is proffering to construct a trail network in primitive trails in coordination with the County, to be completed prior to the issuance of the 50th CO for a single family dwelling. Additionally, the proffer states that the owner will dedicate to the County an easement for public use over the Greenway area, as shown on the Application Plan; and that a signage plan will be installed along the trail network within the Dam Break Inundation Zone designating evacuation routes in coordination with the Rivanna Water and Sewer Authority. This proffer is acceptable. B. Parks and Civic Spaces: The applicant is proffering to provide not less than 3.2 acres of land for Parks and Civic Spaces as described in the COD. Each of these facilities shall be substantially complete prior to the issuance of the 40th CO in the Block which it is located. This proffer is acceptable. Proffer 3. Cash Proffer for Capital Improvements: Based on the recent changes to the state code on cash proffers, the Board of Supervisors repealed the cash proffer policy on June 8th, 2016. This application was submitted approximately one (1) year prior to the repeal and has been reviewed under the old policy using the most recent FIAC generated amounts which was based upon the FY16 CIP. The Board of Supervisors agreed to review the proposal and impacts under the prior cash proffer policy with an updated analysis based ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 17 on the FY17 CIP. The applicant is proffering to provide the following amounts for market rate dwelling units after the issuance of the 269th CO: $4,918.00 for each single family detached, $3,845.00 for each single family attached unit, and $5,262.00 for each multi-family unit which are consistent with the FY16 numbers. Revised cash proffer amounts based on the FY17 CIP is underway, but has not been completed as of the writing of this report. Revised cash proffer amounts should be available by the end of August. See Attachment F for detailed staff analysis regarding impacts and cash proffers. This proffer should be updated once the FY17 amounts are available, prior to the Board of Supervisors meeting. Proffer 4.Affordable Housing: In order to mitigate community impacts from the rising cost of housing, the Owner shall provide a minimum of 15% of the residential units as affordable or provide cash in lieu of units. This proffer is acceptable. Proffer 5. Cost Index: This proffer is for the adjustment of proffer amounts that will follow the Marshall and Swift Cost Index for the cash contributions required by Proffers 3 and 4. Staff has concerns regarding the index referenced in the proffer and recommends that it be updated to use the index for masonry walls in the Mid-Atlantic as a basis for adjustment. Proffer 6. Credit for In-Kind Contribution: This proffer allows the Owner to receive a credit towards the Cash Contributions for the value of the following: elementary school site, high school site, and the Rio Mills Road connection, such that no cash will be paid for a unit until after applying a credit for the In-Kind Contribution. At the request of staff, the applicant provided information on the value of each of in-kind contributions. Staff agrees with the value provided by the applicant for all of the listed in-kind contributions and recommends that this value be stated within the proffer. The analysis is further explained in Attachment F. Proffer 7. Elementary School Site: The applicant is proffering a seven (7) acre pad ready elementary school site to the County to be given in fee simple within one year after written request by the County, but in no event sooner than one year after the issuance of the first CO for a dwelling. The offer of an elementary school site addresses the impacts of the development as recommended by the School Board in Attachment 1. However, there are technical issues which need to be addressed regarding conditions for acceptance. Staff recommends that this proffer be revised prior to the Board of Supervisors meeting (Attachment G). Proffer 8. Public High School or Institutional Use Site: The applicant is proffering an unimproved sixty(60) acre parcel of land for a high school or other institutional use. The property is owned by the applicant and located on the opposite side of Route 29 from the development in the Rural Area. The proffer has conditions that limit the use as well as a sunset clauses. The proffer states that if the County as not requested the site within ten (10)years after the issuance of the first CO for a single family dwelling, the owner will have the right to use and develop the property. Staff has concerns regarding the restriction of uses on the site to only a high school or public facility. If a credit is given for the value of the site, the value should include other public uses (Attachment G). Proffer 9. Historic Resources: The applicant is proffering to address any adverse impact to the eligibility of the existing manor house using the Section 106 Review administered by the Virginia Department of Historic Resources. They are also offering to delineate any cemeteries within Block 19. There are no proffers, however, that the manor house will be preserved as a historic resource. This means that when the property is sold, the new owner could demolish the building or modify it such that it could never be eligible for the National Register. Staff recommends that this proffer be revised to further address historic resources on the site. A detailed recommendation of changes from the historic resources planner is found in Attachment G. MODIFICATION REQUESTS The applicant is requesting three modifications in addition to the rezoning request(Attachment E): ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 18 1. Private street authorization (Sections 14-233 and 14-234). 2. Modification of street standards a. 14-422(E)-Sidewalks along private streets serving amenity oriented lots b. 14-422(F)- Planting strips along private streets serving amenity oriented lots Private streets are requested for amenity-oriented lots in order to allow the lots to gain frontage from a private street as required by the Zoning Ordinance, and to have access from the back of the lot on an alley-like street. Houses on amenity-oriented lots would face an amenity such as a central green and include a sidewalk and pedestrian access from the house to the amenity. An exception to the sidewalk and planting strip requirements on these streets are also requested. In these cases, access to the house would be provided from the back of the lot and the private street providing frontage and access is intended to look and feel like an alley. Detailed analysis of the requests with ordinance references is provided in Attachment H. 1. Private Street Authorization Staff recommends the following with regards to the private street requests: 1. Approval of private streets serving amenity oriented lots. 2a. Exception of Sidewalk Requirement Staff's opinion is that sidewalk does not need to be provided along the private streets providing rear access to the amenity oriented lots. Additionally, this request has been previously approved in other NMD developments (Old Trail). Staff recommends approval of the sidewalk exception for the private streets serving amenity oriented lots only with the following condition: Recommended Condition: 1. A five foot sidewalk across the length of the amenity area shall be provided for access to and from the lots and connect to the sidewalk network along the public streets. 2b. Exception of Planting Strip Requirement Staff's opinion is that the proposed private streets would function as alleys and planting strips are not required for alleyways. Planting strips are required to be provided along the proposed public and private roads within the development and there will be the amenity open space as well. Staff recommends approval of the planting strip exception for the private streets serving amenity oriented lots only. SUMMARY FOR REZONING REQUEST Staff has identified the following factors, which are favorable to this rezoning request: 1. The rezoning request is consistent with the recommendations within the Places29 Master Plan. 2. All but one of the applicable Neighborhood Model principles are being addressed. 3. The proposal provides a number of improvements to mitigate impacts including: open space, greenway, trails, civic spaces, elementary school site, high school or institutional use property, transit stop, buffers, and multi-modal transportation. 4. Proposed improvement and cash proffers have been provided to mitigate impacts of the development. 5. Affordable housing meeting the County's Affordable Housing Policy has been offered. Staff has found the following factors unfavorable to this rezoning: 1. The proffers are in need of substantive and technical changes. 2. A commitment to ensure the protection and preservation of historic resources has not been adequately addressed. ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 19 3. In order to adequately meet all the Neighborhood Model principles, the grading section of the Code needs to be revised so that retaining walls follow the design standards for managed slopes as outlined in the Zoning Ordinance. RECOMMENDATION Based on the factors identified as favorable with this rezoning, Staff recommends approval of ZMA2015-007 provided the necessary changes are made in the application plan, code of development, and proffers. ANALYSIS OF THE SPECIAL USE PERMIT REQUEST In addition to the rezoning request, the applicant is also requesting a special use permit for grading activities within the floodplain, which results in a minor expansion of the floodplain horizontal limits. The new entrances off of Polo Grounds Road, and the required improvements to Polo Grounds Road for the development, will also require the replacement of culverts within the floodplain. The expansion of floodplain limits and replacement of culverts requires a special use permit under Section 30.3.11 of the zoning ordinance. Section 33.8 of the Zoning Ordinance states that the Planning Commission and Board of Supervisors shall reasonably consider the following factors when reviewing and acting upon an application for a special use permit: No substantial detriment. The proposed special use will not be a substantial detriment to adjacent lots. A draft CLOMR-F has been submitted by the applicant to the County that indicates a"no-rise" condition as a result of the proposed cut/fill activities. The County Engineer has reviewed the proposed cut/fill within the floodplain and concurs with the applicant's conclusion that the proposed improvements to Polo Grounds Road will not result in an increase in the 100-year flood elevation and will not detrimentally impact adjacent properties. Additionally, the replacement of culverts required to widen Polo Grounds Road will not detrimentally impact adjacent properties. Character of district unchanged. The character of the district will not be changed by the proposed special use. Minor cut/fill is limited to areas along Polo Grounds Road for road widening, minor grading, and connections to streets within the development. The flood hazard overlay district will expand slightly in several locations as a result of minor grading within and directly adjacent the right-of-way. There is no change in character of the zoning district as result of the proposed activities. Harmony. The proposed special use will be in harmony with the purpose and intent of this chapter. The proposed special use permit will remain in harmony with the purpose and intent of the Flood Hazard Overlay District chapter which is to prevent the loss of life and property, the creation of health and safety hazards, the disruption of commerce and governmental services, the extraordinary and unnecessary expenditure of public funds for flood protection and relief, and the impairment of the tax base. These purposes are expected to be accomplished through the following measures: (i) regulating uses, activities, and development which, alone or in combination with other existing or future uses, activities, and development, will cause unacceptable increases in flood heights, velocities, and frequencies; (ii) restricting or prohibiting certain uses, activities, and development from locating within areas subject to flooding; (iii) requiring all of those uses, activities, and developments that do occur in areas subject to flooding to be protected or flood- proofed, or both, against flooding and flood damage; and (iv) protecting individuals from buying land and structures which are unsuited for intended purposes because of flood hazards. The chapter is also intended to address a local need for flood insurance and to participate in the National Flood Insurance Program. ...with the uses permitted by right in the district The proposed special use will not prohibit or affect permitted uses or adjacent property. ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 20 ...with the regulations provided in section 5 as applicable, There are no supplemental regulations in section 5 applicable to this use. ....and with the public, health, safety and general welfare. Fill areas will be within or immediately adjacent the street right-of-way. Fill in these areas will need to meet VDOT standards regarding fill within saturated conditions and soil stabilization. These activities will not adversely impact the public health, safety and general welfare. Consistency with the Comprehensive Plan. The use will be consistent with the Comprehensive Plan. The PL29 Plan designates these properties for development. Improvements that impact the floodplain are needed to upgrade Polo Grounds Road to support the proposed development. Approving the special use permit request allows the property to be developed in accordance with the Comprehensive Plan. RECOMMENDATION Staff recommends approval of the special use permit, SP2015-00025 Brookhill, with the following conditions: 1. Prior to final road plan approval or permitting of a land disturbance in the floodplain, the applicant shall obtain from the Federal Emergency Management Agency (FEMA) a Conditional Letter of Map Revision Based on Fill (CLOMR-F), and prior to road acceptance, the applicant shall obtain from FEMA a Letter of Map Revision Based on Fill (LOMR-F). In addition, the applicant shall copy the County Engineer on all correspondence with FEMA. Construction of the road shall be in compliance with approved road plans and FEMA approved CLOMR-F. 2. Any residential or commercial lots and associated streets (public or private) resulting from the subdivision of the property, with the exception of the stream crossings, shall be located outside of the 100 foot stream buffer(as shown on the Brookhill Special Use Permit&CLOMR Plan, Existing Conditions, Sheet 2, last revised 06/15/16), Flood Hazard Overlay, and preserved slopes on the property. Approval of lots located within the stream buffer shall be subject Subdivision Agent approval. PLANNING COMMISSION MOTION—Zoning Map Amendment: A. Should a Planning Commissioner choose to recommend approval of this zoning map amendment: Move to recommend approval of ZMA 2015-00007, Brookhill with the changes as recommended by staff in Attachment G. B. Should a Planning Commissioner choose to recommend denial of this zoning map amendment: Move to recommend denial of ZMA 2015-00007, Brookhill (state reasons for denial). PLANNING COMMISSION MOTION—Special Use Permit: A. Should a Planning Commissioner choose to recommend approval of this special use permit: Move to recommend approval of SP 2015-00025, Brookhill with the conditions as recommended by staff. B. Should a Planning Commissioner choose to recommend denial of this special use permit: Move to recommend denial of SP 2015-00025, Brookhill (state reasons for denial). PLANNING COMMISSION MOTION—Modifications: ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 21 A. Should a Planning Commissioner choose to recommend approval of the modifications listed in Attachment H: Move to recommend approval of the modifications for ZMA2015-0007 as listed in Attachment H with conditions as recommended by staff. B. Should a Planning Commissioner choose to recommend denial of the modifications: Move to recommend denial of the modifications listed in Attachment H based on the following identified by the Planning Commission. Should a commissioner motion to recommend denial, he or she should state the reason(s) for recommending denial. ATTACHMENTS Attachment A: Vicinity Map Attachment B: Code of Development with revised date of June 27, 2016 Attachment C: Application Plan with revised date of June 27, 2016 Attachment D: Proffers dated June 27, 2016 Attachment E: Applicant Modification Requests Attachment F: Staff Analysis of In-Kind Contribution Attachment G: Staff Summary of Revisions Attachment H: Staff Modification Request Analysis Attachment I: Albemarle County School Board Letter dated April 28, 2016 Attachment J: Applicant Justification Attachment K: Applicant response to proffer concerns ZMA 201500007 and SP201500025,Brookhill Planning Commission Public Hearing,August 16,2016 Staff Report,Page 22 rarearipP24 N! o R Eiiiimp',,, � • 1 j \4....,„0.) . g 8 141� �R4L S .., , / DiN2 o WIii=W1 Fill � Air' yry" ,,, , :: .. ,illo., <7.' vor:it ,..-,,,,v/ilfig, --4? � 4, �� oi+���J r 4-,-,\,1,,;, f� , ,,,� `C �' ia van. 1,14 vn/ ®Dr. y G•. ,.!qatifiti.. 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C' ' ! �M1 �PNlir 3ie a ir o � r M1 , co V ..-. -...--_S771W O!