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HomeMy WebLinkAboutLZC201700029 Approval - County 2017-11-02COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Fax (434) 972-4126 November 2, 2017 Williams Mullen 321 East Main Street Suite 400 Charlottesville VA 22902 Attn. Ashley Davies RE: LZC-201700029 - Parcel IDs 04600-00-00-001800, 04600-00-00-0018A0, and 04600- 0E-00-001900, and as described in ZMA 2015-00007 (the "Property") Dear Ladies and Gentlemen: In response to the request for a Letter of Zoning Compliance for certain land use information for the above -referenced Property, please be advised of the following: The Property is zoned Neighborhood Model District ("NMD") and is subject to the use restrictions outlined in the Brookhill Neighborhood Model Code of Development, dated October 13, 2016 (the "Code of Development"), copies of which are attached or may be obtained via the link below. Other than as set forth in the proffers approved as part of ZM 2015-00007, the Property is not subject to any proffered conditions imposed by the County in connection with the zoning or rezoning of the Property. The Property is subject to the Entrance Corridor ("EC") Overlay District, and the Steep Slopes Overlay as described in Section 30 of Chapter 18 of the Albemarle County Code ("Zoning Ordinance"). Within Block 4 of the Property, as shown in Figure 1 of the Code of Development and categorized Urban Density Residential, the use of the Property for Multiple - family Dwellings ("MFD") is characterized as a permitted use. As such, pursuant to Table 3 of the Code of Development, MFD is a by -right use within Blocks 1-4, without the necessity of any rezoning, special use permit, or variance. As described in Table 5, Density Regulations, of the Code of Development, Block 4 is approved for a density range of 6-34 units. The total maximum density allowance for all of Block 4 is 816 dwelling units. Block 4A, as shown on sheet C- 106, Phasing Plan, of the Initial Site Plan for Brookhill prepared by Bohler Engineering and dated 7/31/17 (the "Phasing Plan"), copies of which are attached or may be obtained via the link below, contains approximately 10.8 acres. As such, the maximum density allowance for Block 4A would be 367 dwelling units. • This office has no record of an open violation on the Property. • Copies of any applicable records may also be obtained from this office with a request through the department's Records Manager, Paul Bjornsen, at pbjornsengalbemarle.org once they have been approved or issued. November 2, 2017 LZC-201700029 Page 2 Please contact me if you have questions or require additional information. Since Francis H. MacCall Principal Planner Designee to the Zoning Administrator Attachments: Zoning Map County Code website: http://www.albemarle.org/countycode Link to documents http://www.aIbemarle.org/webiink/search.aspx?dbid=3&searchcommand=%7b%SbCDD- Planning%5d:%05bApplicationNumber%5d=%22LOD201700025%22%7d LZC2017-029 Brookhill Mulffamily 109 I. mot.� /r'�/AI �r665 01`OF-146B5 OJ-2�iB5���: 46BP4665-OH-,13 Legend 6501OB16O/ TQ�4 � 4665 _01 16 4665--01-6; 46 B5--0 H-1 (Note: Some items on map may not appear in legend) t 468�\\46B5�-O�T�4A a IBM-01-17W`' f \ / \ 1 4665-01--A146B5-J� _t'� t 1� ZMA-1996 00012\4665 OT 5B4665=-OT=1A ► j ! 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Revision #5: September 16, 2016 j Revision #6, October 13, 2016 i - — - — ......... ......... .... .................. _.._._...._ TABLE OF CONTENTS I Introduction 1 I Purpose and Intent 12 Existing Conditions 2 Cafe of Development 2 1 General Development Application Plan 2 2 Land Use By Block 2 2 1 Neighborhood Service Center 2 2 2 Urban Density Residential. 2 2 3 Neighborhood Density Residential 23 Building Form Standards 2 3 1 Density 23 2 Lot Regulations 24 GreenSpace and Amenities 24 1 Greenway 24 2 Buffers 243 Parks 244 Open Space 2 5 Phasing 2 6 Stormwater Management 2 7 Grading 2.8 Transportation 2.8.1 Street Network 2 8 2 Pedestrian Network 2 8 3 Transit 2 8 4 Tra lie Improvements 2.9 Parking 2 10 Floodplain 2 11 Trailways 2 12 Utilities 2 13 Historic Resources 2 14 Definitions 3 Architectural and Landscape Standards 3 1 Architectural Standards 3.2 Landscaping Standards 32 1 Street Trees 3 2 2 Buffers 3 2 3 Tree Preservation Guidelines 3.3 Strcetscape Treatments Appendices Exhibit t Regional Context Map Exhibit 2- Property Survey Exhibit 3. Zoning Parcel Map Exhibit 4: Brookhdl By -right Development Plan Exhibit 5 Brookhtll Property Environmental Features 7MA — Code of Development Brookhdl 3 3 3 5 5 5 9 9 1l 14 14 16 18 18 19 21 ,3 23 23 24 24 24 26 26 26 26 27 2, 28 28 31 32 32 33 33 33 33 33 2 i Pa 6:. l273,`16 i' i 1, INTRO.DUCTION 1.1 Purpose and Intent i In accordance with the requiremcnts of the Neighborhood Model Distnet ("NMD") and the regulations contained in 18--20.AA and 20.A.5 of the Albemarle County Zoning Ordinance (the "Zoning Ordinance"), this "Code of Development", together with the General Development Application Plan, entitled "Brookhill Rezoning Map Amendment Plan" ("Application Plan"). shall serve as the guidelines and regulations for the development of'Brook'hill t � �t The intent of the Code of Development and Application Plan is to provide a framework for the t development of Brookhill that is in accordance with the principles of the Neighborhood. Model, >a Albemarle County Comprehensive Plan, and Albemarle County Zoning regulations, while allowing for ritaximum flexibility and creativity in the establishment of the Application Plan, mixture of uses, building locations, street networks, densities within the property, and overall design of the project 1.2 Existing Conditions V,' The Brookhill property, as shown on the Regional Context Map in Exhibit 1 of the Code of Development (COD) Appendix is located within the Northern Growth Area of Albemarle County The property, totaling 277.5--i- acres and consisting of (3) parcck, was surveyed by Lincoln Surveying in October, 2008. The survey is shown in Exhibit 2 in the COD Appendix � and the pertinent survey information has also been included on the Application Plan Table I on � page 5 of the COD includes the existing property information on the Brookhill, parcels The property is bordered to the north by the Forest Lakes neighborhood and to the cast by the � Montgomery Ridge neighborhood. Polo Grounds Road and Route 29 (Serninole Trail) are V, located along the south and west property lines, respectively The surrounding neighborhoods and adjacent property owners are shown on Exhibit 3 in the COD Appendix The current zomng of the (3) parcels within the Brookhill property is R-1 Residential zoning Under this zoning, 269 residential dwelling units can be developed by -right on the property. Exhibit 4 in the COD Appendix illustrates the by -right development of Brookhill under the current. R-1 zoning ( The topography of the Brookhill property is primarily rolling terrain, with a number of stream corridors throughout the property Two dwellings exist on the property, together with a number of other sheds and dependent structures These dwellings maintain access via an existing driveway off Route 29 Some of the upland areas have also been recently timbered 31Pap;c Z.,MA — Code of Development Brookhill `rat t� Within the strearn corridors, there are over 18,000 linear feet of streams, consisting primarily of perennial streams and intermittent streams The community's design will minimize impacts to these streams by preserving buffers in accordance with the Albemarle County Water Protection Ordinance Exhibit 5 in the COD Appendix provides a map of the location of the strearn, wetlands, and proposed stream buffers on the Brookhill property. All of the perennial streams will have a 100 foot buffer preserved around the stream corridor, and this protective corridor. known as the Greenway, is shown on the Application Plan and in Exhibit 5 of the COD Appendix, Exhibit 5 also includes the environmentally sensitive steep slopes on the property, both managed and preserved, as identified by Albemarle County Table 1: Existing oareel information Tax: Parcel I D Owner AcresZoning Current Comprehensive. Plan j Number Designation - NeighN r}food i 04600-00-00-00180 Crockett Corporation 207 62 R-1 Density & Urban Densitv ( i 04600-00-00-0018A Charles R & Elizabeth Ann 32 R-1 Nei htxrchood Density & Urban Oglesby Haugh27 ..... ........ ........... ----Density Neighborhood I 04600-00-00.00190 Charles R Baugh (Trustee) s 42 _6 € R-1 Density, Urban & E J Oglesby Jr ('Trustee) D nnt_y, and ! Nei fibc h000f Center ............... TOTAL ____ 27T5 +/. --i ZMA - Code of Development Brookhill 4 1 i' -. f� 2. CODE OF DEVELOPMENT 2.1 Application Plan The Application Plan lays out the framework for the development of Brookhitl, while incorporating the flexibility necessary to adapt to changing needs in the future The Application Plan Illustrates the Development areas, Open Space, Greenway, and Buffer areas all within the property. along with the environmentally sensitive areas that will remain undisturbed The Application Plan also shows the proposed alignment ofthe connector roads through the property, and the connections to the adjacent properties and existing roads Other key features of the development are shown it, the Application Plan, including proposed civic spaces, historic resources, transit stops, and other elements of the rezoning. 2.2 Land Use by Block The Application Plan has been segmented into 19 land bays or block~ based on existing site conditions of the property. I he blocks are clay of ied into three different land use districts, which derive from the Comprehensive Plan reconimendations for the property. The three land use districts are. Urban Mixed -use (Neighbc)rhood Service Center), Urban Density Residential, and 'xem ghborhood Density Residential 'Much like the Places29 Masser Plan recommendation, Braakhiil contemplates Urban Densit+, Residential, surrounding the Neighborhood Service Center uses. and the remaining portion of the property being principally Neighborhood Density. The Neichborh(w.d Service Center will be the heart of the development with a combination of retailcommercial, residential, and community ,pace,. The Iirban Density Residential area Provides a transition from the Neighborhood Service Center to the Residential areas, and provides a mix of residential t)ipcs of housing, hveiwork opportunities, and other uses and amenities the Neighborhood Density Residential area will be primarily single-family dwellings, A summary of the Land Use Areas can be found on Table 2 The Land Use Table lists the total acreage of each black along with the acreage in each block that is included as development area and Grecnspace!Anienitics. The Greenspace areas include the Greenway, Open Space, Butner, and Park areas Over 100 acres within Brookhdl will be included within the Greenspace areas Block sues are flexible in sire, and may adpnst as the site plans and subdivision plats are developed and finahzed, however, all the requirements of this Code of Development and County Ordinances must be met for each block The proposed density of each block will be determined by both the acreage and land use of the block No block size shall be modified more than fifteen percent (15%) of the gross land area listed in Table 2 on page 6 of the code or Development Figure I on page 8 it, the Cade of Development provides the location of the development blocks within Brookhill and identifies the land uses for each block Figure 2 depicts an illustrative plan showing a potential road configuration This plan is conceptual and is intended only to show potentially how (tie property can be developed under the guidelines set forth within the Code of Development Table 2: Land Use Areas Development Greenspace/ Amenities (ac) Land Use District Block Area (ac) Area (Roads, hots, Buildings, Civic / Open ___...._.._.......... ... . .................... Total Parking lots) Parks` Greenway Space Buffers ; Green space.... 120 120 00 00 _--- 00 . ......... 00 00 6.3 51 1.2 00 0.0 0,(1 1.2 W37 ...._5_.........5800 0U 00 0000 27.4 19.0 0.2 ................._..... 3.4 1.9 2.9 8.4 12 3 5 1 0 0 5 7 l 5 00 7,2 Neighborhood Deni 6 ueigilxrhwia Density 7 72 206 00 11 70, -- 0 0 0- 29 0 0 ---...... 47 0 2 1 1 7 2 8 7 NcighMrhmid Density -- 8 25.8 12 7 00 j 5 1 40 40 13 1 Neighborhood Density 9 11.4 6.8 00 1 8 00 --- ! 28 46 Ncrgjtbnilteurd Density 10 $.1 3.4 0 0 fi 3. 1.0 - -1 - 1 0. I -....._. 4.7 Neighborhood Density 11 13 9 32 1 2 82 1 3 � 0J) .....) 10.7� Netghbarbood Density 12 Neighbonc;il Density 13 Neighborhood Density r 14 9 9 13.1 10 ! 5 7 9.7 4 1 0 0 0,0 i 2 4.7 - -- 1 0 00 09 1 42 34 1 1.3 U.0 6.0 Neighborhood Density I S Nusghixniibod Density 16 21 0 I i 5 13 6 8 4 00 1 0 0 4.1 1 8 21 .._._......_..... 1 3 .. 1.2 QO 7.4 r ._.__... 3.1 Neigborhood Density 17 19 I ........_........-..........._ 1 1 8 .....................-.... 0 0 3 '3 3 8 0 2 1 7.3 Ndightwrhoad Ddnsrty 18 38.8 27.3 O.7 4 4 3 8 2 6 -- 11 5 Bcookfull douse Parcel 19 32 32 00 U.0 00 0.0 OU TOTAL 277.5 168.8r4oa%i 10,3rr %) 53.6rrv.rvi 28.8r0.4%,, 16,0r5.s%, 108.7 Note i The development areas and greenspace areas m v change within each block however, the total minimum Greenspace/Amenities area wilt be met throughout the development 2 Additional Greenspace may be added or expanded during the design phases to allow for additional area to accommodate utilities, stormwater management, recreational areas, and emsiem metro; measures as necessary for the development Also, see section 2.4 of the Code for additional specific requirements for the proposed Greenspace/Amenities within the development 3 The 7 0 acres of civic area shown in Block 6 shall be the location of the Elementary School within. Brookhdl 4 No block size shall be modified more than 15% of the ,gross land area as listed in this Table 2 - The location of the proposed Parks may vary between the blocks, per section 2 4 3 of the Code of Development 5�fac;;i' BMA - Code of 61Pa,eQ Development Y Brookhdl ZMA -- Code of Development yt4 Brookfull Brookhill Development Land Use Map Pan GROMMS Ej URBANMIXEDUSE URBAN DENSITY NEIGHBORHOOD DENSITY GREEN SPACE Figure I — Brookhill Block Development Plan Brookhill Development Illustrative Conceptual Plan Figure 2 — Brookhill Conceptual Plan for a Potential Roadway Configuration ZMA — Code of Development ZMA —Code d Development Brookhill Brookhill 2 2 1 Neighborhood Service Center The higher density area of Brookhdl will he located within and around the neighborhood center, in the Neighborhood Service Center district, or Block 1, an shown on the Application Plan The main street into the community. perpendicular to Route 29, will reveal it stately, yet inviting entrance corridor This block will Mont on hoth sides of the main street, creating a vibrant neighborhood center where residents, visitors, and shoppers may Interact within civic spaces and community areas to create the center of the commmunny. The configuration of the block will create a pedestrian -sensitive streetscape, with building orientation toward the sheet and civic spaces, relegation of off-street parking within the blocks, and prodigious use of community spaces. All this will create a place that encourages casual social interaction among residents and visitors. Characteristics of the Neighborhood Service Center Centel- -...._..._ _......................... - -.._._._�� ZMA - Code of Development Brookhll 91Page 2 2 2 Urban Density Residential Surrounding the commercial and community spaces shall be an Urban Density residential core, providing vaned residential and non-residential options adjacent to the neighborhood center. The Urban Density land use districts within Brooklull are designed to align with the community's main street, creating an attractive streel,seape while also providing It separation from Route 29 and the neighborhood center '['his Urban Density area shall also serve as a transition from the neighborhood center to the Neighborhood Densitv Residential areas within the community Although some non-residential uses shall be allowed within these blocks, the primary land use will be residential The Urban Density Residential uses will be limited to Block 2, Block 3, and Block 4, as shown on the Apphcation Plan and within Figure I Limited commercial uses shall be allowed within Block 4, as outlined in Table 4. Characteristics of the Urban Densltv Residential Characteristic I bescri tion Notes Block Size 300 feet to 650 feet in length _ Block lengths based on site design and develo merit area Civic Space Minimum of 50,000 sf (portion _ Outdoor public plaza.