HomeMy WebLinkAboutZMA200400017 Action Letter 2006-01-14
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902-4596
Phone (434)296-5832
Fax (434) 972-4012
January 19,2006
Nick Michaels
Weather Hill Development, LLC
315 Old Ivy Way
Charlottesville, VA 22903
RE: ZMA 2004-017 Wickham Pond (Sign #64): Tax Map 56 Parcel 92
Dear Mr. Michaels:
The Board of Supervisors approved your rezoning application on January 4, 2006. Your rezoning
of20.52 acres from Rural Area, RA zoning district to Neighborhood Model District- NMD was
approved in accordance with the Code of Development dated July 8,2005 and the attached
proffers dated January 4, 2006. An application plan dated July 8, 2005 was approved as part of
the rezoning. Please refer to these documents for any future applications and requests on this
property .
Please be advised that although the Albemarle County Board of Supervisors took action on
the project noted above, no uses on the property as approved above may lawfully begin
until all applicable approvals have been received and conditions have been met. This
includes:
· compliance with applicable PROFFERS;
· compliance with requirements ofthe CODE OF DEVELOPMENT;
· approval of and compliance with SITE PLAN(S) and/or SUBDIVISION(S); and
· approval of a ZONING COMPLIANCE CLEARANCE.
If you have questions or comments regarding the above-noted action, please do not hesitate to
contact Gerald Gatobu or Louise Wyatt at 296-5832.
Sincerely,
~~~eÇL-
Director or Planning
Michaels
Page 2 of2
January] 9,2006
VWC/aer
Cc: Joseph J Chambers
5023 Three Notch'd Rd
Charlottesville, VA 22901
Vito Cetta, Weather Hill Development
703 E. Jefferson Street
Charlottesville, V A 22902
Amelia McCulley
Tex Weaver
Chuck Proctor
Steve Allshouse
Gerald Gatobu
Lyuise Wyatt
vSarah Baldwin
Bruce W oodzell (Real Estate)
Original Proffer X
PROFFER FORM
Date of Proffer Signature: 1/04/06
ZMA # 2004-17
Tax Map 56 Parcel Number 92
20.52 Acres to be rezoned from RA to NMD (Nei!2:hborhood Model Development)
in accordance with the Code of Development (dated July 8. 2005) and Application Plan (dated July 8.2005)
Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the owner, or its duly authorized agent,
hereby voluntarily proffers the conditions listed below which shal1 be applied to the propeJ1y, if rezoned with the
offered plans approved for development. These conditions are proffered as a part of the requested rezoning 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.
]. The owner shall contribute $300,000 cash to the County's capital improvement program for the
purpose of mitigating impacts from this development. The cash contribution sha11 be used for
transportation improvements, schools, libraries, fire and rescue, parks or any other public use
serving the Community of Crozet as identified in the Comprehensive Plan. Contributions shall be
made in increments of $3,225.81 cash per lot, prior to or at the time of issuance of a building
permit for any improvement thereon.
2. There shal1 be a maximum of 107 dwel1ing units on 93 lots in the development. Ninety-three units
are il1ustrated on the General Development Plan, identified as the Application Plan, prepared by
Terra Concepts, PC, dated May 2, 2005, last revised July 8, 2005 (the "General Development
Plan"). Fow1een of the 93 units are identified on the General Development Plan as housing types
"E" and "F". These fourteen units shal1 be constructed and maintained as two-family dwellings as
defined in the Virginia Uniform Statewide Building Code. The declaration of covenants for
Wickham Pond shall contain this language for the 14 units: "The townhouse units on Lots 57-66
and Lots 1, 14, 17 and 18 within Wickham Pond are constructed and must be maintained as a two-
family dwel1ing as defined in the Virginia Uniform Statewide Building Code."
3. In order to protect views from abutting lots within the Highlands Subdivision, the lot lines for
Parcels 48 through 54, and the building locations thereon shall be in substantial accord with such
lot lines and building locations as shown on the General Development Plan. Variations to such lot
lines and building locations may be authorized under Zoning Ordinance § 8, including Zoning
Ordinance § 8.5.5.3 provided that, in addition to a11 other applicable requirements, the Director
determines that the variations do not materially and adversely affect such views to a greater degree
than if such lots were platted and developed in the locations shown on the General Development
Plan.
/'2 I
/ I] / /Þv "7
Weather Hil1 Holdings, Ltd.
by: Marc C. Powell, Vice President
Weather Hill Holdin!2:s. Ltd.
Printed Names of All Owners
January 4. 2006
Date
Proffer Form
Wickham Pond
Weather Hill Holdings, Ltd.
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CODE OF DEVELOPMENT
For
Wickham Pond
atLast~ickelFann
Albemarle County, Virginia
ZMA-04-017
Prepared for:
Weather Hill Development, LLC
315 Old Ivy Way, Suite 102
Charlottesville, Virginia 22903
(434) 296-9484
Prepared by:
Terra Concepts, P.c.
200 6th Street, NE
Charlottesville, Virginia 22902
(434) 295-6496
Wickham Pond
INTRODUCTION 1
ILLUSTRA TIVE PLAN (Exhibit 1)
PROPERTY BACKGROUND AND EXISTING SITE CONDITIONS 2
HISTORICAL RESOURCES OVERVIEW 2
EXISTING CONDITIONS PLAN (Exhibit 2)
PLANNING CRITERIA AND PROPOSED LAND USE 3
Crozet Master Plan (Figure 1) 3
Crozet Master Plan Enlargement (Figure 2) 4
LAND USE FRAMEWORK 5
MASTER PLAN (Exhibit 3)
BLOCK DESCRIPTIONS 7
NEIGHBORHOOD BLOCK PLAN (Exhibit 4)
Permitted Land Uses by Block (Table 1) 9
Permitted Density (Table 2) 12
Development Breakdown pef Application Plan (Table 3) 13
Minimum Lot and Yard Requirements (Table 4) 14
Setback Terminology (Figure 3) 15
Green Space and Amenities (Table 5) 16
GREEN SPACE AND AMENITY AREAS PLAN (Exhibit 5)
Land Use Summary (Table 6) 17
INFRASTRUCTURE
Street Classifications 18
Typical Street Section (Figure 4) 20
Typical Pavement Section (Figure 5) 20
Street Names 20
VEHICULAR CIRCULA TION PLAN (Exhibit 6)
PARKING STUDY (Exhibit 7)
OVERALL INFRASTRUCTURE PLAN (Exhibit 8)
INFRASTRUCTURE PLANS (Exhibits 9-11)
PEDESTRIAN CIRCULATION PLAN (Exhibit 12)
ARCHITECTURAL AND LANDSCAPE STANDARDS AND URBAN REQUIREMENTS
Form, Massing, and Proportion of Structure 21
Materials and Color 21
Roof Pitch and Form 21
Architectural Ornamentation 22
Fm;ade Treatments (including window and door treatments) 22
Streetscape Treatments 22
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Landscape Treatments 23
Recommended Plant List 24
Preservation of Historic Structures 26
COMPLIANCE WITH THE NEIGHBORHOOD MODEL DISTRICT PRINCIPLES
Pedestrian Orientation 27
Neighborhood-Friendly Streets and Paths 27
Interconnected Streets and Transportation Networks 28
Code of Development
July 8, 2005
Wickham Pond
Parks and Open Space
Neighborhood Centers
Buildings and Spaces of Human Scale
Relegated Parking
Mixture of Uses
Mixture of Housing Types and Affordability
Redevelopment
Site Planning that Respects Terrain
Clear Boundaries with the Rural Areas
SUMMARY
APPENDIX
Plat of Subject Property
Overall Turning Movement and Sight Distance Exhibit (Sheet 1 of 4)
Overall Turning Movement and Sight Distance Exhibit (Sheet 2 of 4)
Overall Turning Movement and Sight Distance Exhibit (Sheet 3 of 4)
Overall Turning Movement and Sight Distance Exhibit (Sheet 4 of 4)
Existing Conditions Plan, Full-size
Application Plan, Full-size
28
29
30
30
30
30
31
31
31
32
Code of Development
July 8, 2005
Wickham Pond
INTRODUCTION
This submission is intended to describe a proposed Neighborhood Model District
community named Wickham Pond. In the following pages, and on the attached exhibits
and tables, this report will attempt to convey the vision for a new development, which
simultaneously embraces the Neighborhood Model District code, the Albemarle County
Comprehensive Plan, the Crozet Master Plan, comments from Albemarle County staff, the
solicited opinions of adjacent property owners, the local real estate market, and the vision of
the applicant. The intent is to clearly describe the framework within which a diverse, high-
quality residential community can evolve. The design expresses a form and character that is
more desirable than conventional suburban sprawl - a means of organizing and
concentrating development that is many times not permissible given conventional zoning
regulations. Within Wickham Pond a variety of housing types are to be provided, some of
which should qualify as affordable housing. Further, the plan preserves portions of the
natural environment, protects noteworthy historic structures, and offers ample opportunity
for recreation and enjoyment. An Illustrative Plan of Wickham Pond can be found on the
following page as Exhibit 1.