� o BROOKHILL NEIGHBORHOOD MODEL ZONING MAP AMENDMENT ZMA 2015-007 a CODE OF DEVELOPMENT Submission Date: June 15, 2015 Revision#1: September 21, 2015 Revision#2: March 7, 2016 Revision#3: May 16, 2016 Revision#4: June 27, 2016 mei 6/28/2016 rrr TABLE OF CONTENTS 1. Introduction 3 1.1 Purpose and Intent 3 1.2 Existing Conditions 3 2. Code of Development 5 2.1 General Development Application Plan 5 2.2 Land Use By Block 5 2.2.1 Neighborhood Service Center 9 2.2.2 Urban Density Residential 9 2.2.3 Neighborhood Density Residential 11 2.3 Building Form Standards 14 2.3.1 Density 14 2.3.2 Lot Regulations 16 2.4 GreenSpace and Amenities 18 2.4.1 Greenway 18 2.4.2 Buffers 19 ONO2.4.3 Parks 21 2.4.4 Open Space 23 2.5 Phasing 23 2.6 Stormwater Management 23 2.7 Grading 24 2.8 Transportation 24 2.8.1 Street Network 24 ""' 2.8.2 Pedestrian Network 26 2.8.3 Transit 26 2.8.4 Traffic Improvements 26 2.9 Parking 26 2.10 Floodplain 27 2.11 Trailways 27 2.12 Utilities 28 2.13 Historic Resources 28 2.14 Definitions 31 ■+ 3. Architectural and Landscape Standards 32 3.1 Architectural Standards 32 3.2 Landscaping Standards 33 3.2.1 Street Trees 33 3.2.2 Buffers 33 3.2.3 Tree Preservation Guidelines 33 3.3 Streetscape Treatments 33 Appendices: Exhibit 1:Regional Context Map Exhibit 2: Property Survey Exhibit 3: Zoning Parcel Map Exhibit 4: Brookhill By-right Development Plan Exhibit 5:Brookhill Property Environmental Features 2 ' Page ZMA—Code of Development Brookhill sew 6/28/2016 '" 1. INTRODUCTION 1.1 Purpose and Intent In accordance with the requirements of the Neighborhood Model District ("NMD") and the regulations contained in 18-20.A.4 and 20.A.5 of the Albemarle County Zoning Ordinance (the •� "Zoning Ordinance"), this "Code of Development", together with the General Development Application Plan, entitled `Brookhill Rezoning Map Amendment Plan" ("Application Plan"), shall serve as the guidelines and regulations for the development of Brookhill. The intent of the Code of Development and Application Plan is to provide a framework for the development of Brookhill that is in accordance with the principles of the Neighborhood Model, Albemarle County Comprehensive Plan, and Albemarle County Zoning regulations, while allowing for maximum flexibility and creativity in the establishment of the Application Plan, mixture of uses, building locations, street networks, densities within the property, and overall design of the project. 1.2 Existing Conditions The Brookhill property, as shown on the Regional Context Map in Exhibit 1 of the Code of Development (COD) Appendix is located within the Northern Growth Area of Albemarle County. The property, totaling 277.5+/- acres and consisting of(3) parcels, was surveyed by ,,. Lincoln Surveying in October, 2008. The survey is shown in Exhibit 2 in the COD Appendix and the pertinent survey information has also been included on the Application Plan. Table 1 on page 5 of the COD includes the existing property information on the Brookhill parcels. The property is bordered to the north by the Forest Lakes neighborhood and to the east by the Montgomery Ridge neighborhood. Polo Grounds Road and Route 29 (Seminole Trail) are located along the south and west property lines, respectively. The surrounding neighborhoods •. and adjacent property owners are shown on Exhibit 3 in the COD Appendix. The current zoning of the (3) parcels within the Brookhill property is R-1 Residential zoning. Under this zoning, 269 residential dwelling units can be developed by-right on the property. Exhibit 4 in the COD Appendix illustrates the by-right development of Brookhill under the current R-1 zoning. The topography of the Brookhill property is primarily rolling terrain, with a number of stream corridors throughout the property. Two dwellings exist on the property, together with a number of other sheds and dependent structures. These dwellings maintain access via an existing driveway off Route 29. Some of the upland areas have also been recently timbered. 3IPage ZMA—Code of Development Brookhill W 6/28/2016 ar Within the stream corridors, there are over 18,000 linear feet of streams, consisting primarily of perennial streams and intermittent streams. The community's design will minimize impacts to these streams by preserving buffers in accordance with the Albemarle County Water Protection Ordinance. Exhibit 5 in the COD Appendix provides a map of the location of the streams, wetlands, and proposed stream buffers on the Brookhill property. All of the perennial streams will have a 100 foot buffer preserved around the stream corridor, and this protective corridor, known as the Greenway, is shown on the Application Plan and in Exhibit 5 of the COD Appendix. Exhibit 5 also includes the environmentally sensitive steep slopes on the property, both managed and preserved, as identified by Albemarle County. Table 1: Existing parcel information "" Tax Parcel I.D. Owner Acres Current Comprehensive Plan Number Zoning Designation Neighborhood 04600-00-00-00180 Crockett Corporation 207.62 R-1 Density&Urban Density Neighborhood 04600-00-00-0018A Charles R. & Elizabeth Aim 27.32 R-1 Density&Urban Oglesby Haugh Density "" Neighborhood 04600-00-00-00190 Charles R. Haugh(Trustee) 42.56 R-1 Density, Urban &E.J. Oglesby Jr. (Trustee) Density, and Neighborhood Center TOTAL 277.5 +1- 40, 4page .. ZMA—Code of Development Brookhill r 6/28/2016 2. CODE OF DEVELOPMENT 2.1 Application Plan The Application Plan lays out the framework for the development of Brookhill, while incorporating the flexibility necessary to adapt to changing needs in the future. The Application Plan illustrates the Development areas, Open Space, Greenway, and Buffer areas all within the property, along with the environmentally sensitive areas that will remain undisturbed. The Application Plan also shows the proposed alignment of the connector roads through the property, and the connections to the adjacent properties and existing roads. Other key features of the development are shown in the Application Plan, including proposed civic spaces, historic resources, transit stops, and other elements of the rezoning. �.. 2.2 Land Use by Block The Application Plan has been segmented into 19 land bays or blocks, based on existing site conditions of the property. The blocks are classified into three different land use districts, which •- derive from the Comprehensive Plan recommendations for the property. The three land use districts are: Urban Mixed-use (Neighborhood Service Center), Urban Density Residential, and Neighborhood Density Residential. Much like the Places29 Master Plan recommendation, -• Brookhill contemplates Urban Density Residential, surrounding the Neighborhood Service Center uses, and the remaining portion of the property being principally Neighborhood Density. The Neighborhood Service Center will be the heart of the development with a combination of +101. retail, commercial, residential, and community spaces. The Urban Density Residential area provides a transition from the Neighborhood Service Center to the Residential areas, and provides a mix of residential types of housing, live/work opportunities, and other uses and amenities. The Neighborhood Density Residential area will be primarily single-family dwellings. A summary of the Land Use Areas can be found on Table 2. The Land Use Table lists the total acreage of each block along with the acreage in each block that is included as development area and Greenspace/Amenities. The Greenspace areas include the Greenway, Open Space, Buffer, and Park areas. Over 100 acres within Brookhill will be included within the Greenspace areas. Block sizes are flexible in size, and may adjust as the site plans and subdivision plats are developed and finalized; however, all the requirements of this Code of Development and County Ordinances must be met for each block. The proposed density of each block will be determined by both the acreage and land use of the block. No block size shall be modified more than fifteen percent (15%) of the gross land area listed in Table 2 on page 6 of the Code of Development. Figure 1 on page 8 in the Code of Development provides the location of the development blocks within Brookhill and identifies the land uses for each block. Figure 2 depicts an illustrative plan showing a potential road configuration. This plan is conceptual and is intended only to show potentially how the property can be developed under the guidelines set forth within the Code of Development. 5 {Page .,, ZMA—Code of Development Brookhill ... 6/28/20/6 Table 2: Land Use Areas Development Greenspace/Amenities (ac) Area Area (Roads, Land Use District Block (ac) Lots, Buildings, Civic / Greenway Open Total Buffers Green Parking lots) Parks* Space space ,, 1 12.0 12.0 0.0 0.0 0.0 0.0 0.0 ,,, .. ., . . 2 6.3 5.1 1? 0.0 0.0 0.0 1.2 Urban Density 3 5.8 5.8 0.0 0.0 0.0 0.0 0.0 - Urban Density 4 27.4 19.0 0.2 3.4 1.9 2.9 8.4 Neighborhood Density 5 12.3 5.1 0.0 5.7 1.5 0.0 7.2 -. Neighborhood Density 6 7.2 0.0 7.0' 0.0 0.0 0.2 7./ Neighborhood Density 7 20.6 11.9 0.0 2.9 4.7 1.1 8.7 Neighborhood Density 8 25.8 12.7 0.0 5.1 4.0 4.0 13.1 Neighborhood Density 9 11.4 6.8 0.0 1.8 0.0 2.8 4.6 Neighborhood Density 10 8.1 3.4 0.0 3.6 1.0 0.1 4.7 Neighborhood Density 11 13.9 3.2 1.2 8.2 1.3 0.0 10.7 Neighborhood Density 12 9.9 5.7 0.0 3.2 1.0 0.0 4.2 Neighborhood Density 13 13.1 9.7 0.0 1.4 1.1 0.9 3.4 Neighborhood Density 14 10.1 4.1 0.0 4.7 1.3 0.0 6.0 a. Neighborhood Density 15 21.0 13.6 0.0 4.1 2.1 1.2 7.4 Neighborhood Density 16 11.5 8.4 0.0 1.8 1.3 0.0 3.1 Neighborhood Density 17 19.1 11.8 0.0 3.3 3.8 0.2 7.3 Neighborhood Density 18 38.8 27.3 0.7 4.4 3.8 2.6 11.5 Brookhill House Parcel 19 3.2 3.2 0.0 0.0 0.0 0.0 0.0 TOTAL 277.5 168.8(60.8%) 10.3(3.7%) 53.6(19.3%) 28.8(10.4%) 16.0(5.8%) 108.7 Note: 1. The development areas and greenspace areas may change within each block; however, the total minimum Greenspace/Amenities area will be met throughout the development. 2.Additional Greenspace may be added or expanded during the design phases to allow for additional area to accommodate utilities, stormwater management, recreational areas, and erosion control measures as necessary for the development. Also, `"* see section 2.4 of the Code for additional specific requirements for the proposed Greenspace/Amenities within the development. 3. The 7.0 acres of civic area shown in Block 6 shall be the location of the Elementary School within Brookhill. 4. No block size shall be modified more than 15%of the gross land area as listed in this Table 2. * -The location of the proposed Parks may vary between the blocks, per section 2.4.3 of the Code of Development. Wage ..., ZMA-Code of Development Brookhill 6/28/20/6 Brookhill Development Land Use Map I .. ,V _ V(JCAll;,1" 750' / i- /' 4, ,4- ,„t„,„,-.4,,,,,,, l„.. , , / , . ; „ l'or!!,... , oolot• 01 1 (BLOCK le% BLOCK s31 j ' r vi �� / BI.00K9; -- ; . 0 OW, 1 .. '�" �i�Jr: `� ♦ (1E-QC1(tii % 11 r..�s..+ 1�/ f(/ ♦�, (BLOCK 24) .+'"' / CBLOCK 4' ♦♦ ti °♦ ` L •.o % 0". % lime ' )1 / ".♦ S 1 it / Ft.Qr l,p, i BEOCK 1-62, � f / (BLOCKf 1♦ j BL f �- isillNii a h. I (BLOCK 2) t ."'... I la i •a \ ,...., . .,, NII,P.A.. .4.1.._'411Thijill �„t Bl'OCK-3)? `�•i t (BLOCK 1—) t ./41%I ,// 4:titiii,74: ".-f I ....... / /......,'•••,..24, ,7‘...,. i,Alikr //// I _ BLOCK 7� 1 /, / '/11----__ I I I I/ tr-' ' I POLO GROUNDS ROAD t z.,......,.... I , _ llippy F/r LJ URBAN MIXED USE ,1I , I URBAN DENSITY Ii+, Rly, I NEIGHBORHOOD DENSITY rt '''''- '1,,,, II:44. r� J GREEN SPACE Figure 1 —Brookhill Block Development Plan 7IPage ,,. ZMA—Code of Development Brookhill 6/28/2016 Brookhill Development Illustrative Conceptual Plan :i 1. + �,�c rs . 7 .1 ,,,sr.. ,` fNa'''„+w h„ + ' .,''ate LEGEND '''',=:[.,''''').-)001-:,:i'P ;1"-::,',.:1'',:47:4. , t "'�� , Y a '# ,.« ".`it. a♦ 3 ;�" is' e �Mr N S N„UFENSPA,, C � `. � gyp, �a q M '� % 7T �> E4/&.3i� �` "` w � � JQ wh, ��k ''witty`XahS p y � .:;1`;',,"'1!t,.4:,, % 'S' ���� � '!4� .;17::t';'' ,�'9.3 } �� e.@ � lx,.. � ,* '�"` �� b .A"k iJWN CENTf M/AMENR�fS 'Y� > it!",:.: �" § 'c ,� °h*� � '.i., � +s' Nr�mm„,wooE rr.�*v ��.', ',5,1',4.,. -roe 1„, x 'fz#' J 6 � 3€.A,�` � F a- , uxeae Dfun-. ?`� ,� ,nxwonDu vn •��'� �"++ � s, �' '�� ., � 444 '� "rn. �''°' 14t*,-' � � �"' ..>'<° •�x,ro; �. * x' .. I x' : „ �' ,a . yy S 3 g. x@' ;�+t�:,:lt.--. „ r�P' d� , 4 t .� AN'KCA F 81 s`�l_M" yy� W �' per-,'' y ,- f 9 ^ jtr. . !Y ns if tr ''+ `.2 . � @+ 1.ti j:* 7 Xk' c�'. ,! t . r ;' 1 •' ,:e.:444 ¢ ' ..” s 4 »1 ww ,�3+�.}�� +' « � �� `�. P � '��'"` t'+i� W" � fir. i tit "°"` �+ ��`a t ��' �M��F` , y t s � �" ,.,.�� 4.. ,•fit+• t +Yi• •t•� MIPh : �F.;.y .. ..'r.. • f ' •• , . '"e . t4:01 + s+i <i Y #t t � 4y ,tittt 41 A.1-LA , l• '.1** �M - n ,y°,, sw. •s°4*— •°, .•4" •. ►w •• � A.. yj SaF • $ am ' ry *vitt �� : u nsE' tixj , ►•3r • "�� � p a t ! + ^ +,•I • • P r c� ,� } •kl ,. sem4:..;1. " 'X�,y, : .•. '•i f twz .A.,'•1:4''''.1. 414, + •'',C''.;i t P .0.,,. „,:i..1L.,,,,,r-,Stf?,ir : ' '*,„ e it: , „,„t, • _" a Oa A. '"4" no- ��"�" --,,,,,,,„..:7„.„....,,—.77,,„..,,,,,4.,,..„,s. -•° "•rxw, -s+ t� a *.. ¢� ec 1 y F r Figure 2 —Brookhill Conceptual Plan for a Potential Roadway Configuration BIPa • e ZMA— Code of Development Brookhill 6/28/2016 2.2.1 Neighborhood Service Center The higher density area of Brookhill will be located within and around the neighborhood center, in the Neighborhood Service Center district, or Block 1, as shown on the Application Plan. The main street into the community, perpendicular to Route 29, will reveal a stately, yet inviting entrance corridor. This block will front on both sides of the main street, creating a vibrant neighborhood center where residents, visitors, and shoppers may interact within civic spaces and community areas to create the center of the community. The configuration of the block will create a pedestrian-sensitive streetscape, with building orientation toward the street and civic spaces, relegation of off-street parking within the blocks, and prodigious use of community spaces. All this will create a place that encourages casual social interaction among residents and „o visitors. Characteristics of the Neighborhood Service Center Characteristic Description Notes Block Size 500 feet to 600 feet in length Streetscape of this block shall have a mid-block vehicular and/or pedestrian access connection along the streetscape between the buildings to break up the block Civic Space Public space for outdoor events, Outdoor meeting/plaza area and public open r.. meetings, &gatherings (civic space - See Section 2.4.3 of the Code for details space may be located in Block 2) Bicycle Racks Minimum 1 bike rack space per Bike racks shall be distributed throughout the 5000 sf of retail space Neighborhood Center Uses Mixture of Residential and Non- See Table 5 for minimum and maximum uses residential uses within the block ,,. Building Primary entrance located on the Buildings may have a secondary entrance on Entrances front or side of the building the side or rear of the building. Block Design Traditional Grid system Interconnected street grid Relegated Parking shall be relegated and See Section 2.9 of the Code for details on the Parking screened from the public streets Relegated Parking Lot See Section 2.3.1 of the Code —• Regulations Building See Section 2.3.1 of the Code Regulations �- Ancillary Uses rest homes, assisted living Non-residential uses that will complement the facilities, nursing homes, residential, mixed use, retail,and office uses convalescent homes, recreational within the Neighborhood Center areas, health clubs, community space, tourist lodging, and hotels 11111 9IPage ZMA—Code of Development Brookhill 6/28/2016 2.2.2 Urban Density Residential Surrounding the commercial and community spaces shall be an Urban Density residential core, providing varied residential and non-residential options adjacent to the neighborhood center. The Urban Density land use districts within Brookhill are designed to align with the community's main street, creating an attractive streetscape while also providing a separation from Route 29 and the neighborhood center. This Urban Density area shall also serve as a transition from the neighborhood center to the Neighborhood Density Residential areas within the community. Although some non-residential uses shall be allowed within these blocks, the primary land use will be residential. The Urban Density Residential uses will be limited to Block 2, Block 3, and Block 4, as shown on the Application Plan and within Figure 1. Limited commercial uses shall be allowed within Block 4, as outlined in Table 4. Characteristics of the Urban Density Residential Characteristic Description Notes Block Size 300 feet to 650 feet in length Block lengths based on site design and development area Civic Space Minimum of 50,000 sf (portion Outdoor public plaza/meeting areas, of the total area may be located clubhouse, and Recreational Amenities— adjacent or within the See Section 2.4.3 of the Code for details Neighborhood Center Center) Bicycle Racks Minimum(1) bike rack space per A clubhouse and pool shall count for a 5000 sf of retail space and total of(5)bicycle spaces required. «. minimum of(1)bike space per A tot lot recreational area shall count for 5,000 sf of non-residential space a total of 3 spaces required. Uses Mixture of Residential and Non- See Table 5 for minimum and maximum residential uses uses within the blocks Building Primary entrance located on the Buildings may have a secondary Entrances front or side of the building entrance on the side or rear of the building. Roadway Traditional Grid system Interconnected street grid Network Relegated Parking Parking shall be relegated from See Section 2.9 of the Code for details the public streets on the Relegated Parking Lot Regulations See Section 2.3.1 of the Code Building See Section 2.3.1 of the Code Regulations Ancillary Uses rest homes,assisted living Non-residential uses that will facilities,nursing homes, complement the residential, mixed use, convalescent homes, recreational retail, and office uses within the Urban areas, health clubs, and Density Residential blocks community space 10 IPage ZMA—Code of Development Brookhill 6/28/2016 2.2.3 Neighborhood Density Residential The predominant land use characteristic of Brookhill shall be Neighborhood Density Residential, consisting primarily of single family, detached dwellings. The Neighborhood Density Residential blocks consist of Block 5 through Block 19 as shown on the Application Plan. These blocks shall provide a mixture of housing types throughout this district. While many of the blocks may only contain one type of housing, the combination of the blocks will provide an overall variety of residential housing throughout Brookhill. All proposed uses within these blocks will be consistent with Table 3 below. Ing Characteristics of the Neighborhood Density Residential Characteristic Description Notes Block Size Between 400 feet and 700 feet in Block lengths based on site design and length development area Civic Space Minimum of 90,000 sf +7 acre Recreational Amenities,tot lots, and/or Elementary School site Public plaza/meeting areas-See Section 2.4.3 of the Code for details Bicycle Racks Optional Bike rack spaces may be provided at the .. location of the public plaza/meeting areas, open spaces, and/or recreational amenities. ,� Uses Primarily Residential uses only See Table 5 for minimum and maximum uses within the blocks Building Entrances Primary entrance located on the Houses shall primarily face the public .