-mccfmb arms of the total area may be located clubhouse, and Recreational Amenities - adjacent or within the See Section 2 4 3 of the Codc for details Neighborhood Center Center) Bicycle Racks n (l) bike rackspace per A clubhouse and pool shall count for a 00O, 5000 sf of retail space and total of (5) bicycle spaces required minimum of(I) bike space per A tot lot recreational area shall count tar — ---._. 5,000 sfof non-residential space .....-. .... -. a total of 3 spaces required. Uses Mixture of Residential and 'Non- _ See Table 5 for muunmm and maximum Budding residential uses ..... .................. Primary entrance located oil tile uses within the blocks Buildings inay have a secondary Entrances i front or side of the building entrance on the side or rear of the Roadway Traditional Grid system Interconnected street grid Network Relegated Parking ; Parking shall be relegated rrorn See Section 2 9 of the Code ii>r details the ublic streets on the Rele gated Parkin g Litt Re ulahans See seeuon 2.3.1 of the Code Building see Section 2 3 t of the Code Regulations Ancillary Uses j rest homes, assisted living .ientW.__s--e............................................................._1 Nun-restdenhal uses that will facilities, nursing homes, complement the residential, mixed use, convalescent homes, recreational retail, and office uses within the Urban j areas, health clubs, and Density Residential blocks community space ZMA - Code of Development Brookl ill 10111ag.c HMM 2 2 3 Neighborhood Density Residential The predominant land use characteristic of Brookhill shall be Neighborhood Density Residential, consisting primarily of single family, detached dwellings. The Neighborhood Density Residential blocks consist of Block 5 through Block 19 as shown on the Application Plan These blocks shall provide a mixture of housing types throughout this district. Mile many of the blocks may only contain one type of housing, the combination of the blocks will provide an overall variety of residential housing throughout Brookhill. All proposed uses within these blocks will be consistent with Table 3 below Characteristics of the Nelehborhood Densitv Residential Characteristic llescription Notes Block Size _.. __. ... ... ... Between 400 feet and 700 feet in - _ .---- Block lengths based on site design and length development area Civic Space Minimum of 90,000 sf + 7 acre Recreational Amenities, tot lots, and/or Elementary School site Public plaza/meeting areas - See Section 2 4 3 of the Code for details_ Bicycle Racks Optional Bike rack spaces may be provided at the location of the public plaza/meeting areas, open spaces, and/or recreational amenities Primarily Residential uses only See Table 5 for minimum and maximum uses within the blocks Building Entrances ' Primary Entrance located on the Houses shall primarily face the public helot or side otf the_buildin streets or public amenity areas Roadway Network „ Irregular Grid pattern Interconnected streets within an Irregular I gTid pattern. Cul-de-sacs shall not be utilized in Residential areas unless it Is i� not feasible to connect streets due to existing environmentally sensitive areas, stormwater management facilities, steep j terrain, grade separations, and/or street design requirement, that prohibit a grid form or connections as determined by the Director of Planning in consultation with VDOT, Fire/Rescue, and County Engineer when appropriate Relegated Parking ___ j Parking shall be relegated from See Section 2 9 of the Code for details on the public streets the Relegated Parking ........................ ......................... LotRegulations_,.._._..._i See Section 2 3 I of the Cade Building See Section 2 3 1 of the Code Regulations Ancillary Uses _ rest homes, assisted living Non-residential uses that will complement facilities, nursing homes, the residential rises within the convalescent homes, r;x.tional Neighborhood Density Residential blocks areas, health clubs, and comtnunu s ace 1111, a ,re ZMA — Code of Development Brook.hill Table 3: Permitted/Prohibited Residential Uses by Block DISTRICT/BLOCKS NEIGHBOR- i URBAN RESIDENTIAL HOOD DENSITY NEIGHBORHOOD DENSITY RESIDENTIAL USES SERVICE RESIDENTIAL �' CENTER '� •,S A.� _ 6 6 7 8 9 j 10 11 112 19 7A 79 Detached el gle s.._.. �.X......._X 1 X X......—.`._. X ; %.. x.._ X h X — Att3<h d s'ngle- Fa Iv D. 1W,g ................................ x ' x X x ._........ X X X ...x_ X .K..; X X X X X .x.�_�._.%�_ x j X X X — X i L tz I -- ! Multiple-tam;iy X X X X X X X X x X X_—�--_ 1 A s ,y usas and bit !dings: i Including storage % % X X% x X x x X X X < % x X XX X i buiidin s A, es y t i Apartments pn sngle lamrly X X X x X X X X X X.,, X X X X X X X j d—A I s om d came a tin i x x X x x x x x x) x >; x x x x x x Ho — I Occupai;ar, Cass Y. J x X X X X X % x X X X X X X x x X= X A HCmf 0—pat—, class x x x x x x x x x x x x x x x x x x x a l AccessoryTounst ! lad ui x X % X X % X X X X % x X X X X% x % G—P Homes X ! X X X X % % X X X x x x X —* X —.........._..........__.._ X I x % X X X X X % X'', X % % %% % % Hamies�Y Footnote I Carriage unit will count against the density within Brookhill, and each carnage unit will. count as 1 residential development unit. See page 31 of the Code of Development for additional information and the definition ofa carriage unit 2. See page 31 of the Code of Development for additional information and the definition of an accessary apartment ZMA Code of Development Brookhill. 121P ;;o 11W3116 W !iaan Table 4: Permitted/.Prohibited Non -Residential Uses by Block eau;. aw 4aS' IV nyw atat uv DISTRICTS/BLOCKS __..._.__..�._ ! NEIGHBOR- URBAN j NON-RESIDENTIAL USES HOOD DENSITY NEIGHBORHOOD DENSITY SERVICE RESIDENTIAL RESIDENTIAL CENTER X, Ettotk S thru §Intk 18 19 Ass,sted l q es,dennal Wd,t eS x X i X l SW Ad..... e prUress,ona! affees — X —_— X x Xs SO An;,que qft eweiry, nation, and craft shops X _ _...t.._ ..... .__ ..... „ ................ s h r, n noel X _ .. .—...-____........ ......... X .... ..... _ ........ ...._.-- ....... _._.._.._— I C Ubs, iV ig E V e. f as sal, pal wile EfE once .r I C ....... ___. ...... _........ ....................... X ..._......_. X ...__-•_.._. X X X I Camm.omty center x _._ I x CUmmercal recreation astabitshmeno X X X X X' Conc¢ss nz for the sery ng of tani refreshments Ur —'�—'-----_. entena, Went of club members and quests to X X x X ruriunri n gym, golf r. nls t o n sues X D (cue ch d e r nursery faulity reYeretxe 5 1 Ofi; 1 Y, X X score pharmacy X _ Rasta.:ranis (not ndud,ng fast fond recta anq --}—_ X X X X' Water se a e ergv �X X } X _ X F rs Mak.t (ee eS11b) _ _ X X _X X X ood X Fna call tt X X oetl and ,rocery ztor�* "'I"d nq such sPe city shops �— 1 =-stkery ar uy, rru'kdF ,andwne xnd chev.re . a i X , F,m tur¢ard home Appi cn ;vies and ServltP.Sj X . H,rdware stern X Heahh cl h. spy X X ............ x ............ x -i teis coo d n< X dcor WhiU,i x X 1 X X d t _ x I n.,r I Y 1 nr.rs .,., ... ............ .__—___.. K _...... .... _...... i .......... nra et X _......... ............. ...... ..._— Mnd,cal center X __........................................... x — Musical In.stnlment soles X Ne wasta ids, nn:7a:.;nrs p a 1 t>h E ash --........ . _C_.......... X __. L. Office alld s a t le — le, and w u _ .. X _....... _._................ — __.._..—.._... X _........ ...... - - 0L I td 11 Anlphithl.aft,i -- X X X X x O Idoo l 1 SWbf,,l It V„(„.. --_- K X X X^ Outd-i b ag pd lay and/w sates serving a 155hclated with a by right permtted use 'f any ponlon Sp al the use U Id be s ble w n an entrance corndor 1 IW 131Pa k,.. ZMA-Code of Development dew Brookhlll 4 MNM _... ... .. ..... ... ... ... _,_._.._...... _... _..— DISTRICTS/_BLOCKS ..... ........ NEIGHBOR• NON-RESIDENTIAL USES URBAN HOOD DENSITY I NEIGHBORHOOD DENSITY SERVICE RESIDENTIAL RESIDENTIAL CENTER X thru Block 1 a .. 19 Photographic goods sales Professional ufGces. atdudul2medtcal, dental and o local X X I X I X6'I $ps Public and dvate utilities and inftntructure . — X X X X X Public uses and buiidmgs, including temporary or mobAe __._ ...._._.., __.......__. facilities including schools, offices, parks, playgrounds X X X X X and roads --' — t Rest horse, numing home. and convaiescent home X x X X ._......... Retail sales and service es'ab!ishmenrs x x X Xa __ _ 5 rttn goods sales ....._ ......... .-_X _ Stand-alone park. and parking structures(reference ....... 