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Home My WebLink AboutZMA199500004 Action Letter Zoning Map Amendment 1996-06-14 - · · · :r COUNTY OF ALBEMARLE Dept. of Planning & Community Development 401 Mcintire Road Charlottesville, Virginia 22902·4596 (804) 296-5823 June 14, 1996 Tim Rose Chief Operating Officer University of Virginia Real Estate Foundation P. O. Box 9023 Charlottesville, VA 22903 RE: ZMA-95-04 - The University of Virginia Real Estate Foundation Dear Mr. Rose: The Albemarle County Board of Supervisors, at its meeting on June 12. 1996, approved, the above-noted request to rezone approximately 525 ac from RA, PD-IP, R-l & LI to PD-IP and to amend sewer service boundaries of the Albemarle County Service Authority to include water and sewer for the North Fork Business Park. This request includes the following special use pennits: SP-95-40 - Laboratories, medical or phannaceutical; SP-95-41 - Supporting commercial uses; SP-95-42 - Hotels, motels & inns. ADOPTED the attached resolution approving ZMA-95-04 and the special use pennits. If you should have any questions or comments regarding the above-noted action, please do not hesitate to contact me. Sincerely, et~ Ronald S. Keeler Chief of Planning RSKlblb cc: Amelia McCulley Jo }figgins I:\GENERAVSHARE\BARBARA\ZMA95-04.ACT . · · · RESOLUTION TO APPROVE ZMA-95-04 UNIVERSITY OF VIRGINIA REAL ESTATE FOUNDATION Whereas, in accordance with Section 15.1-431 of the Code of Virginia and Section 33 of the Albemarle County Zoning Ordinance, a public hearing was advertised, adjoining property oWners notified, and a hearing scheduled on ZMA 95-04, University of Virginia Real Estate Fou~dation, to consider the rezoning of approximately 525 acres from RA, PD-IP, R-I, and LI to PD-IP, as more particularly identified in the zoning application; and i Whereas, this application and the attached proffers are consistent with the Comprehensive Plan, good zoning practices, and supported by the reasons set forth in the staff report. Now, Therefore, Be It Resolved that the Board of Supervisors of Albemarle County, Virginia hereby approves ZMA-95-04 with proffers, such proffers being dated March 21, 1996 and being attached hereto and made a part of this approval. BE IT FURTHER RESOLVED, that included within this approval is the approval of the following special use pennits with the stated conditions: (A) SP-95-40 Laboratories, conditioned upon: 1. Compliance with Section 4.14 Perfonnance Standards of the Zoning Ordinance; 2. Building location shall not be less than thirty (30) feet from the perimeter buffer areas to adjoining properties not located within the development. (B) SP-95-41 Supporting Commercial Uses, conditioned upon: 1. In addition to proffered limitation not to exceed five (5%) percent of total floor area, commercial uses shall not exceed ten (10%) percent of total floor area at any time during phased development. I , I I . I · (C) SP-95-42 Hotels. Motels. Inns, conditioned upon: 1. Not more than one hotel, motel, or inn shall be permitted. Such hotel, motel, or inn shall not exceed two hundred fifty (250) lodging rooms. "'2. Conference facilities (other than those as may be provided by . ~ndividual occupants) shall not be required to locate internal to nor on the same site as the hoteVmoteVinn, but total gross floor area of lodging and conference facilities shall not exceed 190,000 square feet. The time limit to commence the above special uses shall be extended for so long as the application plan for ZMA-95-04 remain~ valid. BE IT FURTHER RESOLVED, that there are no modifications pursuant to § 8.5.5 of the Albemarle County Zoning Ordinance, but the following findings are stated for purposes of clarification: · . 3. · 1. Uses and treatment of "open space" shall be as defined in and governed by the proffers. Since "open space" is not required for a Planned Development - Industrial Park and provision of open space is voluntarily proffered by the applicant, the open space areas shall not be governed by Section 4.7 of the Zoning Ordinance. 2. The approval of the special use permits with the extended time for commencing the uses shall not preclude the Board from revoking any special use pennit for wilful noncompliance as set forth in Section 31.2.4.4 of the Albemarle County Zoning Ordinance. The terms General Office, Light Industrial and Rex Industrial as set forth in UREF, Volume 1, Part IX of the zoning application shall, in addition to Zoning Ordinance definitions, guide the Zoning Administrator in use determinations. In the event of definitional conflict between the Zoning Ordinance and UREF descriptions, UREF descriptions shall apply. In such case in which more that fifty (50%) percent of the floor area for a Flex Industrial use is developed to office use, the entire floor area shall be deemed to be General Office. In such case in which less than fifty (50%) percent of the floor area for a Rex Industrial use is devoted to office use, the Page 2 of 3 . · · entire floor area shall be deemed to be Light Industrial. This provision shall apply only for determination of maximum square footage by type of use. This provision shall not apply to calculation of parking requirements or other requirements of the Zoning Ordinance, nor to any requirements of the Uniform Statewide Building Code nor to any other ordinance or regulation related to "i.ype of usage of buildings and structures. I, Ella W. Carey, do hereby certify that the foregoing writing is a true, correct copy of a Resolution duly adopted by the Board of Supervisors of Albemarle County by vote of-1- to ~ on June ~ 1996. Clerk, Board of County Sup · ZMA95·04. Page 3 of 3 ~ · ". j 1."'0 '-'L:'\~~ C:: quoE~'I;'-'"",, - 1 L _ ' V I I , '.. , (, \.: .) . --... ........-.....~ - .....-...-".........--..