�., front or side of the building streets or public amenity areas Roadway Network Irregular Grid pattern Interconnected streets within an irregular grid pattern. Cul-de-sacs shall not be utilized in Residential areas unless it is not feasible to connect streets due to existing environmentally sensitive areas, ,,. stormwater management facilities, steep terrain, grade separations,and/or street design requirements that prohibit a grid form or connections as determined by the Director of Planning in consultation with VDOT,Fire/Rescue,and County Engineer .r. when appropriate Relegated Parking Parking shall be relegated from See Section 2.9 of the Code for details on the public streets the Relegated Parking Lot Regulations See Section 2.3.1 of the Code Building See Section 2.3.1 of the Code Regulations Ancillary Uses rest homes,assisted living Non-residential uses that will complement facilities, nursing homes, the residential uses within the convalescent homes,recreational Neighborhood Density Residential blocks areas,health clubs, and community space 11 Page ZMA—Code of Development Brookhill 6/28/2016 se Table 3: Permitted/Prohibited Residential Uses by Block tan DISTRICT/BLOCKS r NEIGHBOR- URBAN RESIDENTIAL HOOD DENSITY NEIGHBORHOOD DENSITY RESIDENTIAL USES SERVICE RESIDENTIAL CENTER ... 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 Detached Single- X XXX X X X X X X X X X X X X X X Family Dwelling 111"1 Attached Single- Family Dwelling X X XXX X X X X X X X X X X X X X Units .�. Multiple family X X XXX X X X X X X dwellings Accessory uses and buildings, X X XXX X X X X X X X X X X X X X X rs including storage buildings Accessory 2 Apartments(in ..., single family X XXX X X X X X X X X X X X X X detached dwellings only) Carriage Unit' X XXX X X X X X X X X X X X X X Home Occupation Class X X XXX X X X X X X X X X X X X X X A Home Occupation Class X X XXX X X X X X X X X X X X X X X B Accessory Tourist X X X X X X X X X X X X X X X X X X X r.. Lodging Group Homes X X XXX X X X X X X X X X X X X X Family Day Homes X X XXX X X X X X X X X X X X X X Footnote: 1. Carriage unit will count against the density within Brookhill, and each carriage unit will count as 1 residential development unit. See page 31 of the Code of Development for additional information and the definition of a carriage unit. 2. See page 31 of the Code of Development for additional information and the definition of an accessory apartment. WM 12 ' Page .., ZMA—Code of Development Brookhill 6/28/2016 RIM Table 4: Permitted/Prohibited Non-Residential Uses by Block DISTRICTS/BLOCKS NEIGHBOR- URBAN NON-RESIDENTIAL USES HOOD DENSITY NEIGHBORHOOD DENSITY SERVICE RESIDENTIAL RESIDENTIAL CENTER MIR 2 3 4 Block 5 thru Block 18 19 Assisted Living residential facilities X X X X SP4 Administrative professional offices X X X X6 SP5 Antique,gift,jewelry,notion,and craft shops X 111WBarber,beauty shops X Clothing,apparel and shoe shops X Clubs,lodges,civic,fraternal,patriotic(reference 51.02) X X X X X Community Center X X X X X' Commercial recreation establishments X X X X X' Concessions for the serving of food refreshments or entertainment of club members and guests in X X X X y„ conjunction with swim,golf,or tennis club Convenience Stores X Day care,child care,or nursery facility(reference 5.1.06) X X X Drug store,pharmacy X Restaurants(not including fast food restaurant) X X X X6 Water,sewer,energy&communications facilities X X X X X Farmers'Market(reference 5.1.36) X X X X Fast Food X Financial Institutions X Florist _ X r Food and grocery stores including such specialty shops as bakery,candy,milk dispensary and wine and cheese X shops Furniture and home appliance(sales and services) X rrr Hardware store X Health club or spa X X X X Hotels,motels,and inns X Spa Imo Indoor athletic facilities X X X X Indoor theaters X Laundries,dry cleaners X Libraries X Medical center X Musical instrument sales X Newsstands,magazines,pipe and tobacco shops X w. Office and business machines sales and services X Optical goods sales X Outdoor Amphitheatre X X X X X war Outdoor eating establishments or café X X X X6 Outdoor storage,display and/or sales serving or associated with a by-right permitted use,if any portion SP of the use would be visible from an entrance corridor. 13 Page ., ZMA—Code of Development Brookhill 6/28/2016 DISTRICTS/BLOCKS NEIGHBOR- URBAN ..� NON-RESIDENTIAL USES HOOD DENSITY NEIGHBORHOOD DENSITY SERVICE RESIDENTIAL RESIDENTIAL CENTER ... 2 3 4 Block 5 thru Block 18 19 Photographic goods sales X Professional offices,including medical,dental and optical X X X X6 SPs ... Public and private utilities and infrastructure X X X X X Public uses and buildings,including temporary or mobile facilities including schools,offices,parks,playgrounds X X X X X and roads rw Rest home,nursing home,and convalescent home X X X X SP4 Retail sales and service establishments X X X X6 Sporting goods sales X NIN. Stand-alone parking and parking structures(reference 4.12,5.1.18)2 X X X X X2 Stormwater management facilities on an approved final X X X X X site plan or subdivision plat nr. Swim,golf,tennis or athletic facility X X X X X1 Tailor,seamstress X Temporary construction uses(reference 5.1.18) X X X X X ..� Temporary nonresidential mobile homes(reference X X X X X 5.1.40) Tier I&Tier II personal wireless service facilities X X X X X (reference 5.1.140) ra Veterinary offices and hospital X Visual and audio appliances sales X Manufacturing/Processing/Assembly/Fabrication/Recycli X ng<4,000 SF of GFA NI" Note:(X)designates the use as permitted"By-right"within the block as shown. (SP)designates the use as permitted through a"Special Use Permit process"through the County. (SE)designates the use as permitted through a"Special Exception request;through the County during the site plan process. Footnotes:1)Swim,golf,tennis or athletic facility is excluded from Blocks 13,15,&18,along with any community center or commercial tr recreational centers 2)Block 11 is the only Neighborhood Density Residential block to allow stand alone parking. Stand alone parking is prohibited in the other Neighborhood density residential blocks 3)Block 19 is the only Neighborhood Density Residential block to allow a Hotel,motel,or inn by special use permit only. „„ The Existing Brookhill House may be converted to an inn,but only through a special use permit process 4)Rest homes,nursing homes,convalescent homes,and assisted living residential facilities shall be allowed within the Neighborhood Density Residential Blocks by Special Permit only,with exception to Block 8&9,which shall be permitted as a by-right use. 5)Professional/medical offices shall be allowed within Block 9,with a special use permit request during the site plan process. The maximum footprint for each building shall be 20,000 SF. 6)Non-residential uses shall only be allowed at the corners of the North/South Connector Road&Main Street within Block 4. 2.3 Building Form Standards The Brookhill community is designed in accordance with the principles of the Neighborhood Model, while maintaining a level of flexibility in the product type and density of the community to adapt to current and future market conditions. rr. 2.3.1 Density Allowable densities within Brookhill have been arranged in accordance with the Albemarle County Comprehensive Plan to establish a compact form of development within the County's 14IPage ,.. ZMA—Code of Development Brookhill UM 6/28/2016 Ni. designated Growth Area, thus protecting the rural surroundings. Table 5 lists the allowable density range for each block(not including the acreage of the Greenway) based on unit type and mixture of uses. "' Table 5: Density Regulations aMaximum/Maximum Use Regulations per Rezoning Plan 1,2 Residential Uses Non-Residential Uses INN Z Block Areal Dwelling JC (acres) Density Range Unit Dwelling Unit Minimum Non- Maximum Non- UMW m (units) Minimum Maximum Residential(SF) Residential(SF) I 12.0 3—34 units 36 408 50,000 130,0002 6.3 6—34 units 37 214 0 30,0002 MN 5.8 6—34 units 34 197 0 30,0002 24.0 6—34 units 144 816 0 15,0004 .. 5 6.6 2-6units 13 39 0 0 6 7.2 0- 1 unit 0 1 0 0 _ 7 17.7 2—6 units 35 106 0 0 8 20.7 2—6 units 41 124 0 0 9 9.6 2-6units 193 573 0 0 am 10 4.5 2-6units 9 27 0 0 11 5.7 2-6units 11 53 0 0 12 6.7 2-6units 8 25 0 0 13 11.7 2-6units 11 34 0 0 „ug 14 5.4 2-6units 10 32 0 0 15 16.9 2-6units 33 101 0 0 16 9.7 2-6units 19 58 0 0 O 17 15.8 2-6units 31 94 0 0 18 34.4 2—6 units 68 206 0 0 "' 19 3.2 0-1 unit 0 1 0 0 Total Comprehensive Plan 552 2,589 50,000 205,0002 Recommended Densities: '" Total Min.&Max.Allowed Density 800 1550 50,000 130,0002 1. Block areas are exclusive of Greenway area. A total of 53.6 acres is not included in the Density calculations for Brookhill. so 2. Maximum non-residential square footage in each of these blocks and the total maximum non-residential square footage do not include the square footage of ancillary uses as listed in Section 2.2 of the Code of Development. 3. Assisted living facilities&rest homes,nursing homes,and convalescent homes shall qualify as meeting the residential component of the block,and shall not count against the minimum or maximum dwelling units in this block. ,.. 4. Non-residential uses shall only be allowed at the corners of the North/South Connector Road and Main Street within Block 4. 151Page ,,,,,, ZMA—Code of Development Brookhill 6128/2016 1 16 2.3.2 Lot Regulations and Setbacks The setbacks, lot sizes, and lot coverages listed in the tables below shall establish the minimum separation and building requirements for Brookhill within the blocks as indicated.Note in the charts below that SFD=Single Family Detached and SFA=Single Family Attached. igm 2.3.2.1 Neighborhood Service Center—Block 1 Requirement Minimum Maximum Notes Front setback No minimum 30' maximum Exceptions to the maximum setbacks shall be considered Porches No minimum No maximum during the site plan process ug Side setback No minimum No maximum Minimum 10' bldg. separation Side, Corner Lot setback 5' No maximum Rear setback 5' No maximum 1 Height No minimum 4 stories/60' Buildings greater than 3 stories must step back a minimum of 5 stories/70' with 15 feet after the 3rd story or Special Exception provide a minimum 15 foot front setback or side setback adjacent to a street Lot size No minimum No maximum Building Footprint No minimum 20,000 sf(Non- Maximum does not apply to i Residential) &No assisted living facilities, rest maximum for homes,recreational and civic ;, Residential Units spaces,&health clubs. Note: 1.Buildings over 3 stories shall require a 26'wide,exclusive of shoulders,aerial fire apparatus access road that is no more than 30'from the building to meet Fire and Rescue regulations. 3. Side and rear minimum setbacks for any primary structure shall be constructed and separated in accordance iwith the current edition of the Building Code. A ° „oil. 0`O ,µ .. ,, ., 40, W1g r'�, -vim �. f ...e 1 c Figure 2:Neighborhood Service Center Building Height Diagram i 161Page kio ZMA—Code of Development Brookhill i 6/28/2016 2.3.2.2 Urban Density Residential—Block 2 through Block 4 Requirement Minimum Maximum Notes Front Setback 5' minimum 25' maximum Exceptions to the maximum setbacks shall be considered Porches 4' minimum 25' maximum during the site plan process Side Setback 5' No maximum Minimum 10' bldg. separation Side, Corner Lot Setback 5' No maximum Rear Setback 10' No maximum Rear setback for Block 4 shall be adjacent to the Route 29 Buffer Garage Setbacks See Figure 12 See Figure 12 Figure 12 is located on Sheet 30 of the Code of Development Height No minimum 4 stories/60' Buildings greater than 3 stories must step back a minimum of 15 5 stories/70' feet after the 3`a story or provide a with Special minimum 15 foot front setback or Ea I Exception side setback adjacent to a street Lot size No minimum No maximum Building Footprint No minimum 15,000sf(Non- Maximum does not apply to ij Residential) & assisted living facilities,rest No maximum homes, recreational and civic for Residential spaces, health clubs, and multi- Units family buildings Note:Buildings over 3 stories shall require a 26'wide,exclusive of shoulders,aerial fire apparatus access road that is no more than 30'from the buildin: to meet Fire and Rescue regulations. s ' 3 ' f5 story rs / 7 Wit m- - .,+ t� as , { ., i ,/- ____ ..-,,,- _ --„-;-- * ....,., -,,„4.c. i..<,,-_.--- .: ,, - , - ,,,. __ mm -- h v romp N N'. Figure 3:Front yard setbacks for Non-residential buildings within the Neighborhood Service Center and t, Urban Density Blocks 17 IPage ZMA—Code of Development Brookhill u r 4 6/28/2016 2.3.2.3 Neighborhood Density Residential—Block 5 to Block 19 Requirement Minimum Maximum Notes Front Setback 8' minimum 25' maximum 1.Maximum setback does not apply to cul-de-sac lots Porches 5' minimum 25' maximum 2. Exceptions to the maximum setbacks shall be considered during the site plan process Side Setback 5' No maximum Side, Corner Lot Setback 5' No maximum Rear Setback 10' No maximum 5' min. setback for carriage units Garage Setbacks See Figure 12 See Figure 12 Figure 12 is located on Sheet 30 of the Code of Development Height No minimum 3 stories/40' Maximum height for Blocks 8 & •� 9 shall be 4 stories/50' Lot size No Minimum No maximum Building Footprint No minimum 10,000 sf(up Maximum does not apply to to 20,000 sf assisted living facilities, rest by Special homes, recreational and civic Exception) spaces, health clubs, and Elementary Schools 2.4 Greenspace and Amenities Brookhill will feature over 100 acres of Greenspace. This Greenspace represents more than 35% of the entire community's land area, and includes the Buffer areas, the Greenway and stream buffers, parks and civic amenity areas, and general open space. The Greenspace will not only provide a linear trail system throughout the community, but shall also preserve environmentally sensitive areas such as steep slopes, streams, and stream buffers. All of the Greenspace areas shall be located outside of private lots and right-of-way. All Greenspace within Brookhill, with the exception of the Greeenway, will be owned and maintained by the Homeowners Association. Establishment of the buffers, trails, and amenities within the Greenspace will be the responsibility of the developer. 2.4.1 Greenway The proposed Greenway within Brookhill serves a dual purpose of both protecting the environmentally sensitive areas along perennial streams and providing pedestrian access through the community. The Greenway encompasses the land within the 100 foot stream buffer along the perennial streams and wetlands and all land located within the floodplain. This Greenway area will be a public space, dedicated to Albemarle County. The Greenway features primitive nature trails through-out the stream corridors, which will be primarily located over the existing sanitary sewer easements as shown on the Application plan. The Application Plan also shows the proposed impacts to the stream buffer associated with the connector roadways through the development. Exclusive of primitive trails, pedestrian bridges, and sanitary sewer utility connections, no other impacts are proposed to the stream buffer corridor, and all Stormwater Management facilities and Erosion and Sediment Control facilities shall be located outside of the stream buffer corridor. 18IPage ZMA—Code of Development Brookhill ■. 