In addition to the Illustrative Plan, this report also includes a number of exhibits of a more
technical nature. The most important of these is the Application Plan, found as a full-size
drawing in the appendix. The Application Plan condenses onto one drawing sheet the
neighborhood concept and most of the major design parameters guiding the property's
development. Supporting the Application Plan are drawings dedicated to particular
components of the overall community program such as roadways, pedestrian systems,
utilities and amenities. Tables within this Code of Development set forth the specific
parameters within which the proposed community will develop. Even though a degree of
flexibility is built into the document, much like covenants and restrictions, it provides new
and potential owners of Wickham Pond peace-of-mind that their neighborhood will develop
as planned. The Code of Development goes further by encouraging design diversity while
assuring that elements of traditional neighborhoods, such as front porches, a pleasing
streetscape and a variety of public gathering spaces are establish and maintained
throughout the community. Finally, to ensure clarity in the interpretation of the document,
the Code of Development defines certain terminologies that may be new and/ or unique and
clearly explains what activities will and will not be permitted within each section of
Wickham Pond.
The Application Plan and Code of Development are intended to work in tandem, guiding
the development of Wickham Pond, so that the end result is a socially rich community with
a distinct mix of housing types and a quality of life unique to the Crozet Development Area.
Because these documents are important to the success of the community, both instruments
are being proffered with this application.
Code of Development
July 8, 2005
Page 1 of 32
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CODE OF DEVELOPMENT
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July 8, 2005
(Revised July 29, 2005)
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PLANNING CRITERIA AND PROPOSED LAND USE
The property is currently zoned RA and is located within the Route 240 entrance corridor. The
Comprehensive Plan and the Crozet Master Plan both specify this parcel to support three land
uses (or transect zones). These zones, beginning at Route 240 and proceeding in a southerly
direction into the property, include CT 1 (Development Area Preserve), CT 4 (Urban General),
and CT 3 (Urban Edge).
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Code of Development
July 8, 2005
Page 3 of 32
Wickham Pond
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Figure 2: Enlargement of the site in relation to the Crozet Master Plan (above),
This application proposes to change the zoning classification of the subject parcel from Rural
Agricultural (RA) to Neighborhood Model District (NMD) as permitted in Albemarle Code
Chapter 18, Section 20A. In keeping with the precepts of the Neighborhood Model framework,
Wickham Pond will primarily be a residential community consisting of a mix of both multi- and
single-family residential units as shown on the Master Plan (Exhibit 3). In addition, the Code of
Development permits certain non-residential uses to a limited degree, however, none of these
other uses is envisioned or reflected on the plans at this time.
When developing the plan for Wickham Pond the intent was to respond to the densities and unit
types envisioned for the various transect zones within the site. The front of the property was to
remain largely undeveloped, while the middle was to receive rather dense development. The
rear of the property was designated to receive slightly less density than the middle section.
The adjacent property to the east is a residential community, whose development is winding
down, called the Highlands. Many of the residents have lived there numerous years and the
applicant is sensitive to the feedback received from these adjacent landowners. The area of the
Highlands that adjoins Wickham Pond consists exclusively of single-family homes. These future
neighbors have expressed a keen interest in seeing Wickham Pond develop as a residential
Code of Development
July 8, 2005
Page 4 of 32
Wickham Pond
venue, and have expressed a strong desire to have only single-family lots placed immediately
adjacent to their homes. Therefore, the proffered plan reflects single-family lots along the
eastern edge, with a transition into smaller lots and several pods of townhomes as one moves
westward through the property. The mix of unit types addresses both the need for unit diversity
and affordable housing. The current arrangement of development attempts to closely reflect the
densities that the county mapped-out for this property and also addresses the desires of adjacent
landowners.
Amenities are an important element of a Neighborhood Model development. To that end,
amenities abound throughout the proposed community. Large, open areas reside along the
frontage of the property and extend into the site to encompass the existing farmhouse and its
grounds. A large park has been set aside in the middle of the community for active sports and
large events. To the rear, a great deal of land was reserved around the existing pond so that a
park-like setting could be maintained for all to enjoy. A sidewalk system has been shown which
ties all of these common areas together while helping to establish a social fabric within the new
community.
LAND USE FRAMEWORK
The layout of the proposed community shown on the plans can be broken down into sections,
each of which may have a distinctive feel given its location within the neighborhood, the type of
housing supported in that precinct or how a portion of the site may relate to a particular land
feature. The Neighborhood Model District regulations refer to these sections as "blocks". Each
project is to be composed of a series of blocks of somewhat distinctive character that are
organized by road and pathway systems and regulated by parameters that may be unique to that
specific block.
Once the blocks have been delineated it is possible to define what parameters will guide the
development within each area. To begin, the land uses that will be permitted within each block
can be set forth. Once those uses are identified, limitations on the number of units and density of
development can be established. Carried a step further, minimum standards for lot size and yard
requirements, and maximum limits on details such as building height can be listed. Insofar as
green space and amenities are critical components of the overall plan, a breakdown can be
provided that illustrates how developed common areas and undeveloped green space are to be
distributed and used. Finally, the impact of the development on the land can be summarized in a
manner that is readily understandable and provides the reader with a simple version of the
development details.
Wickham Pond is made up of 7 blocks, each of which is highlighted on the Neighborhood Block
Plan referred to as Exhibit 4. Following Exhibit 4 are six Tables. Table 1 lists the permitted land
uses, both residential and non-residential, that are permitted in Albemarle County as they relate
to this Neighborhood Model District. Not all uses have been deemed appropriate for inclusion at
Wickham Pond. This table delineates which uses the applicant has chosen to include in this
Code of Development
July 8, 2005
Page 5 of 32
Wickham Pond
development. Table 2 charts the means used to determine the permitted densities intended for
this property in the Crozet master Plan. Table 3 describes the demographics of each block in
terms of size, type of unit(s) scheduled for that block density envisioned within each block and
any height limitations to be imposed. Table 4 more specifically details the parameters that guide
the development within each block. Items listed include frontage requirements, lot size ranges
and yard requirements. Table 5 shows where green space and amenities occur within the
community and is supplemented by Table 6, which wraps-up the project statistics in a Land Use
Summary. A brief description of each block is provided on the following pages.