~.._-~...i PROFFER STATEMENT UNIVERSITY OF VIRGINIA REAL ESTATE FOUNDATION · Final Version: March 21, 1996 · PROFFER STATEMENT . UNIVERSITY OF VIRGINIA REAL ESTATE FOUNDATION REZONING APPLICATION: #ZMA-95-04 "Final Version: March 21, 1996 University of Virginia Real Estate Foundation (the "Applicant"), through its wholly-owned subsidiary, UREF Research Park, Inc. is the fee simple owner of that certain property described in rezoning application #ZMA-95-04 as Tax Map Reference 32, Parcels 4B, 6A, 6, 18 and 19, less and except Parcels F-2 and B9.1 described herein (the "UREF Property"). MicroAire Surgical Instruments, Inc. is the fee simple owner of Parcel F-2, more particularly described on the attached Exhibit 1.1 (the "MicroAire Property"). Motion Control Industries, Inc. is the fee simple owner of Parcel B9.1, more particularly described on the attached Exhibit 1.1 (the "Motion Control Property"). The UREF Property, the MicroAire Property and Motion Control Property are referred to collectively as the "Property". Applicant, UREF Research Park, Inc., MicroAire Surgical Instruments, Inc. and Motion Control Industries, Inc. hereby voluntarily proffer that if the Property is rezoned by the Board of Supervisors of Albemarle County (the "Board ") to the Planned Development Industrial Park ("PD- IP"), development of the Property shall be in accordance with the following proffers pursuant to Section 15.1-491.2: 1 of the 1950 Code of Virginia, as amended (the "Code"), and applicable portions of the Albemarle County Zoning Ordinance (the "Ordinance"). . If Applicant's Rezoning Application is denied, these proffers shall immediately be null and void and of no further force or effect. All of these proffers are offered voluntarily pursuant to the Ordinance and relevant sections of the Code. The proffers herein shall not be interpreted to authorize any person to apply lesser standards than those contained in any: (i) state statutory, regulatory or code minimum standards, or (ii) County ordinance or regulation, including the Ordinance, except as permitted by the regulations of the PD Zoning District. These proffers shall supersede all other proffers made prior hereto, including those proffers made by Applicant in ZMA-78-15. I. REZONING APPLICATION PLANS AND ILLUSTRATIONS 1.1 Plans and Illustrations. Applicant has presented, as part of its Rezoning Application, a number of conceptual plans and illustrations for various purposes, but principally to provide justification for the rezoning action which it seeks, and to illustrate the process through which the Applicant developed its proposal. Applicant's development of the Property (also referred to herein as the "Project") shall be in accordance with Applicant's Zoning Application Plan (the "Zoning Application Plan"), as provided in the Ordinance. Unless specifically referenced in these proffers, all plans and illustrations submitted as part of Applicant's rezoning application shall be deemed illustrative only, and such plans and illustrations shall not be deemed proffers. 1.2 Plan Exhibits. These proffers shall include the following plans, which (except for the .,ning Application Plan) are limited to the purpose for which they are referenced in a proffer: I . · Zoning Application Plan · Stormwater Management Plan, Exhibit 4.2 · Internal Road Network Plan, Exhibit 5.1 · Road Network Phasing Plan, Exhibit 5.3 · Open Space System Phasing Plan, Exhibit 6.1 II. OWNERS ASSOCIA nON AND DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS 2.1 Declaration. The Applicant shall prepare and place on the Property within six (6) months of the rezoning, a Declaration of Covenants, Conditions and Restrictions (the "Declaration"). The Declaration's purpose will be to facilitate the planning and development of the Property in a unified and consistent manner. The Declaration shall set forth covenants, conditions and restrictions for private enforcement oilly by owners within the Project. The clear intent of the Declaration will be that the County of Albemarle will have no rights or obligations to enforce such covenants, conditions and restrictions. The Declaration shall not be interpreted as authorizing any relaxation of state or Albemarle County regulatory or minimum code standards, except as allowed by the regulations of the PD Zoning District. 2.2 Design Standards. The Declaration shall impose design and architectural guidelines for èach development area within the Property; the architectural and design standards for the respective development areas (the "Design Guidelines ") will ensure high quality architectural and landscape ~Sign and a harmonious, well-balanced business community. 2.3 Fixed Standards. (a) The following elements of the Design Guidelines shall be referenced in the Declaration: (i) Types of materials to be used in construction of buildings; (ii) Required setbacks from properties adjacent to th~ Project, lot/building ratios, height restrictions; and (iii) Types of materials to be used and standards for landscaping. 2.4 Design Guidelines. The Design Guidelines also shall: (a) Provide the standards for development within the Project and explain how such standards are implemented; (b) Provide for creation of a Design Review Committee on which the Applicant shall have a permanent seat unless or until the University of Virginia occupies at least one seat. (The County of Albemarle will not participate on such Design Review . 2 " Committee. The Design Guidelines shall not be interpreted as supplanting any applicable design review by the County's Architectural Review Board); · (c) Provide an outline of the procedures and contacts for approvals by the Design Review Committee in connection with design and construction within the Project; and (d) Include recommendations to users for water conservation techniques (such as low flow shower~ and toilets, water-conserving landscaping techniques, water reclamation, and water reuse). , 2.5 Maintenance of Common Areas. The Declaration shall provide a mechanism for establishing and maintaining all common areas within the Project, including the following: (a) The Applicant shall either: i) organize a North Fork Owners Association or such other private, area or business associations as may be necessary to address specific area or business concerns of the Project (the "Organization(s) ") as non-stock organizations under the laws of Virginia for the ownership, care and maintenance of all such lands and improvements owned or entrusted to such associations (the "Common Areas"); or ii) directly control such ownership, care and maintenance of Common Areas, unless or until a public body or a governmental agency assumes control andlor ownership of such Common Areas. (b) The Organization(s), if fonned, shall be bound by the Declaration's covenants, conditions and restrictions running with the land. The Applicant or such Organization(s) shall be responsible for the perpetuation, maintenance and function of all Common Areas, including lands, uses and facilities located therein. · (c) The Applicant or such Organization(s) shall provide a means for identifying Common Areas as to