HomeMy WebLinkAboutZMA200700001 Code of Development Zoning Map Amendment 2007-09-12 HOLLYMEAD TOWN CENTER – AREA A ◘ CODE OF DEVELOPMENT
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HOLLYMEAD TOWN CENTER
AREA A2
ZMA-2007-001
REZONING APPLICATION NEIGHBORHOOD
MODEL DISTRICT
&
CODE OF DEVELOPMENT
9/12/07
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Table of Contents
Introduction …………………………………………………………………… 1
Purpose and Intent
Existing Conditio ns
Area A’s Context within Hollymead Town Center
Summary of Area A Master Development Plan
Structure of the Document
Land Uses ……………………………………………………………………. 9
Description of Land Use Designations
Land Uses Permitted / Pro hibited by Block
Block Areas and Use Density
Required Green Space, Civic and Amenity Areas by Block
Storm Water Management
Built Form Standards ………………………………………………………. 20
Lot and Building Height Regulations
Architectural Standards
Landscape Standards
Streetscape Standards ……………………………………………………….. 24
Street Design Standards
Sidewalk and Trail Standards
Parking Standards
Loading Standards
Other Design Standards ……………………………………………………. 35
Street Lighting
Signage
Buffers and Screening Areas
Fences and Walls
Sustainable Design
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List of Exhibits
1. Existing Conditions / Boundary Survey …………………………………. 2
2. General Development Plan ……………………………………………… 5
3. Block Plan ………………………………………………………………... 6
4. Town District Perspective ………………………………………………... 7
5. Green Space, Civic, and Amenity Plan with Conservation Area ………. 18
6. Meeting Street Mid-Block Street Sections ………………………………. 25
Introduction
Purpose and Intent
HM Acquisition Group LLC, (“Applicant”), owner of property located in
Albemarle County, in the Hollymead Town Center generally north of Powell
Creek, south of U.S. Route 606, Dickerson Road and west of US Ro ute 29, seeks
a rezoning of a portion of its property known as Area A of the Hollymead Town
Center. (Per §20A.3) pursuant to the Neighborhood Model District’s (NMD)
requirements under Sections 20.A.4 and 20.A.5 of the Zoning Ordinance of
Albemarle County, this document constitutes Area A’s General Development Plan
and Code of Development. All other requirements of the Section 20.A.3 are
addressed in accompanying documents.
Existing Conditions
The Area A rezoning compr ises an area of approximately 75.5 acres, which
includes all of Tax Map 32 Parcels 42A, 42C, 44, 45, 50 and Tax Map 46 Parcel
5. Area A will be divided into two separate zoning designations. The property
which is the subject of this rezoning applicat ion consists of approximately 44.5
acres, and is generally referred to as Area A-2. The property is generally to the
west of Meeting Street and south of Timberwood Boulevard. The remaining
approximate 31 acres west and fronting on US Route 29, bounded to the west by
Meeting Street and bounded to the south by Powell Creek is subject to a separate
rezoning submission requesting a zoning designation of PDMC, and is generally
referred to as Area A-1. Although the PDMC zoning (A-1) within Area A is
subject of a separate rezoning application, the Applicant believes that the
commercial area should be integrated into the surrounding area through the use of
pedestrian access, public spaces, architectural design and landscaping.
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Accordingly, the PDMC portion (A-1) of Area A has been incorporated in the
description of the Area A Master Plan.
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Area A’s context within Hollymead Town Center Master Plan
As part of a Comprehensive Plan Amendment (CPA-98-03), four separate
property owners presented a master plan for the establishment of a Town Center
in the Hollymead Development Area. The proposed Town Center , approximately
180 acres in size, was designed as a mixed use, high-intensity area containing a
mixture of offices, retail, public facilities and residential areas that attract
activities of all kinds. The Town Center concept was established in an effort to
create a more unified planning and development process utilizing the twelve
design standards of the Neighborhood Model for the separately owned parcels.
The Town Center is comprised of four parts, which are designated as Area A,
Area B, Area C, and Area D. Note that a portion of the Area A-2 rezoning
application includes approximately five (5) acres of land located south of Powell
Creek that is not part of the designated Hollymead Master Plan Develop ment -
these areas are identified as Blocks A1, B3, B4 & C6. A summary of the land
area and densit y (based on Area B, Area C and Area D rezoning approvals) are as
follows:
Area A-1 Area A-2 Area B Area C Area D
Land Area 31 acres 44.5 acres 24.7 acres 37.1 acres 24 acres
Zoning Classification PDMC NMD PDMC PDMC NMD
Retail / Office 258,000 368,000 320,000 250,000 50,000 sf
Residential n/a 1222 n/a 80 units 240 units
Table A - Hollymead Town Center Designated Areas
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Summary of Area A’s Master Development Plan
The Master Development Plan shows land use for designated areas of the Town
Center, street layout and classification, open space and parks, potential storm
detention locations, five minute walk radiuses (1,500 feet) from focal points in the
Town Center, and pedestrian and bike systems. The Town Center is organized
around the intersection of Town Center Drive and Meeting Street running
north/south. A linear park runs east/west intersecting Meeting Street at the center
of the Town Center, and connects the greenway along Powell Creek that borders
the Town Center to the center of Meeting Street.
Subject always to the requirements, terms and provisions of the Code of
Development; the Master Development Plan shows the potential development of
individual blocks, buildings and parking. Minor variations to the General
Development Plan shall be permitted under Albemarle Code Section 8-8.5.5.3,
provided the aspect of development necessitating the deviation conforms to the
regulations contained within this Code of Development.
Almost all areas of the Town Center, and some of the surrounding area, are within
a five-minute walk of the intersection of Meeting Street and Town Center Drive .
An extensive pedestrian and bike network will provide for and encourage
pedestrian and bike activity.
