HomeMy WebLinkAboutZMA200100020 Code of Development 2003-08-06•
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• APPLICATION BOOKLET
•
• FOR
• CODE OF DEVELOPMENT
•
• ZMA 01-20 (AREA Q
• "TIMBERWOOD WEST AT HOLLYMEAD TOWN CENTER"
•
• I. Introduction
• Tax Map 32, Parcel 41 D to be designated a Town Center will have a combination of Urban
• Density Residential, Mixed Use/Community Service and Mixed Use/ Regional Service land use
• classification. Timberwood West is intended primarily to provide an integrated mixed-use
component to the Hollymead Town Center and should be viewed as one part of a much larger
• mixed-use development. Timberwood West will meet the twelve principles of the Neighborhood
• Model both by design and by its relationship to the larger neighborhood. For Area C of the
Hollymead Town Center, the following documents comprised the Code of Development (Code):
•
40 Application Plan
• The Application Plan is a graphic depiction of the information set forth in the Code and it is the
• Code's tables, appendices and narrative, which regulate whether a site plan is in conformity with
• the intent of the rezoning. Therefore, roads, buildings, sidewalks, landscaping, grading, and
• utilities shown on the Application Plan may shift as long as they remain in general accord with
• the Application Plan and meet requirements set forth in the Code. In this regard, the Application
• Plan should be used as an interpretation tool.
• Code of Development — Block Exhibit
•
• The Block Exhibit delineates nine areas or blocks. These blocks are referenced in this Code's
• narratives, tables and appendices. It is expected that a block's size and shape may be altered
• slightly as Area C is developed. However, it is the developer's intention to develop this area in
• general accord with the Block Exhibit.
0 Code of Development — Narrative
• The narrative sets forth the rules within which Area C shall be developed. The narrative
provides a general description of important building and streetscape design features that are
• integral to the success of the development. It also provides design schematics that further
• illustrate these general descriptions. The Application Plan shall also be used to interpret the
• information contained in the tables and appendices of the Code of Development.
•
• Code of Development — Tables and Appendices
• Tables A, B, C and the associated appendices that are attached to this document comprise the
• parameters within which Area C shall be developed. These tables and appendices set forth
• specific uses, amount of uses and description of amenities, typical street cross-sections, expected
• streetscape, proposed building's relationship to the street, and generally describe the architecture
• for the project.
• Proffers
•
• The proffers for Area C are attached at the end of this document.
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Code of Development - Narrative
• Uses, Ratio of Uses, and Amenities— Table A
The Application Plan illustrates the likely distribution of uses and the probable amount of those
uses within the Area C portion of the Hollymead Town Center. Table A and Appendices A and
B regulate the allowable uses by block and set the minimum and maximum amounts of any
particular use category within a given block. Table A is divided into two major use categories,
residential and non-residential, with minimum and maximum square footages for non-residential
uses and minimum and maximum numbers for residential dwelling units.
As an example, Table A defines the types of residential uses that are permitted by block —
Attached Single Family or Multifamily. Then, Table A defines the minimum and maximum
• number of residential dwelling uses within a Block III — 12 to 40. Furthermore, Table A sets
+ forth a minimum and maximum range of 50 to 120 residential dwelling units for the entire
• development. Therefore, if 15 townhouses are proposed within Block III, then townhouses are
• permitted and they are within the acceptable range for Block III. Furthermore, these fifteen
dwelling units shall count toward the minimum threshold for the entire development of 50
dwelling units. However, if upon site plan application of the final block, the developer has not
• met the minimum residential range of 50, then the site plan for the final block will have to
• provide a sufficient number of residential units to meet the minimum number of residential units,
• or the minimum number of residential units will need to be built elsewhere within the
development.
• With respect to non-residential uses, Table A sets forth the minimum and maximum amount of
non-residential uses by block and for the entire development. This caps the amount of retail uses
within a given block and within the entire development. Appendix A, which is referenced by
Table A, delineates if a particular non-residential use is allowed within a specific block.
• Furthermore, the shaded uses within Appendix A define the uses considered to be "retail uses."
• Thus, the square footage of a shaded use in Appendix A would count toward the maximum non-
residential square footage and the maximum retail square footage. The unshaded use would
count only toward the maximum non-residential square footage. Finally, Appendix B defines the
blocks within which specific Special Use Permits can be applied for at some point in the future.
The square footages for these uses, if applicable, shall be counted towards the minimum and
maximums set forth in Table A.
• For example in Table A, Block III lists a minimum of 18,000 square feet of non-residential uses.
• If in a site plan for this block, the developer has proposed 25,000 square feet of non-residential
i space, then the site plan would sufficiently meet the minimum amount of non-residential square
footage required for Block III. Furthermore, at the time of Zoning Clearance, the square footage
for a proposed retail user, for example a proposed hardware store, would be compared against
the total square footage of the other non-residential users within the block and within the entire
development. If the hardware store's square footage would put the total retail square footage
over the 20,000 maximum retail square footage in Block III, then it would not be allowed and a
non -retail user would only be allowed. If the addition of a new non -retail user would exceed
Block HI's 50,000 non-residential maximum or the entire development's 300,000 square foot
• maximum, then this new user would not be allowed.
• The intent of these minimums and maximums is to ensure that the development will establish a
• mixture of uses.
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Appendix A provides a list permitted uses by block and Appendix B provides a list the potential
uses by Special Permit.
Description of Amenities and Other Important Features by Block
Block I
Block I will be divided into three parcels of approximately 1.5 acres each. Visual impacts to the
Entrance Corridor will be mitigated through a variety of measures including, the structures
themselves, planted earthen mounds, and/ or a variety of selected trees and shrubs. The structure
on the front site (lot one) will accommodate a casual dining restaurant with a deck overlooking
the pond. Mid-sized retailers will utilize lots two and three. This business mixture allows for
better traffic flow into, and by their use, there will be staggered peak business hours reducing
parking and traffic congestion. The buildings have been situated to offer a pleasing view from
Rt. 29 as the site ascends in a tiered fashion up the hill, and many walkways to encourage
shoppers to limit vehicular traffic and enjoy the pond. By utilizing a two-story structure on lot
three, the design creatively addresses the grade differential of the topography eliminating the
need for unsightly barrier walls as well as providing a "downtown style" street entrance on the
second floor. .
