HomeMy WebLinkAboutZMA201800004 Review Comments Zoning Map Amendment 2018-07-03 (2)RIO DISTRICT, ALBEMARLE COUNTY, VIRGINIA
REZONING AMENDMENT APPLICATION PLAN
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VICINITY MAP I Scale: NTS
PREPARED BY:
Vj*A9v7p
designStudio
Landscape Architecture and Site Planning
4936 Old Boonsboro Road
Lynchburg,VA 24503
telel 434.531.7507
el steve@edwardsdesignstudio.com
www.edwardsdesignstudio.com
21 MAY 2018
SHEET INDEX
COVER SHEET
PARCEL OVERVIEW & REGIONAL CONTEXT
EXISTING CONDITIONS PLAN
BLOCK PLAN
CODE OF DEVELOPMENT
AMENITY/GREEN SPACE PLAN
APPLICATION PLAN
PROPERTY DATA
Owner/Developer:
Dickerson Ridge, LLC
690 Berkmar Circle I C'ville, VA 22901
Legal Description:
TM 32 Parcels 49B, 49F, 49G, 491, 49J, 49K
Between Dickerson Road (606) and Towncenter Blvd
Closest known addresses are 3655 & 3621 Dickerson Road
BASE INFORMATION
Source of Phyiscal, Topographic and Boundary Survey:
Completed by Lincoln Surveys, Dated 3/1 /2005.
Additional Work completed by Louisa Aerial Surveys, Inc., Dated 3/22/2005
and updated 2/4/2008.
Datum: NAVD 88 (State Plane)
Benchmark: (4) Nails with Flashers. BM1 Elev = 586.76; BM2 Elev = 563.71;
BM3 Elev = 525.40; BM4 Elev = 577.90
Water Source: Albemarle County Service Authority- Jurisdictional Area
Sewer Service: Albemarle County Service Authority- Jurisdictional Area
Existing Zoning: Planned Residential District (PRD);
ZMA# 2006-19 with a Critical Slope Waiver
APPLICATION PLAN NOTES
1. This Application Plan proposes a change in land use from Planned
Residential District (PRD) to Neighborhood Model District (NMD) to
allow a mixed use development of the site.
2. This site lies within the South Fork Rivanna.
Image provided by GOOGLE Earth, 2018
Entrance Corridor: No
Comprehensive Plan: Urban Density Residential (6.01-34 DU/AC), Urban
Mixed Use (in Centers) in Neighborhood 1 (Places 29)
Existing Approved Site Plan: SDP200800101. Dated 10/3/2014
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a �� 882 m - C MaaTMP 32C3-41 U�
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-rn PIN.--j`-� m m
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Now or Formerly Now or Formerly
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606 Q. �irp 'RK��N G. LOUISE GEER \ /
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a D.B. 4662 PG. 553
/ D.B. 1923 PG. 288 / — —
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o. ` ,�� w��D D.B. 1441 PG. 319 Comp. Plan: Neighborhood
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z � po W.B. 73 PG. 324 Density Residential Now or Formerly
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Use: Residential
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r Use: Open
Comp. Plan: Neighborhood Density
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�v�' D.B. 1879 PG. 274 Zoned: R4
p Zoned: R4 ♦ Comp. Plan: Neighborhood Density
D.B. 1453 PG. 523 Comp.Plan:
D.B. 1453 PG. 521 PLAT ` Residential-
5 (PLAT) Neighborhood Use: Open
Zoned: RA Density
Comp. Plan: Neighborhood Density Residential Residential
Use: Residential Use: Residential ` \ 0
Regional Context Map: ♦ ♦ \ TMP 32C3-D 0
Now or Formerly / �y
Places 29 Future Land Use- South Not to Scale TMP 32-491 ` DEERWOOD VILLAGE OWNER'S L.L
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SITE ' TMP 32-49J Density Residential , D.B. 2685 PG. 296, D.B. 1970 PG. 113
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., Use: Mix z
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BARBARA A. PEERY, Now or Formerly .