6/28/2016 VW 2.4.2 Buffers Buffers are part of the Greenspace Area within Brookhill. There are (5) proposed Buffers to be NO located on the Brookhill property,which are outlined below. Each of the buffers shall be established at the time of development of the individual block that contains the buffer. If the buffers as shown on the Application plan and described below are disturbed during construction (above what is ". permitted), additional approvals for increases in square footage and/or dwelling units (site/subdivision plans and/or building permits) will not be approved until the buffer is restored or bonded. All buffers shall be measured from the property lines or edges of the public right-of-way. "' Installation and maintenance of freestanding signage, pedestrian paths, and trails shall be allowable disturbances within the buffer areas. In addition, disturbances to the Buffer for required site distances for the roadway access points as shown on the Application plan and utility connections shall be allowed within the Buffer areas. Buffers shall not be located within any private lot, and the buffer shall be owned and maintained by the Homeowners Association. Buffer Classification Buffer Buffer Width Description Notes Route 29 100 feet wide Buffer along Route 29 to 1. 30'portion of the buffer may be disturbed for grading Buffer (70'Natural screen development from within the development,and shall be replanted with a "" Undisturbed Entrance Corridor. mixture of deciduous and evergreen shrubs and trees Buffer&30' to be approved by the Director of Planning. Planted/ Note: See Figure 4 for 2. Buffer shall be reduced to 50'between the VDOT ,.. Reforested additional details on the stormwater management facility and the Buffer) Buffer. development. Any portion of the 50'buffer that is disturbed shall be replanted with a mixture of MOPdeciduous and evergreen shrubs and trees to be approved by the Director of Planning. Perimeter 30 feet wide Natural undisturbed buffer 1. Any portion of the Perimeter Buffer that is not Buffer Buffer between the development currently wooded shall be planted and screened with "' and the adjacent a mixture of deciduous and evergreen shrubs and Neighborhoods trees to be approved by the Director of Planning. Note: See Figure 5&6 for 2. (2)proposed connection points within the perimeter ... additional details on the buffer—see Application plan for location. Buffer. Polo 30 feet wide Natural undisturbed buffer 1. Any portion of the Polo Grounds Road Buffer that is Grounds Buffer or replanted/landscaped not currently wooded or that is disturbed during the r. Road buffer between the grading for the development or roadway Buffer development and Polo improvements shall be planted and screened with a Grounds Road mixture of deciduous and evergreen shrubs and trees "" Note: See Figure 7 for to be approved by the Director of Planning. additional details on the 2. (2)proposed road connection points within the Polo Buffer. Grounds Road buffer—see Application plan. .. Brookhill 20 feet wide Natural undisturbed buffer 1. Any portion of the Brookhill Historic House Buffer Historic Buffer around and new landscaping that is not currently wooded shall be planted/screened House the perimeter of between the development in accordance with County and/or DHR buffer «.. Buffer the Brookhill lot and the Brookhill lot screening requirements. Ashwood Variable width- Natural undisturbed buffer 1. Minimum 30 feet wide buffer between the adjacent Connector Minimum 20 or replanted evergreen lots and the proposed Ashwood connector road. Road feet wide buffer landscaped buffer 2. Replant any portion of buffer that is disturbed from . Buffer road construction with evergreen trees and shrubs. 19IPage a., ZMA—Code of Development Brookhill 6/28/2016 44 '03 k--: r I 'Y #y am ; _ f v ,' 4:.--;-,. - ,,,,,.4% 34- Silk i a. [ trio a i Figure 4:Proposed 100'Buffer along Route 29 corridor i _4 111 : : -' '*'' '''''' **''''' l' ' ''. \ ' twig E - - MOAll ' tom Figure 5:Buffer area between BrookhilI and Forest Lakes 20IPage mm ZMA—Code of Development Brookhill 6/28/2016 i ti s 4*, , ,4„ 4 4 3 3„,-33:-.3.--, At ' iii `'n' Figure 6:Buffer area between Brookhill and Montgomery Ridge Development c i t z t s e , 4,.......$ , ,,,„- :110i 4 Figure 7:Buffer area along Polo Grounds Road . 2.4.3 Parks & Civic Spaces The Application Plan shows the approximate location of the Civic Spaces to be located within the Brookhill Neighborhood, which are in addition to the trailways and passive recreational spaces provided along the streams within the Greenway areas. These spaces are designed to ' provide recreational and civic amenities to the community. The Civic Spaces shall include parks, pocket parks, meeting areas, public plazas, and recreational amenities for Brookhill residents and visitors. Below is a summary of the amenities to be included within the proposed Civic Spaces and Recreational areas. 21 , page ZMA—Code of Development Brookhill 3 33 3 43 a 6/28/2016 Civic Space/Recreational Amenities Civic Space Minimum Location Notes Area per Civic space Neighborhood 50,000 SF Block 1,Block 2, 1. Outdoor plaza and meeting space Amenity Center and/or Block 5 within the village center(minimum &Linear Park— 10,000 sf). Civic Space#1 2. Open space grass area within the Village Center for gatherings and active outdoor play(minimum 20,000 sf) 3. Pool and Community Center building (minimum 5,000 sf pool+outdoor pool deck area) 'r► 4. Recreational play areas(minimum 15,000 sf area) Upland Park— 60,000 SF Block 11 1. Outdoor plaza and meeting area mai Civic Space#2 2. Tot lot playground area(8,000 sf min.) 3. Open recreational area 4. Hard surface play court such as a basketball court,tennis court, or sport court. 5. Minimum 5 spaces for parking 6. Trail connection to the Greenway trails Eastern Park— 30,000 SF Block 16,Block 17, 1. The Eastern park civic area may be Civic Space#3 and/or Block 18 located in one location, or divided between multiple locations(min. 10,000 sf size)within the Eastern portion of the development 2. Outdoor meeting area and/or plaza 3. Tot lot playground area(6,000 sf min.) 4. Active open recreational grass area Urban Density 10,000 SF Block 4 1. The proposed multi-family Residential development within Block 4 shall Amenities include active recreational amenities for the residents. Types of amenities may include a pool and clubhouse, sport courts,tot lots,meeting areas, and/or open recreational fields. Elementary 7.0 acres Block 6 1. 7.0 acres site provided to Albemarle School county for an Elementary School—see proffers for additional information The Brookhill proffers outline the timing and completion of each of the proposed Civic Ares within the development. 22IPage �,. ZMA—Code of Development Brookhill 6/28/2016 2.4.4 Open Space The areas outside of the actual improved areas in Brookhill and not depicted as either the Buffer areas, Parks, or Greenway shall be considered "Open Space". Open Space includes some of the more environmentally sensitive steep slope areas and provides a transition between the proposed lot development and stream corridors. The proposed Open Space areas will accommodate the stormwater management areas and site utilities, and may be expanded during the design phases to allow for additional area to accommodate utilities, stormwater management, recreational r. areas, and erosion control measures as necessary for the development. 2.5 Phasing The land disturbance and grading for Brookhill will occur in phases to limit the amount of land disturbance at one time and to avoid mass clearing and grading over the property. The Brookhill property shall be developed within no less than (4) phases. The first phase shall be limited to 80 acres of disturbance, inclusive roadway improvements, installation of utilities, and construction of the stormwater management and erosion and sediment control facilities for the disturbed area and proposed development within the first phase. The remaining portion of the development shall be constructed within no less than (3) phases. Each of these (3) remaining phases shall be limited to 60 acres of disturbance within the phase. All disturbed areas within a phase of development, exclusive of any lot under construction with a building permit, shall be seeded and strawed,prior to the start of the next phase of development. 2.6 Stormwater Management All designs and engineering for improving Brookhill will adhere to the State Stormwater .r Management regulations and Albemarle County Water Protection Ordinance. A master stormwater management plan shall be completed and submitted to Albemarle County for review and approval, prior to the approval of the first initial site plan or subdivision plat. Stormwater yip management facilities shall be located outside of the buffer areas, development lots, preserved slopes, greenway areas, steam buffers, floodplain on the property. Additional protective measures for erosion and sediment control shall be installed along the limits of the greenway to protect the existing perennial streams on the property. Additional measures may include, but not be limited to, installation of silt fence with wiring backing along the stream buffers, usage of filter socks and floc logs for protection measures along the stream buffers, providing additional wet and dry storage area in basins below the disturbed areas, or installation of erosion control matting for all slopes with the use of tackifiers in seeding and soil stabilization applications. 2.7 Grading The vision for Brookhill is to respect the existing topography and natural landscape. An overlot grading plan shall be reviewed and approved in conjunction with the master stormwater .,. management plan for the development. Retaining walls will be required within Brookhill, due to the topographic challenges of the property. The final design of the retaining walls shall be included with the site and subdivision development plans for Brookhill. The following standards shall apply to retaining walls: 1. Retaining walls over 8 feet in height, as measured from the top of the wall to fmished grade at the bottom of the wall, shall be allowed at the discretion of the Director of Community Development. 23 Page .., ZMA—Code of Development Brookhill 6/28/2016 err 2. Retaining walls greater than 600 feet in length shall be allowed at the discretion of the Director of Community Development. 3. Landscaping shall be installed at the base and/or top of the retaining walls to integrate the walls into the site and help reduce the massing. 4. Retaining walls visible from the public streets or civic areas shall be compatible with the adjacent building architecture materials and/or colors. 2.8 Transportation 2.8.1 Street Network In accordance with Albemarle County's Neighborhood Model for Development, Brookhill is designed to facilitate multi-modal transportation, with an emphasis on pedestrian usage, bicycling, and transit. These modes of transportation have been contemplated in the design of the streets, streetscape, and transportation infrastructure within the community. The design of the streets will comply with the Virginia Department of Transportation (VDOT) Standard Street Requirements. Roadways shall include sidewalks and street trees in accordance with Albemarle County regulations. Alleys shall be allowed within each block of the development, and shall meet the requirements of Albemarle County standards. Any alley providing access to a carriage unit shall have a minimum clear travel lane width of 20 feet. Street Network Chart Roadway Travelway Bike Parking Sidewalk Speed Notes lanes & Street Limit Trees (max) Neighborhood 2-way No Yes Yes 25 1. Parking one side only to Streets—Public traffic w/ mph maintain minimum VDOT Roads curb/gutter Fire/Rescue travelway Connector 2-way Yes Yes Yes 30 1. Parking bump-outs between Roads—Public traffic w/ mph bike lane and curb VDOT Roads curb& 2. Lots fronting on connector gutter road shall have driveway access from an alley. 3. Optional landscape median Neighborhood 2-way Yes Yes Yes 25 1. Parking bump-outs between Center Main traffic w/ mph bike lane and curb Street—Public curb& 2. Private roads to allow �. or Private Road gutter alternative roadway surfaces in neighborhood center Private Streets- 2-way No Allowed Yes 25 1. Sidewalk located adjacent to Private roads traffic w/ on a case mph the Public amenity space. serving curb& by case 2. Street Trees located adjacent Amenity- gutter basis to the Public Amenity space. Oriented Lots' 3. Private Road to be constructed to County/VDOT Standards. Footnote 1: See page 31 for additional information and the definition of Amenity-Oriented Lots 24 ; Page ZMA—Code of Development Brookhill ' 6/28/2016 ;• "r'NT 4 te„..T:4'4'1,'4, g T.. 1 SDEWALK 1 PLANTING LER I TRAVEL LANE 1 TRAVEL LANE ON-STREET 1 We I I PLANTING SIDEWALK E; STRIP & GUTTER PARKING & STRIP GUTTER R}. 1 'TYPICAL NEIGHBORHOOD STREET PARKING ON ONE SIDE (not to scale) Izs MPH DESIGN SPEED) Figure 8: Neighborhood Street Cross Sections oo v 44 iso , ph EA - PUPIL 4 ��,.1i env P>, 1 SWEWRLK PLA,,,,, ICUREI1 B&:E TRAVEL LANE TRAVEL LANE RAE KURBI RANTING SIDEWALK STR& R a R)W ii LANE & STRIP ,� £i GLITTER ® TYPICAL CONNECTOR ROAD v (NOT TO SCALE) OP MPH DESIGN SPEED) DS MPH POSTED SPEED) Figure 9: Connector Road Cross Section P 40 a 01 �"�' { ! +/IAB►; -I! '�! �- S ff 1 SIDEWALK 1 PLANTING CURB DIKE I ON-STREET 1 TRAVEL LANE DROSS TRAVEL LRNE ON-STREET BIKE CURBI PLANTING SIDEWALK STRIP & LANE PARKING MEDIAN PARKING LANE & STRIP GUTTER GUTTER RIW TYPICAL NEIGHBORHOOD STREET �2 PARKING BOTH SIDES GRASS MEDIAN (not to scale) Os MPH DESIGN SPEED) , k Figure 10: Connector Road and Main Street Road Cross Section s 25 IPage ZMA—Code of Development Brookhill 2 6/28/2016 11 , -- ,I'' :j'..11:-4. -4.*‘ -,--, . AZ:1,'.04: ,51 If 66666o66',, 'i61-66566, -,5gf1'! ,- 6X,.6i. ;66'56%6666k E.,- ,,,,,,..„,„ „,,,,,,T AA-AAA'1A1.YAWAltA 'AiAtAA4 V440-.4.1 AA:- A AAJA ANkA4. 'iA 'AA:A- ?A:?A',A,FA A.AtAAAAWAAAAA i:'14 ''',:5,5.'-( 5 -:5!4,5575- 15 4F1•5' - ' 5,5;,tA,, f,5 5.;•5,.i ' •5- ,,•5'555- "'*55:1,,::,_5,;,.,5 5; .0, ',.1 ''Z.,./ I ,AAWEIANd 1 itavatam LJ Iq %MU(il -RAN TYPICAL PRIVATE ROAD I RA. ® 0,,,TOSCALEI (Is tellh1 NSW.SPEW) Figure 11: Private Street Cross Section for Amenity Oriented Lots 2.8.2 Pedestrian Network 1 k Brookhill will feature an extensive pedestrian network, including sidewalks and trails, as depicted on the Application Plan and noted in this Code of Development. In addition to providing recreational opportunities, the pedestrian network will provide routes for residents to walk between neighborhoods and to public places such as the parks, community areas, and the , 1 neighborhood center. Sidewalks shall be constructed in accordance to VDOT and Albemarle -.1 County standards, and will either be located within public access easements or public right-of- way. 2.8.3 Transit A transit stop with a bus shelter will be provided within the neighborhood center to promote .,1 iff residents use of public transportation. The location of the transit stop will be determined at final --. site plan review for the neighborhood center portion of the project. ,... , 2.8.4 Traffic Improvements All traffic improvements are identified in the Traffic Impact Analysis (TIA) report for the 6 6, Brookhill Rezoning and updated TIA supplemental reports. 7 L 2.9 Parking All parking throughout Brookhill shall be provided in accordance with Section 18.4.12 of the Albemarle County Code, Shared parking shall be allowed within the Neighborhood Center, in accordance with Section 4.12 of the Zoning Ordinance and as approved by the Zoning Administrator. Parking lots shall be relegated and screened from the streets by buildings, landscaping, walls, fences, or a combination of various practices. Screening may include landscaping screening, shrubbery, fencing, decorative walls, or other vegetative screening alternatives. All tree canopy landscaping requirements within the parking areas shall conform to the landscaping standards as specified in the Albemarle County Zoning Ordinance Section 31 . 32.7.9. All lots with a carriage unit shall provide a minimum of(3) off-street parking spaces. $ sit See Figure 12 on sheet 30 of the Code of Development for parking and garage setbacks. A 26 IPage . . , ZMA—Code of Development Brookhill .,, 6/28/2016 Relegated Parking guidelines Type of Relegated Minimum Setback Location Notes Parking Parking as an 6' side and rear Neighborhood 1. Parking lot to be located in the side or rear Accessory Use parking setback Center and of the primary structure and shall not extend from r/w. Front Urban Density past the front of the building setback established areas 2. Parking lots shall be screened from public by the primary r/w with continuous evergreen shrubs or 4' structure max. height opaque wall. 3. Walls or fences used to augment screening shall be a minimum of 42"in height. Parking as a 10' front parking Neighborhood 1. Parking lots shall be screened from public Primary Use setback from r/w. Center and r/w with continuous evergreen shrubs or 4' (Stand along 6' side and rear Urban Density max. height opaque wall. Parking) parking setback Areas 2. Walls or fences used to augment screening from r/w. shall be a max. of 42"in height. «. Front loaded 3' behind the front Neighborhood 1. Garages shall be stepped back from the Garages building face of the Density Area front of the residential homes for relegated house or porch &Urban parking. Density Area 2. See Figure 12 on page 30 of the Code of Development for setbacks from sidewalks and public streets 2.10 Floodplain A 100 year floodplain currently exists on the property, according to FEMA floodplain maps. The current floodplain mapping is not based on updated topography for the Brookhill property. .• With the updated topography from the recently performed aerial survey, the floodplain mapping for Brookhill will be updated. This process will require a FEMA floodplain map revision or LOMR. In addition, with the proposed improvements along Polo Grounds Road and the eastern connection of the connector road to Polo Grounds Road, a small portion of the floodplain will be filled. This will also require a FEMA floodplain map revision, or LOMR-F. Both of these map revisions will be processed through Albemarle County and FEMA in conjunction with the development of the property. 