The stormwater retention pong in Block I has been designed to enhance and compliment the
project as an amenity. Design Schematic A provides a plan view of the potential landscaping
and fountains that will be provided with the retention pond. Design Schematic B shows a
stepped, stone retaining wall, a waterfall and recirculating fountains that will allow the
stormwater facility to become a focal point that serves as a visually pleasing addition to both the
development and to passersby. This approach to design greatly enhances the attractiveness of the
project, creates an enjoyment feature for restaurant patrons and makes a statement about the
commitment to creating quality projects in the county's entrance corridor. The retaining wall
embodies artful stonework and a traversing sidewalk for travelers, patrons, neighbors and
employees use, with convenient benches for relaxing conversation or enjoyment of the views.
The vegetation surrounding the pond will be complimentary to the site, offering "glimpses" into
the overall project. Photos are also included to illustrate how these concepts might appear.
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Design Schematic A — Plan View of Block I Pond
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Design Schematic B
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Photos Illustrating Conceptual mprovements Around Block I Pond
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Photos Illustrating Conceptual Improvements Around Block I Pond
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Block II
The buildings within Block II are designed to front on Timberwood Boulevard and turn the
corner to front Access Road C. The building along Timberwood Boulevard starts with two
stories and steps to a three-story building along Access Road C. This allows for the building to
work with the grade while providing the appropriate mass to these two important streets. There
is additional frontage available for future development of the block at the corner of Timberwood
Boulevard and Access Road B. The parking lot is designed to allow the possibility of a parking
deck that would accommodate this future infill development. Finally, there will be space for
public art, benches, kiosks, and/or other features on all four the corner of Timberwood and
Access Road C for the purpose of framing this important intersection and providing an improved
pedestrian orientation.
Block III
Block III proposes a multi -story building that frames the corner of Timberwood Boulevard and
Access Road C. Contained in the building at the corner of Timberwood Boulevard and Access
Road D, there may be an apartment building. Townhouses are proposed to front onto Access
Road D. Finally, there will be space for public art, benches, kiosks, and/or other features on all
four the corner of Timberwood and Access Road C for the purpose of framing this important
intersection and providing an improved pedestrian orientation.
Block IV
This block is the centerpiece of the north end of the Town Center. Buildings front all of the
streets and surround a central plaza. The central plaza will be a pedestrian friendly area with
benches, pavers, gardens, trees, and grassed areas with a fountain or covered gazebo type
structure. The form and function of the central plaza is generally depicted in Design Schematics
C and D. Finally, there will be space for public art, benches, kiosks, and/or other features on all
four the corner of Timberwood and Access Road C for the purpose of framing this important
intersection and providing an improved pedestrian orientation.
Block V
This block is designed to accommodate two rows of townhouses, which will front onto
Timberwood Boulevard and the street behind. The parking will be internalized between the
townhouses in garages and with additional parking to be provided on the street that form the
boundary to this block. The townhouse block will provide at least one semi -private green space
internal to the block for the residents of this block.
Block VI
This block provides the parking for Block IV. The parking lot is designed in a manner to
accommodate the future infill of additional buildings by either the County or other public user.
Please see the proffers below for a further definition of the future infill possibilities. This lot
could also act as a possible park and ride lot during weekdays hours.
Block VII
This block proposes a multi -story building that fronts Access Road C.
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Design Schematic C — Conceptual Plan View #1 of the Central Plaza
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Design Schematic D — Conceptual Plan View #2 of the Central Plaza
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Block VIII
In Block VII, a 3 to 4 -story building will defined this corner of Timberwood Boulevard and
Access Road C. This corner will also have space for public art, benches, kiosks, and/or other
features mentioned above on the other three corners. This block will also have a pocket park of
approximately 6,500 square feet at the corner of Timberwood Boulevard and Access Road B.
The principle intent of the pocket park is to add more greenery to the development. The pocket
park will also provide, at a minimum, benches and a small flat area.
Block IX
This is the first block on the right upon entering Timberwood Boulevard from Route 29. The
proposed buildings step up the grade with the ground floor facing towards Timberwood
Boulevard and a second floor facing towards the parking lot in the rear
Architectural Guidelines — Table B
Table B sets forth Area C's design guidelines for its building's relationship to the street by
providing the building height ranges, build -to line ranges, and limits on a single user's footprint.
Appendix C generally defines features that should be included as part of the facades of the
building within Area C. Build -to -line shall be defined as: an alignment established as certain
distance, as defined in the Code of Development, from the front property line abutting the street,
along which the building shall be built. The photos and descriptions are included in Appendix C
generally illustrate these features, but it is not the developer's intent to replicate the buildings in
the photos. Building footprints will not be greater than fifty-five thousand (55,000) square feet
and were generally will be much smaller. Buildings generally are between two and four floors.
Variations and offsets to the building footprint line, variations for building heights, uses of
materials and rooflines and materials should provide the quality, design and scale necessary to
create an aesthetically pleasing environment and provide human scale development. Primary
entries to those buildings along public or private streets should front the street to the extent
possible.
Buildings will offer attractive and inviting pedestrian scale features, spaces and amenities.
Entrances and parking lots will be configured to be functional and inviting with walkways
conveniently tied to logical destinations. Special design features such as towers, arcades,
porticos, colonnades, pedestrian light fixtures, bollards, planter walls, and other architectural
elements that define circulations ways and outdoor spaces will anchor pedestrians -ways.
The basic intent of these guidelines is to produce a consistent product reminiscent of mid-
Atlantic historic areas such as Alexandria, Georgetown and Charleston, as well as historic
portions of the Charlottesville Downtown Mall as related to non-residential uses. The Master
Plan recognizes and promotes the twelve design principles identified in the Neighborhood Model
with the ultimate goal of providing an aesthetically pleasing Town Center focusing on issues
such as parking, building size and design, and street layout and design. The planned
development of the Hollymead Town Center will ultimately protect and preserve the county's
natural, scenic and historic resources with harmony and integration.
Transportation and Mobility — Table C
Streets and Alleys
The location of streets, alleys or access to parking areas, sidewalks and pedestrian paths are
generally shown on the Application Plan. Table C provides proposed street cross-sections,
sidewalks and streetscape design guidelines, and indicates whether individual streets are
proposed as public or private.
14
The road layout as shown on the Application Plan indicates the intent of the design.
Timberwood West is a major thoroughfare in the Town Center providing external connections to
Airport Road and Route 29. The other major thoroughfare is Access Road C (a.k.a., Ridge Rd.),
which provides an eventual interconnection between the Town Center and the North Fork
Research Park via TMP 32-41. Access Road B provides access from Timberwood Boulevard
and Area B.