location, size, use and control in one or more restrictive covenants, and such covenants shall set forth the method of assessment for the maintenance of such Common Areas. The Declaration's method of identifying Common Areas shall not supersede any applicable requirements to identify common areas in a site development plan or plat. (d) The Declaration shall be in full force and effect for a period of not less than twenty-five (25) years and shall be automatically extended for successive periods of twenty-five (25) years unless tenninated in a manner set forth in the Declaration. (e) If created, the Organization(s) shall continue in effect so as to control the availability of the facilities and land thereby provided and to maintain the Common Areas for their intended function. Such Organization(s) shall not be dissolved nor shall such Organization(s) dispose of any Common Area space, by sale or otherwise, except to successor organizations conceived and organized under the · 3 .. same standards and principles set forth herein for the Organization(s) to own and maintain the Common Areas. . III. DENSITY 3.1 Total Buildout. Total gross floor area within the Project shall not exceed 3,000,000 square feet, excluding recycling centers, picnic shelters, fire and emergency response station(s), office trailers for temporary use during construction of permanent structures, small (not to exceed 1500 gross floor area per building) storage -buildings, and structures included as amenities within Common Areas (collectively, the "Excluded Areas"). In the first year of development of the Project, from the date of the County's approval of the Applicant's rezoning, (the "Initial Year") total gross floor area within the Project shall not exceed 500,000 square feet, (excluding the Excluded Areas and the total gross floor area either existing on the MicroAire Property, or as approved on the preliminary site plan for the Motion Control Property). After the Initial Year, the total gross floor area within the Project which may be constructed in anyone year shall not exceed 200,000 square feet, plus any accumulated undeveloped square feet of gross floor area. For the purposes of this Section 3.1, accumulated undeveloped square feet of gross floor area shall mean the sum of any square feet of gross floor area allowed but not developed in the Initial Year and the square feet of gross floor area less than 200,000 square feet not developed in each subsequent year to that datc. IV. STORMWATER MANAGEMENT AND WATER CONSERVATION 4.1 Flood Plain. The area of the 100-year flood plain within the Project shall remain undisturbed except for road crossings, public utility facilities and their crossings, and pedestrian and ."ding trails, and only to the extent such exceptions are permitted by County ordinances and gulations. 4.2 Stormwater Management Plan. The Applicant shall implement (as part of the site development plan approvals) an overall stormwater management plan for the Project, incorporating the applicable drainage sheds on the Property and in accordance with the Stormwater Management Plan, attached as Exhibit 4.2. Applicant's implementation of the Stormwater Management Plan shall include those modifications that comply with design and engineering standards necessary for approval by the County during the site development plan review process for Project development. 4.3 Wetlands. Wetlands, as defined by the Federal Manual for Identifying and Delineating Vegetated Wetlands, in effect on the date of these proffers, shall not be disturbed in the Project except for the installation and use of roads, permanent retention ponds, utilities and walking trails, or any other uses approved by the County after obtaining all necessary federal, state and local permits and approvals. 4.4 Water Conservation. No single industrial or commercial user which proposes a use that will require more than 125,000 gallons per day (average daily consumption) of potable water shall be constructed without obtaining County approval. The County shall consider whether to approve such a user through the same procedures as required in an application for special use permit (including the same notice requirements, public hearings, and Planning Commission review as in the process for considering a special use permit). The County's approval shall be limited solely to issues of water . . 4 usage and must include a finding that sufficient capacity exists to support such a user. The County's åpproval may include reasonable conditions relating to water usage. · V. TRANSPORTATION 5.1 Internal Road~Network. Applicant shall provide vehicular access within the Project by an internal road network generally in the locations shown on the attached Exhibit 5.1, (" Internal Road Network"). Applicant shall des.ign,~ construct, and install signs and signalization for the Internal Road Network in accordance with minimum standards of the Virginia Department of Transportation ("VDOT"), unless VDOT approves a lesser standard at Applicant's request. Applicant shall make the necessary modifications to previously constructed intersections to the extent that subsequent development of areas within the Project impacts such previously constructed intersections, including modification of the Internal Road Network design and signalization for such intersections. The exact location of roadways depicted on Exhibit 5.1 shall be subject to adjustment during the subdivision plat/site plan approval process. 5.2 Road Construction Standards. (a) All internal roads which serve an area submitted to the County for site plan approval, (and other Internal Road Network improvements which VDOT and the County reasonably determine are necessary for safe and convenient access to such area) shall be constructed or bonded for construction and dedicated for public use, for acceptance into the state highway system at the time of recordation of the final subdivision plat recordation for each applicable area or at the time of issuance of a certificate of occupancy for development under a site development plan. · (b) Applicant shall construct the Internal Road Network in phases according to Exhibit 5.3. The proffer to construct roads to VDOT standards shall not require completion of construction of such roads, or segments thereof, before the issuance of the first certificates of occupancy for a building served by that road, or segment thereof, so long as adequate bonds are in place and so long as the Zoning Administrator determines that safe and convenient access to public roads is preserved in accordance with Section 31.2.3 of the Ordinance. Before issuance of certificates of occupancy, however Applicant shall complete that segment of road which serves the building for which a certificate of occupancy is sought with at least the base and one (1) layer of plant mix asphalt. The final layer of plant mix asphalt may be withheld until all sewer lines, water lines and other conduits have been placed under the pavement but will be completed to an approved VDOT pavement depth and design before the request for VDOT acceptance of the road. Applicant shall be responsible for the maintenance of the roads within the Internal Road Network until they have been accepted into the state system for maintenance. · 5 · · · . 