TAMMY P. GRUBB, AND WILLOW GLEN ALBEMARLE, INC . N
ti WAYNE T. PEERY D.B. 4128 PG. 236 w
W.B. 85 PG. 214 D.B. 4283 PG 487 (PLAT) NN
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LAND CORPORATION 3
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II �DISTkJRBANE TO' SEWER EASEMENT
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omp. Plan: elghborh od D nsity F esic enti I , / - - _ - �c _ _ _ �, 1-1
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``� ------ -OR RELOCATED --__--_ _ \ \\\\ \ 30.10' // 294 �j.13 D.B. 04P� I g
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\ — _ ` - _ - - TYP.- TO BE,REMOV D v \ \ _ _
EXISTING / S 4°3 ' 22.05'\ ° 6g1 932 _ — — — \ \�' \ \ \ D.B. 2651� I.B. 970 P / 31
\\ \ \ \ V A /* / , a° \ a2 3� _ AS -SHOWN ON,THE V A ♦ �' ', V �/ �l
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\ I 1 0 AC. TYP. ALL EASEMENTS SHOWN OVER / / D nsityl R�sld�ntlal/ / / c� \,� STREAM
TO BE R L,OCATE '� it
� � ELECTRIC LINES � / � � ��
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BY OTHERS � '�, / // = sJ \ � � \ �' LI ITSiC
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NECESSARY p 4 v ARE IMPLIED AND)WERE NOT / i / / / Ube: Opel // �/ // / /� �v ,�
V \\ V BARBARIC A._PEEkY, � �. \ 4 � �S8 v SHOWN ON ORIGr�IAL PLATS/ � / / � / / / � / / / / � // / j vv v � �� j � \A
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I 'Residents I / / \
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Should be N/A?
Should change to
residential (residential
+ club house does not
qualify as mixed use)
Provide definition of loft or
remove as housing type
Max units and non-residential
square footage is not consistent
between COD, TIA, narrative, and
community meeting. Clarify max -
allowable units and square footage
and ensure consistency. Include
carriage units in this count.
DEVELOPMENT BLOCK SUMMARY
MAX. BLOCK
PERMITTED
PERMITTED
MIN.
MAX.
MIN. NON-
MAX. NON -
GROSS
RESIDENTIAL
NOW
ACREAGE
ALLOWED USE
DWELLING
DWELLING
RESIDENTIAL
RESIDENTIAL
DENSITY
HOUSING
RESIDENTIAL
UNITS
UNITS
GSF
GSF
(DU/AC)
TYPES
TYPES
APARTMENT
TOWNHOMES
CONDOS
BLOCK 1
0.75
RESIDENTIAL
5
24
32.00
NA
0
0
LOFTS
SF DETACHED
SF ATTACHED
OFFICE
BLOCK 2
2.83
COMMERCIAL
0
0
0.00
RETAIL
COMMERCIAL
20,000
65,000
APARTMENT
TOWNHOMES
OFFICE
BLOCK 3
0.86
MIXED USE
0
30
34.79
CONDOS
RETAIL
0
65,000
LOFTS
COMMERCIAL
SF ATTACHED
APARTMENT
TOWNHOMES
BLOCK 4
3.29
RESIDENTIAL
10
65
19.76
CONDOS
NA
0
0
SF DETACHED
SF ATTACHED
TOWNHOMES
BLOCK 5
3.58
RESIDENTIAL
5
15
4.19
SF DETACHED
NA
0
0
SF ATTACHED
TOWNHOMES
CLUBHOUSE
BLOCK 6
2.69
MIXED USE.
10
30
11.15
SF DETACHED
OFFICE
0
5,000
SF ATTACHED
SALES
APARTMENT
TOWNHOMES
BLOCK 7
2.10
RESIDENTIAL
10
30
14.29
LOFTS
NA
0
0
S D
SF ATTACHED
ROAD
PUBLIC ROW DEDICATION
4.12
N/A
N/A
N/A
N/A
N/A
N/A
N/A
DEDIC
Notes 2 & 3: Unnecessary. TOTAL: 20.22 40 194 9.61
recommend deleting
\2.