Streetscape
In general, streetscape should be planted with a variety of trees, shrubs and perennials, with a
drought -resistant turf grass such as turf -type tall fescue. Streetscape planting will be irrigated.
When planting strip is wider than 5 feet, larger street trees will be used, when it is 5 feet, mid-
sized trees will be used. Boulevard islands will use a combination of mid-size shrubs and trees
on each end of the islands and large street trees in the center of the islands. Streetscapes should
be appealing, but they should not compete for attention with the retail function of downtown
businesses and should focus on a high degree of pedestrian comfort.
The minimum standards for streets trees shall be the following:
■ On major streets or boulevards, large tree species should be used with a minimum
spacing of 40 to 50 feet.
■ On minor streets and alleys, medium tree species should be used with a minimum
spacing of 30 to 35 feet.
■ Where visible from the Entrance Corridor, ARB Guidelines will be met or exceeded.
■ Medians will be planted with smaller street trees and shrubs and flowers where width
permits.
Typical cross-sections, and photos, as approved by Albemarle County for Streetscapes are show
on Design Schematics E, F and G. Planting materials will be selected from the approved
planting list by Albemarle County.
Final design will be addressed in the Site Development Plan process.
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Design Schematic E— Conceptual Plan View of Streetscane and Parking lot plantings
DESIGN SCHEMATIC E
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Desijzn Schematic F — Conceptual ross-sections of Streetsca a plantings
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Sidewalks
All crosswalks will be distir
and pedestrian walks in the
brick impressed concrete su
ways or walks around water
shed in a brick pattern style and sidewalks in front of buildings
a will be constructed of various masonry materials, brick pavers,
1, stone pavers or impressed concrete to simulate stone. Access
sures (water quality ponds) may be asphalt.
Sidewalks should be smooth poured -in-place concrete that will not distract pedestrians. Specific
areas or crosswalks should use enhanced paving utilizing various patterns.
Light poles with banner bracke 6s should be used to announce special events and promotions,
which help with retail sales anthe project will use full -cutoff fixtures.
The sidewalk design in the co ercial areas shall include three distinct sidewalk zones;
The first zone closest to the curb, is the "utility zone" and contains most of the streetscape
appurtenances: streetlights, trees, tree grates, benches, and handicapped ramps. The area also
may contain raised planter, drir king fountains, parking meters, bicycle racks and parking signs.
The second zone is the "thru way zone." This portion of the sidewalk is typically devoted to
steady walking and many vary n width.
The third zone is the "browsin zone." This is the two -to -three foot area right next to the
storefronts and is generally out ide of the right-of-way.
The sidewalk design for the res dential area will be five feet wide.
Transit
Bus stops will be designated at various key intersections or at larger parking lots that may also
serve as a park and ride lot.
Park and Ride
Opportunities will exist withinArea C for park and rides. At present, Block VI has the
possibility for park and ride areas.
Definition of Others Application Plan Issues
Gradinq
Topography at five (5) foot contour intervals and proposed grading are indicated on the
Application Plan. The proposed grading as illustrated on the Application Plan ties into the
proposed overall grading for the Town Center as illustrated on the Town Center Master Plan as
well as the non -Town Center pr perties to the north. While not insignificant, site grading is
minimized by accommodating grade changes through building design and placement.
Given the extensive rolling top graphy a great deal of emphasis has been put on the grade and
alignment of the roads. The staff stepping of the building footprints isr to provide a walk -able
environment and good assess to the front and rear of the buildings. Inter -building relationships
combined with required grades for roads and parking lots determine the requirements necessary
for the site design. Both storm ater management basins were located in natural drainage
courses to again make use of th existing topography.
The Storm Water Manacierr ent
Stormwater management will bc accomplished with the construction of Stormwater basins and
water quality swales. The basin are generally located on the Application Plan and have been
sited in accordance with the County's Comprehensive Plan and the Hollymead Town Center
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Master Plan. The design prov' ed to the County demonstrates that the facility will be designed
to meet the county's detention and water quality requirements for this portion of the Hollymead
Town Center.
The regional basin in Block I will serve the areas east of Access Road C (Blocks I, II, VII, VIII
and IX) and a northern portion of Area B. The regional stormwater basin proposed on the
Abingdon Place property, TMI 132-46, will serve Blocks III, IV, V and VI. The Abingdon Place
basin will also accommodate s ormwater requirements for the Airport Road improvements by
VDOT, Laurel Hill Baptist Chi irch, the Regional Post Office Distribution Center, the Wright
property (TMP 32-41E) and abortion of Abingdon Place.
Water quality swales are propc sed either within or along the lower edges of various parking lots
in Blocks I, II, III, VI, VII, VIII and IX. These water quality swales will reduce the amount of
uncontrolled and untreated run Dff before it enters the water quality ponds. This will provide a
higher degree of water quality treatment and increase the infiltration of rainfall into the ground.
Internal parking lot landscape reatments also help to cool surface water during summer months
creating a better environmental balance to the body of water in the pond.
Two locations of water quality swales are noted for their importance. These locations are the
areas between townhouses and large surface parking lots. Special importance should be given to
locating water quality swales a the edges of these parking lots to reduce the visual impacts of the
parking lots on the residents o the townhouses.
Schematic layouts of the utilitis are shown on the plan with the final location to be determined
by ACSA during their review rocess.
For service, delivery, storage arid disposal area, the following standards will be applied where
feasible:
• Outdoor storage, trash collection and loading areas will be baffled with walls, screened,
recessed or enclosed so as not to be clearly visible from adjoining neighborhoods or
pedestrian ways or customer entrances. Screening materials will be complementary to
primary structures.
• Locate loading docks arid service areas a minimum of 20 feet from any public street and
in areas of low visibility.
• Combine loading and service areas between multiple sites when feasible and screen from
public view with fencing, walls and/or landscaping as appropriate.
• Clearly identify service entrances with signs to discourage the use of main entrances for
deliveries.
Parking
In general, the required amount of parking will mostly be supplied within each block, however
the overall parking will be provided in line with the PD -SC parking standards of 4.5 spaces per
1,000 gross leaseable floor area. Furthermore, the PD -SC standard shall be applied to all blocks
within Area C of the Town Ce er, except for Block V where the residential standard of 2.25
spaces per unit shall apply. Po ions of Blocks III and VI may incorporate some shared parking
between the business uses and iesidential uses.