Approximately ten (10) acres of open space and parks are shown on the Master
Plan, including a one (1) acre “linear park” at the heart of the town center area
connecting to Meeting Street. Two regional storm detention locations are shown,
and are envisioned as an important part of the open space. The device at the
northwest corner of the Town Center is envisioned as the entry to the greenway
along Powell Creek that ultimately could connect through Forest Lakes and
Hollymead to the Rivanna greenbelt. Additionally, the Master Plan for Area A
envisions an open plaza around the Meeting Street and Town Center Drive
intersection which will further incorporate the Area A commercial center into the
overall design and fabric of the community.
A greenway along Powell Creek (approximately eight acres and 4,000 linear feet)
will bound the south side of the Town Center. A bike/walking path within this
greenway will provide connections to areas outside the Town Center as well as
provide connection between the northwestern and southeastern portions of the
Town Center. The linear park along with a bike/walking path, connects the
greenway to the Meeting Street area of the Town Center. Additionally, two
Pocket Parks are located in Block B1 along Town Center Drive and Meeting
Street.
These parks are envisioned as public spaces framed by buildings with commercial
or residential uses on the ground floor. A landscaped edge is planned along the
east side of the Town Center consistent with the design of Route 29.
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Structure of the Document
This document is comprised of both narrative and graphic information pursuant to
the information required under Section 20.A.4 and 20.A.5. The narrative
elements are divided into four major categories; Land Use (location, designations
and density), Built Form Standards (building regulations, architectural and
landscape standards), Streetscape Standards (street type and design standards,
sidewalk and parking standards) and Grading and Other Design Standards. In
support of the above narrative categories the Code of Development contains
numerous graphical exhibits outlined in the Table of Contents. Per section
20.A.4, only the following exhibits constitute Area A-2’s General Development
Plan:
1. Exhibit #2 - General Development Plan
2. Exhibit #5 - Green Space, Civic and Amenities Plan
This Code of Development package also includes a Town District Perspective
(Exhibit #4), and Mid -Block Street Sections (Exhibit #6).
LAND USE
Description of Land Use Designations:
Area A-2 of the Town Center will generally be developed based on two land
use classifications; Mixed Use Community Center and Urban Density
Residential
Mixed Use Community Center Area - Blocks A-1, B-1, 3, 4, C-1, 2,
D-1, 2
These blocks will comprise the Meeting Street Center of Hollymead Town
Center. Here shops, a hotel, restaurants, professional offices, and
residential units will provide a range of services and employment
opportunities for residents. Multi-family residential development will
intermix with non-residential uses. Minimal setbacks and attractive
streetscapes will provide an inviting atmosphere for pedestrians. The
highest intensity of uses within the Town Center will occur among these
blocks. Blocks B-1, C-1 and D-1 which are adjacent to the Town Center
Drive and Meeting Street traffic circle will provide for open, landscaped
pedestrian plazas.
These areas will be developed with approximately 368,000 square feet of
non-residential uses, including office, commercial and hotel uses. These
HOLLYMEAD TOWN CENTER – AREA A ◘ CODE OF DEVELOPMENT
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areas will also be developed with between 250 and 400 residential
multifamily including both sale and rental units.
Uses allowed include community-scale commercial, professional, and
office uses providing retail, wholesale, business, medical offices,
general offices and public service to the greater Hollymead Town
Center area.
No single commercial use will exceed a building footprint of 65,000
square feet, but no limitation on gross building square feet in total.
Urban density residential would be permitted within this land use
designation both as stand alone buildings and as a mixed use within a
single building. Multi level residential buildings, either rental
apartments or for sale condominiums, are envisioned as stand alone
buildings. Also envisioned are mixed use, mufti-level buildings with
residential units above retail service and/or office.
Live/work units would be permitted in this land use designation.
Building heights between 44 feet and 65 feet will be permitted, with
greater heights within the specified range permitted where the design
provides for the appropriate spatial enclosure. (see page 21, Table G –
Maximum Building Heights)
Urban Density Area - Blocks B-2, C-3, 4
These blocks may consist of a mix of residential and non-residential
development as businesses will be allowed to intermix with multi-family
uses throughout the Town Center, however these blocks are primarily
residential in character. These blo cks will consist primarily of multi family
residences both rental and condominium ownership with traditional
townhouses used only sparingly.
Used as an exclusive designation in areas adjacent to streams and
single-family development .
Developed as densities of 6 – 34 units per acre with a target average
density of 20 units per acre. Product types envisioned are attached
townhouses, multi-story rental apartments and multi-story for sale
condominiums.
Building heights between 36 feet and 65 feet will be permitted, with
greater heights within the specified range permitted where the design
provides for the appropriate spatial enclosure. (see page 21, Table G –
Maximum Building Heights)
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% of % of % of
Master Areas Master Area A-1 Master Area A-2 Master
Land Use Designation Plan B, C & D Plan PDMC Plan NMD Plan
Parks/Open Space 24 10 42%4 17%10 42%
Roads 28 20 71%5 18%3 11%
Urban Density Residential 16 6 38%0 0%10 63%
Mixed Use Community Service 48 27 56%0 0%21 44%
Mixed Use Regional Service 59 37 63%22 37%0 0%
TOTAL 175 100 57%31 18%44 25%
% of % of % of
Master Areas Master Area A -1 Master Area A-2 Master
Land Use Designation Plan B, C & D Plan PDMC Plan NMD Plan
Urban Density Residential 400 150 38%0 0%477 119%
Mixed Use Community Service 1280 170 13%0 0%745 58%
TOTAL 1680 320 19%0 0%1222 73%
% of % of % of
Master Areas Master Area A-1 Master Area A-2 Master
Land Use Designation Plan B, C & D Plan PDMC Plan NMD Plan
Urban Density Residential 560,000 300,000 54%0 0%391,000 70%
Mixed Use Community Service 1,792,000 255,000 14%0 0%949,000 53%
TOTAL 2,352,000 555,000 24%0 0%1,340,000 57%
% of % of % of
Master Areas Master Area A-1 Master Area A-2 Master
Land Use Designation Plan B, C & D Plan PDMC Plan NMD Plan
Mixed Use Community Service 540,000 100,000 13%0 0%368,000 49%
Mixed Use Regional Service 757,944 525,000 69%258,000 34%0 0%
TOTAL 1,297,944 625,000 48%258,000 20%368,000 28%
Table B - Area A Land Designation
Total Block Area (acres)
Total Residential Units by Area
Max. Total Non-Residential Square Footage by Area
Total Residential Unit Square Footage by Area
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Land Uses Permitted/ Prohibited by Block
Table C establishes the uses t hat are permitted or prohibited by block. If the
column under a Block has a “P” filled in, then the use in that row is permitted
(e.g., it is by-right) within that block. If the column under a Block has a “SP”
filled in, then the use in that row is permitted within that block only through a
Special Use Permit and a separate special use permit would need to be filed
and a separate legislative action would need to be taken by the Albemarle
County Board of Supervisors to permit that use. Finally, if a column is left
blank, then the use is prohibited within that block.