Code of Development
July 8, 2005
Page 6 of 32
Wickham Pond
BLOCK DESCRIPTIONS
Block 1
This block encompasses all land west of the main entrance into the community and also fronts
Route 240 - see Exhibit 4. Roughly 4.27 acres comprise the block and the development program
calls for 28 twenty-one foot-wide townhomes to be located just to the west of the existing
farmhouse, which will be preserved. All townhomes in this block are 3-story. 24 are provided
with single-car garages, while 4 forego the garage so that a ground-floor affordable rental unit
can be added in its stead. The addition of the affordable unit creates a duplex condition on these
four lots. All of the townhomes in this block front on a deadend street of minimal width that
terminates at a large green space running parallel to Route 240. Because the roadway does not
permit through traffic this should prove to be one of the quieter sections of the community. The
majority of the units back up against common area that will surround the existing farmhouse and
smoke house. In this common area green space activities will be limited in order to conform to
the County's vision of a more pristine and rural character along the Entrance Corridor to Crozet.
Landscaping will be provided at the end of the hammerhead turn-around as well as along the
revised Route 240 frontage. Included in these improvements will be a new and improved
hedgerow of mixed vegetation, a black four-board fence and a 10' -wide pedestrian path. After
installation, the majority of this area will be permitted to evolve into a naturalized buffer,
requiring minimal maintenance.
Block 2
Block 2 is a similar depth tract of around 2.33 acres that resides directly across from Block 1 and
backs up to the first three homes on the adjacent Highlands subdivision. It takes up the balance
of the frontage of Wickham Pond along Route 240 and, similarly includes a noteworthy piece of
open space set-aside between the first home and the roadway as well as a continuous 20' wide
buffer along the Highlands. A hedgerow of mixed vegetation currently resides in this area,
which provides some degree of privacy between the subject site and the Highlands subdivision.
The purpose of establishing the buffer is to ensure the preservation of high- quality landscape
material that exists today, and to promote the enhancement of this area through removal of
invasive, dead or diseased material and the installation of supplemental plantings. This 20' -wide
buffer is excluded from the individual lots and will be maintained by the Homeowner's
Association.
The eight proposed homes in this area are modest as well, but are detached. Lots are typically 50'
wide and front directly on the main entrance road. All units are envisioned to have driveways
and garages, but certain units may have garages at the rear of the lot served by a shared
driveway. A certain amount of on-street parking for guests has been provided.
Block 3
Directly south of Block 2, and of 2.38 in size, is another pod of single-family detached homes.
These lots have a minimum width of 50' wide, but because many lots front on the outside of a
curve in a road, their radial side line configurations provide for a more spacious lot. The same is
true of the two corner lots that bookend this group of homes. Here again, homes will have
driveways and garages, some of which may be locate behind the homes. This block's unique
Code of Development Page 7 of 32
July 8, 2005
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characteristic is that the chevron-shaped roadway providing the frontage Is a secondary road.
Because this road terminates at both ends at an intersection with the main road, there should be
no short-cut traffic passing through this enclave. These homes back up to the landscape buffer
described above and are aligned opposite the next four lots in the Highlands. These new homes
are to be similar in size to those in the Highlands. Directly across the street from a majority of
their front porches is a common green, or park. A noteworthy number of on-street parking
spaces for guests has been provided.
Block 4
This group of lots completes the development that will occur adjacent to the Highlands and the
20-wide landscape buffer. At just over two and three-quarter acres, this block supports the
fewest, yet most generous lots in Wickham Pond, each having a minimum frontage of 80'. The
seven large homes will abut nine lots in the Highlands. Because Block 4 is located in the rear of
the community it will not be exposed to the majority of resident vehicles. Here again, it is
expected that this area will remain rather quiet. Half of the homes will front on a small pocket
park to be established in the center island of a modified roundabout.
Block 5
Block 5 is a rather small, L-shaped area that encompasses 3.09 acres and supports two clusters of
townhomes. Although they are largely the same units as those in Block 1, these 3-story units will
not have garages, but, because of indigenous terrain, will have a lower living level. Parking for
owners and guests are provided on-street and in a small parking lot located at the elbow of the
two clusters. This building arrangement provides adequate screening of the parking lot for the
residents of Block 4. Of the fourteen units in this block, all will front on the pocket park. Half of
the 14 units will have a view out the back to the pond and the other half will abut common area.
Block 6
An additional nine single-family detached lots will share the 3.46 acres that make up Block 6.
These fifty-foot-plus-wide lots adjoin the farm to the west of Wickham Pond and many have been
offset from the property limits respecting an intermittent stream that has its origin near the
boundary line in this area. Given that this site lies within the watershed of a county drinking
water supply, all of the lots within this block have been modified so that no disturbance to the
stream buffer will result because of construction. With regard to parking, driveways and garages
have been provided, while on-street parking will serve guests.
Block 7
The centerpiece of Wickham Pond is Block 7, which encompasses 2.22 acres. This is the only
completely-interior block within Wickham Pond. Sixteen very nice townhomes will front on the
main spine road and each unit will have a driveway and garage accessed from this road. The
main living level will reside above the garage level and it will have on-grade access one story
above the garage and onto the central green described in Block 3. This Code of Development
permits the developer to substitute as many as eight single-family lots for the sixteen townhomes.
This is the only block within which unit types may change. Regardless of the nature of the units
constructed, these may prove to be some of the most desirable units in the community.
Code of Development
July 8, 2005
Page 8 of 32
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NEIGHBORHOOD MODEL EXHIBIT FOR
WICKHAM POND
ALBEMARLE COUNTY, VIRGINIA
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Wickham Pond
TABLE 1: PERMITTED LAND USES BY BLOCK
x = Permitted uses by block
Blank = Land use not permitted within the block
BLOCK
I II III IV V VI VII
Detached single family X X X X X
Semi-detached and attached single-family dwellings such as duplexes, X X X
triplexes, quadraplexes, townhouses, atrium houses and patio houses
Multiple Family dwellings X X X
<rJ Rental of accessory structures
ClJ Homes for developmentally disabled persons (ref. 5.1.07)
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<I'J Home Occupation, Class B (ref. 5.2) X X X X X X X
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Accessory Apartments1 X X X X X
Accessory uses and buildings including storage buildings (also applies to X X X X X X
non-residential uses)
Assisted living
~e~ ~o~e,_ n~s!n.lL h.9~ ~r ~l2.vale~cent .!:~<<:. _ _ _ _ _ _ _ _ _ _ _ -- - -- -- -- -- -- -
Administrative, professional offices
Antique, gift, jewelry, notion and craft shops
Auction houses
Barber, beauty shops
Churches
<rJ Cemeteries (only as currently exist)
ClJ Clothing, apparel and shoe shops
<rJ
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.:::! Clubs, lodges, civic, fraternal, patriotic (ref. 5.1.2)
....