ESTRICTIONS/REQUIREMENTS ASSOCIATED WITH THE STANDARDS ABOVE:
Provide an allowable
percentage of variation 1. Refer to the Code of Development for details on the Permitted Uses.
28.64 is the overall project acerage for this Rezoning plus portion of ZMA 2006000019 that is considered Phase 1.
Note should be included 3. Blocks may be combined to reduce the numerical number of Blocks within the development.
with use table on Z5 4. Blocks do not need to be developed in order.
Block sizes may vary depending upon ROW (both public and private) adjustments.
Should be listed in use table on Z5; 6. Pool and ampitheater shall not be counted towards the maximum non-residential GSF in Block 6.
carriage house units are required to . In Block 2, No single non-residential use shall have more than 5 deliveries by semi -trailers per day.
be counted towards total density; �/8. Where residential uses are permitted in the designated blocks, so are carriage units.
clarify which blocks allow carraige
houses and how many will be
permitted.
Provide maximum setback
Residential is not listed as a
use in Block 2 - delete from
table or update use table
Why BTL on just this block?
Would prefer you use setbacks
for consistency.
LOT / PARKING / BUILDING REGULATIONS FOR RESIDENTIAL USES
MIN.
T WIDTH
MIN.
FRONT
BUILDING
SETBACK
MAX.
FRONT
BUILDING
SETBACK
SIDE
BUILDING
SETBACK
REAR
BUILDING
SETBACK
MIN /MAX
STORIES
MAX.
BUILDING
HEIGHT
MIN. PARKING SETBACK
FRONT
SIDE
REAR
16'
8'
18'
6'
9'
1/3
65'
5'
5'
BLOCK 2
16'
5'
6'
5
1/3
65'
5'
5'
L
16'
None
6'
5'
1/3
65'
5'
1 5'
BLOCK 4
16'
BTL
2
6'
10,
1/3
65'
5'
5'
BLOCK 5
40'2
25'
5'
15'
1/3
65'
5'
5'
BLOCK 6
20'
18'
20'
5'
15'
1/3
65'
5'
5'
BLOCK 7
16'
16'
25'
S'
15'
1/3
65'
5'
5'
20,000 135,000
Should clarify that this is
off-street parking. Is any off
street parking being proposed
outside of block 3? If not, delete
this section and address in table
below.
Is it 65' or 3 stories?
Stepback required above
3 stories or 40'
Number the list below; reduce Recommend 10' unless
notes and combine with other o es notes in the table above
lists where building shares a
Gener I Co di ions 't the b v sad d common wall (building
e er o t e o e of evelopment for etails on the Permitted Uses. separation requirement)
Delete note (this is already All private roads shall have a public access easements over them
required)
All Architectural features and overhangs may encroach into Building Setbacks up to (2') feet to the R.O.W.
arage Setbacks: Front loaded shall be a minimum of 18'. Side loaded shall be 5. Both measured from the right-of-way or exterior edge of the
Add garages to setback table
sidewalk if the sidewalk is outside the right-of-way No maximum setback is applied.
Parking Setbacks shown are only for parking lots with (5) or more spaces.
Delete note (this is already
ubterrain parking shall not be considered a building story.
covered by ordinance)
Shared driveways are permitted between both townhouse and single-family lots provided a shared driveway agreement is signed and recorded
between owners. Agreements shall not have a sunset clause.
Curb and gutters may fall into all parking setbacks.
Tables indicate no
:�,In Block 2, accessory structures (e.g. carriage house) will be permitted with only residential uses.
residential in block 2;
In Block 1, patios, trellis, decks, canopies may extend into the setbacks up to 5' from either the lot line, within one (1) foot of a sidewalk or R.O.W.
delete note or clarify
Attached units with common walls will have a 0' Side Building Setback. Side Building Setbacks apply to the exterior end units only.
Any building that exceeds 35 feet in height shall be separated from any other building by 10 feet plus one foot the building exceeds 35 feet in height.
In Block 1, Hartsfield Court shall be considered the front of all units. In Block 2, Dickerson Road shall be considered the front for all commercial uses.