A1 B1 B2 B3 B4 C1 C2 C3 C4 C5 C6 D1 D2
Detached single family
Semi-detached and attached single family P P P P P P P P P P
Multi-family P P P P P P P P P P
Boarding house
Tourist lodging P
Accessory uses and buildings including storage buildings P P P P P P P P P P
Homes for develomentally disabled persons, where the P P P P P P P P P P
district includes residential uses
Rest home, nursing homes, convalescent homes, orphanage
or similar institution
Table C - Permitted / Prohibited Uses by Block
Residential Uses
Block Number
HOLLYMEAD TOWN CENTER – AREA A ◘ CODE OF DEVELOPMENT
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A1 B1 B2 B3 B4 C1 C2 C3 C4 C5 C6 D1 D2
Administration, professional offices P P P P P P P P P
Automobile laundries
Automobile, truck repair shop excluding body shop
Automobile service stations (reference 5.1.20)
Antique, gift, jewelry, notion and craft shops P P P P P P P P P
Barber, beauty shops P P P P P P P P P
Building materials sales
Churches P P P P P P
Cemeteries
Clothing, apperal and shoe shops P P P P P P P P P
Clubs, lodges, civic, fraternal, patriotic (reference 5.1.2)P P P P P P P P P
Convenience stores P P P P P P P P P
Department store P P P P P P P P P
Drive-through windows serving or associated with permitted uses SP SP SP SP SP SP SP SP SP
Drug store, pharmacy P P P P P P P P P
Eating establishment P P P P P P P P P
Educational, technical and trade schools P P P P P P P P P
Farmers market (reference 5.1.36)P P P P P P P P P P P
Factory outlet sales - clothing and fabric P P P P P P P P P
Feed and seed stores (reference 5.1.22)
Financial institutions P P P P P P P P P
Fire extinguisher and security products, sales and services P P P P P P P P P
Fire and rescue squad stations (reference 5.1.09)
Florist P P P P P P P P P
Food and grocery stores including such specialty shops as P P P P P P P P P
backery, candy, milk dispensary, wine and cheese shops
Funeral homes
Furniture and home appliances (sales and services)P P P P P P P P P
Hardware store P P P P P P P P P
Health spas P P P P P P P P P
Heating oil sales and distribution (reference 5.1.20)
Home and business services such as grounds care, cleaning,
exterminators, landscaping and other repair and maintenance svcs.
Home occupation, Class A P P P P P P P P P P
Hotels, motels, inns P P P P P P P P P
Indoor Theaters P P P P P P P P P
Light Warehousing P P P
Laundries, dry cleaners P P P P P P P P P
Laundromat (provided that an attendant shall be on duty at all P P P P P P P P P
hours of operation)
Libraries, museums P P P P P P P P P
Machinery and equipment sales, service and rental P P P
Medical center P P P P P P P P P
Mobile home and trailer sales and services
Modular building sales
Motor vehicle sales, service and rental
Musical instrument sales P P P P P P P P P
New automotive parts sales P P P P P P P P P
Newsstands, magazines, pipe and tobacco shops P P P P P P P P P
Newspaper publishing P P P P P P P P P
Nurseries, day care centers (reference 5.1.06)P P P P P P P P P
Retail nurseries and greenhouses P P P P P P P P P
Office and business machines sales and services P P P P P P P P P
Optical goods sales P P P P P P P P P
Outdoor storage, display and/or sales SP SP SP SP SP SP SP SP SP
Profesional offices, including medical, dental and optical P P P P P P P P P
Photographic goods sales P P P P P P P P P
Electric, gas and communications facilities, excluding tower P P P P P P P P P
structures and including poles, lines, transformers, pipes, meters
and related facilities for distribution of local service and owned and
operated by public utility. Water distribution and sewerage
collection lines, pumping stations appurtenances owned and
operated by 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 other applicable law.
Public uses and buildings including temporary or mobile facilities P P P P P P P P P
such as schools, offices, parks, playgrounds and roads funded,
owned or operated by local, state or federal agencies (reference
31.2.5): public water and sewer transmission, main or trunk
lines, treatment facilities, pumping statins and the like, owned
and/0r operated by the Rivanna Water and Sewer Authority
(reference 31.2.5; 5.1.12)
Sale of major recreational equipment and vehicles
School of special instruction P P P P P P P P P
Sporting goods sales P P P P P P P P P
Stand alone parking and parking structures P P P P P P P P P P
Stormwater management facilities shown on an approved final P P P P P P P P P P P P P
site plan or subdivision plat
Tailor, seamstress P P P P P P P P P
Temporary construction uses (reference 5.1.18)P P P P P P P P P P P P P
Temporary non-residential mobile homes (reference 5.8)P P P P P P P P P
Tier I and II personal wireless facilities (reference 5.1.40)P P P P P P P P P
Visual and audio appliances sales P P P P P P P P P
Wayside stands - vegetable and agricultural produce (reference 5.1.19)P P P P P P P P P
Wholesale distribution P P P
Non-Residential Uses
Block Number
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Block Areas and Density
Table D defines blocks in acres. Table D also identifies the amount of green/open space per block (in acres).