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0 Convenience stores
Z
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Department store
Drive-in windows serving or associated with permitted uses
Drug store, pharmacy
Eating establishment (not including fast food restaurant)
Educational, technical and trade schools
Code of Development
July 8, 2005
Page 9 of 32
Wickham Pond
I II III IV V VI VII
Electrical power substations, transmission lines and related towers; gas or
oil transmission lines, pumping stations and appurtenances; unmanned
telephone exchange centers; microwave and radio wave transmission and
relay towers, substations and appurtenances (ref. 5.1.12)
Electric, gas, oil and communication facilities, excluding tower structures
and including poles, lines, transformers, pipes, meters and related
facilities for distribution of local service and owned and operated by a
public utility. Water distribution and sewerage collection lines, pumping
stations and appurtenances owned and operated by the Albemarle County
Service Authority. Except as otherwise expressly provided, central water
supplies and central sewerage systems in conformance with Chapter 16 of
the Code of Albemarle and all other applicable law
Farmer's market (ref. 5.1.36)
Fast food restaurant
Factory outlet sales-clothing and fabric
<rJ Feed and seed stores (reference 5.1.22)
ClJ Financial institutions
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ClJ
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I
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0 Hardware store
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Health spas
Home and business services such as grounds care, cleaning,
exterminators, landscaping, and other repair and maintenance services
Hotels, motels and inns
Indoor theaters
Indoor athletic facilities
Laboratories, medical or pharmaceutical
Laundries, dry cleaners
Laundromat (provided that an attendant shall be on duty at all hours
during operation)
Libraries, museums
Musical Instrument sales
Newsstands, magazines, pipe and tobacco shops
Newspaper publishing
Office and business machines sales and service
Optical goods sales
Outdoor amphitheater
Code of Development
July 8, 2005
Page 10 of 32
Wickham Pond
I II III IV V VI VII
Outdoor storage, display and/or sales serving or associated with a by-right
permitted use, if any portion of the use would be visible from a travel
way.
Photographic goods sales
Private schools
Professional offices, including medical, dental and optical
Public uses and buildings including temporary or mobile facilities such as
schools, offices, parks, playgrounds and roads funded, owned or operated
by local, state, or federal agencies, public water and sewer transmission,
main or trunk lines, treatment facilities, pumping stations and the like,
owned and/or operated by the Rivanna Water and Sewer Authority
Research and development activities including experimental testing
Retail nurseries and greenhouses
School of special instruction
Sporting goods sales
Stand alone parking and parking structures (ref. 4.12; 5.1.41)
Stormwater management facilities shown on an approved final site plan or
subdivision plat
Swim, golf, tennis or similar athletic facilities
Tailor, seamstress
Temporary construction uses (ref. 5.1.18)
Temporary non-residential mobile homes (ref. 5.8)
Visual and audio appliances sales
Wayside stands-vegetable and agricultural produce (ref. 5.1.19)
1 Accessory apartments permitted only if this Block is developed as single-family detached dwellings. Establishment
of accessory apartment requires creation of a third on-lot parking space.
Code of Development
July 8, 2005
Page 11 of 32
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Wickham Pond
TABLE 4: MINIMUM LOT AND YARD REQUIREMENTS
LOT
BLOCK FRONTAGE LOT SIZES FRONT SIDE REAR
Primary Secondary Primary Secondary Primary Secondary
(min.) (sJ.) 1 2 1 2 1 2
I 21' 1,600-5,200 16' 8' 8'3 2' 20' 12'
II 50' 6,800-14,000 20' 10' 5' 5' 5' 5'
III 50' 5,600-10,100 15' 4' 5' 5' 5' 5'
IV 80' 11,000-15,700 20' 12' 10' 8' 5' 5'
V 21' 1,350-2,900 12' 4' 8' 3 2' 4' 4'
VI 50' 6,000-10,000 12' 4' 5' 5' 10' 5'
VII 21' 1,600-3,500 16' 8' 8' 3 2' 20' 12'
Notes:
1. The Primary Setback is for "Environmented Space" only (see Figure 3 following this table),
2. The Secondary Setback is for ancillary, "non-environmented" building improvements (Le. porches, chimneys, stoops, sheds, detached garages,
etc,) which may be constructed outside the Primary Setback (see Figure 3 following this table).
3. In the case of townhomes, where common walls are placed upon side property lines, the side yard setbacks shall be 0'.
Supplemental Notes:
Numbers above are based on the Application Plan design.
All building and wall footings, as well as eave overhangs, may encroach into any setback provided it does not breech any property line,
The existing house in Block 1 will be converted into a Meeting House for Wickham Pond residents and is exempt from all setbacks.
All exterior stairs and stoops are exempt from setback requirements.
Buildings constructed less than 5' from a property line are subject to additional restrictions that are contained in the Building Code.
Code of Development
July 8, 2005
Page 14 0132
Wickham Pond
SETBACK TERMINOLOGY
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Code of Development
July 8, 2005
Page 15 of 32
Wickham Pond
TABLE 5: GREEN SPACE AND AMENITIES
BLOCK Green Space Amenities SUMMARY
(SF) (SF)
I 77,7511 42,256 Total Site Acreage: 20.52
II 22,637 0 15% Required Green Space Acreage: 3.08
Green Space Acreage Provided: 7.75
III 17,360 0
10% Amenity Acreage Required 2: 2.05
IV 34,702 0 Amenity Space Acreage Provided 3: 2.05
V 78,039 16,894
VI 72,196 4,500
VII 34,688 25,687
Total SF 337,373 89,337
Total Acres 7.75 2.05
Notes:
1. This number is based on the sum of Green Space and Amenity Space minus both the smokehouse and existing farmhouse in Block 1.
2. Based on Gross site acreage (Section 20A.9,a.2)
3. Based on Gross site acreage (Section 20A.9.b,2)
Supplemental Notes:
Amenities included within the areas noted above include, but are not limited to, tot lots, play fields, walking trails, meeting house, etc,
Code of Development
July 8, 2005
Page 16 of 32
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TABLE 6: LAND USE SUMMARY 1
TYPE
SF
(based on footprint)
AC
%
SIDEWALKS 4
37,287.02
2.24 10
1.12 5
1.06 5
0.06 0
3.32 17
0.18 1
0.73 4
2.41 12
0.86 4
14.10 69
20.52 100
20.52
BUILDINGS 2
58 Townhomes
35 Single-family Homes
1 Meeting House
97,716.53
48,720.00
46,375.00
2,621.53
PAVEMENT 3
Parking Lot
Driveways
Roadway
144,479.03
7,924.68
31,600.00
104,954.35
PERVIOUS AREA
614,368.62
TOTAL
893,851.20
Total Site Acreage:
Notes:
1. Numbers are approximate and based on the approved Application Plan design.
2. Townhomes are assumed to average 840 s.f. (21'x40'). Single-family homes are on average 1325 s.f.
3. On-street parking is included in the roadway area. Driveways are assumed to be on average 400 s.f. (lO'x40').
4. Sidewalks leading from the primary sidewalk to each individual home are not included.
Code of Development
July 8, 2005
Page 17 of32
Wickham Pond
INFRASTRUCTURE
The infrastructure is what permits the community to function and at the same time organizes the
neighborhood and ties its various parts into a whole. In many cases it is the series of systems
that actually defines the blocks that make up the community.
For this discussion, infrastructure includes vehicular roadways, pedestrian pathways, and the
requisite utilities that serve and support the development. In certain instances it is critical that
proposed infrastructure tie thoughtfully into existing improvements. Conversely, it is important
to provide for extensions of proposed infrastructure to accommodate well-orchestrated growth
that may occur in the future.
The Neighborhood Model District text clearly defines the qualitative and quantitative
expectations the County has for infrastructure in these settings. While each development
proposal will differ slightly given its context within the county, it is rather easy to establish what
degree of improvements is appropriate for a particular location and its development program.
Water, sanitary sewer, storm sewer and other basic systems that are attendant to all
developments do not necessarily warrant detailed discussion here, however, it should be noted
that the developer is agreeing to extend water and sewer laterals out from utility mains located
in the streets to serve each prospective dwelling.