Note is confusing; where does this
Townhomes shown shall front on Prestwick Glen Drive.
apply? Is parking allowed in front of
Parking on the side or rear of the primary structure shall not extend past the front of the building.
buildings? Would like to see a note
requiring screening of parking.
Specific Conditions applied to the Blocks with the above standards
1. In Block 4, no building or appurtenances (e.g. porches and/or decks footings) shall encoach into or disturb the top of bank along existing stream.
Is BTL necessary (instead of
2. Front lot width is measured along curvature of right-of-way when applicable.
setbacks)? If so, provide clarity-
- Build -to -Line (BTL): Buidlings in Block 4 shall maintain building facades at this line which establishes a minimum uniform setback without right -of -
Show BTL on plan and label /
way consideration.
distance from R/W.
Does BTL onl a I to
Y Pp Y
4. Established for any single-family detached homes.
attached units? If so, state this.
Delete N/A blocks for
simplicity
Front maximum
required; recommend
30'
LOT / PARKING / BUILDING REGULATIONS FOR NON-RESIDENTIAL USES
MIN.
LOT WIDTH
MIN.
FRONT
BUILDING
SETBACK
MAX.
FRONT
BUILDING
SETBACK
SIDE
BUILDING
SETBACK
REAR
BUILDING
SETBACK
MIN / MAX
STORIES
MAX.
BUILDING
HEIGHT
MIN. PARKING SETBACK
FRONT
SIDE
REAR
BLOCK 1
BLOCK 2
16'
5'
None
None
15'
1/3
65'
5'
S'
S'
BLOCK 3
16'
5'
None
None
15'
1/3
65,
5'
5'
5'
BLOCK 4
CK 5
BLOCK 6
BLOCK 7
Notes belowrefer to designs otnotes in the table above
General Conditions with the above standards
Delete note (this is Refer to the Code of Development for details on the Permitted Uses. \
already required) All private roads shall have a public access easements over them.
All Architectural features and overhangs may encroach into Building Setbacks up to (2') feet to the R.O.W.
Delete note (this is already Parking Setbacks shown are only for parking lots with (5) or more spaces.
covered by ordinance) Subterrain parking shall not be considered a building story.
Curb and gutters may fall into all parking setbacks.
No accessory structures are permitted in Block 2 if developed with commercial uses. If residential uses are developed, accessory structures (e.g.
Tables indicate no carriage house) will be permitted with only the residential uses.
residential in block 2;
delete note or clarify Patios, trellis, canopies may extend to the adjacent sidewalk when serving a commercial use regardless of a setback.
Attached units with common walls will have a 0' Side Building Setback. Side Building Setbacks apply to the exterior end units only.
Any building that exceeds 35 feet in height shall be separated from any other building by 10 feet plus one foot the building exceeds 35 feet in height.
Recommend "may" A shared public use parkin agree will be established over all the parking lots in Block 2.
instead of "will"
Specific Conditions applied to the Blocks with the above standards
1. Dickerson Road shall be considered the front for all commercial uses.
■
Is it 65' or 3 stories?
Stepback required above 3
stories or 40';
Commercial/retail should be
limited to 3 stories;
Office/Flex should be limited
to 4 stories
Should be 10' unless
the building shares a
common wall*
0 40' 80' 160'
240'
i
"a NJ BLOCK 4
■
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PUBLIC ROW
DEDICATION
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B'9Y
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♦ ♦ •••
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BLOCK00,4 •� ••
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.•'• ♦••0 10 10 to
•1100 •••
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$4•
••
• •
4.67 ACRES NOT INCLUDED IN THIS
000000 REZONING- WILL REMAIN
CONSISTENT WITH ZMA 200600019
\
APPROVAL ON 10/10/2007
If numbers of units/commercial
square footages are still unknown,
this seems unnecessary. COD
should include only those things
that are requirements for parking.
e.g. requiring garages or other off
street parking for all SFA & SFD,
screening parking areas, etc.