Within the parking areas the fol.lowing landscaping standards shall apply:
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• Large Deciduous Trees
• Larger internal islands
• Inter -spaced with mid
• Perimeter evergreen shy
• Interior tree counts for
requirement.
Relegation of Parking
In the Application Plan, a majc
buildings. Where it is impossil
combination of landscaping, st
visibility of the parking lots frc
Timberwood Boulevard, Access
should be applied to Access Rc
the center and end of parking islands
I serve as supplemental bio -filters
:d and ornamental trees.
s and mid-sized trees surround parking lots.
lots shall meet or exceed the 1 tree for every 10 spaces
ty of the parking lots are screened from the major streets by
e to relegate the parking with building, the plan will use a
et walls, and other mutually agreeable devices to reduce the
i the major streets. The major streets are defined as
Road C, and Access Road D. Where feasible, these techniques
d B and the drive aisles within the parking lots themselves.
Redevelopment
Redevelopment has been considered for Area C. There are parking areas that are suitable for
future parking structures or additional areas for building infill. Specifically, Block H, Block VI
and Block IX are designed in a manner to accommodate parking structures and permit additional
redevelopment of the site. Cu eptly the site is designed to provide a FAR of .35.
near Boundaries with Rual Areas
There are no rural areas as des' nated in the Comprehensive Plan adjoining the boundaries of
this property. Although some f the existing zoning of the adjoining properties is still shown as
rural (RA) uses, they are inten d for future commercial uses.
We have requested a series of
construction to adjoining prop
application plan.
livers to allow for the overall grading and clearing, road
ies and adjust building and parking lot setbacks as shown on the
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Code of Development — Tables and Appendices
Table A — Uses
CODE OF DEVELOPMENT STANDARDS (TABLE A) -- USES TABLE
Non-residentiai Special Use Non-residential Square Footage Ranges Residential Uses Dwelling Unit Ranges Amenit
Uses Permitted Permit Permitted
Min. Non -Res. Max. Non -Res Maximum Min Max
Total Retail
Block I
See Appendix
See Appendix
Stormwater
B
35,000 55,000 55,000
Not Permitted
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Management
Structure
Area
ock II
See Appendix
See Appendix
35,000 70,000 50,000
Not Permitted
ick III
See Appendix
See Appendix
Attached single-
A
B
18,000 50,000 20,000
family or
12 40
multifamily
Block IV
See Appendix
See Appendix
Attached single-
Central Plaza
B
32,000 80,000 40,000
family or
15 30
multifamily
Block V
Non-residential
See Appendix
Attached single -
not permitted
B
0 0 0
family or
20 50
multifamily
Block VI
Parking and/or
See Appendix
Public Use
B
N/A N/A N/A
Not Permitted
-- --
Block VII
See Appendix
See Appendix
12,000 25,000 25,000
Not Permitted
Pocket Park
Block VIII
See Appendix
See Appendix
80 Hotel Rooms 76,000 5,000
Not Permitted
Block IX
See Appendix
See Appendix
A
B
20,000 40,000 40,000
Not Permitted
--
Not to Exceed
275,000 200,000
50 120
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000
ium sLorles anu uunu-to lines do not apply to buildings on the Application Plan that are labelled/ shown below these standard15
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CODE OF DEVELOPMENT STANDARDS (TABLE B) -- ARCHITECTURAL GUIDELINES TABLE
Min/ Max Number
build -to -line'
Max floorplate for a singe user?
References to Typical Buildinc
of Stories
*
Elevations and Important
Features (See Appn. C)
Block 1
1-3
0-10 from edge of sidewalk
No limit
Regional Service District Style
Block II
2-4
0-10 from edge of sidewalk
No limit
Mixed Use/ Community Service
District Style
Block III
0-10 from edge of sidewalk in Mixed -Use Areas,
2-5
0-20 from edge of sidewalk in Residential
20,000
Mixed Use/ Community Service
areas
District Style
Block IV
0-10 from edge of sidewalk in Mixed -Use Areas,
2-5
0-20 from edge of sidewalk in Residential
35,000
Mixed Use/ Community Service
areas
District Style
Block V
0-10 from edge of sidewalk in Mixed -Use Areas,
2-3
0-20 from edge of sidewalk in Residential
Not Applicable
Urban Residential Style
areas
Block VI
2-4
0-10 from edge of sidewalk
35,000
Mixed Use/ Community Service
District Style
Block VII
2-4
0-10 from edge of sidewalk
35,000
Mixed Use/ Community Service
District Style
Block VIII
2-5
0-10 from edge of sidewalk
35,000
Mixed Use/ Community Service
District Style
Block IX
2-4
0-10 from edge of sidewalk
40,000
Regional Service District Style
ium sLorles anu uunu-to lines do not apply to buildings on the Application Plan that are labelled/ shown below these standard15
01
CODE OF DEVELOPMENT STANDARDS (TABLE C) --TRANSPORTATION AND MOBILITY
ROAD CROSS SECTION AND STREETSCAPE TABLE
ypical Street Section For
Right-of-way
Curb -to -curb
Total
Lane
Bike
On-
Median
Sidewalk
width
width
number of
Widths
Lanes
street
widths
lanes
Parking
Timberwood - btw Route 29 and 1st intersection
11-12
76.5'
55.5
4
foot
No
No
7.5
5
Timberwood - btw 1st intersection and Ridge Road
76.5'
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2-4
11.12
foot
Yes
No
10
10
Timberwood - btw Ridge Road and Airport Road
11-12
66.5'
43
2
foot
Yes
Yes
No
5
Access Road B
1
60'
40
2
foot
foot
No
some
No
5 to 10
Access Road C
11-12
80'
50
2-4
foot
Yes
Yes
No
10
Access Road D
11-12
45
2
foot
Yes
Yes
No
5 to 10
Drive aisles in commercial areas
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2
12 foot
No
--
No
5
26
CODE OF DEVELOPMENT STANDARDS (TABLE C) --
TRANSPORTATION AND MOBILITY
ROAD CROSS SECTION ,.