412 S 1 18`z X X X X Xt 1 Smrmwater management fauhuave es on an apprd foal „_.......... _snit lan or subd,n, n Plat I X X X X X Svnm gaff, tennis or attt facility X X X X Xt ' Trul." seemstrass X t Temporary <ansirucGan uses (reference S i 18j I X X X X X Temporary nonrestdenhal mobde tames (reference 5140) X X X X X Tier I& Tier 0 perzo al wireless sarvtEc facilities ( efe o-n e 51 t4C)— X X X X X V .ary ff cesa dhaspna> .._ X V su lad d o appl'an<es z41¢s X .' . " ". R t4an fait nglPocessng;Assemby/FaW;canon/RKycl, . 1 4,000Sr cif X l .. .. I (SRl des,gnates the usa es peon <tM et gh Spen Itl C .m;tpm h. gh h ;nrs.y lse}tleSQ t he vse a, perm Wed ihmuQha Spenal EvicePt un rega 41i, whthe County dui ng the 11 Fo tnotea 1' S m. gotf, tennis o• athiet a Iad11tV it endudad Iru * Blocks 13 1 , el 16 11on9.1h amj <„m unry ,corer or to'nmamal enters 2) el ckti 1 tsthe only Ne,Qfaamm�aA Denary Resldrntlal bWck to a trrv,• SldrW a:o�te park ng +rand :one pa: k ry s protdbaen m the olner Netghoadhnnd density rest,fe,rt el iNncis 3! 5ic<k 19 ¢ the -ty Neighborhood Dxt, i,Y R "ant ai ,,"n-k to alma a Nntel mctel or nit by spe.ral ek pet n 1 only Tt - :.ing a kh l) N— nay 4, nitwit lo t -ty 1 gf p -' I p p 4j R tamez ­11M hnmec ­d - g i de, tul 1 h II tx al f N 9 rho�A L­IitY kstl .iw160cks by Sp F,m . fy p' B' k'1 ,14 h hil h.A. 4 >aby 'g S, Rotess+nna ( C i 1f < s shall be aiox s ' i clock 9 —h a sp­ ai ,.se perm t rrnurK. d, r g lh . to ytan p ii,r maxrmurn Footpr nt In each buad,nq shall be 20.enp Sr 6) Non rrsidmtial ices shall -1y -ce aan­i at hie comets of it, Nanh(Snuth Crmnector Road at Main $.tact within etoek 4 2.3 Buildine Form Standards The Brookhill community is designed in accordance with the principles of the Neighborhood Model, while maintaining a level of flexibility in the product type and denslty of the community to adapt to current and luture market conditions 2.3.1 Density Allowable densities within Brookhtll have been arranged in accordance with the Albemarle County Comprehensive Plan to establish a compact form of development within the Comity's ZMA - Code of Development Brookhlll 14!Po designated Growth Area, thus protecting the rural surroundings. Table 5 lists the allowable density range for each block (not including the acreage of the Greenway) based on unit type and mixture of uses. Table 5: Density Regulations ...........,... ...... ..... ..... .............. ...... .._........_.._ Maximum/Maximum Use Regulations Residential Uses 1.._._ _.................................. per Rezoning Plan • a es l Us block Areal _.__. _ .Non-Residentia ..... .. _._. Z y� (acres) ( Density Range Dwelling Unlli g Dwelling Unit Minimum Non- Maximum Non - m (units) Miit nimum Maximum Residential (SF) Residential (SF) 12.0 3 - 34 units 36 408 _.._.......... 50,000 130,0002 b ......... --- 6.3 6- 34 units 37 214 - -._.. ........... 0 _ 30;0002 _...._....._5.8_._.._._. 6- 34 units 34 197 0 30,000` 240 6-34umts 144 816 _............................... 0 _._. 1s,00w I 5 ... 66 ... .. . _`______'` , 2-6units 13 39 0 0 6 72 r0-lent o 1 ....._.. ..... ... 0 --- 0 7'. 1'77 2-6units 35 ^- ...._ ....706- 0 0 _ i 8. 20.7 2-6units ..................._ 41 — 124' D --- 0 9 96 2 6unrts 79' SP 0 0 10 45 ._ L 6units ...i................. , 9 27 0 0 11 57 -- _._.... ... 2-6units ..-__. _.. 11 53 0 i 0 12. 67 2-6units 8 1 25 _... ............ 0'' 0 13. 117 2-6units _^it 34 0.0 14 54 2-6units _._._....................... 10 32 D 0 15'i 169 .......... ... .... 2-6units 33 101 ............. '- 0 0 16'7 97 2-6units 19 _...... 5a .. ..... U 0 17 15.8 2-6units 31 94 0 0 1 18 344 2-6units ..... 68 _. 206 0 ............ ........._i C , 19 ;1 32 0-1 unit 0 1 0 0 Total Comprehensive plan Recommended Densities S52 2,689 SU,WO zos,oco= Total Min & Max. Allowed Density 800 1550 50,000 - 130,000 i eas Block arare exclusive of Greenway area A total of 53 6 acres is not included in the Density calculations for Brookhiil 2 Maximumnonresidential square footage in each of these blocks and the total maximum non-residential square footage do not include the square footage of ancillary uses as listed in section 2 2 of the Code of Development 3 Assisted living facilities & rest homes, nursing homes, and convalescent homes shall qualify as meeting the residential component of the block, and shall not count against the minimum or maximum dwelling units in this block 4 Non-residential uses shall only be allowed at the comers of the North/South Connector Road and Main Street withui Block 4 ZMA - Code of Development Brookh)II 1.51P;.ige 2.3.2 Lot Regulations and Setbacks The setbacks, lot sizes, and lot coverages listed in the tables below shall establish the minnnum separation and building requirements lbr Brookhill within the blocks as indicated Note in the charts below that SFD- Single Family Detached and SFA= Single Family Attached 2 3 2 1 Neighborhood Service Center - Block 1 RNIAlrement Miuituum Maximum_ , Notes Front setback No munmunt _ 30' maxi nuln _ bxc.eptions to the maximum setbacks shall be considered Porch r No minimum No maximum during the site plan process Side setback No minimum --_-____._ ( No maximum. Minimum 10' bldi, �e aration ................._ Side; Corner Lot sotbaak >' _. ............ ...........__...__ ....._..._.___-..---r-n ' No masnnum _._. Rear setback 5' No Taxunum __............... Height No minimum 4 stones ! 0 5 stowsi %vith Buildings greater than 3 stories most step back a inulunum of 15 feet after the 3rd story or Special Exception provide a mmrnnim 15 toot i front setback or sidesetbaek adjacent to a street Lot size = No minimum No maximum - _......_ ..... Building Footprint s No minimum 20,000 sf (Non- Maximum does not apply to Residential) &No assisted living facilities, rest rnaxannrn for homes recreational and civic Residential Units spaces, h health clubs that is no more than 30' from the building it, meet Fire and It­e reutilauoas 7 Sick and rear mmimom setbacks for any pnmurystrucwre shall be. a n. [[voted and separated in accordance with the current edition of the Building Code „ r� ,osv s�n"q sc ry i :.r,y W j 41, a Figure 2. Neighborhood Semice Center Building Height Diagram ZMA - Code of Development Brooklidl 16 1 V a .. 2 3 2 2 Urban Density Residential -- Block 2 thi%ab L!Lgck 4 Rm e uireent Minimum - mull- 9laxiuximmn Notes Front Setback 5' mmunum 25' maximum 'Exec irons u, the maximum p j setbacks shall be considered Porches 4' minimum 25' maximum i during the site plan rocess Sale Setback 5' _ No maximum Mmrmum 10' bid =, separation b P I.Sale Corner Lot Setback .._....... -- --.--- _-- _—.__.....__._......- 5' No maximum Rear Setback 10' No maximum ', Rear setback for Block 4 shall be __ adjacent to the Route 29 Buffer Garage Setbacks See Figure 12 See Figure 12 Figure 12 is located on Sheet 30 of the Code of Develo ment Height No mmmtuin 4 stones, GOBuildings greater than 3 stones must step back a moumum of 15 5 stone5%70' feet after the 3m story or provide a with Special miumum 15 foot front setback or ---- Exception 1 side setback ad acent to a street 1 I Ot S17C _.._._. No minimum ..... ............... No maximum 3uddmg Pnoipnnt .._........ No minimum 1 5 000sf(Non- I Maximum does not apply to Residential) & assisted living facilities, rest No maximum homes, recreational and civic for Residential spaces, health clubs, and multi- __— _ .... I Urns tanld . buiidin s r�mm.nmmnars.,nrcrtn��rren Figure 3: Front yard setbacks ror Nomresfdentiai buildings within the Neighborhood Service Center and Urban Density 111w1o; ZMA - Code of Development Brookhll U 171P „e 2.3.2.3 Nciahborhood Denny rar,.s,,J ­H-d ... rllnnh c „ ar,,,,i, in Require ent Minimum Maximum Notes Front Setback 8' minimum 25 maximum I Maximum setback does not apply to cul-de-sac lots Porches 5' minimum 25' maximum 2 Exceptions to the maxirnurn setbacks shall be considered _._.......... _ i during the site plan process Side Setback 5' No maximum Side, Carrier L.ot Setback ! 5' No maxrmum _ Rear Setback 10' No maximum ; 5' min. setback forcarnauntts Garage Setbacks ; See Figure 12 Sce Figure 12 Figure 12 is located on Sheet 30 of the Code of'Develo ment Height j No minimum 3 stories/ 4U' Maximum height for Blocks 8 & i 9 shall be 4 siories 50' L x see ......................... No Minimum ....._....