5.3 Phases of Development. The fOllowing schedule shall apply for detennining the timing of road improvements set forth in 5.4 below: PHASE r Land Use (l} " Maximum Build-out to be accessed by Road A (all uses): Support Commercial to 85,000(2) Maximum Build-out to be accessed by Rt. 606 (all uses): General Office limited to: 120,000 Support Commercial limited to: 25,000 Maximum Total Build-out, Phase I (all uses) PHASE II Land Use (l} General Office: Support Commercial: Hotel: Maximum Total Build-out, Phase II (all uses) PHASE III Land Use (l) General Office: Support Commercial: Hotel: Maximum Total Build-out; Phase III (all uses) 6 Maximum Cumulative Build-out(2) 635,000 345,000 980,000(3) Maximum Cumulative Build-out (2} 1,068,000 110,000 190,000 1,568,000(3) Maximum Cumulative Build-out(2} 2,300,000 110,000 190,000 3,000,000(3) !, 0) Note: . (2) Note: (3) Note: The use categories in the charts above shall have the following definitions for the purposes of this Article V: "General Office" shall mean business and professional office uses as contemplated in the Zoning Application Plan and Zoning Application text. "Hotel" shall have the definition set forth in the Ordinance. "Support Commercial" shall mean those uses listed on the "Non-Residential Land Use Guidelines" Table, Village and Neighborhood Service Areas, Typical Primary Uses Section, in Section 9.0 of the Ordinance as..well as the following uses: copy centers, florists, newsstands, pipe and tobacco shops, barber and beauty shops and tailor shops. Total gross floor area, in square feet. Nothing contained herein shall restrict Applicant from altering the mix of land use types within any Phase of development in accordance with the Project Zoning Application Plan. Applicant proffers that the total build-out of Hotel, General Office and Support Commercial use for any given Phase shall not exceed the gross floor area limitations shown in the charts above. 5.4 Proffered Road Improvements. Applicant shall design, construct andlor contribute for road improvements in phases. Road improvement proffers in this section 5.4 shall not include dedication of land unless expressly provided for herein. All construction by Applicant of offsite road improvements shall be conditioned upon the County or VDOT obtaining required right-of-way, (if such right-of-way is not owned in fee simple by Applicant), unless expressly provided herein. So long as Applicant is ready, willing and able to construct an improvement as provided in these proffers, even though the necessary right-of-way is not available, (and in the instances in which Applicant has ~ffered to acquire right-of-way, and the Applicant has made good faith efforts to acquire the land -'cessary for such right-of-way) Applicant shall not be precluded from developing the approved density build-out under the applicable zoning, unless the improvement is otherwise required by applicable regulations or ordinances. Unless an earlier time is required below, the road improvements described in this Section 5.4 for each applicable phase shall be completed or bonded, or contributed for (as set forth below), before constructing each phase's Maximum Total Build-out as set forth in 5.3 above. . (a) Applicant shall satisfy the following Phase I road proffers ,before the Maximum Total Build-out, Phase I (as shown in 5.3 above) is con~tructed or earlier if (i) specified in this 5.4 (a), or (ii) a need is created by such development and is demonstrated by a traffic study approved by VDOT. In general, the proffered Phase I road improvements shall be as described on Exhibit 5.3 attached hereto. Notwithstanding the foregoing, Applicant shall be pennitted to construct beyond the Total Maximum Build-out, Phase I in advance of satisfying all Phase I road proffers, if a traffic study approved by VDOT demonstrates that the following intersections will function, with the proposed additional building construction, at a Level of Service "D" (LOS D) or better: (i) Route 649 and Road A, (ii) Route 606 and Quail Run, (iii) Route 606 and Route 649, and (iv) Road A and U.S. 29. (1) Applicant shall design and construct a northbound turn lane from Route 606 onto Quail Run for approximately 150 feet from the existing intersection. 7 · · (2) Applicant shall acquire (or reimburse the acquiring governmental entity for acquisition costs, if Applicant is unable to acquire) right of way for, design and construct two northbound left turn lanes on U.S. 29 at the intersection of Road A (North Fork Entrance) and U.S. 29. Applicant shall acquire (or reimburse the acquiring governmental entity for acquisition costs, if Applicant is unable to acquire) right of way for, design and construct a .. channelized southbound right turn lane on U.S. 29. The Road A exit shall include dedication, design and construction of two eastbound left turn lanes and rw·o eastbound right turn lanes. The entrance at Road A also shall include dedication, design and construction of two westbound through lanes. (3) Applicant shall install, or pay for the installation of all traffic signals necessary for appropriate traffic control at the improved intersection at U.S. 29 and Road A no later than completion of the two northbound left turn lanes on U.S. 29 (referenced in proffer 5.4(a)(2) above). If an additional road is added to such intersection to satisfy needs of other development in the County however, Applicant's signalization requirement shall not include improvements serving such additional road. (4) Provided that all construction of the turn lanes is completed within 10 years from the date of final approval of this Application, Applicant