Given the size and density of this proposal, the street system and its hierarchy are of paramount
importance. For that reason a brief description of this component of the community follows.
Exhibits 5 - 10 further this discussion by illustrating the envisioned road, pedestrian, and utility
systems.
Street Classifications
Each vehicular thoroughfare within a Neighborhood Model development must meet street
standards for a traditional neighborhood established by VDOT and the County Engineer. It
is understood that the County continues to work with VDOT to develop and refine these
standards, but at this time the final parameters have not been agreed upon. The following
standards are consistent with available draft guidelines.
All travelways utilized at Wickham Pond may either be private or public. Private
travelways must meet Albemarle County private road standards and public travelways
must meet VDOT standards. Currently, it is proposed that all of the streets will be public,
unless the developer in the future decides otherwise and the planning commission approves
of same. In the event that the developer decides that certain roads should be private, those
roads must meet the Albemarle County private road standards and will be subject to
additional review. At this time, there is one type of Neighborhood Model travelway
utilized at Wickham Pond, that being the Street. The design and construction of the three
streets hereafter described shall be reviewed and approved by VDOT and the County
Engineer.
Code of Development
September 28,2005 (revised)
Page 180132
Wickham Pond
There are three streets within the project; Street' A', 'B' and' e'. Street' A', the primary
collector, runs north-south and begins at Route 240. A considerable degree of offsite road
improvements are envisioned to be required to connect this new street with the existing
Route 240 pavement. VDOT has been working diligently with the applicant to solidify the
design requirements for this intersection. The main entrance will be divided by a
landscaped island, having one ingress lane and two egress lanes. This configuration will
eventually merge into a typical right-of-way which will be fifty-four feet wide. The street
width will vary between thirty-two and twenty-eight feet wide from face of curb to face of
curb, with the wider section occurring between Route 240 and the first intersection with
Road B. These widths respect projected traffic volumes and accommodate parallel parking
on one side while the remaining portion of the right-of-way will consist of planting areas
and sidewalks. At the southern terminus, the street terminates in what VDOT considers to
be a modified round-about. The right-of-way becomes forty- three feet (43') at this point
with twenty-two feet between curb faces. In addition to the pavement there will be a four
foot wide mountable apron to accommodate turning maneuvers of over-size vehicles.
Street 'B', a local street, is parallel to and intersects with Street' A' at two locations. It is also
the street from which Street C originates. One end terminates at the western property limits
of Wickham Pond, where accommodation has been made to permit extension of the road
into the neighboring undeveloped property. The typical right-of-way for this street will be
forty-four and one-half feet. Street 'B' is also twenty-eight feet wide between curb faces,
which allows for parallel parking on one side.
Street 'e', designated as a tertiary street, only serves the townhomes in Block #1. It has a
fifty-foot right-of-way. This street is to be twenty-four feet wide curb face to curb face and
does not allow for on-street parking. A VDOT approved "hammerhead" is provided at the
northern terminus to allow for emergency vehicle turnaround since this street is greater
than 150-ft in length.
All streets are designed to promote slow moving traffic for the safety of the homeowners
with a design speed of 25 miles per hour. The streets will have curb and gutter sections
with a six foot minimum planting area behind the face of curb. To the outside of the
planting strip will be a 5-ft sidewalk parallel the street. The plantings, sidewalk and streets
within all rights-of-way will be publicly maintained by VDOT.
In most cases, on-street parallel parking will not be striped and will be allowed only on one-
side of the street; however, there are instances where striping will occur due to a narrower
street width (i.e. around the modified round-about) and to delineate areas where parking
should not occur as one approaches a stop condition at an intersection. All parallel parking
shall be 7-foot wide measured from the face of curb. The homeowner's association will be
given some degree of authority to regulate on-street parking. Figure 4 illustrates a typical
street section while Figure 5 illustrates a typical pavement section for this development.
Code of Development
July 8, 2005
Page 19 of32
Wickham Pond
Figure 4:
2'-3' Sidewalk Planting Strip Parallel Parking Travelway Planting Strip Sidewalk 2'-3'
_.__~__ . __ ..._._ .~___.___ - __.0. ~,_.__ __ .'~___
Right-of Way
4 Z/' ~t6\ 0\1 'li?A
{---- 3"~"'CO\ m 20
Figure 5:
Street Names
Since the initial submission of the rezoning request, the E-911 department has been
contacted to reserve certain street names for Wickham Pond. Pinal site plan documents will
subsequently refer to Street' A' as Wickham Pond Drive, Street 'B' as Wickham Pond Way
and Street'C' as Wickham Pond Court.
Code of Development
July 8, 2005
Page 20 of 32
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WICKHAM POND
ALBEMARLE COUNTY, VIRGINIA
PEDESTRIAN CIRCULATION PLAN
Wickham Pond
ARCHITECTURAL AND LANDSCAPE STANDARDS AND URBAN REQUIREMENTS
The following regulations and development guidelines will be applied to the buildings and lots
in Wickham Pond. The guidelines are intended to produce a development that exudes variety
while maintaining a degree of consistency that ties the entire development together in a pleasing
and well-orchestrated manner. In the event that there ever exists a conflict between these
standards and requirements and any applicable state or local codes, the codes shall take
precedence.
Form, Massing and Proportion of Structure
· All single-family detached residences shall have a formal porch facing the street or
pedestrian courtyard. Townhomes shall have a small porch as part of their main
entrance. Where dimensions and logistics permit, these entries shall be covered. Certain
town homes may have frontage on both a road dnd open space. In these instances the
front door may be oriented away from the roadway and more toward the open space.
· ^Il first floors (not baseml'nts) shall be a minimum of 9-ft ceiling heIght.
· Garages on the large, single-family lots in Block #4 shall be recessed from the house
fa<;ade if the garage doors are to face the street. Shared drivewavs on these lots will be
permitted.
· Thl' single-family lots in Blocks 2, 3, 4 and 6 \-vill be required to have picket fencing with
vertical pickets and swinging gates along the front property line bordering the main
street (Streets' A' and' 6').
Materials and Color
· Exterior siding shall consist of painted horizontal or board and batten-patterned wood or
Ifardiplank, brick, stucco, or stone. Vinyl siding is not permitted.
· All materials and exterior colors shall be submitted and approved by the Wickham Pond
Architectural Review Committee.
· Multiple colors may be used for the main siding type. One trim color shall be used
throughout the structure. Siding colors shall be earth tones; white is not acceptable.
· Roof materials may be architectural dimensional shingles, tile, standing seam copper or
metal. In all cases roof colors will be muted, darker tones with low or no reflectivity.
· Exposed foundation areas shall be finished with stone, brick or stucco.
Roof Pitch and Form
· Minimum roof pitch for main roof areas shall be 6:12 for gable end structures. Lower
pitches of 5:12 or 4:]2 are permitted if a hip roo! is employed and the dt'sign warrants it.
· Dormer roofs shall match the pitch of the principle root.
· Shed rouf dorml'rs Me permitted to use pitches one half of the main roof.
· With the t'xception oj corner lots, ridgelines of the main structurt' shall bL' parallel or
per pend icular to the street.
Code of Development
Sl?ptcmbt'Y 28, .2UU5 (rcI'ised)
Pnge21 0132
Wickham Pond
Architectural Ornamentation
. While not wishing to dictate a specific architl'ctural style, certain exterior elements shall
be utilized to providl' a blended architectural context. Please see Fa<;ade Treatments
below.