The Comprehensive Plan allows for the Hollymead Town Center Neighborhood Model District (NMD) a maximum
residential density of 34 dwelling units per acre (DUA), with a minimum DUA of 6.
Individual blocks within Area A-2 may exceed the 34 DUA max. provided that the Area A-2 NMD gross density
does not exceed 809 units
Density may increase in individual blocks by a maximum of 25% above the maximum units shown on Table D
provided that the Area A-2 gross density does not exceed 1222 units.
Block Number Block
Area
(acres)
Green /
Open
Space
(acres)
Retail Office Hotel Total Gross
Non-Residential
Floor Area to be
provided
min.max.min.max.min.max.
A-1 3.5 1.30 0 0 0 0 0 0 - 60,000 - 60,000000
B-1 6 0.50 31 62 136 272 50 100 35,000 - - 35,000
B-2 5.5 1.20 85 170 74 148 0 0 - - - 0
B-3 2 0.85 0 0 0 0 0 0 - 20,000 20,000
B-4 2 1.40 0 0 20 25 0 0 - - - 0000
C-1 4 0.20 14 28 0 0 50 100 12,000 12,000 - 24,000
C-2 3 1.00 4 8 0 0 10 20 5,000 5,000 - 10,000
C-3 1.5 0.00 15 30 0 0 0 0 - - - 0
C-4 2 0.00 38 76 0 0 10 20 - - - 0
C-5 3 1.10 0 0 17 33 0 0 - - - 0
*C-6 3 3.00 0 0 0 0 0 0 - - - 0000
D-1 4 0.00 0 0 0 0 33 65 - - 100,000 100,000
D-2 5 0.20 0 0 0 0 33 65 20,000 100,000 - 120,0000.00 0 0 0
TOTAL 44.5 10.75 187 374 247 478 185 370 369,000
Summary By Type
Urban Density 12.0 138 276 74 181 10 20 0 0 0 0
Mixed Use 32.5 49 98 156 297 175 350 72,000 197,000 100,000 369,000
Total 44.5 187 374 230 478 185 370 369,000
* Block C-6 is to be used for a stormwater management facility. It is shown in this analysis because its
acreage is part of the overall Area A-2 density calculation.
Table D - Block Areas and Use Density
Non - Residential
Single Family
Attached Units
Multi Family
Units
Mixed Use Units
Planned Residential Density and Units
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Green Space, Civic Area and Amenities
A conceptual plan for open spaces is depicted within the Master
Development Plan. These areas will include a central plaza, pock et parks,
linear park, pedestrian trails and passive and active recreational areas. An
estimated 20% of the area within the site shall be devoted to open space.
All amenities illustrated in the General Development Plan and Green
Space, Civic and Amenities Area Plan (Ex. #2 & #5), and described in this
Code of Development will be built or bonded in accordance with County
code.
Table E lists the various categories of open space provided within Area A2
of the Hollymead Town Center. No more than 7.6 acres of land, including
stream buffers, greenways and upland areas, southern and western
development area shall be dedicated to the County for the Powell Creek
Greenway as designated by the Hollymead Master Plan. The boundarie s
of the Powell Creek Greenway along with the other green space, civic and
amenities areas of Area A-2 are illustrated in Exhibit #5.
Pedestrian and bike systems will provide access from all areas within the
Town Center to Meeting Street, and public transportation stops at the
parks will be particularly convenient to Meeting Street and Lockwood
Drive.
Total
Area (sq. ft.)
Block A
Powel Creek Greenway 143,750
Block B
Powel Creek Greenway 148,100
Pocket Park 14,500
Neighborhood Center 38,000
Block C
Linear Park 41,600
Powel Creek Greenway 39,200
Block D
Linear Park 12,600
Central Plaza 30,000
Total 467,750
Table E
Minimum Green Space,
Civic and Amenity Area
Total Area = 10.7 acres = 20% Area A2
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Powell Creek Greenway
The Powell Creek Greenway is an open space corridor that stretches along
Powel Creek from Timberwood Blvd. through Blocks C5, C6, B2, B3, B4
& A1, eventually terminating at US Route 29. The boundaries extend 50
feet to 100 feet from the center line of Powell Creek. Although the
greenway is less formal and rural in nature, a groomed
walking/hiking/biking path will lead through the area, providing a
pedestrian link along the western parameter of Area A.
Pocket Parks
Pocket parks are located on both the north and south side of Block B1, and
will provide a communal gathering green space for both residents and the
Town Center workforce. The park on the south side of Block B1 will
open up to a sheltered crossing providing pedestrian access across Meeting
Street to Area A1.
Linear Park
The Linear Park connects the Powell Creek Greenway to the north with
Area B, providing a pedestrian link through Blocks C and D. In Block C2
the Linear park opens up to an approximately one acre multipurpose
“village green” walking/jogging path around its parameter. The park will
be designed as a flat open lawn allowing for active recreation. The park
will also include a children’s recreational area in accordance with the
specifications set forth in Section 4.16.2.1 of the Albemarle County Code.
Following t he Linear Park southeast through Block C2 will lead to a
sheltered crossing providing pedestrian access across Meeting Street to
Block D2.
Central Plaza
The neighborhood center for residents, employees, shoppers and other
visitors is Meeting Street and the plazas surrounding the traffic
roundabout. These areas are within a five-minute walk to all areas within
the Town Center, and are the area where the greatest mix of uses is
expected. Meeting Street will be the most important street from a design
perspective, with parking relegated, buildings pulled close to and framing
the street, wide sidewalks with street trees in planters and street furnitur e
provide an attractive and comfortable area for people to congregate.