shall contribute upon completion of two left turn lanes at the intersection of U.S. 29 and Route 649, the total sum of $78,718.00 (Applicant's "Contribution"). Notwithstanding the foregoing, the Applicant's Contribution may be used, at the County's discretion, to fund prior to completion of the project, a portion of the design and engineering costs in order to expedite the widening of Route 649 from two lanes to four lanes so long as Applicant is afforded the opportunity to participate in such design and engineering process. In the event that the Contribution, after it is received by the County, is not used, within 10 years either for construction of the turn lanes, or for the design and engineering costs for Route 649 widening, then the Contribution shall be returned to the Applicant, without interest. (b) Applicant shall satisfy the following Phase II road proffers before the Maximum Total Build-out, Phase II is constructed (but not before the Maximum Total Build- out, Phase I is constructed) (as set forth in 5.3 above) or earlier if (i) specified in this 5.4 (b), or (ii) a need is created by such development and is demonstrated by a traffic study approved by VDOT (provided however that if the site development plan review process does not otherwise require Applicant to supply a traffic study, Applicant will provide at least a traffic count upon the County's request for evidence that such need has not been created): (1) · Applicant shall design, dedicate, and construct within the Project a two lane collector road extending from U.S. 29 to Route 649 through the North Fork Project within six months of the issuance of the first certificate of occupancy 8 · (2) (3) (4) for a building constructed after construction of the Maximum Total Build- out, Phase I (980,000 gross floor area). Applicant shall dedicate and widen to four lanes the two lane collector road extending from U.S. 29 to 649 when traffic volumes within the Project create the need for such widening. Applicant shall design, dedicate and construct at the Route 649 entrance: '. two southbound left turn lanes on Road A, one southbound right turn lane on Road .A, and two northbound through lanes on Road A. Applicant shall construct at the intersection at Road A and Route 649: one westbound right turn lane on Route 649, and one eastbound left turn lane on Route 649. . Applicant shall design and install all traffic signals necessary for appropriate traffic control at the intersection of Route 649 and Road A as improved in satisfying these Phase II road proffers, but no later than when a need is created by the Project. (c) Construction of improvements may proceed up to the Maximum Total Build-out, Phase III described in 5.3 above if anyone of the following conditions shall have been satisfied (but such conditions shall not be conditions for constructing the Maximum Total Build-out for Phases I and II): · (I) · Applicant shall design and construct (within existing right of way) the addition of a third southbound through lane on U. S. 29 from the entrance to North Fork at Road A to Route 649. In the alternative, if VDOT requires, and at the County's direction, Applicant shall contribute an amount equal to the design and construction costs which would otherwise be contributed by Applicant for an additional southbound through lane on U.S. 29 for the purpose of constructing of a grade separated interchange at the intersection of Route 29 and the entrance to North Fork. Nothing contained herein however shall be deemed to be a proffer by Applicant to construct such a grade separated interchange. .' (2) Before the issuance of the first certificate of occupancy for improvements in excess of the Total Maximum Build-out, Phase II, VDOT shall have approved funding for the design and construction of the widening of U. S. 29 to six through lanes between the entrance to North Fork at Road A to Route 649. (3) Construction may nevertheless continue in excess of the Total Maximum Build-out, Phase II (but in no event beyond the limitation contained in 3.1) without all the road improvements having been completed as contemplated in (1) and (2) above so long as Applicant can demonstrate to VDOT through traffic studies approved by VDOT that acceptable levels of service (LOS 9 "D", or better for U. S. 29 and Route 649 intersection) can be maintained with existing, or alternative improvements. . (d) Applicant shall dedicate within its Project, an area necessary for construction of a grade separated interchange. The approximate location shall be as designated on Exhibit 5.3 as "Future Right of Way Area for Grade Separated Interchange." Applicant shall dedicate such area without consideration, and when the interchange is to be constructed. It is Applicant's desire to participate in the design for such interchange so that Applicant may preserve the aesthetic features of the Project's entrance. '. ~ VI. RECREATIONAL AREAS AND OPEN SPACE 6.1 Developed Recreational Areas. Applicant shall develop active recreation and picnic areas as shown on the attached Open Space System Phasing Plan (Exhibit 6.1). Phasing of the Open Space System improvements shall follow the phasing schedule of proffered road improvements as set forth in 5.4 above. For example, those open space improvements described for Phase 1 on Exhibit 6.1 shall be completed before construction of the Maximum Total Build-out, Phase I, as set forth in 5.3. Such recreation areas, unless conveyed to the County, shall be maintained by the Applicant or an appropriate Organization for use by users within the Project. Applicant shall convey to the County, without consideration, the ball fields depicted on Exhibit 6.1. Active recreation areas will not be lighted with field or stadium lighting. 6.2 Open Space. Applicant shall restrict development of areas not shown as development parcels on the Open Space System Phasing Plan, subject to boundary adjustment once boundaries are .tablished by plat (and the boundaries later shown on plats may be adjusted from those depicted on xhibit 6.1). In no event will the total area of such undeveloped areas, including the Green Belt (defined in 6.3 below), Buffer areas (defined in 7.2 below), and recreation areas described in these Proffers be less than a total of 200 acres. These areas shall be for the use and enjoyment of the residents of the Project, subject to the restrictions imposed by the Declaration. Applicant may dedicate such undeveloped areas to the North Fork Owners Association or to an appropriate Organiz~tion. No structural improvements other than utilities, pedestrian and riding trails, and Common Area amenities shall be constructed in these areas. Applicant does not intend by this proffer to subject these areas to Section 4.7.3 of the Ordinance, if such areas are not currently governed by such ordinance. 