III III��► o����
PARKING DATA
BLOCK
TYPE
o
EQUIRED
SPACES'
REQUIRED
"GUEST"
PARKING
TOTAL
REQUIRED
SPACES
TOTAL
PROVIDED
SPACES
BLOCK 1
Townhomes (1 Car Garage)
12
24
3
27.0
24
BLOCK 2
Commercial (50,000 GSF) 2
0
82
0
82.0
83
BLOCK 3
Townhomes (0-Car Garage)
14
28
0
28.0
34
BLOCK 4
Townhomes (0-Car Garage)
11
22
0
92
88
Townhomes (1 Car Garage)
31
62
8
BLOCK 5
Single -Family Homes
10
20
3
23
40
BLOCK 6
Townhomes (2 Car Garage)
24
48
6
62
104
2
Commercial (2,019 GSF)
0
8
0
BLOCK 7
Single -Family Homes
14
28
4
32
56
SURPLUS PARKING (ON -STREET OR OFF) 56
TOTAL 116 322 24
RESTRICTIONS/REQUIREMENTS ASSOCIATED WITH THE STANDARDS ABOVE:
Delete notes; already
required by ordinance 1. Guest spaces are NOT required for units when parking is grouped together (i.e. parking lot conditions). Alb. Co Code 4.12.6
2. See commercial parking calculations below on this sheet for details.
3. Parking shall be shared between all Blocks within the development.
4. 2-car Garages are assumed for the Single -Family homes.
COMMERCIAL PARKING CALCULATIONS
FOOTPRINT 21,720 SF
COMMERCIAL AREA 21,720 GSF
MINUS PERIMETER WALL 1,086 GSF
ADJUSTED GSF 20,634 GSF
80% (NET TO GROSS) 16,507 NSF
SPACES REQUIRED (1/200 NSF) 82
CLUBHOUSE PARKING CALCULATIONS
FOOTPRINT 2,019 SF
COMMERCIAL AREA 2,019 GSF
MINUS PERIMETER WALL 101 GSF
ADJUSTED GSF 1,918 GSF
80% (NET TO GROSS) 1,534 NSF
SPACES REQUIRED (1/200 NSF) 8
Clubhouse parking
not required
346 485
Inconsistent unit
counts
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Most of these would be more
appropriate in HOA docs. Staff
Clarify this - how will they relate to the
Clarify what is meant by "relate". Backs of houses should e+rcc+'i Rcnnmmcnrl hl dirlinne ho hrrm
Label Transitional
Area
Add carriage unit
Include carriage units
in the list above
Include this note with
summary table on Z4
■
Block Key
' 4 religious assembly
1 *
��� Outdoor stora e yar
♦ not permitted i UDf
2 1 1
� I I 90
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r---------------------------------------
III- Table of Residential Uses by Block
The following table establishes the permitted residential and non-residential uses, special uses and
prohibited uses by block. The letter 'P' represents uses permitted by -right. The letters 'SP' symbolize
uses allowed by special use permit only. Uses not designated as either 'P' or 'SP' are prohibited in
the block.
PERMITTED USES
P = PERMITTED USES
SP = SPECIAL USE PERMIT REQUIRED
BLANK = USE NOT PERMITTED WITHIN BLOCK
BLOCK
1
2
3
4
5
6
7
Detached single family
P
P
P
P
P
P
Semi-detached and attached single-family dwellings such as
duplexes, triplexes, quadraplexes, townhouses, atrium houses and
patio houses
P
P
P
P
P
P
Multiple Family dwellings
P
P
P
P
P
P
Rental of accessory structures
P
P
P
P
P
P
Homes for developmentally disabled persons (ref. 5.1.07)
P
P
P
P
P
P
Tourist Lodges (ref. 5.1.17)
P
Home Occupation, Class A (ref. 5.2)
P
P
P
P
P
P
Home Occupation, Class B (ref. 5.2)
Accessory Apartments 1
P
P
P
P
P
P
Accessory uses and buildings including storage buildings
P
P
P
P
P
P
Assisted living
P
P
P
Rest home, nursing home or convalescent home
P
P
P
P
P
P
Notes belowrefer to designated footnotes in the table above
1. Accessory apartments are permitted in single family dwellings only.
2. For the purposes of this Code of Development, the term "carriage unit" shall be defined as follows: A
separate, independent, accessory dwelling unit either attached to, or detached from, but located on the
same parcel as the structure of and clearly subordinate to a single-family detached dwelling, as
distinguished from 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 attached or detached
single-family dwellings within those Blocks designated above.