2.11 Trailways Brookhill shall include a trailway network through the Greenway area as shown on the Application Plan, connecting the areas of development throughout the property and providing a pedestrian connections to the neighborhood center. All the trailways proposed within the Greenway shall be classified as primitive nature trails and will be designed in accordance with the primitive nature trailway design specifications as outlined in the Albemarle County Engineering Design manual. The primitive trails shall run along the stream corridors throughout the property, and allow for tie-in connections from the various development areas, streets, and cul-de-sacs, providing access down to the Greenway and trail amenities. These primitive .. trailways within the Greenway will primarily be located within the existing sanitary sewer 27 ' Page ZMA—Code of Development Brookhill VIM 6/28/2016 easements, as shown on the Application Plan. The Brookhill proffers outline the timing and completion the primitive trails shown on the Application Plan. All trailway connections from the development areas down to the Greenway trail shall be installed and completed with the development of the specific block. These trailway connections to the Greenway trail may be a primitive nature trail, a high maintenance stone dust or gravel pedestrian path, or a low maintenance asphalt path. Trailways may be extended into future blocks within the property, but at a minimum, the trailway connections from each block to the Greenway trail must be established at the time that each block is developed. 2.12 Utilities Sanitary sewer main lines currently extend though Brookhill along the stream corridors to the Forest Lakes Neighborhood to serve this community. These sewer mains were installed by the developers of Forest Lakes, and the sewer mains were sized for the future development of Brookhill. A hydraulic analysis has been performed on the existing sanitary sewer,and the sewer mains are adequate to service the proposed build-out of Brookhill and remaining area within the current sanitary sewer drainage service area. A flow capacity certification will be requested from RWSA during the review and approval process for each proposed phase of development. Currently,there is an existing 18"waterline that extends along Route 29,which is being upgraded with the Route 29 roadway improvements. A 12"waterline tee connection is being provided by RWSA to stub into Brookhill for the proposed water connection to the system. Adequate water exists within the service district for water and fire flow service for the development of the property. A utility master plan shall be submitted to the Albemarle County Service Authority for review and approval,prior to the approval of the first initial site plan or subdivision plat. 2.13 Historic Resources A Phase I Archeological Resources Assessment has been conducted for the Brookhill property, in accordance with the United States Corps of Engineers (USCOE) and the Virginia Department of Historic Resources (DHR) guidelines and regulations. The study suggests that the existing Brookhill manor house is eligible for the National Register. A 3+/- acre curtilage will be preserved around the manor house, along with the existing cemetery and 19th Century components of the Brookhill property. While this parcel of land including the manor house will be part of the rezoning for the Brookhill property, the parcel shall remain in private ownership and continue to be a single family dwelling unit. A minimum of 20' Landscaping buffer shall be planted or preserved on an area adjacent to the manor house lot to supplement the existing stand of trees on the Brookhill parcel. This existing stand of trees on the Brookhill parcel shall remain undisturbed. The combination of the 20' landscaping buffer and existing trees on the parcel will help preserve and protect the viewshed from the house. A historical marker will be erected to commemorate its historic significance, in accordance with DHR guidelines for design and character of the historic marker. The historic marker shall be installed by the developer, and the marker shall be installed with first phase of development. The historic marker shall be located I,., adjacent to a public street and either within public right-of-way or public open space. The 28IPage ZMA—Code of Development Brookhill UMW 6/28/2016 rr Application Plan shows the approximate location for the historic marker. In addition, a second historical marker shall be installed by the developer within the Neighborhood Center or Linear Park to commemorate the prehistoric context of the overall property. Remnants of a late Archaic to late Woodland era campsite were also discovered on the property -► and this area is shown on the Application Plan. This campsite area is located within the proposed Greenway, and therefore will be preserved. In addition, a grave site was located during the Phase I site assessment. The grave site is located on the 3+1- acre parcel with the Brookhill w- manor house and will be preserved. At this time, no other significant historic sites or cultural resources have been identified on the property. Part of the 404 permit application process for the development of the property includes a review from the Department of Historic Resources (DHR). All additional Historic Resource evaluations on the property shall be in accordance with and performed as requested by the United States "'" Corp of Engineers (USCOE) through the 404 permitting process on the property. All additional historic evaluations of the property, including any Phase 2 evaluations, treatment plans for impacts, and/or additional delineations for possible cemetery locations shall be provided at the request of USCOE for the project. The 404 permit application will include the preservation of both the Historic Brookhill manor house and the Archaic Woodland campsite. The preservation of the Brookhill manor house will include the 19th Century components of the property, as well as the Dunn cemetery. See proffers for additional Historic Resources requirements. IMF OOP MN/ IMF low 29 Wage ZMA—Code of Development Brookhill 1 A *0 6/28/2016 4177; twit PUBLIC ROAD OR GREENSPACE , ..,,., SCENARIO 1 SCENARIO 2 SCENARIO 3 - , .., ; . , I ,,,, I CAR -1-- ZI V B' GARAGE 1,1- 3E1' Z - - 311' - - 2 1 MIN m2 MIN _.„ m21 IMIN_IMIN PARKING SPACE A ' ° _L. -i- -1--- -11- 2 CAR 2 ' 1 SURFACE•—,. ,z, GARAGE ..,Z. a, SURFACE PARKING PARKING vi , PARKING SPACE _i_ SPACES SPACES I --t- 41 4 4 4 , , ti------' PRIVATE ALLEY OR STREET a c 1.; z=.- 3 zo'MINIMUM TRAVEL WAY PAVEMENT WIDTH V.x 1-3 ow 14 .,..%. Zg. -i-t 1... =1, PUBLIC ROAD NOTES1 --; I i z. EACH SINGLE FAMILY LOT WILL HAVE A MINIMUM $IDEWALK -.. ,,, . 1 2, gFi:OFFESETRpEET PApirlpN iZi ZSEPSWIELSI:B E L 0 C A T E D 1 s'MIN 29, EITHER IN DETACHED GARAGES,ON PARKING ......-i.MIN 3° PADS ORA COMBINATION OF BOTH. NO 2 CAR MIN , _ ,,,H 3. GARAGES WILL BE A MINIMUM OF 1.8'DEEP AND ; GARAGE PARKING r. : 1 1-- LOCATED EITHER 9'FROM OR GREATER THAN z6' I 1 FROM REAR PROPERTY LINES ADJACENT TO THE .- -1, J 1 PRIVATE ROAD OR ALLEY. 4. GARAGES WILL BE A MINIMUM OF 7'FROM THE 2 CAR EDGE OF PAVEMENT OF PRIVATE ALLEY. GARAGE 5. ASPHALT PARKING PADS WILL BE BUILT WITH A PARKING MINIMUM DEPTH OF sir FROM REAR PROPERTY SPACES UNES ADJACENT TO THE PRIVATE ROAD OR ALLEY,EACH PARKING SPACE WILL HAVE A k ;44 MINIMUM WIDTH OF 9. 6. DRIVEWAY GRADES MUST BE EIMOR FLATTER. , t THE GRADE TRANSITION BETWEEN THE PRIVATE ALLEY AND DRIVEWAY,BETWEEN THE DRIVE ANE GARAGE OR PARKING PAD(OR ANYWHERE IN THE ' at, SCENARIO 4 SCENARIO 5 DRIVEWAY)SHALL NOT EXCEED 10%GRADE DIFFERENCE. ;...' tr . IN THE CASE WHERE THE PROPERTY UNE IS NOT FEETOR MORE FROM THE EDGE OF PAVEMENT WO OR FACE OF CURB OF THE ALLEY,THE GARAGE SHALL BE A MINIMUM OF 7 FEET FROM THE ALLEN EDGE OF PAVEMENT OR FACE OF CURB. _ _ — Figure 12—Garage and Driveway Exhibit --;; ZMA—Code of Development 30IPage Brookhill 1 ,c ' bt z i "r 6/28/2016 rr 2.14 Definitions Carriage Unit The term carriage unit within this Code of Development shall be defined as follows: A separate, independent, accessory dwelling unit detached from, but located on the same parcel as the �., structure of and clearly subordinate to a single family detached dwelling, as distinguished from a duplex or other two-family dwelling. Notwithstanding any provisions of Section 5.1.34 of the Albemarle County Code, carriage units shall be permitted on lots comprised of detached single- .., family dwellings, subject to the following restrictions: 1. No more than one (1) carriage unit shall be permitted per each detached single-family dwelling. 2. The gross floor area devoted to a carriage unit shall not exceed thirty(35)percent of the total gross floor area of the main dwelling. 3. The gross floor area of a carriage unit shall not be included in calculating the gross floor •• area of the main dwelling unit for uses such as home occupations as provided in Sections 5.2 and 5.2A of the Albemarle County Code and other similar uses whose area within a dwelling unit is regulated. .. 4. A carriage unit shall enjoy all accessory uses availed to the main dwelling, except that no carriage unit shall be permitted as accessory to another carriage unit or accessory apartment. 5. All carriage units shall be located in the rear of the lot. 6. Notwithstanding any other requirements of this Code of Development, carriage unit setbacks shall be the same as for the principal building with which it shares a lot, except for the rear yard setback,which shall be a minimum of(5) feet. 7. Any single family dwelling containing a carriage unit shall be provided with a minimum of three (3)off-street parking spaces, arranged so that each parking space shall have reasonably uninhibited access to the street or alley, as applicable, subject to approval of the zoning administrator. 8. In blocks where carriage units shall be constructed, the alley shall be designed and constructed with a clear travel lane having a minimum width of 20 feet. Accessory Apartment The term accessory apartment within this Code of Development shall be defined as a separate, independent dwelling unit that is attached and within the structure of the main dwelling. Accessory apartments as subject to the requirements and conditions as set forth in Section 5.1.34 of the Albemarle County Code. Amenity-Oriented Lots ... Notwithstanding Section 4.6.1 and 4.6.2 of the County zoning ordinance, attached and detached residential units with the front of the unit facing a grass mall, park,open space, or any other similar amenity area(collectively, "Amenity") are permitted throughout the development, provided that the Amenity must be at least thirty feet(30)in width, and an open area, from face of building to face of building must remain at a minimum of fifty feet(50)in width. In addition, Amenity-Oriented lots shall be served by a private street. The applicant has requested a waiver -• of the street standards for roads serving amenity-oriented lots. 311Page ZMA—Code of Development Brookhill r 6/28/2016 IMP rrr 3. Architectural and Landscape Standards 3.1 Architectural Standards The standards provided in this Code of Development are intended to define the elements of architecture that will ensure a high quality development of varied styles that still complement one another. An architectural review board will be established for the community of Brookhill at the time of the first subdivision plat approval and recordation of covenants and restrictions. All structures will be subject to review by the Brookhill Architectural Review Committee to ensure that conformity with the architectural and landscaping guidelines is achieved. Portions of Brookhill shall also be subject to review by the Albemarle County Architectural Review Board,which has purview over the County's Entrance Corridors. Route 29 is considered an Entrance Corridor; therefore, buildings and site development within the Route 29 viewshed and overlay district shall be subject to review under the Albemarle County Architectural Review Board Certificate of Appropriateness process. As specified in section 18-20A.5.g of the Albemarle County Zoning Ordinance, the following standards are established for various elements of architecture and streetscapes. The Architectural Review Committee may allow modifications or variances from the Architectural Design Guidelines, as listed below. These modifications shall be made on a case by case basis. Below are a number of standards intended to address the Architectural form, massing, proportions of structures, and Architectural Styles for the development 1. Building facades shall include breaks across the facade at a minimum of every 80 linear «•• feet in order to vary the form and features of the building. Building step backs, entrances, windows, changes in building material, and other architectural elements all can be utilized to achieve breaks within the building facade. 2. Primary entrances for all non-residential buildings shall be located either on the front of the building or side of the building facing the public right of way or civic greenspace area. Additional secondary entrances may be utilized in the rear of the buildings. 3. Parking shall be relegated, see Parking specifications with the Code of Development, Section 2.9. 4. Building heights shall vary throughout Brookhill. As density decreases, the building heights and number of building stories shall decrease as well. 5. Porches or the front of single family detached houses shall face the public streets or greenspaces. Porches may project up to 3' within the required front yard setback,but in no case shall they be closer than 2 feet to any property line. 6. Architectural features and overhangs shall be permitted to project up to 1' within any required yard setback. 32 ' Page ZMA—Code of Development Brookhill 6/28/2016 rr 3.2 Landscaping Standards The standards provided in this Code of Development are intended to define the elements of the landscaping, screening, and buffering for the project. All landscaping shall conform to the landscaping standards as specified in the Albemarle County Zoning Ordinance Section 32.7.9. 3.2.1 Street Trees Street trees will be provided throughout Brookhill, in planting strips, as specified in the transportation section of the Code of Development. The street trees shall be in accordance with the approved VDOT street trees as outlined in the VDOT design manual and regulations. ,.. Spacing of street trees shall be planted in accordance with Section 32.7.9 of the Albemarle County Code for Landscaping and Screening requirements. Street trees along the Main Street into the development from Route 29 and along any other public street within view from the entrance corridor shall be subject to the approval of the Albemarle County Architectural Review Board and shall meet the requirements outlined in the Architectural Review Board Design Guidelines. All other landscaping shall be subject to Section 32.7.9 of the Albemarle County Code for landscaping and screening requirements. 3.2.2 Buffer See Code of Development Section 2.4.1 for design standards and requirements for exterior landscaping buffers around Brookhill. 3.2.3 Tree Preservation Guidelines Preservation measures shall be administered to trees within wooded areas to be maintained within the Greenway areas, Buffers, and Open Space areas as delineated in the Application Plan, with enhanced preservation efforts directed toward trees with trunk diameters greater than 18 inches at breast height. Tree preservation shall be in accordance with the Albemarle County Conservation Plan Checklist and Tree Preservation & Protection, chapter 3.38 of the Virginia Erosion and Sediment Control Handbook. .r. 3.3 Streetscape Treatments Within the Neighborhood Service Center district, a significant amount of street furniture, signage, and lighting will be provided, including trash receptacles, benches and bicycle racks. +•■ These amenities will foster a pedestrian-oriented streetscape. All outdoor lighting throughout Brookhill shall be subject to the lighting regulations found in Section 18-4.17 of the Albemarle County Zoning Ordinance. Bicycle racks will be located throughout the Urban Density and Neighborhood Service Center areas, as well as the civic spaces to promote alternative transportation to these areas. All signage within Brookhill shall conform to the Albemarle County Zoning Ordinance Section 4.5.11. 33 ' Page ZMA—Code of Development Brookhill vow 6/18/1016 wr 4. APPENDICES Exhibit 1: Regional Context Map Exhibit 2: Property Survey Exhibit 3: Zoning Parcel Map Exhibit 4: Brookhill By-right Development Plan Exhibit 5: Brookhill Property Environmental Features S w w S S 34IPage ZMA—Code of Development Brookhill Lr ar.' ' is.e 41/. .it, . ----\ • 1410 � «. `n `46, - <4 411 .0# i I ®\�«O r •x1A Il 0 II ` O' rtik ma aj 41111 ) lio • N �� ' ■oar • *.,t, W iii6 i' # • III 1-.,'I° 0 /al' t .,-.1„....,..,/ .. ,__ il ilblir•i 44 ilty, ■•'' /*fit• • V 1 ir:"M.�• '� . {t♦ ,'. - m •\. 40\ r"Z-,---:,.... U.! .t fl.• 'A _ _ _ • seekowivioisi . , :J . ,, ,..i . eikl, s iip. .r I Tw �. , L_ u P ,�... .. �` fel o W \ j n , ` 14 i � /fld 6 r ; n; �_ .r.„. ..,..., . ...; , ,frri, • Z e ir a . , , . =�: 0O r - d` �r a . ..,. // b` gr.:' 11/ /� 0r :6.,1\ • • I • #° -*4 k . 411'')o / *,-.is LZe- // ®* 4y U +b oaaan nn<a o e ' �tl1y �' Y_ a J g Y aa„ rc o rva_.,ry !as Zi F . .z SV W itt) 0 W . 1, s .C2'44iam ` . 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"`°`¢ ii t` lif. t -. —.ma 'F•r.. az *€ ie '2 C'±;'3aI ; tF¢R-� i'r' 'z „''''„.......