HomeMy WebLinkAboutLZC201800013 Approval - County 2018-04-09COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
April 9, 2018
Ashley Davies
Williams Mullen
321 East Main Street, Suite 400
Charlottesville, VA 22902
RE: LZC2018-13 1 "Brookhill" I Parcel IDs - 04600-00-00-01800, 04600-00-00-018A0, 04600-
00-00-019A0, 04600-00-00-019B1, 04600-00-00-0191133, 04600-00-00-019B4 (the "Property")
Dear Ms. Davies:
In response to your 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 currently zoned Neighborhood Model District ("NMD") per ZMA-2015-
00007 and is subject to the use restrictions outlined in the Brookhill Neighborhood Model
Code of Development dated October 13, 2016 (the "Code of Development"), a copy of
which is attached or may be obtained via the link below. 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").
• The Property is subject to proffers approved as a part of ZMA-2015-00007, dated
October 13, 2016 and signed October 21, 2016. The action letter and proffers may be
obtained via the link below.
• Within Blocks 1-4 of the Property, as shown in Figure 1 of the Code of Development and
categorized Neighborhood Service Center and Urban Density Residential, the use of the
Property for assisted living residential facilities, rest homes, nursing homes, and
convalescent homes is characterized as a permitted use. As such, pursuant to Table 4
of the Code of Development, assisted living residential facilities, rest homes, nursing
homes, and convalescent homes are by -right use within Blocks 1-4, without the
necessity of any rezoning, special use permit, or variance. Pursuant to footnote 4 of
Table 4, rest homes, nursing homes, convalescent homes, and assisted living residential
facilities shall be allowed within the Neighborhood Density Residential Blocks by Special
Use Permit only, with exception to Blocks 8 & 9, in which they shall be permitted as a by -
right use.
• As described in Sections 2.3.2.1 and 2.3.2.2 of the Code of Development, maximum
building footprints are not applicable to assisted living facilities and rest homes, thus
these uses would be exempt from the maximum building footprint requirements for
Blocks 1-4, designated as Neighborhood Service Center and Urban Density Residential.
As described in Table 5, Density Regulations, of the Code of Development, footnote 2
states "Maximum non-residential 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". As such, the square footage
of rest homes, assisted living facilities, nursing homes, and convalescent homes as
Ancillary Uses would not count towards the maximum non-residential square footage
approved for the Property. Additionally, footnote 3 of Table 5 states "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".
• This office has no record of an open zoning or building code violation for the Current Use
or the Property.
• Copies of any approved site plans, certificates of occupancy, or any other documents
can be obtained from this office with a request through the department's Records
Manager, Paul Bjornsen, at 434-296-5832 ext. 7940.
Please contact me if you have questions or require additional information.
Sincerely,
Andrew J. Knuppel
Planner, Designee to the Zoning Administrator
Attachments: Zoning Map, Code of Development
County Code: http://www.albemarle.org/countycode
Link to Documents for ZMA-2015-00007:
http://www.albemarle.org/webIink/search.aspx?dbid=3&searchcommand=%7b%5bCDD-
Planning%5d:%5bApplicationNumber%5d=%22ZMA201500007%22%7d
LZC2018-12 / LZC2018-13 "Brookhill"
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Map is for Display Purposes Only • Aerial imagery from the Commonwealth of Virginia and Other Sources April 9, 2018
B�ROOKHILL
NEIGHBORHOOD MODEL
i
j
ZONING MAP AMENDMENT
ZMA 2015-007
CODE OF DEVELOPMENT
C" "Y'Y7u'lgy velOPMen' Depa iitT6f#1
Aoprovti# by #het isoaad of S l fi 190i t
riot
Submission Date: done 15, 2015
Revision #1: September 21, 2015
Revision #2: March 7, 2016
Revision #3 May 16, 2016
Revision #4: June 27, 2016.
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.
+
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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
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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
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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