The Central Plaza area will extend for at least 50 feet in each direction
from the intersection of Meeting Street and Town Center Drive. The plaza
will be framed by buildings on three sides and be open into the Area A1
commercial center.
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The Neighborhood Center
A Neighborhood Center featuring a pool, clubhouse, basketball court and
other amenities will be located in Block B2, and will be easily accessible
for residents throughout Area A2. The pool will be approximately 2,000
square feet with an adjoining clubhouse structure approximately 1000
square feet. The Neighborhood Center has an additional 14,000 square
foot open area that will be dedicated as a dog park. The pool facility is
located close to neighboring residential units as an integral neighborhood
feature, however it is not located within 125 ft. of any existing property
line not associated with Area A2.
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Storm Water Management
(Per § 20A.3.c) Stormwater management to include both quantity and quality
control (BMP’s) will be provided onsite in various locations throughout Area
A and the Hollymead Town Center development. Existing ponds and
drainage facilities will be utilized. Watershed areas and preliminary grading
information are provided within the Master Development Plan. Existing
storm sewers have been designed and constructed along Town Center Drive
and will be constructed along Meeting Street to collect a significant amount of
the runoff as shown in the Master Development Plan. Drainage areas
corresponding to each stormwater detention basin have been identified within
the Master Development Plan as well as potential locations for bio -filtration
facilities. Additional stormwater management facilities will be implemented
as each site is developed and shall be subject to the approval of Albemarle
County Engineering Department. Residential lots shall not be permitted within
stream buffers.
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BUILT FORM STANDARDS
Lot and Building Height Regulations
Build-to-lines, setbacks, building separation (side yards) and height
restrictions are set forth in this section. The build-to-lines, setbacks and
building separat ion standards are illustrated on Sheet A-9 of the General
Development Application Plan. Build-to-lines along Meeting Street and
Town Center Drive (modified boulevards and main street) will vary between
1-6 feet from the right -of-way. Build-to-lines for neighborhood streets such
as Lockwood Drive and Abington Drive will vary from 1-6 feet from the
right-of-way. Encroachments beyond the build-to-line will not extend beyond
1 foot from the right -of-way. Setbacks as shown on Sheet A-9 of the General
Development Application Plan vary between building types and blocks.
Building separation (side yards) will be a minimum of 10 feet for buildings
within the NMD as well as for structures outside of the NMD.
In accordance with the Neighborhood Model and the Master Plan for
Hollymead Town Center, the primary device for the regulation of building
height, stories and massing is the spatial enclosure ratio.
Spatial enclosure is defined as the ratio between the primary building face,
eave or parapet height to the distance across a thoroughfare. This ratio is also
a function of paving width, sidewalk, planting strip and front set back.
Spatial Enclosure & Building Height Regulations: The following Table F
illustrates how the ratios apply to each street type under various scenarios.
Public Street Type Street Name Location Avg. Paving Sidewalk Path,Total Width Ratio 1:1 Ratio 1:2
Width Planting and Face-to-Face (capped @
(w/ median)Setbacks max. height)
Modified Blvd.Town Center Dr.Town Ctr. Circle west 32'33'65'65'33'
to end of property
Meeting Street Town Ctr. Circle south 62'33'95'65'48'
to Abington Dr.
Meeting Street Abington Dr. south to 46'33'79'65'40'
end of property
Main Street Meeting Street Town Ctr. Circle north 62'33'95'65'48'
to Timberwood
Neighborhood St.Lockwood Drive 44"33'77'48'36'
Way Internal Roads 30'20'50'48'36'
Table F - Spatial Enclosure
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General Notes:
When using the maximum spatial enclosure ratio of 1:1, for every 1' inc rease
in either paving width, front setback or sidewalk + planting width, eave height
increases 1'.
When using the spatial enclosure ratio of 1:2, for every 1' increase in either
paving width, front setback or sidewalk + planting width, eave height
increases 6”.
Eave heights represent the average or typical allowable height per block and
between buildings across from each other. For example, a spatial enclosure
ratio of 1:2 can be achieved with a width from face to face of primary building
of 66' if either or both buildings across from each other have a 33' eave height
or if one building has a 43' eave height and the other building has a 23' eave
height. Their average is still 33'.
Building height differential shall not exceed more than 24 feet between
bu ildings that are situated next to each other along the same side of the street ,
nor shall it exceed more than 24 feet between buildings directly facing each
other on opposing sides of a street. Table G illustrates maximum building
heights per block
Block Height (feet)
A1 65
B1 65
B2 65
B3 65
B4 65
C1 65
C2 65
C3 48
C4 48
C5 65
D1 65
D2 65
Table G - Maximum Building Heights
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Architectural Standards
(Per § 20A.5.f) This section establishes a set of architectural standards that shall
be applied to all structures built in Area A.
In general, the architectural standards of Hollymead Town Center will provide a
sense of place supported and enhanced by street and architectural design that is
unified, pedestrian in scale. General design standards outlined below shall apply
throughout Area A:
1. Spatial enclosure ratios between structures typically range between 1:1
and 1:3 in t he Mixed Use / Community Service districts and between 1:2
and 1:3 in the urban density districts. Enclosures measured from the face
of primary structures. Refer to subsequent "Spatial enclosure" section and
Figure 15 for further explanation.
2. In the Entrance Corridor, building facades will be articulated building
facades with bays, projections, and recesses using building forms that
include stepped heights within individual buildings and upper story
setbacks. Building heights shall be stepped between buildings to reduce
scale and transition better to shorter buildings
3. Entrances which transition from private building to public street are
prevalent (i.e. colonnades, arcades, porches, stoops and courtyards.)
4. Exterior wall and roofing materials pre ferences at this time include
wood, masonry board such as hardiplank or panel, brick, stucco or stone
for walls, architectural asphalt-shingles or metal for pitched roofs.