____ m No maxrmu J, Building Footprint No minimum —� 10,000 sf(up : Maximum does not apply to to 20,000 si assisted living facilities, rest j by Special homes, recreational and civic Exception) spaces, health clubs, and Flementary Schools L.'i Ureenspace and Amenities Brookhill will feature over 100 acres of Greenspace This Greenpacc represents more than 35 N'I of the entire community's land area, and includes the Buffer areas, the Greenway and stream buffers, parks and civic amenity areas, and general open space The Greenspace will not only m provide a linear trail systethroughout the community, but shall also preserve environmentally sensitive areas such as steep slopes, streams, and stream buffers All of the Greenspace areas shall be located outside of private lots and right-of-way All Greenspace within Brookhill, with the exception of the Grecemeay. will be owned and maintained by the Homeowners Association. Establishment of the buffers, trails, and amenities within the Greenspace will be the responsibility of the developer 2.4.1 Greenway The proposed Greenway within Brookhill serves a dual purpose of both protecting the environmentally sensitive areas along perennial streams and providing pedestrian access through the community The Greenway encompasses the land within the 100 foot stream buffer along the perennial streams and wetlands and all land located within the floodplam. This Greenway area will be a public space, dedicated to Albemarle County The Greenway features primitive nature trails through -out the stream corridors, which will he primarily located over the existing sanitary sewer easements as shown on the Application plan Tile Application Plan also shows the proposed impacts to the stream buffer associated with the connector roadways through the development Exclusive of prunuive trails, pedestrian bridges, and sanitary sewer utility connections, no other impacts are proposed to the stream buffer corridor, and all Stormwater Management facilities and Erosion and Sediment Control facilities shall be located outside of the stream butler corridor 131'ih; ZMA -Code of Development Brookhill i� 2.4.2 Buffers Buffers are part of the Greenspace Area within Brookhill Then are (5') proposed, Buffers to be located on the Brooklull property, which are outlined below Each of the buffers shall be established at the time of development of the individual block that contains the buffer If the buffers as shown on the Application plan and described below are disturbed during construction (above what is permitted). additional approvals for increases tit square footage and/or dwelling units (site/subdivision plans and/or budding permits) will not be approved until the buffer is restored or bonded. All buffers shall be measured from the property lines or edges of the public right-of-way Installation and maintenance or freestanding signage, paYlesman paths, and trails shall be allowable disturbances within the buffer areas Disturbances to the 'Buffer for required site distances for the roadway access points as shown on the Application plan and utility connections shall also be allowed In addition, removal and replacement of trees within the buffer shall be allowed if the Director of Community Development determines that the existing tree or trees create a substantial risk to people or property or the trees are diseased or dying Buffers shall not be located within any private lot, and the buffer shall be owned and maintained by the Homeowners Association Buffer Classification Buffer Buffer Width Descziption Votes � �30' Rouue 29 1M feet wide 6offer along Route 29 in j I portion of die buffer may be disturbed for grading i Buffer (70' Natural screen development from I within the development, and shall lie replantel with a Undisturbed Fntrance Condor mixture of deciduous and ewr6reen shrubs and trees by Director Planning Buffer & 30' Planted / 1 1 Note See Figure 4 for to be approved the of 2 Buffer shall be reduced to 50' between. the VDOT Reforested additional details on the stormwater management facility and the development Buffer) Bttfer Any portion of the 50' buffer that is disturbed shall be - replanted with a mixture of deciduous and evergreen shrubs and trees to be approved by the Director of Planning Perimeter 30fret. saute ': Natural undisturbed buffer 1 Any portion oCthr Perimeter Buffer that is not Buffer Buffer bhw the development and currently wooded shall be planted and screened with a': the adjacent Neighborhoods mixture of deciduous andevergTcen shrubs and trees . ! Note See figure 5 & h for to be approved by the Director of Planning additional details on the 2 t2) proposed connection points within the perimeter Bucher. buffer -see Application plan for tncanon ..................................... Polo ... 3U feet wide Natural undisturbed buffer �.._......._............._� I Any portion of tlee polo Grounds Road Clutter that is ',; j alounds Buffer or replanted' eplanted landscaped not currently wooded or that is disturbed during the °. Road Buffet' butler between the grading fib, the dovelup—ra or roadway development and Polo improvements shall be planted and screened with. a Grounds Road mixture of deciduous and evergreen shrubs and. trees 'Note See Figure 7 for to be approved by the. Director of Planning 1 additional details on the 2 (2) proposed road connection points within the Polo j Buller Grounds Road buffer - see Application plan Brookhill 20 feet wide .................... ....... Natural undisturbed buffer ............._..._�.— --.... I Any portion of We Bniokbtl Historic House Buffer Historic Buffer around the and new landscaping that is not currently wooded shall be phtnt discreened House perimeter of the between the development in accordance with Countyandlor MIR buffer Buffer Brooklull lot and. the Brookhill lot ' screening requirements r-Ashwood Variable width Natural undisturbed buffer I Minimum .30 fim wide butler between the adjacent CO ectur Mtnintum 20 feet or replanted evergreen ]sty and the proposed Ashwnod connector road Road Buffer : wide buffer landscaped buffer , 2 Replant any portion of butter that is disturbed from 1 toad construction with cvgl;rScn trees and shrubs Figure 5• Buffer area between Brookhill and Forest Lakes 191'ag.' Z:MA-CodeofDevelopment ZMA- CodeofDevelopment. Brookhill Brookhd'd 2.4.3 Parks & Civic Spaces The Application Plan shows the approximate location orthe Civic Spaces to be located within the Brookhill Neighborhood, which are in addition to the trailw'ays and passive recreational spaces provided along the streams within the Circenway areas These spaces are designed to provide recreational and civic amenities to the community The Civic Spaces shall include parks, pocket parks, meeting areas, public plazas, and recreational amenities for Brookhill residents and visitors. Below is a summary or the amenities to be included within the proposed Civic Spaces and Recreational areas ZMA C'odeol'Development Brookhill 21 111 a r r; l 2.4.4 Open Space The areas outside of the actual improved areas in Brookhill and not depicted as either the Buffer areas, Parks, or Greenway shall be considered "Open Space". Open Space includes some of the 40 more environmentally sensitive steep slope areas and provides a transition between the proposed lot development and stream corridors The proposed Open Space areas will accommodate the stormwater management areas and site utilities, and may be expanded during the design phases to allow for additional area to accommodate utilities, stormwater management, recreational areas, and erosion control measures as necessary for the development. 