Carriage units are subject to the following restrictions:
a) not more than one (1) carriage unit shall be permitted per detached single-family dwelling;
b) the gross floor area devoted to a carriage unit shall not exceed thirty-five (35) percent of the total
gross floor area of the main dwelling;
c) the gross floor area of a carriage 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
Albemarle County Code and other similar uses whose area within a dwelling unit is regulated;
d) all carriage units shall be located in the rear of a lot;
e) carriage units setbacks shall be the same as for the main dwelling unit with which it shares a lot,
except for the rear yard setback, which shall be a minimum of five (5) feet;
f) carriage units shall enjoy all accessory uses availed to the main dwelling unit, except no carriage
unit shall be permitted as accessory to another carriage unit or accessory apartment;
g) an accessory apartment, whether attached or detached, shall be deemed to be a dwelling unit for
the purposes of Sections 14-234 and 14-410 of the Albemarle County Code;
h) any block that contains a carriage unit shall be permitted to have an additional dwelling unit within
that block for every carriage unit incorporated;
-->i) any carriage unit shall count as a separate dwelling unit for purposes of calculating compliance
with the overall limit of dwelling units within the project;
j) any single-family dwelling containing a carriage unit shall be provided with a maximum of three (3)
off-street parking spaces, arranged so that each parking space shall have reasonably uninhibited
access to the street or alley, as applicable, subject to approval of the zoning administrator.
Narrative says this is
not permitted
Redundant with
labs/r&d below;
delete
Redundant; clarify if this is
surface and structured?
Permitted "by exception" in UDR.
Staff recommends a limit to up to
4,000 sq ft by right. Additional square
footage require SP or SE. -
Permitted "by exception" in UDR
as part of Office/R&D/Flex/Li
uses; staff recommends limited to
no more than 4,000 sq ft, all
indoors, with no external noise,
odor, or other nuisance impacts
(see pg 4-11 of P29 for guidance)
Not permitted in UDR
Provide more specific
standards/regs for
screening.
Note is repetitive and unclear. Is
this limit per building, per lot, per
site? Staff recommends limit of
4000 sq ft per site.
IV- Table of Non -Residential Uses by Block
The following table establishes the permitted residential and non-residential uses, special uses and
prohibited uses by block. The letter 'P' represents uses permitted by -right. The letters 'SP' symbolize
uses allowed by special use permit only. Uses not designated as either 'P' or 'SP' are prohibited in the
block.
PERMITTED USES
P = PERMITTED USES
SP = SPECIAL USE PERMIT REQUIRED
BLANK = USE NOT PERMITTED WITHIN BLOCK
BLOCK
1
2
3
4
5
6
7
Administrative, professional offices
P
P
P
P
P
P
P
Antique, gift, jewelry, notion and craft shops
P
P
Barber, beauty shops
P
P
Churches
P
P
Cemeteries (only as currently exist)
Clothing, apparel and shoe shops
P
P
Community Center/Clubhouse
P
P
Commercial recreation establishments including but not limited to
ent centers, bowling alleys, pool halls and dance halls
P
P
Contractor's office nd equipment storage yard 1
P
P
Day Care, child care, or nursery facility
P
P
P
Drive-in windows serving or associated with permitted uses
P
P
Drug store, pharmacy
P
P
Eating establishment (not including fast food restaurant) 2
P
P
Educational, technical and trade schools
P
P
Electrical power substations, transmission lines and related towers;
gas or oil transmission lines, pumping stations and appurtenances;
unmanned telephone exchange centers; microwave and radio wave
transmission and relay towers, substations and appurtenances
(ref. 5.1.12)
P
P
P
P
P
P
P
Electric, gas, oil and communication facilities, excluding tower
structures and including poles, lines, transformers, pipes, meters
and related facilities for distribution of local service and owned and
operated by a public utility. Water distribution and sewerage