Fa\ade Treatments (including window and door openings)
. On houses with siding, window and door trim, and corner boards, trim material
shall be 5/4" thick by a minimum of 4" wide painted wood, Miratec, or equivalent.
This shall apply to all exterior facades.
. Shutters, where used, must be half the width of the window in size. No shutters will
be allowed on "twin windows" without specific approval of the A.R.B.
. All components (with the exception of the floor material itself) used to construct
porches and decks shall be painted. This includes support columns, lattice work,
bands, railings, and pickets.
Streetscape Treatments
. At the entrance to Wickham Pond from Route 240 and along the entire Route 240
frontage, a 4-board fence shall be installed, in conjunction with the first subdivision plat
or site plan in blocks 1 and 2, to define the limits of the community and provide a degree
of safety for those using the open space adjacent thereto. The fence shall be painted
black, similar to that which currently exists at the I Iighlands subdivision.
. Front porches for townhouses shall be d minimum depth of 5 fL>et.
. Porch sections on single-family homes which tace a road shall have a minimum depth of
7 feet.
. Sidewalks serving individual units shalllw concrete or brick.
· In the case of driveway entrances, the area bl'lween the gutter line of the street and the
roadside edge of the public sidewalk shall be concrete unless VDOT approves, and the
developer chooses to install brick paving. Sidewalks adjoining parking lots serving
townhomes shall be concrete. Driveways to townhomes with garages shall be asphalt or
concrete, but stamped concrete is also permitted in these applications. Where individual
driveways occur, the developer will establish a consistent material and installation
method to be used for all drivE'ways within a particular development block.
· Private drives for the single-family detached lots may utilize brick, asphalt, masonry
pavers, or solid stone. Gravel shall not be used except during construction.
· All streets and parking lots shall be paved with asphalt.
· Driveways for the townhome clusters shall be consistent as illustrated on the Application
Plan. Any changes to driveway entrance configurations shall be approved by VDOT
prior to installation.
· If shared, costs for driveway installation and maintenance shall be shared equally by the
two adjoining land owners. Owners and their guests shall not use any shared driveway
in any manner that inhibits use of the driveway by either owner. Guest parking has been
proVIded on the street.
· I louse numbers shall be mounted at the house and visible from the street.
Code of Development
September 28, 2(1(15 (revi~('d)
Page 22 of 32
Wickham Pond
. Mailboxes shall be mounted at the front door if the US Postal Service permits.
. Trash receptacles shall be placed at the street only on the evening before or the day of
scheduled pick-up. Receptacles shall be removed from the street by the end of the day of
each scheduled pick-up. At all other times the trash receptacles shall be located out of
view from the street. Suitable enclosures for the trash receptacles may include solid
fenced areas either located to the side or rear of homes, garages or in the event of
townhomes without garages, in a centralized location, out view from the street.
. Any lot desiring to have an irrigation system shall place the backflow-preventer out of
view from the street. Suitable locations include up-against the house, behind
landscaping, or in underground vaults. Homeowners shall paint the backflow-preventer
either a brown, dark green or black color so that it blends into the surrounding
landscape. Maintaining irrigation systems shall be the sole responsibility of the lot
owner. The Homeowner's Association may intervene in cases where poor design,
malfunction or poor maintenance results in spray onto public or common areas or
excessive water usage occurs.
Lighting Treatments
. All exterior lighting shall comply with County ordinances.
. Fixtures shall not be shoe-box in character.
. Any street lighting along the road that is not regulated by the individual homeowner
shall be mounted on a 10-ft pole. The Homeowners Association shall be responsible for
maintenance, operation and costs associated with these features. They shall be metered
separately from individual lots.
· All street lighting fixtures shall be of the same manufacturer, style and color throughout
the development.
. Lamp posts and fixtures located on individual lots shall be of the same manufacturer,
style and color throughout the development.
Landscape Treatments
· Once off-site road improvements have been accomplished and the frontage fencing has
been installed, a new hedgerow of mixed tree and shrub varieties will be created along
the northern limits of the property. Both evergreen and deciduous trees of various sizes
will blend with shrub masses to create a pleasing foil between the open space and the
busy roadway.
· All street tree plantings shall be a minimum 2.5" to 3" in caliper according to the
American Nurseryman's Association criteria. Installation of each species shall be
performed at appropriate times of the year. In general, trees shall be evenly spaced 30' to
40' on-center and located 3' from the back of curb. Tree spacing shall be flexible to
accommodate driveway locations. Uniformity in tree spacing shall be maintained as
much as possible, but may differ, on each individual street.
· Street tree branching shall be regularly maintained by the Homeowner's Association to
ensure clear sight lines along the street and sidewalk and from each intersection.
Branching shall not begin less than 5' from the adjacent ground surface and a minimum
of 7' of head clearance shall be maintained on all public sidewalks.
Code of Development
July 8, 2005
Page 23 of 32
Wickham Pond
. Street trees shall not be cut down for any reason unless the tree(s) are identified as being
unhealthy, dead or dying by a certified state arborist. In the event a street tree is
removed, it shall be replaced by a tree of equal or greater caliper of the same species at
the expense of the Homeowner's Association. Only at the approval of Homeowner's
Association can a substitute tree(s) species be installed.
. Trees located in front yards or in view from the street shall not be cut down by the
homeowner unless it is dead. In the case of suspected poor health or infestation, a
certified state arborist shall issue a letter to the Homeowner's Association recommending
that the tree be removed. In the event a tree is removed, the owner, at his/her expense,
shall install a replacement tree no less than 2" in caliper for a deciduous tree and 6' to 8'
in height for an evergreen tree. Homeowners are encouraged to plant their yards with a
variety of vegetative species, preferably those native to the area.
. Shrubs shall be used to visually buffer parking lots from public streets. Shrubs shall be a
minimum of 24" in height at the time of planting. Evergreen shrubs are preferred for
these installations.
. Supplemental plantings on individual lots are encouraged, particularly within the front
yard area to soften the appearance of building facades. Combinations of the various
types of plant material (evergreen and deciduous trees and shrubs) as well as native
plantings are encouraged.