STREETSCAPE TABLE
Typical Street
Right-
Curb-
Total
Lane
Bike
On-
Median
Sidewalk
Section For
of-
to-
number
Widths
Lanes
street
widths
way
curb
of
Parking
width
width
lanes
Timberwood -
btw Route 29
76.5'
55.5
4
11-12
No
No
7.5
5
and 1 st
foot
intersection
Timberwood -
btw 1 st
intersection
76.5'
44
2-4
11-12
Yes
No
10
10
and Ridge
foot
Road
Timberwood -
btw Ridge
66.5'
43
2
11-12
Yes
Yes
No
5
Road and
foot
Airport Road
Access Road B
1
60'
40
2
foot
oot
No
some
No
5 to 10
Access Road
80'
50
2-4
11-12
Yes
Yes
No
10
C
foot
Access Road
1
D
45
2
foot
foot
Yes
Yes
No
5 to 10
Drive aisles in
commercial
24
2
12 foot
No
--
No
5
areas
27
• Table B — Architectural Standards
DEVELOPMENT STANDARDS (TABLE B)
ARCHITECTURAL STANDARDS TABLE
Min/ Max
Max
Number of
for a single user
Elevations and Important Features
Stories
(See Appn. C)
Block I
1-3
0-10 from edge of sidewalk
No limit
Regional Service District Style
Aock II
2-4
0-10 from edge of sidewalk
No limit
Mixed Use/ Community Service
District Style
=flock III
2-5
0-10 from edge of sidewalk in Mixed -Use Areas,
20,000
Mixed Use/ Community Service
0-20 from edge of sidewalk in Residential areas
District Style
,lock IV
2-5
0-10 from edge of sidewalk in Mixed -Use Areas,
35,000
Mixed Use/ Community Service
0-20 from edge of sidewalk in Residential areas
District Style
71ock V
2-4
0-10 from edge of sidewalk in Mixed -Use Areas,
0-20 from edge of sidewalk in Residential areas
Not Applicable
Urban Residential Style
Block VI
2-4
0-10 from edge of sidewalk
35,000
Mixed Use/ Community Service
District Style
Block VII
2-4
0-10 from edge of sidewalk
35,000
Mixed Use/ Community Service
District Style
Block VIII
2-5
0-10 from edge of sidewalk
35,000
Mixed Use/ Community Service
District Style
Rlock IX
2-4
0-10 from edge of sidewalk
40,000
Regional Service District Style
*M;
..A 1-
.:1A a- �'-- I- -- - - -
-
M inimum sto
• standards
!
•
•
!
• «.
•
!
!
•
•
QJ CX"U L)UIIU-, III lc, uu nL)i apply io ounaings on the Application Plan that are labeled/ shown below these
-)x
Table C — Intended Street Criteria
•
DEVELOPMENT STANDARDS (TABLE C)
•
•
INTENDED ROAD CROSS-SECTION AND STREETSCAPE TABLE
•
•
typical Street Section,
Right
k.
For
way width
curb width
number of
Widths
Lanes
Parking
lanes
1 irnberwood - between
Route 29 and 1 St
80'
56
5
11-12 foot
No
No
7.5
5
intersection
Timberwood - between
1st intersection and
80'
44
2-4
11-12 foot
Yes
No
10
10
•
Ridge Road
Timberwood - between
•
Ridge Road and Airport
70'
43
2
11-12 foot
Yes
Yes
No
5
•
Road
•
cess Road B
60'
40
2
11-12 foot
No
some
No
5 to 10
•
Access Road C
•
80')
50
2-4 '
11-12 foot
Yes
Yes
No _
10
�
1
•Access
Road D
--
45
2
11-12 foot
Yes
Yes
No
5 to 10
•
Drive aisles in
•
commercial areas
--
24
2
12 foot
No
--
No
5
•
29
Appendix A — Permitted Uses By Block
Appendix A -- Permitted Uses*
'The square footages for all uses shade
in this table shall count towards the retai
non-residential maximum square footage
limits set forth in the Code o
Development's Table A -- "Uses Table".
—
>
= Permitted uses by block
>
>
>
>
Y
Y
Y
Y Y
Y
Y
Y
Y
O
O
O
O O
O
O
O
O
M
m
m
m m
m
m
m
m
Administrative, professional offices.
............................................................................................................................................................
X
X
X
X
X
X
X
Automobile laundries.
....................... ...............................I .... .... .......... .....
X
Automobile, truck repair shop,
service station, excluding body shop.
...... -. ..................... ............................... .... _..
Antique, gift, jewelry, notion and
X
X
X
X
craft shops.
. _....................................................................................................................................
X
X
X
Barber, beauty shops.
................... ....._.................. __........__......... ........... ................I ............. ...............
X
X
X
X
X
X
X
Building materials sales.
.. ......... ......... ............ ........_._.
Churches, cemeteries
X
X
X
X
Clothing, apparel and shoe shops.
X
X
X
X
X
X
X
Clubs, lodges, civic, fraternal,
patriotic (reference 5.1.2).
X
X
X
X
X
X
Convenience stores.
...........................................................................................................................
..................................
X
X
X
X
X
X
Department store.
...................................................................................................................................................
X
X
X
X
Drug store, pharmacy.
....
X
X
X
X
X
Eating establishment; fast food
X
X
X
X
restaurants.
._._._....... _ _........ --- ..._._....--._............................................................ .
X
X
X
Educational, technical and trade
schools.
__....... -... --------__......._................................. ..................................._............
X
X
X
X
X
X
Farmers' market (reference 5.1.36).
............. _....... _ ..
X
Factory outlet sales - clothing and
Iabric.
.........
Feed and seed stores
F.i.nancia.... ... .
..................
Fire extinguisher and security
products, sales and service.
_.............. _..___ ........................................................................ .........
Fire and rescue squad stations
(reference 5.1.09).
X
30
'The square footages for all uses shade
in this table shall count towards the retai
non-residential maximum square footage
limits set forth in the Code o
Development's Table A -- "Uses Table". A
= Permitted uses by bloc
—
_
_
>
>
>
>
>
X
O
J
O
J
O
J
O
J
O
J
O
J
O
J
O
J
O
J
m
m
m
m
m
m
m
m
m
Florist.
... ............ .............................................. .............................. ..-1-.............................. ....................._...
X
X
X
X
X
X
Food and grocery stores including
such specialty shops as bakery,
X
X
X
X
X
X
candy, milk dispensary and wine and
cheese shops.
..........................................................................................-....................... .........- ... ... ....... ................
Funeral homes.
................................................................................................_............................ I".."........... ...... ... ....
Furniture and home appliances (sales
and service).
........................................................................................................................................................ _.
X
X
X
X
X
Hardware store.
.............. ._ ..........................................................................__........._-
X
X
X
X
X
X
Health spas.
._..................._...._................... _.. _............. _......................................... .
X
X
X
X
X
X
Home and business services such as
grounds care, cleaning,
X
X
X
X
exterminators, landscaping and other
repair and maintenance services.