collection lines, pumping stations and appurtenances owned and
operated by the Albemarle County Service Authority. Except as
otherwise expressly provided, central water supplies and central
sewerage systems in conformance with Chapter 16 of the Code of
Albemarle and all other applicable law
P
P
P
P
P
P
P
Farmer's market (ref. 5.1.36)
P
P
P
Feed and seed stores (reference 5.1.22)
P
P
Financial institutions
P
P
Fire extinguisher and security products, sales and service
P
P
Florist
P
P
Food and grocery stores including such specialty shops as bakery,
candy, milk dispensary and wine and cheese shops
P
P
Furniture and home appliances (sales and service)
P
P
Hardware store
P
P
Health spas
P
P
Home and business services such as grounds care, cleaning,
exterminators, landscaping, and other repair and maintenance
services 1
P
P
Indoor athletic facilities
P
P
Laboratories, medical or pharmaceutical
P
P
Laundries, dry cleaners (processing of garment goods off -site)
P
P
Libraries, museums
P
P
Musical Instrument sales
P
P
Newsstands, magazines, pipe and tobacco shops
P
P
Office and business machines sales and service
P
P
Optical goods sales
P
P
Outdoor amphitheater
P
Outdoor storage, display and/or sales serving or associated with a
' ,y-right permitted , ise
Photographic goods sales
P
P
P
P
Private schools
P
P
Professional offices, including medical, dental and optical
P
P
Public uses and buildings including temporary or mobile facilities
such as schools, offices, parks, playgrounds and roads funded,
owned or operated by local, state, or federal agencies, public water
and sewer transmission, main or trunk lines, treatment facilities,
pumping stations and the like, owned and/or operated by the
Rivanna Water and Sewer Authority
P
P
Research and development activities including experimental testing
P
P
Sporting goods sales
P
P
Stand alone parking and parking structures (ref. 4.12; 5.1.41)
P
P
P
Stormwater management facilities shown on an approved final site
plan or subdivision plat
P
P
P
P
P
P
P
Swim, golf, tennis or similar athletic facilities
P
P
P
Tailor, seamstress
P
P
Temporary construction uses (ref. 5.1.18)
P
P
P
P
P
P
P
Temporary non-residential mobile homes (ref. 5.8)
P
P
P
P
P
P
P
Visual and audio appliances sales
P
P
Wayside stands -vegetable and agricultural produce (ref. 5.1.19)
P
P
P
Dry cleaning plants (processing of garment goods on -site)
Tier I or Tier II Personal Wireless Service Facilities
P
P
P
P
P
P
P
Retail Stores and Shops
P
P
Parking Structure / Structured Parking (stand alone)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Accessory uses and buildings including storage buildings
Collocation, Exempt
P
P
P
P
P
P
P
Tier III Personal Wireless Service Facilities 3
SP
SP
SP
SP
SP
SP
SP
Laboratories/Research and Develop me nt/Expe rime ntal Testing a
P
P
Manufacturin /Processin /Assembl /Fabrication and Recycling a
P
P
Storage/Warehousing/Distribution/Transportation
P
P
Notes belowrefer to designated footnotes in the table above
1. No contractor equipment storage yards will be permitted or allowed unless they are screened and
enclosed. Proposed designs are subject to approval by the Willow Glen Architectural Review Committee.
2. Eating establishments shall be considered in this COD as "Restaurant" as defined by the Albemarle
2.
Z O d' T f h f h I'
ounty onfing r finance. he purpose o this Is to allow coffees ops, ca es, subs ops, de Is,
lunchrooms, luncheonettes for those within the Willow Glen project working in the commercial buildings or
visiting the site.
3. As of the date of approval of this Code of Development, Section 5.1.40 of the Albemarle County Zoning
Ordinance, which regulates Personal Wireless Service Facilities ("PWSF"), requires a special use permit
for a Tier III FWSF. In the event the PWSF ordinance is ever amended in the future to permit Tier III PWSF
by -right in a NMD zoning district, this Code of Development shall be deemed to have been similarly
amended, such that Tier III PWSFs will be permitted in those blocks where they are currently only permitted
by Special Use Permit.