5. The range of architectural styles includes: Classical (Georgian,
Jeffersonian and Greek Revival), Colonial Revival, Vernacular (Virginia
and English), Victorian (Italianate, Queen Anne and Carpenter Gothic),
Arts & Crafts (bungalow and four-square) and Modern. The ultimate goal
is to orient and scale buildings for the pedestrian at street level in order to
create an inviting, enlivened streetscape.
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Urban Density Mixed-Use
Residential Community Service
Form, Massing & Proportion Rectangular Rectangular
Architectural Styles Classical (Georgian, Jeffersonian,Classical (Georgian, Jeffersonian
and Greek Revival), Colonial Revival and Greek Revival, Colonial Revival
Vernacular (Virginia & English,Vernacular (Virginia & English), and
Victorian (Italianate, Queen Anne &Modern
Carpenter Gothic), and Arts & Craft
(bungalow and 4-square)
Materials, Color and Texture Wood, masonary board, brick, Wood, masonary board, brick,
stucco, synthetic stucco or stone stucco, synthetic stucco, glass,
for walls. Membrane roofing at flat concrete, steel or stone for walls.
roofs. Asphalt, standing seam or Asphalt shingles, standing seam or
painted tern metal at pitched roofs.painted tern metal at pitched roofs.
wood, brick or stone trim.
Roof Form and Pitch Flat roofs w/ parapet walls for mixed Flat roofs w/ parapet walls for mixed
use, office and hotel buildings.use, office and hotel buildings.
Gables from 5:12 to 12" 12 on Gables from 5:12 to 12" 12 on
multifamily residential and mixed multifamily residential and mixed
use buildings. Dormers are allowed use buildings. Dormers are allowed
Architectural Ornamentation Railings of metal or wood, columns,Railings of metal or wood, columns,
wrapped and front porches cornices, corner ornamentations
Façade Treatments & Frontages Storefronts, arcades and uphill & Storefronts, arcades, colonnades,
downhill stoops stoops and awnings
Sidewalks As per the street and pedestrian As per the street and pedestrian
circulation plan circulation plan
Trees Uniform spacing of street trees in Uniform spacing of street trees in
planting strips or in planters along planting strips or in planters along
all roads all roads
Furniture/ Lighting Street furniture and lighting Street furniture (i.e. trash bins, bike
compatible with architecture racks, benches & lighting compatible
with architecture
Historic Preservation No existing structures No existing structures
HOLLYMEAD TOWN CENTER – AREA A ◘ CODE OF DEVELOPMENT
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Landscape Standards
Landscaping is a fundamental component of overall structure of the plan and the
establishment of a sense of place. The Hollymead Town Center Area A-2 Code
of Development establishes specific landscaping standards for specific aspects of
the plan where necessary (i.e. along the modified boulevards and in formal green
spaces). This section provides various typological standards that will be
implemented depending upo n specific site conditions as opposed to specific areas
of the General Development Plan.
Screening Areas
All Service areas and objectionable features that are visible from adjacent
properties shall meet the screening standards established in the Albemarle County
Code.
STREETSCAPE STANDARDS
Purpose and Intent
Area A-2’s streetscape and transportation network will be guided by the following
Traditional Neighborhood Design (TND) principles:
The creation of a relatively dense, interconnected urban section street
network with associated sidewalks and paths that is designed to disperse
and reduce vehicular traffic and enhance the utilization of other forms of
mobility.
Street designs shall be implemented where the overall function, comfort,
and safety of a mult i-purpose or “shared” street is more important than the
streets vehicular efficiency alone. Thus, the overall design shall balance
the needs of vehicles (moving or parked), bicycles, and pedestrians.
Street designs shall be implemented where the street cross-section is only
as wide as needed to accommodate the usual vehicular mix for that street
while providing adequate access for moving vans, garbage trucks, fire
engines and school buses.
Street designs shall be implemented where reduced curb radii are
fu ndamental to the design.
With the adoption of this Code, the Developer and the County commit to work
toward the implementation of these principles.
Street Design Standards
Table F (pg. 20) establishes the maximum street widths for Area A’s streets and
alleys. These standards were crafted using the VDOT “Road Design Manual”
guidelines issued January 1, 2005 and the County’s Design Standards Manual.
Meeting Street design standards are illustrated in the Mid-Block Street Section
(Exhibit #6).
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Sidewalk and Trail Standards
General Streetscape Standards
All sidewalks shall meet the construction standards of Albemarle County Design
Manual. Pedestrian access is paramount at Hollymead Town Center. All streets
will include sidewalks. Additional pedestrian trails will connect the Powell Creek
Greenway, the central plaza and the linear park. Particular emphasis will be
placed on providing adequate pedestrian access, within the plan area, to the
central commercial and employment centers of the Town Center. Tree species
will be selected from the County’s Landscape Manual. To avoid disruption by
construction, tree planting shall be performed by the individual builders or their
assigns and at the end of the building construction process.
Streetscape Standards in Commercial, Mixed-Use, and Multifamily Areas
The Commercial, Mixed-Use, and Multifamily Area Streetscape Standards
characterizes how the modified boulevard Meeting Street shall be developed. The
entire area between buildings and the back of curb will be developed and shall be
regulated into three zones.
1. The first zone, the Landscape Zone, shall be a minimum of 6 feet wide and
shall be used for street trees, a grass planting strip or an extension of the
sidewalk to the back of the curb (i.e. tree wells). Within this zone,
minimum street tree planting requirement s shall be: 35-45 foot center and
will be a minimum of two (2) inch caliper at the time of installation, if tree
grate/ well are used they shall be in a minimum sixty (60) square foot
grate/ tree well. Street tree spacing may vary due to site distance
requirements and/or utility easements or because there is the need to
highlight a special feature, such as a plaza, important architectural feature,
or to permit an important vista. (Tree wells are permitted per a
modification to Section 14-422).