Recommended Plant List
Botanical Name Common Name
Street Trees
Carpinus caroliniana American Hornbeam
Cercidiphyllum japonicum Katsura Tree
Cladrastis kentukea (lutea) Yellowwood
Fraxinus americana & cvs. White Ash
Gleditsia triacanthos inermis & cvs. Thornless Honeylocust
Liquidambar styraciflua "Rotundiloba" "Rotundiloba" Sweetgum
Quercus acutissima Sawtooth Oak
Quercus palustris Pin Oak
Quercus phellos Willow Oak
Quercus rubra Northern Red Oak
Quercus shumardii Shumard Oak
Platanus occidentalis American Planetree (Sycamore)
Ulmus parvifolia "Allee" "Allee" Elm
Zelkova serrata& cvs. Zelkova
Shade Trees
(in addition to the Street Trees list above)
Aesculus hippocastanum Common Horsechestnut
Acer nigrum & cvs. Red Maple
Acer saccharum & cvs. Sugar Maple
Betula nigra "Heritage" "Heritage" River Birch
Liriodendron tulipifera Tulip Poplar
Metasequoia glyptostroboides Dawn Redwood
Code of Development
July 8, 2005
Page 24 of 32
Wickham Pond
Taxodium distichum & cvs. Bald Cypress
Tilia americana Linden
Tilia cordata & cvs. Linden
Sophora japonica & cvs. Japanese Pagodatree
Ornamentals Trees
Acer buergeranum Trident Maple
Acer griseum Paperbark Maple
Acer palmatum var. atropurpureum & cvs. Japanese Maple
Amelanchier canadensis & cvs. Shadblow Serviceberry
Amelanchier x grandiflora & cvs. Serviceberry
Betula platyphylla "Whitespire" "Whitespire" Asian White Birch
Carpinus betulus "Fastigiata" Pyramidal European Hornbeam
Cercis canadensis & cvs. Redbud
Cornus florid a & cvs. Flowering Dogwood
Cornus kousa Kousa Dogwood
Chionanthus virginicus White Fringetree
Crataegus viridis "Winter King" "Winter Kin!!;" Hawthorn
Koelreuteria paniculata Goldenraintree
Lagerstroemia indica & cvs. Crapemyrtle
Magnolia grandiflora & cvs. Southern Magnolia
Magnolia liliiflora Magnolia
Magnolia x loebneri & cvs. Loebner Magnolia
Magnolia x soulangiana & cvs. Saucer Magnolia
Magnolia stellata & cvs. Star Magnolia
Prunus incisa x Campanulata "Okame" Flowering Cherry
Prunus sargentii & cvs. Sargent Cherry
Prunus serrulata & cvs. Japanese Flowering Cherry
Prunus x subhirtella & cvs. Flowering Higan Cherry
Prunus yedoensis & cvs. Yoshino Flowering Cherry
Salix babylonica Babylon Weepin!!; Willow
Stewarlia pseudocamellia Japanese Stewartia
Parrotia persica Persian Parrotia
Evergreens Trees
Abies concolor White Fir
Cedrus atlantica "Glauca" Blue Atlas Cedar
Cedrus deodara Deodar Cedar
Cedrus libani Cedar of Lebanon
Chamaecyparis lawsoniana Falsecypress
Cryptomeria japonica & cvs. Cryptomeria
X Cupressocyparis leylandii Leyland Cypress
Hex opaca & cvs. American Holly
Ilex x attenuata 'Fosteri' Foster's Holly
Ilex x "Nellie R. Stevens" Nellie R. Stevens Holly
Juniperus virginiana & cvs. Eastern Redcedar
Magnolia grandiflora & cvs. Southern Magnolia
Picea abies Norway Spruce
Picea orientalis Orienlal Spruce
Picea pungens var. glauca Colorado Blue Spruce
Pinus densiflora Japanese Red Pine
Pinus resinosa Red Pine
Pinus strobus & cvs. Eastern White Pine
Code of Development
July 8, 2005
Page 25 of 32
Wickham Pond
Pinusthunbergiana
Taxodium distichum
Thuja occidentalis & cvs.
Thuja orientalis & cvs.
Thuja plicata & cvs.
Cvs denotes cultivars are acceptable
Japanese Black Pine
Bald Cypress
Eastern Arborvitae
Oriental Arborvitae
Giant Arborvitae
The Preservation of Historic Structures
· Please refer to the Historical Resources Overview section within this Code of
Development.
Code of Development
July 8, 2005
Page 26 of 32
Wickham Pond
COMPLIANCE WITH THE NEIGHBORHOOD MODEL DISTRICT PRINCPLES
Recently, Albemarle County adopted a new zoning district called the Neighborhood Model
District (NMD) which encourages development form to move away from conventional
design techniques to more urban ideals which promote better "livable" communities. These
communities tend to be attractive, denser, functional and interconnected. To ensure that the
NMD development proposals achieve these desired goals, twelve principles were created to
guide new development. Together these principles serve as evaluation criteria for each new
NMD proposal. As described in the previous pages of this Code of Development, Wickham
Pond will create a stronger, richer community, as well as, a better" quality of life" because it
has applied, either directly or indirectly, these twelve principles throughout the
development. The following synopsis describes how the twelve principles were
incorporated.
1. Pedestrian Orientation
Wickham Pond encourages a convenient, safe and friendly, "walkable" community.
There are two types of pedestrian orientation on site: sidewalks and paths. Sidewalks
will be continuous throughout the site and have both a formal and rigid appearance.
Paths will be less formal than the sidewalks and take the form of modest walkways
throughout the Wickham Pond green spaces and wider, regional-scale components
along Route 240. The latter is intended to eventually tie Wickham Pond to downtown
Crozet and future development within the precinct. The open space and pedestrian
systems within Wickham Pond will be rather robust and, consequently, the emphasis
at Wickham Pond is decidedly skewed toward a walking experience through a largely
green setting. Consistent with this philosophy, while on-street parking is being
provided, no unnecessary parking facilities are to be established within the
community. Providing unnecessary parking encourages driving and discourages a
social walking experience. It also increases run-off, pollution and ambient
temperature. Finally, it has the potential to solicit unwanted activity in certain areas.
Sidewalks will be protected by a six foot planting strip from all travelways. Planted
within these strips will be street trees whose shade will help create a more comfortable
walking experience. Having a variety of pedestrian options along with a mixture of
housing types, recreational amenities and breathtaking views will make walking very
enjoyable at Wickham Pond.
2. Neighborhood Friendly Streets and Paths
Wickham Pond promotes a safe and friendly neighborhood to pedestrians.
Techniques used include setting low speed limits, such as 25 mph, throughout the
community, buffering the sidewalks from the travelways with sb'eet b'ees and utilizing
the narrowest travelway acceptable to VDOT to help create a safer neighborhood. In
addition, providing sidewalks for pedestrians, locating crosswalks away from busy
Code of Development
July 8, 2005
Page 27 of32
Wickham Pond
intersections, introducing planted islands in wider street sections, offering various
routes to get around within the community, and providing interesting designations,
such as meeting houses, parks, bandstands, lakes and tot lots, further promote a more
friendly, social neighborhood. Together, these subtle elements, along with the
materials and accessories, compel neighbors to experience the public spaces within the
development and eventually become part of the community fabric.
3. Interconnected Streets and Transportation Networks
Wickham Pond demonstrates interconnectivity through the use of streets and
pedestrian orientation.
Of the five types of transportation networks outlined in the Albemarle County NMD
guidelines, two are incorporated into Wickham Pond's design: streets and roads, plus
pedestrian paths.
There are three streets serving the community. The first is a primary collector aligned
from Route 240 to the rear of the property. A secondary street intersects this main
spine road in two locations and eventually provides an opportunity for future
interconnectivity with the adjacent property to the west. Only one dead-end occurs
within the community and that is on the shortest street near the front of the property.
The terminus of this road occurs adjacent to a park setting. As previously stated,
interconnectivity is also accomplished through the use of sidewalks and pedestrian
paths, which connect all residents to one another and to the various amenity and open
spaces within the community.
Since the entire length of the eastern boundary (with The Highlands subdivision) has
already been developed without any connecting spurs, there are no opportunities to
connect the two parcels other than the path shown within the green space area along
the Route 240 frontage.
4. Parks and Open Space
Wickham Pond features a multitude of parks and open space within the community.
Beginning with, and fronting along Route 240 is a large park set aside for passive and
active recreation that encompasses the existing farmhouse. This structure will serve as
a meeting house for the Wickham Pond residents. The developer envisions this area, in
essence, to remain natural in order to conform to the County's vision of a more
pristine and rural character along the Entrance Corridor to Crozet. Additional
improvements in this area will include a tot lot and gardens. Complementing this area
will be plantings that will buffer noise, diminish unattractive views from Route 240
and which supplement the plantings along the proposed internal streets.
Further back into the site are two additional parks. The first is located approximately
in the center of the development. The current vision is to provide a large open lawn
Code of Development
July 8, 2005
Page 28 of 32
Wickham Pond
venue with a centrally-located bandstand as a centerpiece. Activities envisioned in
this area will be largely active in nature and include sports such as frisbee and flag-
football and neighborhood gatherings. At the rear of the community and surrounding
the existing lake is the other park. This area is to be considered more passive than the
other two and used more for meditation, fishing, walking and relaxation.