_.................................................................................................................................
Hotels, motels and inns.
X
X
X
X
X
..... ......... ............................ ..... ....... ... ............. I.......................... ....
door heaters
............................................................................................In......................T........... _....................
..........
X
X
X
X
Indoor athletic facilities.
.......... ----- - - - - _........._.._..........
X
Light warehousing.
.................... --... -..--.--......._._.__.._._._......-._...._.....................................................
X
X
Laundries, dry cleaners.
X
X
X
X
Laundromat (provided that an
attendant shall be on duty at all hours
X
X
X
X
during operation).
................ --..------- -- ...............................................................................
Libraries, museums.
.... .... 1.1.11 ......... .
X
Machinery and equipment sales,
service and rental.
....... _... ........................_..._.._..111.1.1 .................. ................
Medical center.
._..
.................................... .1-1.1 ..__ ..............
X
X
XX
t--
X
Mobile home and trailer sales an
service.
.................... ........... _.__........._................ -.... _.............. ........................... ...................... ....
Modular building sales.
.............................................................................................................................................................
Motor vehicle sales, service an
rental.
........................................._...........................................................................................................
Musical instrument sales
__..................___............................................ _...................................................................... ...
X
X
X
X
X
X
X
New automotive parts sales.
3l
'The square footages for all uses shade
in this table shall count towards the retai
•
,
non-residential maximum square footage
limits set forth in the Code o
Development's Table A -- "Uses Table". X—
_
= Permitted uses by block
>
>
>
>
>
X
V
U
V
V
U
V
V
U
U
O
O
O
O
O
O
O
O
O
M
m
I m
m
M
m
m
m
m
Newsstands, magazines, pipe and
X
X
X
X
X
X
X
tobacco shops.
.................... .................. ............ ......................... ... .............._............ .._....
Newspaper publishing.
.......................... ....................... ........................ ........... ......._ ........ _.................-
Nurseries, day care centers (reference
X
X
X
5.1.06).
Public uses and buildings
X
_ .... ......... ..................
Retail nurseries and greenhouses.
.............................................................................................................................................................
Office and business machines sales
X
X
X
X
X
X
and service.
.. .... .... .............. ....... ............ ........... ......... ........................... .........................................................
Optical goods sales
X
X
X
X
X
X
X
............................................................................................................................................................
Professional offices, including
X
X
X
X
X
X
X
medical, dental and optical.
.............................................................................................................................................................
Photographic goods sales
X
X
X
X
X
X
X
......................................................................................................
Sporting goods sales
...............................
X
X
X
X
X
X
........... ......_._............... ......................... _............... .......
Sale of major recreational equipment
and vehicles.
..............
Tailor, seamstress.
-----. -...-
X
X
X
X
X
X
X
Temporary construction uses
X
X
X
X
X
X
X
X
X
(reference 5.1.18).
1.
Temporary nonresidential mobile
X
X
X
X
X
X
X
X
X
homes (reference 5.8).
Visual and audio appliances sales
... - ............. .
X
X
X
X
X
X
X
Wayside stands - vegetables and
agricultural produce (reference
X
X
X
X
5.1.19).
Wholesale Distribution
--r
•
,
S
Appendix B— Potential Special Permit Use By Block
Appendix B -- Potential Special Use Permits
blocks where a
Special Use
Permit may he
applied for " 1,OCK11 OCK II BLOCK III BLOCK W BLOCK V BLOCK VI BLOCK VII BLOCK VIII BLOCK IX
Stand alone
parking and
parking X X X X X X X X X
structures
(reference
4.12,5.1.41).
edical - ----.1._.__ ___ I I __ __X
including but
not limited to
amusement X X X X
centers,
bowling
alleys, pool
halls and
dance halls.
Drive-in
windows
serving or X X X X
---------..._...._
........................ .................. .... _...... ___...... ...... --_.- ...... .. .......----
a
and X X X
;scent
X I X I x
Warehouse
facilities not
permitted
under section
24.2.1
X
X I X I X
X I X I X
X
X
X
x
33
•
•
•
• Appendix C — General Architectural Guidelines
• GENERAL CHARACTER OF DEVELOPMENT.
•
• The Hollymead Town Center's ultimate goal is to recognize and promote the twelve design
• principles identified in the Neighborhood Model and apply them to the "Master Plan." With this
• in mind the basic intent is to create a development with historic charm reminiscent of portions of
• Charlottesville's Downtown Mall, and/or Georgetown, Charleston and Alexandria. Design
• characteristics, pedestrian safety and comfort, aesthetic architectural detail, building size and
• proportion, relegated parking, landscaping, sidewalks, street layout, water features and walking
• paths contribute to the overall comprehensive approach used to make this an ultimate urban
• development that utilizes classic and traditional architecture. Finally, the plan aims to be
! appealing from the vantage point of the pedestrians. In general, masonry (brick and stone) will
• be the primary material for Blocks 1, 2, 8, and 9. Stucco is generally not an acceptable primary
material for Blocks 1, 2, 8, and 9, but may be used as an accent material in those blocks. In the
• remaining Blocks, it is recommended that stucco be limited to use as an accent material and to
• create diversity.
• REGIONAL SERVICE DISTRICT STYLE
•
• Most buildings in this area will be one to two stories and will have mansard/parapet walls that
• provide screening for mechanical systems on flat roofs. Buildings within this district will be
• similar to or comparable with other lower story structures keeping contextual similarity within
• the Hollymead Town Center by using complimentary materials and architectural design.
• Variations will be expressed from building to building and at times form floor to floor by using
• different sized windows, set backs, arcades and a variations in the rooflines and fagade
treatments; however, an overall coordination of building designs will be achieved. Note: more
• than two changes of fagade materials would seldom be appropriate.
• MIXED USE/COMMUNITY SERVICE DISTRICT STYLE
• Buildings within this area will respect the style throughout the development but will be two to
• four stories. The use of mansard/parapet walls on a different scale will again screen mechanical
• systems where necessary and will focus on aesthetic appeal of the overall development. The
• buildings will look more urban and vary between the various store/office fronts. This may be
• done through differing uses of materials, colors, window styles, rooflines and entrances. Note:
• more than two changes of fagade materials would seldom be appropriate. The sidewalks in these
• areas will be pedestrian friendly by width and finish.