----"-N. , . r yl 11 W1 t .3` 't 39 _ A X32 F 1.T \ [ ' , ' .`^ e ,',27 1. 3 g Sgt 1 ! t : 1p7. 1€ 41 Z op 10 $ —� moi`-� - .... : i h‘--, 2 • i g 1 ok g � $ 5 , H __ i- I x a T\ Vt geg 1 ., * n rrp ' I .J vim: � �. � 16 , ,y'r'',,,,---e q. ___ , / 43 1 I hil \F_Hp-)9 :ip, 0", ,_,,,, , ,,:f.., ) lib 4 lib $ Alf ; �pp� +iti t Yap f �i�r J ,\ .: 2.4 £>I r' Ir € �� _ 291 �j s f` .�` a.»»--“r��C' (,-e r ` i ,liii_1J /� rggii -i r .” 8 o O ''az'pm, €E l E la W e � ? ° COLLINS 200 GARRETT ST, SUITE K CHARLOTTESVILLE VA 22902 434.293.3719 PH 434.293.2813 FX www.collins-engmeering.com September 21,2015(Updated 5/16/16) Megan Yaniglos County of Albemarle-Department of Community Development 401 McIntire Road Charlottesville,VA 22902 RE: Brookhill Zoning Map Amendment ZMA2015-007—Request for Authorization of a Private Street and Waiver of one or more Street Standards along the Private Street Dear Megan Yaniglos, I'm writing to request a waiver by the commission for the authorization of private streets in the development area for the Brookhill project. The waiver request is consistent with section 14-233 of the Albemarle County Subdivision Ordinance under Section 14-233.A.1.(iii) —rear vehicular access to buildings would be provided so that the buildings may face a common amenity. In the proposed rezoning,the code of development has been written for the ability to allow attached and detached housing to front on the public park amenities within the project. Private streets are being pursued to allow access to these lots from the rear of the parcels and allow attached housing lots to front on the Open space within the development. This concept would allow the lots to front on the public park amenity within the development. Therefore,we are requesting this waiver to allow private streets within this development,giving the ability for these lots to front on the public park. The design of these lots fronting on a public amenity with access through a private street from the rear of the lot would meet all other the subdivision ordinance requirements for the zoning district. In addition,we are requesting a waiver to the street standards and requirements(Section 14-422(E)&(F))along the private street behind the proposed housing fronting on public park amenities. Specifically,we are requesting a waiver for the planting strips and sidewalks along this private street. In this situation,the sidewalk and planting strips shall be installed along the front of the lots within the public amenity area and the intent of having a planting strip and sidewalks in front of lots in the development area will be achieved with these features within the public amenity. The private streets that serve as access to the lots will be consistent with the design guidelines for streets and private roads as specified in the County design manual. They will have a curb and gutter along the street(roll top curbing as allowed by Engineering)and allow the drainage to be captured with inlets along the curb and gutter. Finally,we are requesting a waiver to section 32.3.5(B)along the private streets behind the proposed housing fronting on public park amenities to allow the street trees to be planted within the proposed planting strips along the front of the lots within the public amenity area. The street trees would be installed within the planting strips adjacent to the proposed sidewalks and along the property lines creating the separation between public amenity space and the private front yards of the lots. The waiver requests,as outlined above,are graphically depicted within the street sections in the Code of Development for the Brookhill property. These waivers will provide the flexibility to create a vibrant community with interactive streets and public amenities through innovative neighborhood designs. The specific blocks included for this waiver request are Block 10, Blocks 12&13,and Blocks 17&18,as shown on the Application plan and Code of Development We ask that staff and the Commission grant the waivers and authorization for private streets within these specific blocks for this proposed development plan. The principles of Neighborhood design and planning are better met with the proposed design and these waiver requests. Thank you for considering this request. Scott Collins,PE (ye AL% ,4r-Ati*T„ 1161102, County of Albemarle Department of Community Development Memorandum To: Megan Yaniglos,Principal Planner From: Mark Graham,PE (acting as Engineering reviewer) Date: 04 August 2016 Subject: ZMA2015-00007, Brookhill Analysis of Proffers I have reviewed the proffer summary for the subject project dated July 25,2016. My findings are: 1. The spreadsheet appears to accurately list the improvements that should be considered as above and beyond what is required for"by right"development.Those improvements are what are typically included in an analysis of offsets to impacts. 2. The proposed project appears to have adequately addressed the direct impacts to the transportation network,natural resources,and utilities, indicating that the offsets are also available to address indirect impacts associated with the development. 3. I calculated the credit value of the proffered improvements as$28,281,000.This number includes the $500K for transit and the"in kind"additional proffers from the high school site through the Rio Mills connection,as listed on the proffer summary. I note that some of this is somewhat subjective on my part, as it would be necessary to have complete and approved plans to precisely estimate the value of constructed improvements.That said, I believe the stated values are reasonable and reflect the anticipated costs. 4. Lacking an adopted proffer policy,the suggested amounts for a dwelling unit cash proffer appear consistent with the FY16 analysis under the previous cash proffer policy.This is consistent with work done earlier this year by the County's FIAC. I note that an updated analysis based on the FY17 CIP has not been performed due to resource limitations and time constraints,but I do not consider this a significant issue,as demonstrated in#5 below. 5. Noting the total estimated credits of$28,281,000 and the number of residential dwelling units in the Code of Development,this equates to a range of$21-$41 Thousand per dwelling unit,excluding the affordable housing units.This assumes a minimum of 680 dwelling units and a maximum of 1,317 dwelling units for a distribution of the credits. Based on this analysis,I conclude the proffers have adequately address the impacts associated with this development. g 3 ry ^ 1 1 R I w.1 I ^k d m 4. Kt gg m g m ^ I k s eN R§ 6 q a a R§ o R n$ .4' a E �� *t-, n I nil I kk kik k g 1 4$ kik a 4 i t'l 1 m$ '$ I ni i 64 Z§ A, a A a RA4 4,g A M ggggnt a °°11 a ek sn 4 g g ° "�4 N oti e m.,.,,u 554 � 8 wg O 5„ no « co N O O N .. a .,4gi N 00 t` m 0 et 00 r-i Ws 8 ^ s^ "s "ee, 4 4 "g g g Ug PggU$g i Eg �$ g4� a - s �s z �� 442gN a s i g z Y z w 8 I N N N C . 0 O _a Wig- 1 t g _ a m a >i r:17.1'm1 u. g ! oy E ` .2 aO 1 11 §Pzz €g g w ia! hill IIa 1JG iiiV ' g6 y$ 8u0Yoa g W5x12 t3 d �3 E mn! a A !gh I =4ilmmaiI' S SO i + ffN g Summary of Revisions Needed for ZMA2015-007 Brookhill Engineering- Mark Graham (acting as Engineering reviewer) 1. I will not recommend acceptance of Proffer 1.A or 1.b as written. This will function much better if the proffer requires substantial completion, as determined by the County Engineer, prior to issuance of building permits rather than completion and bonds released prior to a Certificate of Occupancy. Two reasons for this: 1) Completion with bond release can occur many additional months beyond when the road improvements are operationally safe and convenient for use. This occasionally include some unforeseen circumstance beyond the control of the developer. (e.g. relocation of a utility line not previously found) 2) Related to the first reason,we have repeatedly seen circumstances where a Certificate of Occupancy requirement harms an innocent prospective property owner. The typical scenario is the new family has sold their old house based on the builder's commitment to complete the house by a date. The builder does complete the house per schedule, but no C.O. may be issued because the developer has not completed the proffer requirement. (this has included a wife who is 8 '/ months pregnant, children who are seriously ill, pets that are dying, the family losing the mortgage commitment due to the extra time, and a family who couldn't afford the extra cost of staying in a motel for 2 months). 2. I will not recommend acceptance of Proffer 1.C. as written. This proffer will function much better if it requires substantial completion, as determined by the County Engineer, prior to issuance of a building permit for the 500th dwelling. This is for the same reasons as noted in the first comment, plus recognizing a condition of the 500th single family detached dwelling is meaningless. First, there is no commitment with this Code of Development to build 500 single family detached dwellings. The developer could build 499 single family dwellings and the rest as single family attached or multi-family dwellings. That could result in the needed connection never being complete. Second,while a detached home may be assumed to generate more traffic,attached or multi-family homes also generate traffic. Based on my review of the submitted traffic study, I concur the connection is not needed before the 500th dwelling, but we do need to see it completed before this development goes much further than this. 3. I will not recommend acceptance of Proffer 1.D. as written. First, the second sentence contradicts itself. That sentence starts by saying the improvement will be completed prior to the later of two conditions and concludes by saying"...whichever occurs first." Second,this raises the same concern as raised above with respect to a commitment tied to issuance of a Certificate of Occupancy. This proffer will function much better if it requires substantial completion, as determined by the County Engineer, prior to issuance of a building permit for the 200th dwelling. Next, the commitment to dedicate the necessary right of way should include all necessary grading and drainage easements for completion of the improvements shown on the plat. 4. Proffer 1.E is acceptable with the following clarification on the intent of the proffer. The shelter will be expected to be equal or better to those currently used by Charlottesville Area Transit(CAT), as determined by the Director of Community Developer and CAT. Also, completed concurrently means the facility must be ready for use, as determined by CAT, as part of the substantial completion of the road improvements. 5. The last sentence of Proffer 1.G should be revised to clarify that once the public streets are completed and become part of the VDOT Secondary Street program, the Owner no longer has the authority to regulate the traffic on the streets. 6. I will not recommend acceptance of Proffer 2.A as written. This will function much better if the proffer requires substantial completion, as determined by the County Engineer, prior to issuance of the 50th building permit for a dwelling. This is for the same reasons as stated above in comments. Additionally, this proffer should include a commitment to complete the improvements within each subdivision plat concurrently with the streets being determined to provide a safe and convenient access. 7. I will not recommend acceptance of Proffer 5 as written. I noted that Marshall Swift provides a large number of building cost indices and this proffer is note specific as to which is proposed. I note the County has historically used the index for masonry walls in the Mid-Atlantic as a basis for adjustment. This proffer needs to be specific as to which cost index will be used. 8. I will not recommend acceptance of Proffer 6 as written. I note satisfaction of this proffer anticipates the County and Owner to reach agreement on the value of the proffered improvements within 30 days of approval of this zoning. This is impracticable. First, the proffer cannot obligate the County to agree with the Owner's position. If agreement is not reached within the 30 days,this becomes a zoning violation and all activity in the development may be required to stop until this is resolved. That is a difficult position. Second, noting the value of the elementary school site is to include improvements, I do not see how the value of those improvements can be agreed upon until there is an approved plan for the improvements. Third, this proffer anticipates a credit for cash proffers will be provided long before the proffers may be delivered to the County. This leads to a number of"what ifs"that are not addressed. For example, should the value of the improvements on the elementary school site be evaluated annually per Proffer 5? If so, would this also include possible reassessments of the property value by the County or private appraisals by the Owner? For all of the above reasons, I strongly encourage the Owner to take the time in advance of this application being heard by the County Board to see if an agreed value can be reached with staff and then recommend this be used by the County Board in its evaluation. 9. I will not recommend acceptance of Proffer 7 as written. First, I note the last sentence of the first paragraph allows the County to use this property as a public park, but the second paragraph requires the property to be returned to the Owner within 10 years if it is not used as an elementary school. That contradiction needs to be addressed. Second, per Proffer 6,the Owner has already received a credit towards the cash contribution in Proffer 3 with this property. Thus, the County is effectively being penalized for not using school site within a timeframe. That may suggest the elementary school provides a value to the Owner that should be included in the credit calculations per Proffer 6. Third, I believe this proffer should include the same flexibility for"other public facilities as provided in Proffer 8. Without this, the proffer effectively obligates a future County Board to make decisions that may not be aligned with its goals at that time. Fourth, and finally I believe the proffer needs to be clear this is to be a minimum 7 acres of usable ground with an access entrance location approvable by VDOT for this school.This site provides no value to the County unless it is demonstrated this site is usable and accessible. At a minimum, I recommend the second paragraph be struck from Proffer 7 and the County's use of this property not be restricted. 10. I recommend the County's use of the property identified with Proffer 8 not be restricted. The County is providing a cash proffer credit based on the agreed upon value of the property. If this property includes a restriction on the uses of the property, I believe that restriction must be included in the consideration of the property value. 11. I recommend that 2.4.2 of the Code of Development to be modified to allow the Director of Community Development to allow removal and replacement of trees in any wooded buffer with a determination that the existing trees create a substantial risk to people or property or they are diseased or dying. I have seen too many narrow buffers that included thin pine trees protected from the wind before development but creating a substantial risk to people and property after the development has occurred. Similarly, I have seen diseased trees where it is not clear the Homeowner's Association has the right to remove them before other trees are infected. As outlined here,that risk would be thrust onto the Homeowner's Association regardless of their concerns. 12. I recommend that 2.8 of the Code of Development include notation that private streets/roads are only allowed as specified by the Subdivision Ordinance or Zoning Ordinance. Nothing in this section preempts those regulations. 13. I recommend that 2.12 of the Code of Development include a commitment to serve all houses by gravity sewer laterals in connecting to the public sanitary sewer lines. We have experienced a number of recent developments taking advantage of a loophole in the County Code to use pressure laterals that will become problems in the future. Historic Resources- Margaret Maliszewski 1. The cemetery delineations proffer should be revised to address the following issues: a. The proffer only calls for delineation of cemeteries within Block 19. Such work can't determine the location of cemeteries outside of Block 19, as indicated in (iii). The proffer wording should be revised accordingly. b. In (iii), "Brookhill dwelling"should be revised to"Brookhill property". c. The permit, plan and plat approvals apply to Blocks 1, 3, 4, 6, 8 and 19. d. Because cemetery delineation could impact block boundaries, delineation should be completed prior to submittal of the first site plan and prior to any subdivision approval or grading permit approval for Blocks 1, 3,4, 6, 8 and 19. The proffer wording should be revised accordingly. 2. The National Register eligibility proffer doesn't appear to proffer anything that won't already be required by a state or federal agency, so it doesn't appear to be necessary. Clarify the meaning of "including the possible removal of some of the temporal designation". 3. The Code of Development states that the Brookhill manor house will be preserved.A proffer should be established to clarify the methods of preservation.At a minimum, such methods should include: The manor house shall not be demolished; additions shall not compromise the historic character of the property; repairs shall maintain historic fabric and character; and exterior alterations shall not destroy historic materials or the historic character of the property,all as determined by the Director of Planning or his designee. 