2.5 Phasinz The land disturbance and grading for Brookhill will occur in phases to limit the anxount of land disturbance at one time and to avoid mass clearing and grading over the property. The Brookhill property shall be developed within no less than (4) phases. The first phase shall be limited to 80 acres of disturbance, inclusive roadway improvements, installation of utilities, and construction of the stormwater management and erosion and sediment control facilities for the disturbed area and proposed development within the first phase The remaintng portion of the development f shall be constructed within no less than (3) phases Each of these (3) remaining phases shall be limited to 60 acres of disturbance within the phase All disturbed areas within a phase of development, exclusive of any tot under construction with a building permit, shall be seeded and strawed, prior to the start of the next phase of development 2.6 Stormwater Mana erg vent All designs and engineering for improving Brookhill will adhere to the State Stormwater Management regulations and Albemarle County Water Protection Ordinance. A master snarrnwater management plan shall be completed and submitted to Albemarle County .for review and approval, prior to the approval of the rust initial site plan or subdivision plat. Stormwater management facilities shall be located outside of the buffer areas, development lots, preserved slopes, greenway stress, steam buffers, floodplain on the property. Additional protective measures for erosion and sediment control shall he installed along the limits of the greenway, to protect the existing perennial streams on the property Additional measures may include, but not be limited to, installation of silt fence with wiring backing along the stream buffers, usage of filter socks and floe logs fx protection measures along the stream buffers, providing additional W, wct and dry storage area in basins below the disturbed areas, or installation of erosion control matting for all slopes with the use of tackiliers to seeding and soil stabilization applications 2.7 Grading The vision for Brookhill is to respLct the existing topography acid natural landscape An overlot grading plan shall be reviewed and approved in co junction with the master stormwater` management plan for the development Retaining walls will be required within Brookhill, due to the topographic challenges of the property. The final design of the retaining walls shall be included with the site and subdivision development plans for Brookhill The Following standards du< shall apply to retaining walls- 1. The maximum height for a signal retaining wall shall be 6 Sect Retaining walls over 6 feet in height, as measured from the top of the wall to finished grade at the bottom of the wall, shall be allowed at the discretion of the Director of Community Development The overall retained height may exceed six. feet with multiple stepped retaining walls. + 23jP.,<te ZMA — Code of Development. s Brookhill 2. Retaining walls greater than 600 feet in length shall he allowed at the discretion of the Director of Coimnunity Development. 3. Landscaping shall be installed at the base and/or top of the retaining walls to integrate the watts into the site and help reduce the massing 4 Retaining walls visible from the public streets or civic areas shall be compatible with the adjacent building architecture materials and/or colors 2.8 Transportation 28 1 Street Network In accordance with Albemarle County's Neighborhood Model for Development, Brookhill is designed to facilitate multi -modal transportation, with an emphasis on pedestrian usage, bicycling, arid transit. Thesc modes of transportation have been contemplated in the design of the streets, st,reetseape, and transportation iri asiructure within the community. The design of the streets will comply with the Virginia Department of Fran,;portat;on (VL)OT) Standard Street Requirements Roadways shall include sidewalks and street trees in accordance with Albemarle County regulations Alleys shall be allowed within each block of the development, and shall meet the requirements of Albemarle County standards. Any alley providing access to a carriage unit shall have a mtnu sum clear travel Zane width of20 feet. Street Network Chart I Roadway Travehvay BtkeYarkutg Sidewalk Speed Notes lanes & Street Limn frees (max) �.. 1 Neighborhood Streets Public way traffic w' No Yes j Yes I 25 mph 1. Parking one de only to maintain nvnirnum Fire. Rescue VDOT Roads curbiguncr ( ae dwtiy Connector 2-way Yes Yes ; Yes 1 Parking bump ours between W Roads— Public traffic w/ mph hike Lane and curb VUOhRuads Dub & 2 Lon, fionung on connector road gutter shall have driveway access front an alley �_-� 3. Optional lands ape median Neighborhood 2-way Yes Yes Yes 25 1 larking bump outs betsree❑ I Center Main traffic w/ rnph hike lane and t•urb Svaet - Public curb Si 2 i oval, reads to allow or Private Road gutter alternan.a i o adway surfaces in ---_...... .. .... imuhborhood center Private Streets. 2-way No .............. Allowed Yes 25 Sidewalk h7caiethad,lu ant to Private streets traffic w•/ on a case ! uph the Public amenity space and Private curb fi f y case y Street Trees located adjacent to streets serving ;gutter basis the Public Amenity space Amenity- 3. Private Road to be constructed Oriented Lots' to County/VDOT Standards 4 Only allowed s, Specified h% the Subdtvisn n Ordinance or _-_ ...... _..._.. Zonnig Ordm rice ronmote i. see page 3 i ror aciamonal nlornallon and the deltmtion of Amenity -Oriented Lots 24 : I, a ZMA - Code of Development Brookhill Figure 8: Neighborhood Street Cross Sections Figure 9: Connector Road Cross Section 711A Code ofDcvelopmeni Brookhill 25 111 a ,,, c "T V, "S Ak ...... ...... Figure 11: Private Street Cross Section for Amenity Oriented Lots Is. 2 8 2 Pedestrian Network Brookhill will feature an extensive pedestrian network, including sidewalks and trails, as depicted on the Application Plan and noted in this Code of Development In addition to V providing recreational opportunities, the pedestrian network will provide routes for residents to walk between neighborhoods and to public places such as the parks, community areas. and the wl� neighborhood center. Sidewalks shall be constructed in accordance to VDOT-and Albemarle 14 County standards, and will either be located within public access casements or public right -of 40 way. W 2 8 3 Transit A transit stop with it bus shelter will be provided within the neighborhood center to promote residents use of public transportation The location of the transit stop will be determined at final site plan review for the neighborhood center portion ol'the project 2.8.4 Traffic Improvements All traffic improvements are identified in the Traffic Impact Analysis (TIA) report for the Brookhill Rezoning and updated TIA supplemental reports 4 2.9 Parking All parking throughout Brookhill shall be provided in accordance with Section 18.4.12 of the Albemarle County Code Shared parking shall be allowed within the Neighborhood Center, in accordance with Section 4 12 of the Zoning Ordinance and as approved by the. Zoning Administrator Parking lots shall be relegated and screened f3rom the streets by buildings, landscaping, walls, fences, or a combination of various practices Screening may include landscaping screening, shrubbery, fencing, decorative walls, or other vegetative "Screening alternatives All tree canopy landscaping requirements within the parking areas shall conlbrm to kyti the landscaping standards as specified in the Albemarle County Zoning Ordinance Section 32.7 9 All lots with a carriage unit shall provide a minimum of (3) off-street parking spaces. See Figure 12 on sheet 30 of the Code of Development for parking and garage setbacks. 26 111 a ZMA — Code of Development Brookhill Relegated Parkine guidelines _... ...._.....- Type of Relegated Parkin Minimum Setback ---.- ............ ....- Location --.... .. ............ Notes Parking as an 6' side and rear Neighborhood I Parking lot to be located in the side or rear Accessory Use parking setback Center and ofthe primary structure and shall not extend from r/w Front Urban Density past the front ofthe building setback established areas 2 Parking lots shall be screened from public by the primary r/w with continuous evergreen shntbs or 4' structure max height opaque wall. 3, Walls or fences used to augment screening shall be a minimum of 42" in height, Parking as a 10' front parking Neighborhood 1 Parking lots shall be screened from public Primary Use setback from r/w Center and r/w with continuous evergreen shrubs or 4' (Stand along 6' side and rear Urban Density max height opaque wall. 12. Parking) parking setback Areas Walls or fences used to augment screening from shall he a max- of 42" in height Front loaded 3' behind the front l Neighborhood I Garages shall be stepped back from the Garages building face of the Density Area front ofthe residential homes for relegated house or porch $ Urban parking Density Area 2 See Figure '12 on page 30 of the Code of Development for setbacks from sidewalks and Public streets 2.10 Floodplain A 100 year floodplam currently exists on the property, according to FEMA floodplain maps The current floodplain mapping is not based on updated topography for the Brookhill property With the updated topography from the recently performed aerial survey, the floodplain mapping for'Brookhill will be updated. This process will require a FEMA floodplain map revision or L.UMR In addition, with the proposed improvements alone Polo Grounds Road and the eastern connection ofthe connector mad to Polo Grounds Road, a small portion of the floodplain will be filled This will also require a FEMA floodplain map revision, or L.OM'R-F.:Both of these map revtstons will be processed through Albemarle County and FEMA to conjunction with the development of the ,property 2,11 Trailways Brookhill shall include a trailway network through the Greenway area as shown on the Application Plan, connecting the areas of development throughout the property and providing a pedestrian connections to the neighborhood center All the trailways proposed within the Greenway shall be classified as primitive nature trails and will be designed in accordance with the primitive nature trailway design specifications as outlined in the Albemarle County Engineering Design manual The prumtive trails shall run along the stream corridors throughout. the property, and allow for tie-in connections from the various development areas, streets, and cal -de -sacs, providing access down to the Greenway and trail amenities. These primitive tradways within the Greenway will primarily be located within the existing sanitary sewer 2711'ags ZMA — Code of Development Brookhill easements, as shown on the Application Plan The Brookhill proffers outline the timing and 40 completion the primitive trails shown on the Application Plan All trailway connections from the development areas down to [,he Greenway trail shall be installed and completed with the development of the specific block, "I'hese trailway connections to the Greenway trail may be it primitive nature trail, a high maintenance stone dust or gravel pedestrian path, or a low 4 maintenance asphalt path Trailways may be extended into future blocks within the property. but at a minimum, the trailway connections frorn each block to the Greenway trail must be established at the time that each block is developed. v 2.12 Utilities Sanitary sewer main lines currently extend though Brookhill along the stream corridors to the " Forest Lakes Neighborhood to serve this community These sewer mains were installed by the developers of Forest Lakes, and the ,ewer mains were sized tbr the future development of Brookhill A hydraulic analysis has been performed on the existing sanitary sewer, and tie. 4 sewer mains are adequate to service the proposed build -out of Brookhill and remaining area within the current sanitary sewer drainage service area A flow capacity certification will be requested from RW'SA during the review and approval process for cacti proposed phase of IMa development All proposed dwelling units shall be served by gravity sewer kilerals, connecting to the public sanitary sewer lines Currently, there is an existing 18" waterline that extends along Route 29, which is being t upgraded with the Route 29 roadway improvements. A 12" w-aterline tee connection is being provided by R WSA to stub into Brooklull for the proposed water connection to the system Adequate water exists within the service district for water and fire flow service for the development ofthe property A utility master plan shalt be submitted to the Albemarle County Set -%ice Authority for review s and approval, prior to the approval ofthe first initial site plan or subdivision phm 10 2.13 Historic Resources A Phase I Archeological Resource's Assessment has been conducted for the Brookhill property, in accordance with the United States Corps of Engineers (USCOE) and the Virginia Department of Historic Resources (DHR) guidelines and regulations The study suggests that the existing Brookhill manor house is eligible ror the National Register. A 3-,- acre curtilige will be preserved around the manor house, along with the existing cemetery and 19" Century 40 components of the Brookhill property While this parcel of land including the manor house will be part of' the rezoning Rir the Brookhill property, the parcel shall remain in private ownership and continue to be a single family dwelling unit A minimum of20' Landscaping buffer shall be r planted or preserved on an area adjacent to the manor house lot to supplement the existing stand of trees on the Brookhill parcel This existing stand of trees on the Brooklull parcel shall remain k undisturbed. The combination ofthe 20' landscaping buffer and existing trees on the parcel will help preserve and protect the viewshed frorn the house A historical marker will be erected to + commemorate its historic significance, in accordance with DfIR guidelines for design and character of the historic marker The historic marker shall be installed by the developer, and the 28 1 P ZMA — Code of Development Brookhill 0, 10Q3RM1 is marker shall be installed with first phase of development The historic marker shall be located adjacent to a public street and either within public right-of-way or public open space. The Application Plan shows the approximate location for the historic marker. In addition, a second historical marker shall be installed by the developer w«hm the Neighborhood Center or Linear au° Park to commemorate the prehistoric context or the overall property. This historic marker shall be installed with the improvements and hardscape for the Linear Park v, Remnants ol'a late Archaic to late Woodland era campsite were also discovered on the property 41, and this area is shown on the Application Plan ']'his campsite area is located within the Proposed Green+ ay, and therefore will be preserved fit addition, a grave site was located during the Phase I site assessment The grave site is located on the 3+/- acre parcel with the Brookhill ' manor, house and will be preserved At this time, no other significant historic sites or cultural resources have been idenoficd on the property. Part of the 404 permit application process for the development of the property includes a review from the Department of Historic Resources (DHR). All additional Historic Resource evaluations im the property shall he in accordance will' and performed as requested by the United States Corp of Fripicers (USCOF) through the 404 pern itimg process on the property All additional gyp; historic evaluations of the property. including any Phase 2 evaluations, treatment plans for impacts andtor additional delineations for Possible cemetery locations shall be provided at the request of USCOE for the proicct. "fhe 404 permit application will include Elie preservation of both the Historic Brookhill manor house and the Archaic Woodland campsite The preservation of the Brookhill manor house will include the 1 )`" Century components of tite property, as well as the Damn cemetery. Sec proffers for additional ll)storic Resources requirements. ,kfd a +ski+ 41, 1 i 29PagQ ZMA-- Codeol'Development Brookhill �m 30111 ZMA — Code of Development Brookhill rrt� 2.14 Definitions Carriage Unit The term carriage unit within this Code of Development shall be defined as follows, A separate, independent, accessory dwelling unit detached from, but located on the same parcel as the W structure of and clearly subordinate to a single family detached dwelling, as distinguished front a duplex or other two-family dwelling Notwithstanding any provisions of Section 5.1.34 of the Albemarle County Code, carriage units shall be permitted on lots comprised of detached single- family dwellings, subject to the following restrictions. I_ No more than one (1) carnage unit shall be permitted per each detached single-family dwelling 2. The gross floor area devoted to a carriage unit shall not exceed thirty (35) percent of the total gross floor area of the main dwelling, 3. The gross floor area ofa carnage unit shall not be included in calculating the gross floor area of the main dwelling unit for uses such as home occupations as provided in Sections 5 2 and 5.2A of the Al,bentarle County Code and other similar uses whose area within a dwelling unit is regulated 4. A carriage unit shall enjoy all accessory uses availed to the main dwelling, except that no carriage unit shall be permitted as accessory to another carriage unit or accessory, apartment 5 All carriage units shall be located in the rear of the lot 6. Notwithstanding any other requirements ofthis Code of Development, carnage unit setbacks shall he the same as for the principal building with which it shares a lot, except for the rear yard setback, which shalt be a minimum of (5) feet 7. Any single family dwelling containing a carnage unit shall be provided with a minimum ofthree (3) oft -street parking spaces, arranged so that each parking space shall have .O reasonably uninhibited access to the street or alley, as applicable, subject to approval of the zoning administrator 8. 