• URBAN RESIDENTIAL DISTRICT STYLE
• This area will largely consist of single-family attached homes that will be two to three stories
• with attached garages. Residential facades will be stepped two to four feet from unit to unit to
• create an individual identity of the unit thro masked in a block. This will provide for distinctive
• architectural features from unit to unit to allow a Georgetown style townhouse. Exteriors will
• again use hard materials that may vary from brick to stone, stucco or siding (not vinyl) Front
! stoops for each unit as well as on street parking in these locations will provide for ease of access
• as well as a rear travel way which accesses the private garage. Rooflines for these units will be
• more traditional and in keeping with a more typical residential hip or gable style roof.
•
•
•
•
•
• 34
•
•
The perspective view and photos following are intended to illustrate the form and massing of the
buildings in this part of the Town Center.
1 1 iii
a M 9
35
•
•
•
•
•
•
V. Proffers
•
• ZMA-01-20
•
PROFFERS
• Hollymead Town Center Area C
•
• July 25, 2003
•
• TAX MAP 32, Parcels 41D, 43A, 44, 45, 46
37.1 Acres
•
Pursuant to Section 33.3 of the Albemarle County Code (the "Code"), the owners, or
their duly authorized agents, hereby voluntarily proffer the conditions listed below which
shall only be applied, except as specifically set forth herein to the area identified as Regional
• Service Area C on the Application Plan, (defined below) comprising all or some of the above
• referenced tax map parcels (the "Property").
•
•
• These conditions are proffered as part of the requested zoning and it is agreed that: 1) the
• rezoning itself gives rise to the need for the conditions; and 2) such conditions have a
• reasonable relation to the rezoning request:
•
• 1. Development shall be in general accord with the Application Plan entitled Rezoning
Application Plans for Hollymead Town Center Regional Service Area C, (Sheets A-1, A-
2, only), prepared by Rivanna Engineering & Surveying, PLC, revised, last revised, July
• 7, 2003 ( "Application Plan"). The standards of development and central features and
• major elements within the Property essential to the design of the development shall be in
• general accord with the Block Exhibit, the Code of Development's Narrative, and the
Code of Development's tables and appendices set forth in the attached Application
• Booklet, entitled "Hollymead Town Center, Application Booklet, ZMA-01-20 (Area
• C)." The Owners have presented, as part of their rezoning application, a number of
• conceptual plans and illustrations for various purposes, but principally to provide
• justification for the rezoning actions they are seeking. Unless specifically referenced in
• these proffers, all plans and illustrations submitted as part of Applicant's rezoning
• application, other than the Application Plan as defined above, shall be deemed illustrative
• only, and such plans and illustrations shall not be deemed proffers. The Owners reserve
• the right to reconfigure the internal block improvements, consisting of buildings, parking
• and drive aisles and drive-through window features and as shown on the Application Plan
• in order to: i) comply with conditions imposed by Special Use Permits, and ii) assure
• compliance with ARB requirements iii) and provide all necessary storm water
• management and BMP's as necessary.
•
•
•
36
•
•
•
•
•
•
•
2. The Owners of Area C, as shown on the Application Plan (the "Owner") shall cause
completion of the following road improvements that shall be roads constructed to VDOT
standards and either be accepted by VDOT or be bonded for VDOT's acceptance as
•
follow:
•
•
A. Construction of Timberwood Boulevard, as depicted on the Application Plan
•
and further described as follows: i) from the intersection at US Route 29 to a new
•
terminus within Hollymead Town Center that is shown at the extension of the
VDOT future road improvement project of Airport Road, this will provide the
•
connection to Airport Road from Route 29 as previously proffered as part of
ZMA-94-08. The constructed improvements shall include two Eastbound lanes in
•
conjunction with the improvements designed for TM 32 Parcels 41D1 and 4 1 A to
the first dual lane roundabout at access road B and Westbound lanes of dual left
•
lanes, one thru lane and one continuous right turn lane from the roundabout at
access road B to the intersection with Route 29, from the roundabout at access
•
road B a two lane section shall be constructed to the VDOT extension, with
•
additional turn lanes at intersections located in Area C pursuant to road plans
approved by the Virginia Department of Transportation ("VDOT") and the
•
County as part of the Area C site plan.
•
•
B. Construction of dual left turn lanes at the intersection of Route 29 and
•
Timberwood Boulevard, from northbound Route 29 into Timberwood Boulevard.
•
The turn lane and taper lengths will be determined with final road plans to be
•
reviewed and approved by VDOT.
•
•
•
C. Signalization at Timberwood Boulevard and Route 29 shall include
•
reconstruction at the Forest Lakes Subdivision entrance location, as scheduled in
•
coordination with VDOT. All turn movements shall be signaled at the
•
intersection of Route 29 and Timberwood Boulevard, as approved by VDOT.
•
The existing intersection exiting Forest Lakes shall be reconstructed to maintain
•
the dual left lanes, the continuous right turn lane and add a through lane according
•
to the final design in the previous paragraph.
•
•
•
D. The Owner proffers to dedicate land and construct a third through lane on
Route 29 (consisting of lane width, shoulder and drainage improvements)
•
southbound from the entrance road, (Timberwood Boulevard) at the Property's
•
Northern boundary. The Owner also shall dedicate land or cause to be dedicated
and construct: i) a continuous through lane 500 -feet to the Southern boundary of
•
Area C, ii) a taper lane consisting of a 200 foot taper beginning at the Southern
•
boundary and Route 29 (in the event area B is not rezoned and their proffers
•
accepted), and iii) a continuous right turn lane starting at the right -in at the
•
Northern boundary of TM 32 Parcel 41A to the right -in at the Southern entrance
•
of Area C.
•
•
•
37
•
•
•
•
•
•
•
• E. Construction of one additional continuous right turn Northbound lane starting
• 1090 feet south of Timberwood Boulevard at the location of the beginning of the
• turn and taper of Worth Crossing and Route 29, and terminating at Timberwood
• Boulevard.
•
F. Access Road C, between Area A and its intersection with Timberwood will be
• built or bonded before the issuance of the first certificate of occupancy within
Area B. If bonded, the road will be constructed for acceptance by VDOT within
one year of the first certificate of occupancy.
•
•
• The road improvements listed in proffer 2A, 2B, 2C, 2D, 2E and 2F above shall
• be constructed, in accordance with road plans submitted by the Owner and
• approved by VDOT. All of the foregoing improvements shall be i) constructed to
• VDOT design standards pursuant to detailed plans agreed to between the
Applicant and VDOT, and ii) accepted by VDOT for public use or bonded for
• VDOT's acceptance as a condition for issuance of any certificate of occupancy
• for Area C improvements (except as otherwise provided in proffer 2F). The
• width, length, location, (inside median or outside existing pavement), type of
• section (e.g., urban vs. rural), and geometrics of all lane improvements shall be as
• required by VDOT design standards and detailed plans submitted by the Owner
and approved by VDOT.