Across from the last park, and within the round-about, is a small pocket park.
Residents are expected to use this green space for more active purposes similar to
those in the first two parks. This area also will serve as a buffer between Blocks 4 and
5, as well as between Block 5 and the adjacent Highlands subdivision.
Having a number of parks of varying size located throughout a development allows
for a variety of activities to occur simultaneously without interfering with one another.
The residents will be permitted to direct the use of each area over time to suit the
needs of the community as it evolves. In this way Wickham Pond's developer hopes
to encourage its residents to become engaged with, and invested in, the common
spaces.
In addition to the above four parks, a twenty foot wide buffer will separate Blocks 2, 3,
and 4 from the Highlands subdivision. This buffer will be planted to further provide
privacy and promote an "in the woods" feel to the homes along this corridor. In total,
the residents at Wickham Pond are exposed to approximately eight acres (of it's
twenty) in parks and open space which are friendly, safe and well-connected while
being visible and convenient from all lots.
With the exception of landscape improvements installed by homeowners on their
individual lots, the future Wickham Pond Homeowner's Association will be charged
with maintaining the landscape features within the community.
5. Neighborhood Centers
Wickham Pond unfortunately does not offer this Neighborhood Model principle;
however, given Wickham Pond's proximity to downtown Crozet and the Con-Agra
Business Park this goal is attainable to the community.
Within the Wickham Pond community the existing farm house will serve as the
"Meeting House" for the residents. This building and its immediate grounds will act
as the de facto neighborhood center, but will be restricted to use by residents and
guests, who are expected to walk or park on the adjacent street. It is anticipated that
this area could host association and club meetings, provide a venue for activities such
as card games, include exercise facilities and support small private parties. The rear
yard of the meeting house will have a patio area connecting the house with a fenced
tot lot. Existing mature trees will work in tandem with new garden areas to make the
entire area around the house a pleasing place to be.
Code of Development
July 8, 2005
Page 29 of 32
Wickham Pond
6. Buildings and Spaces of Human Scale
Wickham Pond creates a "livable" community that is proportionate, both
horizontally and vertically, to the human scale.
This is accomplished in the minimum lot and yard regulations, as well as the
architecture, the streetscape, and the open spaces. Both single-family and townhome
residences will be limited to three stories in height. Their appearance and scale will be
predicated upon topography or whether they have parking on the lowest level. Street
trees and street lighting will help diminish the hardscape experience and will provide
comfort during the day and night to those walking. From the street, all buildings will
present a very inviting fa<;:ade and incorporate front porches along the sidewalk to
encourage conversation between those walking and their neighbors.
7. Relegated Parking
Wickham Pond tries to incorporate relegated parking on each lot and encourage on-
street parking.
A majority of the parking is associated with the use of the townhomes. With this in
mind, the developer has added a single-car garage to each unit except where limited
by topographic conditions. Also, parking for each single-family lot is required on the
lot and is strongly encouraged to occur either in a lower level garage (accessed from
the rear) or in a detached garage situated behind the primary house. In some cases,
neighbors are expected to share driveways to minimize the amount of paving and ask
guests to utilize the on-street parking available.
8. Mixture of Uses
While Wickham Pond contains only residential uses, it does provide a variety of
housing types and densities.
Several of the proposed blocks will allow home-based occupations. Rather than
include small-scale retail or commercial uses at the "public end" of the development,
Wickham Pond recognizes that the planned addition of new urban centers and sub-
centers in other areas of the Crozet community, some as close as the Con Agra
Business Park, will provide the mixed uses envisioned by the County in the
Neighborhood Model.
9. Mixture of Housing Types and Mfordability
Wickham Pond will offer four basic housing types within its 20.52 acres.
As previously noted there will be townhouses either with motor court parking or
parking on the lower level, detached single-family units on 50' -wide lots, detached
single-family units on 60' lots and detached single-family homes on 80' lots. In
addition, in aggregate, fourteen affordable units developed as secondary dwellings
within a townhouse setting will be provided in Blocks 1 and 5.
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July 8, 2005
Page 30 of 32
Wickham Pond
10. Redevelopment
Wickham Pond, fonnerly known as "Last Nickel Fann," although situated near the
boundary of the Crozet Development Area, is an infill project under the Crozet Master
Plan.
The roughly 20-acre farm currently supports a single family residence with two
accessory cottages, a smokehouse, a barn, and a garage on the front portion of the
property. The remaining residue is largely pasture. Given the wonderful character
and historical significance of several of the structures, the developer has chosen to
convert the existing farmhouse into a meeting house. Furthermore, the developer will
not only relocate the existing smokehouse, but convert it so it can be part of a
children's tot-lot, thus demonstrating the importance and value of taking something
already existing and redeveloping it in order to protect the area's natural and historic
resources.
11. Site Planning That Respects Terrain
Wickham Pond respects the existing topography of the site and protects natural
stream buffers.
Currently the site is relatively flat along the Route 240 frontage. Once past the
smokehouse and accessory cottages, the site gradually drops and levels off around the
barn. Just past the barn the site begins to rise to a small knoll where a wonderful view
to the Blue Ridge Mountains appears. From this point, the site beings to fall off both
left and right, as well as to the rear of the property with an occasional rise. In the
lower depressions are two small swales feeding the existing pond. At the rear, the site
rises slightly to accommodate the C&O railroad.
Proposed grades will remain relatively close to what's existing, affording the
opportunity to save some wonderful trees, respect the adjacent neighbor's views and
create opportunities for lower level living spaces on certain lots. It is expected that less
than 60,000 cubic yards of earthwork will need to be performed. This equates to a less
than 2' average depth of earthmoving over the entire site. Much of the existing terrain
modulation will be taken up within the programming of the buildings themselves.
12. Clear Boundaries with the Rural Areas
Wickham Pond is located with the Crozet Growth Area and therefore respects the
Development Areas goals and objectives.
The property is bounded to the north by Route 240, the east by the Highlands
subdivision, and to the south by the C&O Railroad. To the west, is one of the more
noteworthy undeveloped areas left within the Crozet Development Area. Plans have
been made in the Wickham Pond design that will allow certain interconnectivity to
occur with this undeveloped land, thereby strengthening some of the Neighborhood
Model principles. Until then, Wickham Pond has tried to preserve the edge between
Code of Development
July 8, 2005
Page310f32
Wickham Pond
these parcels. Additionally, the Wickham Pond community has chosen to preserve
and even strengthen the edge between the Highlands subdivision and its own ranks,
as well as set aside a certain portion of it's frontage along Route 240 for re-
establishment of a roadside hedgerow. It is felt that these measures help protect and
maintain the rural boundaries deemed desirable by the County.
SUMMARY
Based on the above discussion, Wickham Pond demonstrates it will be an attractive, pedestrian-
friendly, and safe neighborhood where residents can live, relax and potentially work in a
beautiful surrounding. The Wickham Pond development also demonstrates clearly how it
embraces the goals and objectives of the Comprehensive Plan, the land use program outlined in
the Crozet Master Plan, direction received from the Albemarle County staff, input from adjacent
landowners, and the applicant's vision. Wickham Pond is not conventional suburbia but rather
an example of how new urbanism and the Neighborhood Model principles can be applied in a
somewhat rural setting to create a unique community.
Code of Development
July 8, 2005
Page 32 of 32
Wickham Pond
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