2. The second zone, the Pedestrian Zone, shall be a five (5) feet wide
(minimum) concrete sidewalk. Its purpose shall be to accommodate
pedestrian traffic.
3. The third zone, the Building and/or Outdoor Seating and Plaza Zone shall
be between three (3) and (10) feet , which will not be provided along the
entire length of the street, shall contain additional items, such as, outdoor
café space, outdoor display and sales areas, courtyards, landscape areas,
trash receptacles, and other streetscape furnishings as permitted by code.
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Streetscape Standards in Residential Areas
All streets in front of residential attached structures shall have a 6-foot landscaped
planting strip behind the curb, with a 5-foot wide concrete sidewalk to the
property line. Street trees shall be a minimum of two (2) inch caliper at the time
of installation and typically planted within the 6-foot wide continuous planting
zone between the curb and sidewalk. Trees will be installed at an average of forty
(40) foot on center subject to final utility routing, easements, buildings and sight
distance requirements. Where street trees cannot be accommodated due to
utilities, easement, or site distance requirements, the street trees will be provided
on the residential lots as close to the street as possible.
Streetscape Standards in Green Space/ Amenity Area
Streetscapes along green space/ amenity areas shall be designed by a landscape
architect in order create an appropriate sense of pla ce and may vary from the
typical curb, street tree lawn, and sidewalk arrangement and location in order to
achieve a design that is appropriate. Sidewalks shall be provided to accommodate
reasonable pedestrian access from all sidewalks leading up to the g reen space.
The minimum sidewalk standards for these areas shall be a 5-foot wide concrete
sidewalk. Stairs in the green spaces/ parks shall be a minimum of 5-foot wide and
made of concrete or other similar material.
Class B trails shall be built to the standards established and defined in the
County’s Comprehensive Plan.
Parking Standards
Required parking in Area A-2 shall be provided in accordance with all the
regulations of Section 4.12 of the Albemarle County Zoning Ordinance, except as
modified below per Waiver Request #2 & #3:
Garage parking shall count towards the minimum parking
requirements
Section 4.12.9.a is modified to permit on-street parking
spaces that are located on a public or private right of way
and are within five hundred (500) feet of a use to count
towards the parking requirements generated by that use
The shopping center parking schedule (4.5 spaces per 1000
square feet of gross leasable area) shall be the standard
schedule for all non-residential square feet in Area A2
except for hotels, theaters, churches, schools, hospitals and
similar uses.
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Parking garages and decks may be located through out Area A-2. A number of
residential and mixed–use buildings will have multi-level parking garages in the
base of their structures. Larger scale parking facilities (garage or deck) are
located in Blocks B, C & D. Page A-3 of the General Development Plan labels he
parking requirements and type per block. For the benefit of the General
Development Plan all parking contained within resident ial, non-residential or
mixed use buildings is categorized as “garage” parking, with all surface or multi-
level deck (dedicated parking structures) categorized as “open lot / deck”. These
structures will adhere to the following standards:
Block B – A two level deck with a maximum of 633 spaces. The facility will
have two entrances/exits; one from Town Center Drive and Abington Place, and
the other from Meeting Street and Abington Place. The structure will be designed
with proper screening along the top level perimeter to prevent auto headlights
from shining into upper story residential units.
Block C – A three deck with a maximum of 286 spaces with one entrance/exit off
of Lockwood Drive and a second off of an internal way that feeds into both
Lockwood Drive and Meeting Street. The structure will be designed with proper
screening measures to mitigate headlight glare into surrounding buildings.
Block D – A three level deck will be located in both Block D1 and D2. The D1
deck has a maximum of 218 spaces, and D2 deck has a maximum of 560 spaces.
The entrances/exists of both structures will be located at an internal drive off of
Meeting Street. The structures will be designed with proper screening measures
to mitigate headlight glare into surrounding buildings.
All Parking structures will provide clearly identifiable pedestrian entrances.
HOLLYMEAD TOWN CENTER – AREA A ◘ CODE OF DEVELOPMENT
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1 bdrm =1.5 parking spaces
2+ bdrm = 2.0 parking spaces
4.5 spaces per 1000 sf gla (as per Request for Waiver)
1 space per 200 sf (net 80% gfa)
1 space per room / excluded from Table H calculations
required per shared parking
Block 1 bdrm 2+ bdrm retail office hotel code reduction (30%)street open/deck garage total
A1 - - - 60,000 - 240 0 - 230 90 320
B1-2 60 692 25,000 10,000 - 1600 1120 - 1,200 400 1,600
B3 - - - 20,000 - 80 0 - 80 - 80
B4 10 15 - - - 45 0 - 50 - 50
C1-4 40 245 17,000 17,000 - 692 484 62 238 400 700
C5 10 20 - - - 55 0 - 30 25 55
D1 10 55 - - *100,000 125 88 - 125 - 125
D2 10 55 20,000 100,000 - 615 431 17 480 120 617
total 140 1,082 62,000 207,000 *80,000 3,452 2,122 79 2,433 1,035 3,547
residential non-res.available parking - maximum
* hotel
residential
mixed use non-res.
Table H - Parking Analysis
office
Loading Standards
Required loading in Area A-2 shall be provided in accordance with all the
regulations of Section 4.12 of the Albemarle County Zoning Ordinance, exc ept as
modified below as per Waiver Request #3:
Section 4.12.13.a is modified so that the determination of
the required number of loading spaces shall be based on the
total non-residential gross leasable square footage within
Blocks A, B, C & D and not on gross leasable square
footage per lot basis. Loading spaces shall be located
within the same block rather than the same lot based on a
maximum of 20,000 square feet of gross leasable area plus
one (1) space for each additional 20,000 square feet of non-
residential gross leasable area addition to and exclusive of
any parking requirement . No loading space shall be
required for the Community Center in Block B. The
location of Area A’s loading spaces shall be dispersed
throughout Blocks A, B, C & D in logical fashion.