•
• 3. All road improvements listed in proffer 2 above shall be substantially completed prior to
the issuance of the first Certificate of Occupancy in Area C; notwithstanding the
• foregoing, the road proffers described in proffer 2 above shall be satisfied if the Owner
• has submitted plans for all such road improvements for review by VDOT, and although
• such improvements are not fully completed by the issuance of a Certificate of Occupancy
• for Area C, sufficient bond has been supplied to satisfy all costs to complete such
• improvements in accordance with plans approved by VDOT. Substantially complete for
the purposes of these proffers shall mean approved sub -base gravel, curb and gutter,
intermediate surface and necessary storm water management improvements and
• satisfactory completion of road improvements required for public safety, and
• signalization; but shall not include final activated signals which are subject to testing and
• synchronization according to VDOT inspection. All proffers to make road improvements
• contained in proffer 2 of these proffers are conditioned upon VDOT's approval of an
entrance permit at the Timberwood Boulevard intersection with Route 20 as shown on
. the Application Plan. The Owner shall submit to VDOT plans for such road
• improvements within 30 days of the rezoning and shall diligently pursue such approvals
from VDOT.
•
•
• 4. Upon request of the County, the Owner shall contribute $10,000.00 to the County or
• VDOT for the purposes of funding a regional transportation study for the Route 29
• Corridor. The $10,000.00 contribution shall be made within 30 days after requested by
• the County after the first final site plan or subdivision plat is approved in Area C and, if
•
•
• 38
•
•
•
•
•
•
not expended for such purposes within three years from the date the funds were
• contributed, such funds shall be refunded to the Owner.
• 5. The Owner shall contribute $200,000.00 (the "total contribution") to the County for the
purpose of funding capital improvements related to the Hollymead Town Center. The
• contribution shall be paid as follows: $100,000.00 shall be contributed to the County
• within 30 days after the first final site plan or subdivision plat containing dwelling units
• is approved in Area C; the remainder of the contribution shall be paid on a pro rata basis
• at the time a certificate of occupancy is issued for each dwelling unit; the pro rata
contribution shall be based upon the number of dwelling units approved as part of the
• first final site plan or subdivision plat. If five years after the date of approval of the first
final site plan or subdivision plat the total contribution has not been fully paid, the Owner
• shall contribute the unpaid balance within 30 days upon the request of the County. If the
• fund is not exhausted within 10 years from the date the last contribution is made, such
• unexpended funds shall be refunded to the Owner.
•
•
• 6. Upon the request of the County, for any parcel used for non-residential purposes in the
• portion that is currently zoned Light Industry that will be rezoned to PDMC the Owner
shall petition for and consent to a Community Development Authority ("CDA")
• established pursuant to Section 15.2-5152, et seq. of the Code of Virginia ("Code") to be
• created for the purpose of financing, funding, planning, establishing, constructing,
• reconstructing, enlarging, extending or maintaining Route 29 and roads and other
• improvements associated therewith, which shall include, but may not be limited to
• improvements to Route 29 from the South Fork of the Rivanna River to Airport Road, the
extension of Ridge Road as depicted on the Master Plan, to the South and across the
• Rivanna River to connect to Berkmar Drive.
•
•
• Submitted as of the 25" day of July 2003, by: Post Office Land Trust
•
•
•
• By: By:
Charles W. Hurt, Trustee Shirley L. Fisher, Trustee
•
•
•
•
•
•
•
•
•
•
•
•
•
• 39
•
•
I. Introduction........................................................................................................................... 2
ApplicationPlan.......................................................................................................................... 2
Code of Development — Block Exhibit....................................................................................... 2
Codeof Development — Narrative.............................................................................................. 2
Code of Development — Tables and Appendices........................................................................ 2
Proffers........................................................................................................................................ 2
II. Application Plan................................................................................................................ 3
IV. Code of Development — Narrative......................................................................................... 4
IV. Code of Development — Narrative................................................................................... 5
Uses, Ratio of Uses, and Amenities— Table A............................................................................
5
Description of Amenities and Other Important Features by Block ............................................
6
BlockI.....................................................................................................................................
6
Design Schematic A — Plan View of Block I Pond............................................................
7
Design Schematic B — Perspective View of Block I Pond .................................................
8
BlockII.................................................................................................................................
11
BlockIII................................................................................................................................
11
BlockIV................................................................................................................................
11
BlockV.................................................................................................................................
11
BlockVI................................................................................................................................
11
BlockVII..............................................................................................................................
11
Design Schematic C — Conceptual Plan View #1 of the Central Plaza ............................
12
Design Schematic D — Conceptual Plan View #2 of the Central Plaza ............................
13
BlockVIII.............................................................................................................................
14
BlockIX................................................................................................................................
14
Architectural Guidelines — Table B..........................................................................................
14
Transportation and Mobility — Table C....................................................................................
14
Streetsand Alleys.................................................................................................................
14
Streetscape............................................................................................................................
15
Design Schematic E— Conceptual Plan View of Streetscape and Parking lot plantings..
16
Design Schematic F — Conceptual cross-sections of Streetscape plantings .....................
17
Sidewalks..............................................................................................................................
20
Transit...................................................................................................................................
20
Parkand Ride........................................................................................................................
20
Definition of Others Application Plan Issues...........................................................................
20
Grading.................................................................................................................................
20
Site Planning that Respects Terrain......................................................................................
20
The Storm Water Management.............................................................................................
20
Water and Sanitary Sewer.....................................................................................................
21
Service, Delivery and Storage Areas....................................................................................
21
Parking..................................................................................................................................
21
Relegationof Parking...........................................................................................................
22
Redevelopment.....................................................................................................................
22
Clear Boundaries with Rural Areas......................................................................................
22
• I
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Codeof Development — Tables and Appendices...................................................................... 23
TableA — Uses.......................................................................................................................... 23
0 Table B — Architectural Standards.......................................................................................... 28
Table C — Intended Street Criteria............................................................................................
29
Appendix A — Permitted Uses By Block..................................................................................
30
Appendix B— Potential Special Permit Use By Block..............................................................
33
Appendix C — General Architectural Guidelines......................................................................
34
V. Proffers.................................................................................................................................36
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