6.3 Rivanna Green Belt. Applicant shall reserve a 100 foot wide area along the boundary of the Property and adjacent to the Rivanna River ("Green Belt"). No structural improvements (other than pedestrian and riding trails, and utilities) shall be constructed, or erected within the Green Belt without the consent of the County. Applicant may grant across the Green Belt utility easements, and access easements to the Rivanna River for the users within the Project and their guests, and may at its option, build pedestrian and riding trails or similar uses of the area. The Green Belt shall remain undeveloped except for pedestrian and riding trails and to the extent necessary to accommodate utilities crossings. At such time as the County decides to establish along the Rivanna River a public area or park within the Green Belt, and upon a request by the County, Applicant shall convey the Green Belt to the County without consideration, provided the uses allowed for utilities, and pedestrian Cd riding trails, etc. are reserved in the deed. The Green Belt may continue to be maintained by the pplicant, at its option. 10 6.4 Cemetery and Ice Pit Site. Applicant shall not disturb the existing family cemetery located ~pproximately in the area as shown on the Open Space System Phasing Plan. Applicant shall complete within one year of these proffers, a preservation plan which incorporates the cemetery, ice house and former homestead site into the development of the Project. Once completed, the Aservation plan shall be filed with the County to accompany these proffers. The preservation plan .all memorialize the historical significance of this site, consistent with the wishes of the family of those interred in the cemetery. The plan shall include a strategy for preserving these sites. The plan shall be implemented as .the areas surrounding the sites are developed or as necessary in order to prevent further degradation of the sites from the date of these proffers. . VII. LANDSCAPING AND BUFFERING 7.1 Landscaping. The Applicant shall landscape all Project roads in accordance with the standards contained in the "Exhibit D, UREF's North Fork Street Tree Master Plan", filed with the Albemarle County Planning Commission on November 1, 1994. Placement of trees and underground utilities shall be designed to avoid root interference with such utilities. 7.2 Buffer Areas. Applicant shall not disturb the Buffer Areas as depicted on the Zoning Application Plan, other than to: i) construct signage, fences or walls, ii) remove underbrush, or iii) plant landscaping trees for screening. Applicant shall plant additional landscaping in Buffer Areas as reasonably required for screening. Applicant shall plant durable trees on parcel B-7 (as identified on the Zoning Application Plan) prior to commencing construction of improvements on parcel B-7. The purpose of planting additional trees in this area will be to provide screening to adjoining residences. . VIII. FIRE STATION 8.1 Fire Station. Applicant shall dedicate to the County, at County's request, up to a maximum of five acres for the purpose of construction by the County of a fire and emergency response facility; provided however, that Applicant shall not be required to dedicate such land until the County has included such a facility in its Capital Improvement Plan (CIP). The five acre parcel shall be located on Parcel D in the area designated on the Zoning Application Plan. This proffer may be satisfied by Applicant's acquiring and dedicating an alternative parcel of land located offsite that is acceptable to the County. So that the Project's design integrity, as contemplated in Applicant's Design Guidelines, may be maintained it is Applicant's desire that it be consulted on the exterior design of the fire station if it will locate~ within the Project. Applicant shall contribute funds for, or provide directly through its own programs, hazardous materials training for County fire and emergency personnel. Applicant's contribution of funds shall be limited to funding for up to 2 sessions a year for 3 years, beginning with the completion of the County's fire station. 8.2 Hazardous Materials. No Hazardous materials, including medical wastes shall be disposed within the Project. 8.3 Disposition of Dedicated Property. In the event any of the property dedicated to the County pursuant to proffers 5.4(b)(I) and (2), 5.4(d), 6.1, 6.3, and 8.1 is not used for the purpose for which it is proffered, with such use being undertaken within twenty (20) years of receipt of the property by ,e County, then the property shall be use,d as open space. 11 IX. PROJECT PROGRESS REPORT _ 9.1 Proiect Report. Applicant shall submit a report to the Department of Planning and ~ommunity Development, or its successor, every 3 years. The report shall outline the development activity in the Project over the applicable period. x. SIGNATORY 10.1 Certificate. The undersigned certifies that they are the only owners of the Property which is the subject of this application. 10.2 The Applicant. . These proffers shall run with the Property and each reference to the "Applicant" within these proffers shall include within its meaning, and shall be binding upon, Applicant's successor(s) in interest andlor the developer(s) of the Property or any portion of the Property. UNIVERSITY OF VIRGINIA REAL ESTATE FOUNDATION By: ~~ r¡¿.~~ Title: ~ "^ \-e,.Ç ~<"- ~*\:-";) f) <.Ç,c;;\ ~ ~ . UREF RESEARCH PARK, INC. By: ~.Â. ~,7v~ Title: Q~\<- ~ 0rOvT,\~s 0 ~,Ç\~ MOTION CONTROL INDUSTRIES, INC. By: Title: ¥~'YRE S~RGICA~NST~UMENTS: INC. By: '~'M t ¿·.lAt1.t, 'fL/jr;l Title:~ e So -,cfk.l4- . 12 it is proffered, with such use being undertaken within twenty (20) years of receipt of the property by the County, then the property shall be used as open space. · IX. PROJECT PROGRESS REPORT 9.1 Proiect Report. Applicant shall submit a report to the Department of Planning and Community Development', or its successor, every 3 years, The report shall outline the development activity in the Project over the ~I?plicable period. x. SIGNATORY 10.1 Certificate. The undersigned certifies that they are the only owners of the Property which is the subject of this application. 