4. A proffer should be established to address the two historical markers to be installed in the development, as indicated in the Code of Development. 5. A proffer should be established to address the preservation of existing landscaping on the Brookhill parcel and the establishment of the 20' buffer around the Brookhill house as described in the Code of Development. 6. A proffer should be established requiring treatment plans for all cemeteries located within the property of the proposed Brookhill development. The treatment plans shall be submitted by the applicant for review and approval by the Director of Planning or his designee prior to any site plan submittal or subdivision approval or grading permit approval for Blocks 1, 3, 4, 6, 8 and 19. 7. A proffer should be established to address the preservation of the Woodland Camp, at a minimum stating that the camp won't be negatively impacted by grading and construction associated with the greenway/trail system or other development activities. 8. A proffer should be established to indicate that block boundaries as illustrated on the application plan shall be shifted as necessary to accommodate preservation of historic/cultural resources if relevant new information is discovered, as determined by the Director of Planning or his designee. Zoning-Amanda Burbaqe/Amelia McCulley 1. Proffer 1 -The proffer language related to the phasing of the proposed transportation improvements is still unclear.With the exception of the Ashwood Connection,the phasing of the internal road network(labelled A, B, C & D in Figure A: Brookhill Traffic Phasing Plan)is not addressed at all in the proffers. The Transportation Improvements proffer should address the timing and triggers for all roadway improvements, not just Polo Grounds Road, Route 29, Ashwood Boulevard, and Rio Mills. 2. Proffer 1C—Tying this proffer to the 500th CO for a single family detached dwelling is problematic if other types of dwelling units or commercial space are developed first. Please revise this proffer to reference a total number of dwelling units and provide an alternate trigger for commercial development. 3. Proffer 1D- Proffer 1C—Tying this proffer to the 200th CO for a single family detached dwelling is problematic if other types of dwelling units are developed first. Please revise this proffer to reference a total number of dwelling units. 4. Proffer 9-The historic resources proffer should more specifically reference measures that will be taken to preserve the Brookhill manor house,woodland campsite, and any cemeteries that are identified on the property. The proffer should also address the installation of the two historical markers discussed in the Code of Development. See Margaret Maliszewski's comments for more guidance on adjusting proffer language. Planning 1. Revise the grading section within the COD (pages 23-24)to reflect the design requirements that are required for managed slopes under section 30.7.5 of the Zoning Ordinance. If the applicant wishes to allow retaining walls that do not meet these standards, add language to allow the exception by the Director of Community Development in coordination with the County Engineer. Language should include circumstances under which the exception may be granted such as to improve the overall design of the project and not for the proprietary interest of the developer/owner. VDOT 1. In a meeting with the developer on 6/27/16 minor changes to the TIA were requested in the form of revisions to the average speed table(s)through the vicinity of the project. A revised TIA needs to be submitted and approved. 2. The traffic phasing plan as shown in Figure A appears to be in general conformance with the TIA. However,the Department recommends that the Polo Grounds Road improvements be made at the start of the project and not tied to occupancy of the 50th single family home as the Proffer Statement details. Modification Requests- Staff Analysis #1: Authorization of Private Streets Private streets may be authorized by the Planning Commission as provided by any one of the provisions of Section 14-233. The applicant has requested approval of private streets that serve as access to amenity oriented lots using Neighborhood model development as justification. Ordinance language presented in bold italics followed by staff comment. ANALYSIS OF SECTION 14-233(A)(1) Neighborhood model development. May be authorized if the proposed private street(s) would enable the principles of the neighborhood model to be more fully implemented than could be achieved with a public street, without diminishing other principles of the neighborhood model,in the following circumstances: (i)the subdivision would have a streetscape more consistent with the neighborhood model;(ii) the subdivision design would allow it to better achieve the density goals of the comprehensive plan;(iii)rear vehicular access to buildings would be provided so that the buildings may face a common amenity;(iv)a significant environmental resource would be protected;or(v)relegated parking would be provided to a greater extent than could otherwise be provided. Staff has reviewed this request and recommends approval for private streets that serve amenity oriented lots. These streets provide rear access to lots that are oriented toward a common amenity, and the traffic generated from the streets will be for the residents and their visitors which will generate less traffic than those roads that access the center. The layout for these amenity oriented blocks will allow for a design that is consistent with the neighborhood model principles by providing rear access and relegated parking. The details of the amenity oriented lots can be found on pages 30 and 31 of COD. ANALYSIS OF SECTION 14-234: Per Section 14-234(C),the Commission may authorize one or more private roads to be constructed in a subdivision if it finds that one or more of the circumstances described in Section 14-233 exists and that: (ordinance language presented in bold italics followed by staff comment) 1. The private road will be adequate to carry the traffic volume which maybe reasonably expected to be generated by the subdivision. The amount of traffic expected on the requested private streets is minimal.While Fire Rescue and Engineering Divisions find no objections to the proposed streets being private,the ultimate design of the streets are subject to approval by both agencies and must meet their requirements. 2. The comprehensive plan does not provide for a public street in the approximate location of the proposed private road; While the exact locations of the private roads are yet to be determined,the Places29 Master Plan only shows one possible public street on these properties and the applicant is providing that street as a public street. 3. The fee of the private road will be owned by the owner of each lot abutting the right-of-way thereof or by an association composed of the owners of all lots in the subdivision,subject in either case to any easement for the benefit of all lots served by the road; Section 14-317 of the Subdivision Ordinance requires that a maintenance agreement be submitted for review by Planning staff and the County Attorney in all situations where improvements are required to be maintained. This agreement will be required during the subdivision process. The applicant has indicated that the private streets will be entirely owned and maintained by the HOA. 4. Except where required by the commission to serve a specific public purpose, the private road will not serve through traffic nor intersect the state highway system in more than one location; While the location of the streets is yet to be determined,the proposed amenity oriented private streets serve a public purpose by enabling the principles of the neighborhood model to be more fully implemented than could be achieved with a public street by allowing a smaller pavement section and rear access to the lots. 5. If applicable, the private road has been approved in accordance with section 30.3, flood hazard overlay district, of the zoning ordinance and other applicable law. The requested private streets will not require any upgrades nor impact the flood plain. Summary: Staff recommends approval of private streets serving amenity oriented lots. #2: Modification of Street Standards 2a. Exception of Sidewalk Requirement Sidewalks and planting strips for street trees and other vegetation are required to be established on both sides of each new street within a subdivision in the development areas. The applicant has requested a general sidewalk and planting strip exception for any private street serving amenity oriented lots. The requirements for sidewalks and planting strips may be waived by the commission as provided in section 14-203.1. ANALYSIS OF SECTION 14-422 (E)Waivers from sidewalk requirements: Per Section 14-422(E)(2), in reviewing a request to waive the requirement for sidewalks,the commission shall consider whether: (ordinance language presented in bold italics followed by staff comment) i.A waiver to allow a rural cross section has been granted; A waiver to allow a rural cross section has not been granted or requested. ii.A surface other than concrete is more appropriate for the subdivision because of the character of the proposed subdivision and the surround neighborhood; No alternative surface is proposed. iii. Sidewalks on one side of the street are appropriate due to environmental constraints such as streams,stream buffers, critical slopes, floodplain, or wetlands, or because lots are provided on only one side of the street; Sidewalks are not being proposed on one side of the street. iv. The sidewalks reasonably can connect to an existing or future pedestrian system in the area; Sidewalks will be required along all public streets that will created a pedestrian network throughout the development. Staff is recommending a condition that a five foot sidewalk across the length of the amenity area be provided for access to and from the lots and connect to the sidewalk network along the public streets. v. The length of the street is so short and the density of the development is so low that it is unlikely that the sidewalk would be used to an extent that it would provide a public benefit; The length of the streets is unknown at this time. However,the streets are for rear vehicular access and sidewalks will be provided within the amenity to allow pedestrian access from the lots to the surround sidewalks and pedestrian network. vi.An alternate pedestrian system including an alternative pavement could provide more appropriate access throughout the subdivision and to adjoining lands,based on a proposed alternative profile submitted by the subdivider; The subdivider has not proposed an alternative profile and is proposing sidewalks that meet the County's design standards. vii. The sidewalks would be publicly or privately maintained; Sidewalks for private streets would be maintained by the Homeowner's Association. Sidewalks adjacent to public streets will be maintained by VDOT. viii. The waiver promotes the goals of the comprehensive plan, the neighborhood model,and the applicable neighborhood master plan;and This waiver promotes the goals of the neighborhood model and the rezoning plan.Alleyways without sidewalks and planting strips are encouraged under the neighborhood model for blocks that provide rear access to proposed lots. ix. waiving the requirement would enable a different principle of the neighborhood model to be more fully achieved. Waiving the requirement will allow the lots to be accessed from the rear of the property. This allows the relegated parking principle to be fully achieved. SUMMARY: Staff's opinion is that sidewalk does not need to be provided along the private streets providing rear access to the amenity oriented lots.Additionally, this request has been previously approved in other neighborhood model developments(Old Trail). Staff recommends approval of the sidewalk exception for the private streets serving amenity oriented lots only with the following condition: Recommended Condition: 1. A five foot sidewalk across the length of the amenity area shall be provided for access to and from the lots and connect to the sidewalk network along the public streets. 2b. Exception of Planting Strip Requirement Planting strips for street trees and other vegetation are required to be established on both sides of each new street within the development areas. The applicant has requested a general exception to the planting strip requirement any private street serving amenity oriented lots. The requirements for planting strips may be waived by the commission as provided in Section 14-203.1. ANALYSIS OF SECTION 14-422 (F)Waivers from planting strip requirements: Per Section 14-422(F)(2), the commission shall consider whether: (ordinance language presented in bold italics followed by staff comment) i.A waiver to allow a rural cross section has been granted; A waiver to allow a rural cross section has not been granted or requested. ii.A sidewalk waiver has been granted; A sidewalk waiver is included with this request and is recommended for approval by staff. iii.Reducing the size of or eliminating the planting strip promotes the goals of the comprehensive plan, the neighborhood model,and the applicable neighborhood master plan;and Eliminating the planting strip maximizes the area available for open space and creates an alley-like streetscape for rear access to each lot. Sidewalks and street trees are required on both sides of the street on all other roads within the development. iv. Waiving the requirement would enable a different principle of the neighborhood model to be more fully achieved. This waiver promotes the goals of the neighborhood model by allowing an alleyway like condition to allow the lots to front on an amenity while relegating parking to the rear. SUMMARY: Staff's opinion is that the proposed private streets would function as alleys and planting strips are not required for alleyways. Planting strips are required to be provided along the proposed public roads within the development and there will be the amenity open space as well. Staff recommends approval of the planting strip exception for the private streets serving amenity oriented lots only. Office of the School Board °1made County 401 McIntire Road Charlottesville,Virginia 22902-4596 Phone:(434)296-5826 Fax:(434)296-5893 Public Schools www.k12albemarle.org April 28, 2016 Alan Taylor do Brookhill Investments, LLC PO Box 1467 Charlottesville, Virginia 22902 Re: Brookhill Proposed Proffer Statement Dear Mr. Taylor: The Albemarle County School Board has examined two parcels of land to be considered in the proposed Proffer Statement for the requested Brookhill rezoning, identified by the Albemarle County Department of Community Development as ZMA No. 2015-007. The current Proffer Statement contains one parcel of land designated for school use by the Albemarle County School Board. This parcel is approximately seven acres in size as shown on the Application Plan and labeled "Elementary School Site"(the"Elementary School Site"). The other parcel that has been discussed is approximately sixty-one acres in size and shown in the attached Exhibit B as the"High School Site"(the"High School Site"). The Albemarle County School Board has examined the aforementioned parcels. If the proposed rezoning is approved by the Albemarle County Board of Supervisors, the Albemarle County School Board believes that the parcels are physically suitable sites to serve the school division's future needs. Additionally, the Albemarle County School Board believes that the parcels are in appropriate locations to serve the school division's future needs, That said, the School Board would encourage you to consider language in the Proffer Statement that provides the greatest possible flexibility for the public use of these sites. While it makes sense to designate the 7-acre site for an elementary school, the School Board would appreciate proffer language about the 61 acre site that would provide as much flexibility as possible for potential educational uses besides a high school should it be determined that a high school is not needed at this location. Thank you for your consideration of Albemarle County Public Schools in your endeavors. I remain Sincerely, jitAAcuy* i . ,...i atherine Chairwoman,Albemarle County School Board BROOKHILL NEIGHBORHOOD MODEL ZONING MAP AMENDMENT PREFACE TO APPLICATION June 15, 2015 Revised: August 1 , 2016 I. VISION Brookhill is a proposed community based upon the principles of Albemarle County's Neighborhood Model. Located in the Northern Growth Area of Albemarle County, Brookhill's planned residential community will emanate from a vibrant village town center while preserving over 100 acres of natural, open space. Miles of trails, sidewalks, and bike paths will foster walkability and a neighborhood-friendly atmosphere throughout. Brookhill's well-designed greenway system, parks, pedestrian-scaled, and interconnected roads will create an attractive and yet calming land and streetscape consistent with the fostering of a pedestrian experience and neighborhood-friendly atmosphere. The community is named for the historic Brookhill Plantation, an early 19th century working plantation. The surviving manor house, which dates to the early 1800's will be preserved and fully integrated as part of the new community. The Brookhill town center will feature coexisting, residential and commercial uses. A central element