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Section 4.12.13.a is modified as per Waiver Request #3 so
that the determination of the required number of dumpsters
shall be based on the total non-residential gross leasable
square footage within Blocks A, B, C & D and not on a per
lot basis. Dumpsters shall be provided on the basis of one
(1) dumpster pad, which does not impede any required
parking or loading spaces, nor any pedestrian or vehicular
circulation aisles, for every 4,000 gross square feet of non-
residential building within Blocks A, B, C & D. Buildings
shall be allowed to share dumpster pads with actual
location determined at the site development stage.
Other Design Standards
Street Lighting:
Street lights are permitted in along Area A-2’s public and private streets. The
VDOT regulations and standards for street lights shall regulate the usage impacts
for all street lights in Area A-2.
A request for waiver is submitted to modify t he spillover requirements for Section
4.17.b.1 (see Waiver Request #9) of the Albemarle County Code to allow
spillover from non-residential and mixed-use buildings throughout Area A-2. The
spillover in these areas shall not exceed a ½ foot -candle at the edge of the vehicle
travelway (i.e. the area between the parked cars and travelway).
Signage:
For signs in Area A, the signage regulations established in section 4.15 of the
Albemarle County Zoning Ordinance shall govern all signage within the Area A
NMD except for the location of signs relative to setbacks, property lines, right-of-
ways as requested for modification or waiver below: (note: Nothing in this
modification shall be deemed to affect the Architectural Review Board’s ability to
issue a Certificated of Appropriateness for signs visible from the Entrance
Corridor)
A request for waiver is submit ted for Section 4.15.A.1 (Waiver Request #5) to
allow for off-site signs to be authorized without a special use permit as long as the
signage permitted under this modification shall be located within Area A2 NMD
and used for the sole purpose of advertising or providing direction to uses wholly
contained within Area A2 NMD. The maximum size of such off-site signs shall
not exceed 24 square feet, and such free-standing signage shall not exceed 12 feet
HOLLYMEAD TOWN CENTER – AREA A ◘ CODE OF DEVELOPMENT
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in height without a special use permit. All other regulations for off-site signs
shall apply to the district. This provisio n shall have no effect on the parcels
allotment of off site signs.
A request for waiver is submitted for Section 4.15.5.A.3 (Waiver Request #6) to
allow freestanding, portable, canopy, awning and projecting signs to extend into
the right of way of Town Center Road and Meeting Street (i.e., the Pedestrian and
Landscape zones depicted on Exhibit 6) without a special use permit so long as:
(1) All VDOT standards and regulations are met; (2) T he County Engineer has
determined that an adequate clear zone for pedestrian traffic can be maintained on
the sidewalks. (an adequate pedestrian clear zone shall be defined as a reasonably
straight path paralleling the road way that is a minimum of five (5) feet wide and
seven (7) feet high); and, (3) For the purpose of regulating the size and number of
signs, all other applicable regulations of Section 4.15 shall apply to signs located
in the Pedestrian and Landscape Zones as if these signs were on the pa rcel or
parcels to which they are immediately adjacent to.
A request for waiver is submitted for the minimum sign setbacks established in
Section 4.15.11 (Waiver Request #7) providing that sign locations are approved
by VDOT and the County Engineer determines that the sign location would not
compromise public health, safety or welfare.
Buffers & Screening Areas:
Area A’s service areas and objectionable features shall meet the standards
established below in lieu of the standards set forth in Section 32.7.9.8 of the
Albemarle County Code as per Waiver Request #14:
1. Non-residential uses are not required to be screened from adjacent residential
and rural areas districts.
2. If the Developer provides surface parking areas with 4 or more spaces, the
surface parking lot shall be relegated to the side or rear of buildings. Parking lots
consisting of four (4) spaces or more shall provide a three (3) foot hedge, an
opaque wall/fence a minimum of three (3) feet tall, and/or other features which
shall be designed to reduce visibility (not necessarily “screen”) the parking from
the street, an adjacent residential use, or rural areas districts. Vegetation provided
to meet this requirement shall not be counted toward the interior landscaping
requirement of the County Ordinance. When screening is required along the
frontage of public streets, the agent shall determine if the street tree requirement
has been met.
3. Objectionable features including, but not limited to, the following uses shall be
screened from adjacent residential uses with a opaque wall or fence at least one
(1) foot taller than the highest part of the objectionable feature, but no taller than
(6) feet: loading areas, refuse areas, storage yards, detention ponds, and
recreational facilities determined to be of objectionable character by the agent
other than children’s play areas where visibility is necessary or passive recreation
areas where visibility is desirable..
HOLLYMEAD TOWN CENTER – AREA A ◘ CODE OF DEVELOPMENT
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4. Double frontage residential lots shall be screened between the rear of the
residence and the public right -of-way when deemed appropriate by the agent.
Fences and Walls:
The Master Plan for Area A works to develop a strong sense of community.
Accordingly fencing must be planned and constructed in a manner that enhances
this sense of community.
General Regulations:
The finished side of fences must always face out from the lot
Both sides of all fences must be painted or stained
Chain link fencing is not allowed
The preferred material for free-standing walls is brick or stone with a
minimum width of 8-inches and capped with a minimum overhang of 1-
inch. For brick walls the brick used in freestanding walls shall match any
brick used in the primary building.
Sustainable Design:
Areas for tree planting will be accommodated along the southern edge of
buildings and pedestrian networks where possible
Areas of parking shall be planted to reduce the amount of energy retained in
surface parking lots
Areas in the greenway with significant slope shall be reforested at the rate of
one (1) tree per 4,000 square feet of slope
To the extent feasible, the commercial and residential structures shall be
constructed to an efficient standard
Stormwater management design shall work to provide smaller dispersed
biofilters and rain gardens in order to increase the functionality of the larger
detention ponds
Areas along the greenway and in the development that are level may be
made available as gardening areas for residents of the Hollymead Town
Center.