10.2 The Applicant. These proffers shall run with the Property and each reference to the "Applicant" within these proffers shall include within its meaning, and shall be binding upon, Applicant's successor(s) in interest and/or the developer(s) of the Property or any portion of the Property. UNIVERSITY OF VIRGINIA REAL ESTATE FOUNDATION · By: Title: UREF RESEARCH PARK, INC. By: Title: MOTION CONTROL INDUSTRIES, INC. .-'j ~...' ,~ By: ,. \1 ~ d ~/, Y ,.7"/)"".' Tl'tle·. (/I·~:: C . ..... --"'-f ./,"- '/ < /' :... /./' \' y MICROAIRE SURGICAL INSTRUMENTS, INC. · By: Title: 12 STATE OF -J ~I--<-~L- CITY/COUNTY OF Q~ ~ ¥U-¿-r-~ . The foregoing instrument was acknowledged before me this '-f day of a I"--''-^--'¿ , 1996, by IIH f2. ·12ø s "- , (0 Lt, 0/.'0- ~'H;> cø'the University o~ Virginia Real Estate Foundation on behalf of the Foundation. My commission expires: Oq-ðo-q~ I 9--1) e<-~oL' ~ Notary Public [SEAL] STATE OF \J~ f" ~~Y'o.~ ~ CrTY/COUNTY OF A\~L , The foregoing instrument was acknowledged before me this 4- -¥L day of A f""; l t- ¡U (.r c> -4 If (! S"V {"~ 1 ell. ( :T '^ S-+ r u w..<!.v1.-f 51 :&c. .96, by r'("/N\~~ L. L~ n ,on behalf of UREF Rcsearch Park, rfie. My commission expires: I - ~ \ - q l -\-<;~~. 'GV~ [SEAL] Notary Publi . 13 ~, ~ STATE OF I\.~·~. CITY/COUNTY OF 0 /Q~ k }'\A-(:L-L-C-L . The foregoing instrument was acknowledged before me this 4- day of a !UL-z.: ~. , ')') ~". ( 1996, by I (#, (¿ . (~>-e- , 6d~& C)r~-t.-L) 06l of the University of Virginia Real Estate Foundation on behalf of the Foundation. My commission expires: (.) q - 30 - 61 ';) :\.: r ~t----\¡QY-~~ v~ [SEAL] Notary Public STATE OF b -'-^4' ~-"- CITY/COUNTY OF O...J¿ ~...¿~LL The foregoing instrument was acknowledged before me this t/- day of ~ ¿ , on behalf of UREF Research Park, Inc. .6, by--r:~ . {2 ~ oOr- My commission expires: ~o -. q ¿ HJ~~~ Notary Public [SEAL] . 14 STATE OF ~(~.: "-·\......\',1 \...... \ CITY/COUNTY OF Üv,_C\~VC", ,-, . ,~ The foregoing instrument was acknowledged before me this ~-\ t- day of 1996, by ~~ L...'" -<) ''\.~ S , on behalf of Motion Control Industries, Inc. My commission expires: .."" çT- [SEAL] -~-:... ..---\~ /\J~'_" No1a~blic ' I. DIANE M. GALVIN Notary Public, State of New York No. 5008517 Qualified in Onondaga County _ Commission Expires February 22. 19.:.J.... 7 . U :\2588\ 1995DOC\NORFRZCC.DOC . 15 i\·~"'-~.. \ \ r I Albemarle County, Virginia ·S.R. 606" " ,1)røaiptiyt Eüeñ1int . . . NORTH FORK BUSINESS PARK Notes L _....."C".....'V_.........~..-..__ ...........,...... -- EB EXHIBIT 5.1 PRpMOdIar: University of Virginia Real Estate Foundation cn.rlolln.1IIr. VIr¡inIa INTERNAL ROAD NETWORK ......_ c_.......... rL-ï"I . - - - P~nd by: McKeel Carson ~ PIonnoø· ~poAI<hI_· Ens- . ChorIolIa.1IIr. YIr¡1nIa '. __11._ NORTH FORK BUSINESS PARK Albemarle County, Virginia PHASE I INTERSECTION IMPaOVEMENTS A I. 2 NORTH BOUND LEFT TURN lANES ON us. Z91NTO PARX 2. QiANNEUZED SCX1THJIOUNt) RlGKTTURN lANE ON us. Z9 INTO PARX 3. 2 EASTBOUND LEFT TURN lANES ON ROAD "A" ONTO Us. Z9 4. 2 EASTBOUND RlGKTTURN lANES ON ROAD "A" ONTO us. Z9 5. TRAFFIC SIGNAL WHEN WAIIRANIED . 6. J50'xI!O' RIGKT TUIIN AND TAPER NOKTHBOUND s.a. 606 ONTO QUAIL RUN C 7. PRORATA aJNI1II8U11ON OF DI3SIGN AND CONSTRUCJ1ON FOR DUAL LEFT TUIIN lANES IN EACH DIRECTION AT s.a. 6491 US.Z91NtERSECI1ON ANDSlGNAUZATlON ORSIOO.IXXI WHlaŒVER IS IRS5 ,,~,,~, .tf,;,,;{t,'" '. . .:.. c'" ; .; ,._~_ '., ,. aOADIMPaOVEMENTS D I. 21.ANE COu.ECTOR ROAD FROM us. Z9 10 s.a. 6f9 2. WIDEN ROAD "A" 104 lANES :NTE~SECT!ON~MPROVE~ENTS 1: 3. 25Ol1TH8OUND LEFT TURN LANES ON JI(MD. A" ONTO s.a. 649 4. lSOunœouND RlGKTTURN lANE ON ROAD "A" 0NT0s.a. 649 5. 2 NOR1HIIOUNDTHROUCH lANES ON ROAD "A" 6. 1 WESTBOUND RlGKTTURN lANE ON s.a. 6f9 ONTO ROAD "A' 7. 1 EASTBOUND LEFTTUIIN lANE ON s.a. 649 ONTO ROAD "A" S. TRAFFIC SIGNAL WHENWAIIRANIED ~~~;::... ,,>.- '::~:.A~____~ . _.~_~>~ ~ :~;:;~._ .-or, ROAD IMPROVEMENTS I. DESIGN AND CONSTRUCT A THIRD SOUTHDOUND LANE ON US. 29 FROM ROAD -A· TO 5R 649; OR G 2. AT COUNTYS ELECTION. CONTRIBUTE FUNDS. ESTABLISHED FOR WORK IN FI ADOVE. TO THE DESIGN AND CONSTRUCTION OF A GRADE SEPARATED INITRCHANGE; OR H 3. ~ TliROUGH LANES DESIGNED AND FUNDED BY VDOT ON US. 29 FROM ROA D -A· TO S.R. 649 4. RIGHT OF WAY AREA RESERVED FOR A POSSIBLE FUTURE GRADE SEPARATED INTERCHANGE E9 EXHIBIT 5.3 OFF-SITE AND INTERNAL ROAD PHASING .......... c--......... n.....r-ï . - - -i Pnpond lor. University of Virginia Real Estate Foundation OouIaIIoSYiIIt.. VIrJIniA Pnpond by: McKee/Carson E....__.... rw..ø. ~A«hito<to. ~ . CIoorIoüonIIIo. ý...... '. --...- ~iIIN February 16, 1996 r-~- Albemarle County, Virginia . . . NORTH FORK BUSINESS PARK .... .... At ouch time _1imlIar ÏInprowments are iIwmUed on adjaœnt property. the Applicant will extend tnúl ayaIem to Route 29 bridge OWl' river whm there .m adjaœnt tract dneIoped or completed 10 ~ 10. Paved walb will be dareloped CXIIICUrmttly with c:aNtrudion of adjacent roads, .' . . .; i ~ I , . "/ I: \'1 '.' " ..... J.i·' .~>../ / .:'~¿"',,,, . .' / .:1 f.:::~~ .' , , Legend ~ Ii Hike/Bike Trails - PI-. 1 . Paved Walb . PhaR 1 fJ Pimic Area· PI-. 1 0 Hike/Bike Trails - PhaR 2 0 Paved WaIb . PhaR 2 0 Pimic Area . PI-. 2 ,..-., Sporå Fields/ Active L.--I Recreation Area . ~ 2 E! Hike/Bike Trails . PI-. 3 ~ Paved Walb· PI-. 3 ~ Pimic Area . PI-. 3 ':.1;'* ,)í; . Hike/Bike Trail (whm County acquireI adjacent land) E9 EXHIBIT 6.1 .......... ..., University of Virginia Real Estate Foundation CIoortetIIoItII v....... OPEN SP ACE SYSTEM PHASING PLAN .......... II)': McKee/Carson s..... ..........................~ ~=. ....,.... c-..... rw--ï . - - - -1.- r---------- NORTH FORK BUSINESS PARK Albemarle County, Virginia , . '" , I Resource Protection Area (R,PA) Limits '.,:. :' .i...··...: '.. ' 1 . 1-' I :~.\.. '" SWM Phasing ~~ O ......1t.1D....1lilp&an.......,...o#~oIttwftnt A cwtú~..~....,~withinthe ponoiI·..IIIIIrIIwd_.WIIhift'''-of~oI ~.. _....__.,. rørt-of ao.d It. wilbin ...porIId'I............- r;-¡ tand....................,..........,....1inI: L.!.J =~~~....,........-1riIhìft_ @] ......c.....,....IItIIn.,.....o#..~oIlN.... C ~..on'WIpII'q',...,.NorthFotk~ .1Chift..pon4'..~a_Ðdud......,. ...........---...nDtiItJQIoad.....-...t..s.R. 6ØIo........a,-..~ofCOftl't.man.. :=-..::...,,.....of__A~..ponotl ~ ~D...................r-........--øl..5nt ~..~,...",..,............pond'l ........