of the small town center will be a community space to include a pool, meeting areas, and a linear park. Retail and mixed use buildings will overlook these amenities, creating a lively,urban area where the neighbors and visitors may gather for social activities. The land surrounding the town center will be developed at a"Neighborhood Residential Density", consistent with the adjacent neighborhoods in this part of the County's designated Growth Area, and in accordance with the County's vision for the area. The community's design will be sensitive to the existing topography of the entire landscape. A community of interconnecting, smaller neighborhoods Brookhill's design respects the natural terrain of the property. Many of the home sites will overlook green spaces,which will be treated as amenities, and the careful planning and design of Brookhill will preserve the stream corridors and environmentally sensitive areas within the property. A variety of types of residential housing within Brookhill will create a neighborhood that is blended together through careful planning and thoughtful architecture. Affordable housing shall be provided within Brookhill, consistent with the Albemarle County guidelines and requirements. II. Consistency with the Comprehensive Plan and Places29 The Places29 Master Plan is a master plan that was approved and adopted by the Albemarle Board of Supervisors to become a part of the Comprehensive Plan for the Northern portion of the Growth Area of the County. Within the Places29 Master Plan,guiding principles are given for the development of the properties within this Northern Growth Area. Figure 1, below shows the Future Land Use on the Brookhill property, as contemplated in the Places29 Master Plan. The majority of the property is proposed as Neighborhood Density, as shown in yellow, and the Neighborhood Density recommendation accounts for the majority of the property. A small Urban Mixed Use center is recommended by the Places29 Master Plan, surrounded by an Urban Density district. These areas are shown in the cross-hatched red/white and in the orange colors, respectively. The Urban Mixed Use center recommended on the Places29 Master Plan is approximately 6.4 acres and the Urban Density district is approximately 29.5 acres. Figure 7 in the COD Appendix shows the land use designations proposed by this Application,and below is a comparison of the land uses recommended in the Places29 Master Plan and those proposed by this Application. The Brookhill proposed land use make up is consistent with the land use make up recommended by the Places29 Master Plan. Table 1: Land Plan and Acreage Comparison LAND USE DISTRICTS Land Plans Neighborhood Urban Density ban Mixed Use !!�� Greenway Density (in Centers) Il PLACES29 MASTER PLAN 226.6 Acres 28.3 Acres 6.4 Acres 15.0 Acres BROOKHILL REZONING PLAN 175.8 Acres 36.1 Acres 12.0 Acres 53.6 Acres Figure 1: Brookhill Comprehensive Plan LEGEND �� URBAN MIXED USE i tit, opt,: !���e 10 �` .��- .sir' W1� '❑ URBAN DENSITY 111, l I � IfQ • ,�r . I1� % ;I���I'+ z� �.1./. ,''"... RN ❑ NEIGHBORHOOD DENSE L \ 777 �� '� �.`� �\1 j_` . -� �1��� GREEN SRACE 1/0"-...'.;; ;;am Ara 118111111\1°111r , / i 41/4/10-1 r ..,„„„ t.....0_, • dikkb. bk...!..470k i z 6.6 AC4.� . M. 74Pj� r kIll Fill*";4. "ri# AV '46 poi. Irk 6.yAC 7 ,! - aggAC ,`,. . f.# 7/ 1Ad14ialoA4 v� , A4-. - 4,,,/ 7,/ice . iv it,P 44, C The Places29 Master Plan also emphasizes the guiding principles of the Neighborhood Model, which are also evident throughout the design of Brookhill. The Places29 Master Plan lists a number of transportation improvement recommendations for the Northern Growth Area. The primary road improvements include upgrades to the Route 29 corridor and improvements to a network of parallel roads including Berkmar Drive, Meadow Creek Parkway, and Hillsdale. With these improvements now under construction, the necessary transportation improvements as recommended in the Places29 Master Plan have been addressed. The Places29 Master Plan also recommends a local neighborhood collector road to be constructed through the Brookhill property, connecting Polo Grounds Road to Ashwood Boulevard. This recommendation is also addressed in the road network design for Brookhill, as shown the Application Plan. Transit, pedestrian, and bicycle connections are important aspects of the Places29 Master Plan. The Brookhill design has included these principles in the design of the overall pedestrian and transportation network. As noted in the transportation section of the Code of Development, a bus shelter shall be incorporated into the town center for a future transit stop. Sidewalks shall be included along the streets, and dedicated bicycle lanes shall be incorporated in the design of the collector roads through the neighborhood. Pedestrian trails and multi-purpose trails are also designed throughout the Greenway areas and open space, connecting neighborhoods together and providing a pedestrian connection to the town center and its amenities. These trails are consistent with the trails recommendation in the Places29 Master Plan. III. Compliance with the Neighborhood Model District Principles 1. Pedestrian Orientation The vision for Brookhill has been to promote an enhanced pedestrian experience throughout the community. From inviting streetscapes to interconnecting trails and sidewalks, Brookhill has been carefully planned to promote the pedestrian and the bicyclist experience. 2. Neighborhood Friendly Streets and Paths Travelways designed for both the pedestrian and bicyclist, as well as vehicles will provide a neighborhood-friendly and sensitive atmosphere. Connector roads through the community will feature dedicated lanes for bicyclists, and the portions of the connector roads within the town center will have on-street parking to provide additional buffering between the pedestrian from the travelways. Streets and travelways shall have sidewalks and street trees. In addition, pedestrian trails and pathways will link the neighborhoods within the Brookhill property together,helping to creating a pedestrian network throughout the community where pedestrians are prioritized and protected. 3. Interconnected Streets and Transportation Network The Brookhill vision places a strong emphasis on interconnectivity,while at the same time respecting the terrain and environmentally sensitive areas. Connections to Polo Grounds Road, Route 29, and Ashwood Boulevard shall be the main access points in and out of the property. Brookhill will also connect to the existing Montgomery Ridge neighborhood with a vehicular and pedestrian connection. The neighborhood streets within the community have been designed to accommodate all modes of transportation,to direct traffic onto the local collector roads, and to minimize dead end streets. 4. Parks and Open Space Over one-third of the Brookhill property shall be dedicated to open, Green Space. Within this greenway system,upland parks, linear parks,schools,and pocket parks will provide outdoor amenities and recreational areas that are within an easy walking distance to all residents in the community. 5. Neighborhood Centers Brookhill envisions a town center within the Urban Mixed-Use block of the community. This area is designed to allow higher density residential and non-residential uses to create a lively, village center. Neighborhood retail services, live/work opportunities, community spaces, recreational amenities, and central gathering areas will co-exist within the town center,creating a sense of place and a well-defined neighborhood center. 6. Buildings and Spaces of Human Scale The Brookhill Code of Development establishes development guidelines in each of the land use districts to create a spatial enclosure along the streetscape that fosters the pedestrian experience and yet remains proportional to the proposed densities in each of the land use blocks. Tighter spatial enclosures within the town center create a more vibrant pedestrian environment, while the blocks designated for lower levels of density shall be more spacious and open. 7. Relegated Parking The Brookhill Code of Development also establishes development guidelines for relegated parking. These guidelines will help create attractive streetscapes that enhance the pedestrian experience. 8. Mixture of Uses Brookhill has been planned and designed to create a neighborhood that not only will promote a variety and mixture of uses, it will embrace the blending of uses together through an emphasis on compatible architecture. The Code of Development allows for a variety of residential and non-residential uses. Within the town center,the non-residential uses will co-exist with the residential uses to create a vibrant village center. Moving away from the town center, the uses will transition to a predominately neighborhood residential use--yet with a mixture of housing types. 9. Mixture of Housing Types and Affordability The Brookhill Code of Development specifies a range of allowable housing types within the neighborhood. This mixture of housing will provide a community that will offer many different options for housing. In addition, 15%affordable housing will be achieved, as stated in the proffers. 10. Redevelopment Does not apply to this Rezoning Application. 11. Site Planning that Respects the Terrain The design of Brookhill respects the natural topography of the site. All the natural stream corridors and preserved steep slopes have been avoided, except for critical locations for roadway crossings to allow interconnectivity. Land planning and the street network follows the varying topography. Over 100 acres of Green Space has also been created, encompassing and enhancing the significant natural features on the property. 12. Clear Boundaries with the Rural Areas The Brookhill property is located within the Albemarle County designated Growth Area. The development of this property is consistent with the County's Comprehensive Plan and strategies for development. Buffers along the property will create a distinctive boundary between Brookhill,and the rural areas, located across Polo Grounds Road and Route 29. IV. Development Impacts As stated above, Brookhill is located within the Albemarle County growth area, and the property is designated for Residential Neighborhood and Urban development. The property is also located within the jurisdictional area for County water and sewer service. The existing 18"waterline along Route 29 will provide water and fire flow protection to accommodate the proposed density of uses. As part of the creation of the Forest Lakes neighborhood, north of the Brookhill property, sanitary sewer was extended through Brookhill,and the sewer was sized appropriately for Brookhill's future development. The existing water and sanitary sewer utilities are adequately sized to accommodate the proposed Brookhill development. A Traffic Impact Analysis report is included with the ZMA Application for Brookhill. The report includes the analysis and distribution of the traffic generated from the Brookhill development. The report also outlines the proposed roadway improvements to mitigate the traffic impacts from the fully- completed development and improve the overall flow of traffic. These improvements include upgrades to the intersection of Polo Grounds Road and Route 29, improvements along Polo Grounds Road adjacent to Brookhill, a connector road and connection to Ashwood Boulevard, and a connection to Route 29. See the "Traffic Impact Analysis for Brookhill Neighborhood" document for more information. Over 100 acres of natural open space area is included in Brookhill, adding to the overall public open space within Albemarle County. Floodplain, streams, wetlands, and steep slopes are included in the open space area that is being protected as part of the design for Brookhill. This open space will be enhanced with pedestrian and multi-purpose trails throughout the area, and will be a public amenity for the community. The upland park and trailhead will give members of the general public access to the multi-purpose trail,which will extend south for a future connection to the Rivanna Trailway system, creating a trailway network which may extend from Brookhill to downtown Charlottesville. Proffers are included with the Brookhill ZMA Application to offset other impacts of the development, including Schools, Fire Rescue, and other County services. V. Conclusion The realization of the Brookhill community will provide the County a quality residential neighborhood for the anticipated, future growth in the area. The property is located in an area that is currently served by public infrastructure which can fully accommodate the envisioned uses within Brookhill. Brookhill's mixture of housing, neighborhood service town center, housing affordability, interconnected transportation system, preservation of open space, and other public improvements, create a neighborhood consistent with the County's Comprehensive Plan and Places29 Master Plan for the area and is therefore, far much more beneficial to the County than the by-right residential development of the property. LIR LECLAIRZYAN TO: Megan Yaniglos CC: Mark Graham Amanda Burbage Margaret Maliszewski FROM: Steven W. Blaine DATE: August 4, 2016 RE: ZMA 2015-00007; Brookhill Code of Development and Proffers The Brookhill project team (Alan Taylor, Scott Collins, Ashley Davies and myself) met on August 2, 2016 with County Staff to review the various Staff comments to the latest versions of the Code of Development and Proffers that were submitted by the Applicant on June 27. The Applicant and Staff reached agreement on the recommended changes at that meeting. The following is a summary of those agreed upon recommendations. Revised Code of Development and Proffers will be submitted prior to the scheduled Planning Commission hearing on August 16, but not before the Staff Report for that meeting must be completed and circulated. Proffers 1A. Phase I of the Polo Grounds Road improvements must be substantially completed before the issuance of the 50th building permit for a dwelling (other than a multi-family dwelling) within the Project. Phase IV of the Polo Grounds Road improvements must be substantially completed before the issuance of a building permit for a dwelling (other than a multi-family dwelling) within Blocks 14-18 of the Project. All road improvements' substantial completion will be: i) determined by the Albemarle County Engineer, or its designee, or ii) when they are constructed, inspected and the VDOT construction bond is released for such improvements. Proffer 1 B. The Route 29 Improvements must be substantially completed before the issuance of the 50th building permit for a dwelling (other than a multi-family dwelling)within the Project. MEMORANDUM August 4, 2016 Page 2 Proffer 1C. The Ashwood Boulevard Connection must be substantially completed before the issuance of the 500th building permit for a dwelling (other than a multi-family dwelling) within the Project, or before the issuance of the 800th building permit for any type of dwelling unit whether singe, or multi-family, which ever first occurs. Proffer 1D. The Rio Mills Connection must be substantially completed before the issuance of the 200th building permit for a dwelling (other than a multi-family dwelling) within the Project, or before the occupancy of twenty-five thousand feet of non-residential space within Block 1, which ever first occurs. The proffer to complete the Rio Mills Connection will include sufficient right of way dedication and grading easements. Proffer 1H. Traffic management by owner will cease with the internal roads are completed and accepted by VDOT. Proffer 2. The Trail Network must be substantially completed before the issuance of the 500th building permit for a dwelling (other than a multi-family dwelling) within the Project. Substantial completion of the Trial Network will be determined by the Albemarle County Engineer, or its designee. Proffer 5. The Cost Index for all cash proffers shall be the Marshall and Swift Building Cost Index for masonry walls in the Mid-Atlantic. Proffer 6. The credit for In-Kind Contributions shall be $28,881,000.00. Proffer 7. The Elementary School site may be used for a school site or a park, at the County's election. Proffer 8. There will be no claw-back provision on the High School Site. Proffer 9. Any cemetery encountered within the Brookhill development will be delineated on the site plan or subdivision plat, as applicable, and a treatment plan for each cemetery shall be approved by the County Engineer or its designee at the plan review. The installation of utilities and/or trails within the Greenway area shall not disturb the Woodland Camp identified in the Phase I Historic Resources Study for the Project. Code of Development. The code will reference `retaining' the Brookhill historic dwelling rather than `preserving'. The Code shall clarify that the historic markers within the Project may be erected by the Owner or by the Commonwealth. Boundaries for Block dimensions may be altered by 15%, or more if necessary to mitigate impacts to historic resources. Section 2.4.2 will be amended to allow the Director of Community Development to permit removal and replacement of trees within buffer areas. August 4, 2016 Page 3 Section 2.8 will include a note that private streets and roads are only permitted in accordance with the Subdivision Ordinance. Section 2.1.2 will include a commitment to gravity sewer laterals. On behalf of the Brookhill team, we appreciate all the hard work and attention that the Staff has put forth on this application over the past year. cc: Alan Taylor Scott Collins Ashley Davies