1n blocks where carriage units shall be constructed, the alley shall be designed and constructed with a clear travel lane having a minimum width of 20 feet. Accessory Apartment The term accessory apartment within this Code of Development shall be defined as a separate, independent dwelling unit that is attached and within the structure of the main dwelling i° Accessory apartments as subject to the requirements and conditions as set forth in Section 5.1 34 of the Albemarle County Code. 40 Amenity -Oriented Lots l Notwithstanding Section 4 6 1 and 4 6 2 of the County zoning ordinance, attached and detached residential units with the front ofthe unit facing a grass malt, park, open space, or any other similar amenity area (collectively, "Amenity") are permitted throughout the development, provided that the Amenity must be at least thirty feet (30) in width, and an open area, from face of budding to face of building must remain at a minimum of fifty feet (50) in width In addition, Amenity-Ortented lots shall be served by a private street The applicant has requested a waiver 40 of the street standards for roads serving amenity -oriented lots. 31 111 ZMA Code of Development Brookhtll 3. Architectural and Landscape Standards 3.1 Architectural Standards The standards provided in this Code of Development are intended to define the elements of architecture that will ensure a high quality development of'varied styles that still complement one another An architectural review board will be established fbr the community of Brookhtll at the time of't'he first subdivision plat approval anti recordation ofcovenants and restrictions. All structures will be subject to review by the Brookhtll Architectural Review Committee to ensure that conformity with the architectural and landscaping guidelines Is achieved. Portions of Brookhill shall also be subject to review by the Albemarle County Architectural Review Board, which has purview over the County's Entrance Corridors Route 29 is considered an Entrance Comdor: therefore, buildings and site development within the 'Route 29 viewshed and overlay district shalt be subject to review under the Albemarle County Architectural Review- Board Certificate of Appropriateness process As specified in section 18-20A.5.g of the Albemarle County Zoning Ordinance, the following standards are established for various elements of architecnire and streetscapes The Architectural Review Committee may allow modifications or variances from the Architectural Design Guidelines, as listed below. These modifications shall he made on a case by case basis Below are a number of standards intended to address the Architectural lbrin, massing, proportions ofstructures, and Architectural Styles for the development I Building facades shall include breaks across the fugade at a minimum of every 80 linear feet in order to vary the form and features of the building Building step backs, entrances, windows, changes in budding material, and other architectural elements all can be utilized to achieve breaks within the building fayade 2 Primary entrances for ail non-residential buildings shall be located either on the front of the building or side of the building facing the public right of way or civic greenspace area .Additional secondary entrances may he utilized in the rear of the buildings 3 Parking shall be relegated, see Parking specifications with the Code of Development, Section 2.9, 4 Building heights shall vary throughout Brookhill. As density decreases, the building heights and number of building stones shall decrease as well 5. Porches or the front ofsutgle funnily detached houses shall fiace the public streets or greenspaces. Porches may project up to 3' within the required Gont yard setback, but tit no case shall they be closer than 2 feet to any property line. 6 Architectural features and overhangs shall be permitted to project up to I' within any required yard setback Z,MA •- Code of Development Brookhill 321 P= „ . 3,2 Landscaning Standards The standards provided tit this Code of Development are intended to define the elements of the landscaping, screening, and buffering for the project All landscaping shall conform to the landscaping standards as specified in the Albemarle County Zoning Ordinance Section 32.7,9, � t 3.2,1 Street Trees Street trees will be provided throughout Brookhdl, in planting strips, as specified in the s 41 transportation section of the Code of Development. The street trees shall be in accordance with the approved VDOT street trees as outlined in the VDOT design manual and regulations. 14 Spacing of street trees shall be planted in accordance with Section 32 7 9 of the Albemarle t" County Code for Landscaping and Screening requirements. Street trees along the Main Street Wh, into the development from Route 29 and along any other public street within view from the entrance corridor shall be subject to the approval ofthe Albemarle County Architectural Review Board and shall meet the requirements outlined in the Architectural Review board Design Guidelines All other landscaping shall be subieet to Section 32.7.9 of the Albemarle County Code lbr landscaping and screening requirements 3.2.2 Buffer See Code of Development Section 2.4.1 for design standards and requirements for exterior landscaping buffers around Brookhill u 3 ? 3 Tree Preservation Guidelines Preservation measures slill be administered to trees within wooded areas to be maintained sa within the Greenway areas, Buffers, and Open Space areas as delineated in the Application Plan, wall enhanced preservation efforts directed toward trees with trunk diameters greater than 18 inches at breast height Trec preservation shall be in accordance with the Albemarle County W Conservation Plan Checklist and Tree Preservation & Protection, chapter 3,38 of fie Virginia Erosion and Sediment Control Handbook, W 3.3 Streetscaoe Treatments ` Within the Neighborhood Service Center district, a significant amount of street fitmiture, signagc and lighting will be provided, utchidmg Irish receptacles, benches and bicycle racks These uneuities will luster a pedesirian-oriented strectscatic All outdoor lighting throughout r' Brookhill shall be subject to the lighting regulations fbund in Section 15-4 17 of the AlbemarleA. County Zoning Ordinance Bicycle racks will be located throughout the urban Density and a Neighborhood Service Center areas, as well as the civic spaces to alternative 40 promote transportation to these areas All signage within Brookhdl shall conform to the Albemarle 14, County Zoning Ordinance Section 4 5 11 wig i � I U. ZMA —Code of Devclopntent 13rook.hlll R 5. APPENDICES Exhibit 1 - Regional Context Map Exhibit 2• Property Survey Exhibit 3 Zoning Parcel Map Exhibit 4 Brookhill By -right Development Plan Exhibit 5, Brookhdl Property linvironmental Features ZMA — Code of Development Brookhill NERM 34;Pit BLOCK 16 ARIA Sumi -BLOCK 11 PER I SCRVICEC—R . . .......... ,OCK N AKNOW WHATS BELOW ALWAYS CALL 8 1 1 BEFORE YOU DIG w. NOT APPROVED FOR CONSTRUCTION f 1R.'Ell — _111_2�'l 1 1 (IRAWNGY. m RTY L-011,1_7 lPHO y PROJECT: LNTMAL SITE PLANT l'OI-` - BROOMILL SECTION I BLOCKS 4A & 8A LOCATIONOF'SITE ROUTE 29 SEMINOLE TRAIL RD AND STATE ROUTE 643 POLO GROUNDS ROAD CHARLOTTESVILLE ALBEMARLE COUNTY, VA BOHLEk 8 BLACKWELL PARK LANE, SUITE 20 WARRENTON. VIRGINIA 20186 Pf— (�0)3a�MO F­ (540) �9­= OINIEL R. HINE rOc Li.. N, 043176 7Z31117 &I 12 V6 �T­ =II .1AREA FOR & N ILMIKS WILL BE T. I.—E GRW­ S NNAULEU �.E=T T� LEGEND SECTION I DELINEATION PHASING PLAIN BLOCK DELINEATION FUTURE BLOCK DELINEATION - - - - - - - - - - C-106