_~..,.~~1Iw ......o-lI........-~aY-of-..-..... _plecian...., """,,,--*on.tthiro... ponct.'. --- Nöfès L AI........alft~·/lMf;',s:;."..".:fhis~'a~ ~IOIÙ)'...,~,..a,;mlOfurlhft~..tdnip. 1. n.~wetiand_.aftlDbr:omeJpmolh,,"",n *'""W·~""""Cnnenl~bu.p"'ñ."""'_.ich ...... ItD -'and. _ _ID~-.in ...,d....rbed nœptwheft ft"IUindfø~øl1ItIiityn~.""".._octwr -..r. . !.~N1I!nZkIaponds_\Iowinlp~"""'" ~'NÅI_oI~"ID"'f'PO".'IIOnNI." .. ==~-:=-Itdln_.~'" 5. Sper;ifk øœion controI_ wilbc 4empomln conjurKtIan With~IW4~OI$...IhtVItclNa~Conb-ot ~Mdìn~wido~rd~CountT ~of~~ .. ~KÌIitiI!Sanft'OO:lNngwdilonclhe~rIo4¡f.-1 Itødwrloaö.:w._'-ltaihle. 1. hIoœI cr-r......... --.n""'P......--.Ihat.. illlpmDHblewriKt_dJiilø,eildiNtWlilOltw"",OI''''' ~1he""'chaINo"dMdoeIO"""IheNorlbFortr. .": 1IÞ_~.:MhDf"'-~T8W'W_r~ I. Thr~_~_dnWnc__"'W.oo.Q _høbftnðetftlniroedlDw.~inoIftty311Oft. 8W1"'.WJI.~ lor IIftpløl>eMed for.......lOfi"'"~U....w1l.....briore . øililllbMW. AI_R$~W."'~~\tyh~11(1 c.,...,.,.~of~. ; 9. Sí_.,.cfk*,""w","~/øM...'..-tùctIwillbe ~=/~:=t"'~==~lOon -"'" 1Q~lianofstarmw.Ift_a->'andBM"Sydrwl1'I..Cn.· .0XIlI\pIÙ_ptmuu¡"Itroq.,ltooI..ariout.~1Iprrits . .-dÍllDbe~...lIrolft'dML . U~~=:r.::.~~~...:.="".1O ............. Legend +-+ Diversion Ditch I Dike Drainage Divide Watershed Linúts .. Drainage Flow Resource Protection AIea (R.P A} Linùts EB .. , IT] .....£IDWupp.w..IIhiR.Y'"'ølu-..naøllNfiøt E ~.~_..,.dorHIopmmIwilhínthe pond·.w-'-l_........J'NI"øI........Df ~pho.oI..,....~...ithiftlheplOftlf, . w......-. .. ~. 0~InIUtntI.aDltdln_.~ F ~I"MdFKiII.,.._~and ~...."...,...........ftnt...oI...,elrth t=1-~'C*:'~st::'.:.'õOfaII.J.. ~......IO...dt!IOpwd1llllll~.1tw fißl':!t.-rufth-inl_........operatiønforroad 0UIIi0H.........0I PDnd. or. waIøWwd _.. j' STORMWATER MANAGEMENT & BMPs' Smlel'"_2Otr eon.our ~aJ.la n....r-:-1 o 2œ 400 aoo , I .-- /eUr w/D¡~7~'1 (\ í{~M'" S,frni ZJ.;{A'j) 01/ ; / 1 1/.' T EXHIBIT 4.2 Prepared for: University of Virginia Real Estate Foundation Charlottesville, Virginia Prepared by: McKee / Carson Environmental Planner,!; . Landscape Architects· Engineers Charlottesville, Virginia February 1995 ~ May 1995 ReviRd Sq>tember 19, 1995 No_'9'J5 r-u * NORTH FORK BUSINESS PARK Albemarle County, Virginia 32/4/ 1\.;.' ~.....; 32/4 Vicinity Map Scale: 1" = 2000' ....~, 32/4P 32/100 I':,;¿' , :::"1 < '0 .') \ \:'.> I' " ~' /' /. " /í: Adjacent Owners n.............at.trll-.~.LlUFtNcwih,..prof8ty. s. Tu....J2.S1AaMJ2G. ....... ==.:- ~.'t..._ - :::::..-= _u_ - ................ tIooIoIr.... .-- ~y...- - :::.:.=DoIopJ_ ~"'...- - -.- --- ~...- - - =:.-......1...... ~"Á_ - - - -.- ,.0....... --.",..- - ==::.-::- vw..--....._ - - _0...-"._ ........ , ~....J;If -' æ..:-fA_ - .-- ~~.VA_' -, hlltA-~ I _1."- ".'_G. CIOa....D........._~...V..~ ::-.:;. ~ ~ ~y...- - ~~:-L..... ~....- - -..'----- <io__ '.0....- ~,...- - ::=.c;::- ~y...- - - ............ -- ~~~- -=--....... -. ~....¡ _DNfIU; , ==-.:::-- ~~::: - -, --- _..t_ r.o......1 ~.....- - ::::::""..- =:-- DoooD...~c._ ..·...ø ~.VA~ - .i ,.......~1__ P.o._- =:- -- '0."",,, ~y..- === -...._M..... w'-_ w--:r~__ =-:;= --- ....-.. ,"-v..",... -, ...<- ~y...- - , ~- ffi~~§' - =-..= _·,.._tt~ 1..,......._1;._ --- =:.:~- .....J.__ ..0..... ~~ =:.~c.-,. ~..- ::::;=- If:: ,¡o...._-..,._ "1I_m ~......- - -.. ::':.~-- ;.....~... - s.~ ~..- __u ;'g:::CopooI~ ~.- _...._K_ UI"_ ~y...-- - =~Go,rll.'-- ~...- - -.- ~::-:- ~'t.._ - '-c...~w,-* ~...- - -<- ..a...... ~W'.... - 32/410 __ Þ~E\rr. .5:1ì' '\ ~ipli"~j¿9 ' 32/41 ~,¡¡~~¡ I, ,', \, , , ~~:..--=..- =.::- ::::.-:........,- ~W'.._ - 'Y} Project Da4I TuMapSZ, r__".6,&A...9, DtedIoet921,hp5113,1e6_I" Ihr_~DiIIrid hiIIiII&.z..q, PDIf'''''''; ~~af~-"¡I!MaIII~ P.o.b9lm Charlattawlle. Yirpoia Z3!m (llN1'M2.... --=:;~.'::~~~ÛIed AeriIIT~s...wy..,. ""'*óIq..............---., ft. -..- AfuIn....a.ø;W. "'--...~~ m...22k. 5U7'!f. 3l.a1t&.. "U!n. 'H?'q./Iuo M-. t': '. 100' Wide Greenway Along ~dr.:,~R,:f: ~~~Iaced Dedication as Parkland 100 Yr. Flood Plain Limits Resource Protection Area (R.P A.) Limits .l?iÞ: 32C/l.A ", - ~il ·~'v" b. -. 'Vt>, --"-'~~ Telephone, Electric, Gas and Fiber Qptic Utilities located along Route 29 Notes I "'~w.p~"'"--d~.hd--.JhoI< =-~~..o;'=~~~..-=:.. ..,....ofl'llowo.d~~...OwnØ-~-.... -ripl..-............,~..,.....oI~ NIpmd 10"- .............Ihe..... 01'" hrtt. . ..u-.-~....~....."...u....-._ ~ -- 2- .:~~~r:t...,..,;.:.~--r,;;t.., - 1. ....~-~...~...~eo..a,- z..ina ...SuWM.óon~......................... .........--- .. AI_...---wtlh...........~.~....(PD- ß"~ I)......................................... ::='::....;...-ch.=:::z===-~~_ J Pf'O;fd_................ .5. Land-..........""'**'z--.~"-.....-......,.... ~-::.::.IIIIIIrid............--.y__. .. ONr-hGW_...........................-...-.....,..... wiI.__~...~,.......-.........,'-~ ~or·....-._~..........bylhe-...,....... 4e-..w;I~......___oI...... , ~~~-:::.,-:::-~~~.::=., ~1I1iIIt6n..,._. L ==~~-::Lw~.:~-~=;::kII...... ~'ru.-.W....,_s.rw.A......,...t1wv-.... ~oIT....,...,...~,..........__.... orkdrit......-----................,...,.., ~r....=--...::.. IM1rMdTY__wII............. 9 ........~~.....,."...,w.d.............. 10. c...uJOffØ.~_......wtII...........:u........... ......... u. :r:::-:-~:,~~=::......-:-.. =~~:~~=c:;.~1.O~~ t.oIeIJ~___~ 12- So.......... poetiIIiIIII,--. in bœ.SiJ"..4I5.«f, ...,...,..... 9S-42 ....Inot~.... kI-......-...s....a 512AA Glh -.......-...-. NoIhincc--...in~-""'___"" J>ftduda-tlw......IroM...............,....._...........---.._ ~.aetlDrthinSaciiM3.I..1..uol......~, l)-~oI...)'CaRtwI6ft,no..........lUfIpDCt~wØ.. ~...~'OOO.-~Íftt........-..-.....p.rk. 1"- AJt~.......iII""~"-lheíNnnalNad--.ll:Md n(>...,-tofttftNl.--.IlhlÐIor~n-..,.~ ft. . Legend Non-Tidal Wetlands Greenway Existing Gravity SafÙtary Sewer Proposed Gravity Sanitary Sewer _-L-- -Existing Water Line --..i.- Proposed Water lines and Hydrants 100 Yr. Flood Plain Limits ® Bus Stop EB ZONING APPLICATION Ft..Fi 0200«0 800 -...- ........ ....... Land Use "'-lOW EO '-'SES ...... -..., -. ...., .... - .... - '- - -- ~, '- . .. '. .. .. .. .. ,. .. ., N .. .. ." c . . ... .w .. .. .. - -c-,¡_________-. ---..------...-- _.......----~--- --...----...,---_.._Üte. -....-~--.....-..._......--. PLAN Prepared for: University of Virginia Real Estate Foundation Charlottesville, Virginia Prepared by: McKeel Carson Environmental Planners· Landscape Architects. Engineers Charlottesville, Virginia February 1995 R1!'Viwd May 1m ~viaed. Septrmber 19, 1995 _1995 ~18.1995