• 4. Gross floor area of any applicable establishment shall not exceed 14,000 square feet; provided that the
gross floor area of the establishment may exceed 14,000 square feet; provided that the gross floor area of
any applicable establishment may exceed 14,000 square feet by special exception approved by the Board
of Supervisors.
V- Architectural Standards
recommenas Keeping only green
highlighting. Yellow highlighting
should be revised/clarified as noted.
A. FORM, MASSING AND PROPORTIONS OF STRUCTURES /
• In Block 1, the townhouses will relate to Hartsfield Court. fight finish floor vertical differences
are encouraged to work with the proposed road grades. Dormers and patio deck canopies are
permitted provided they match the main roof in style and pitch.
• In Block 2, the floors and facades facing Dickerson Road shall relat �street
encourages pedestrian -friendly shopping opportunities. Lower floors and facades not facing
Dickerson Road shall be maintained and compatible to the surrounding residential units as well
as relate to the site grading>— Provide specific standards for these
""` """"'"" "11"""" "" ""'" N' """""y ' to the edge of the street with relegated
a facade towards Willow Glen Drive or regulations for parking
sn 1cre nin
VI- Landscape Treatment ards
MINIM NTING REQUIREMENTS FOR RESIDENTIAL LOTS
Lot Width
Trees
Shrubs
Deciduous Trees
Evergreen Trees
Shrubs
40' +
3
1 2
20
20'-39'
2
1 1
10
< 20'
See note
5
• Blocks 3, 4, 5, 6 and 7 both townhouses and single-family homes shall have their fronts
the adjacent streets Dormers and patio deck canopies are permitted provided they match the
main roof in style and pitch. Clarify what is meant by relate„
• Articulation of the facade shall occur wherever possible and be approved by the Willow Glen The minimum size at installation shall be 2.5" caliperfor deciduous trees, 6' heightfor
neighborhood association and/or Architectural Review Committee. With townhouses, groupina,:� evergreens and 24-30" for shrubs.
or more shall have articulation/br—A- 4." 4."1 fror+ nnH ---- `" Ie: The minimum The minimum deciduous planting requirement include any street tree planted in the right -of -
articulation allowed is two (2) foot. way i mmediately i n front or adjacent to the lot.
• Dormers may be gable, shed or hipped style. These shall be consistent with the selected For lots less than 20', one (2) deciduous or evergreen shall be required but only for the end units.
architectural style. Larger, wider shed dormers are preferred over individual, smaller dormers.
• Structures over three stories may have flat roofs on the top floor to reduce massing appearance.
B. PERMITTED ARCHITECTURAL STYLES
• To encourage flexibility and diversity, no restrictions on architectural styles are specified in this
Code of Development. However, some common elements of style, through the use of
ornamentations, should blend the design of all building uses. Architectural designs will be
reviewed by either the developer/owner or a neighborhood association if one is formed. Initially,
the developer/owner will fulfill the role of the neighborhood association. -
C. PERMITTED BUILDING MATERIALS Architectural standards shall be established
to serve x purpose...
• Exposed foundations shall be finished in stone, brick or stucco. No exposed concrete block
foundations will be allowed. Parged or painted concrete is allowed if considered by the
Architectural Review Committee, and not visible from a street, on a case -by -case basis
• Vinyl siding shall not be permitted.
• Masonry, wood and composites of wood are permitted on residential facades.
• Masonry, wood, architectural metals and wood composites are permitted on commercial
facades.
• Roofs shall be "architectural" dimensional asphalt shingles or metal. All roofs shall carry a
twenty-five (25) year, or better, warranty.
• Sidewalks may be stone, brick or concrete.
D. COLORS AND FACADE TREATMENTS
• All exterior wood finishes shall be painted and in complementary and/or neutral colors.
• Windows shall be proportional to the building massing.
• Buildings with siding shall have trim boards that are proportional to the building massing.
• Shutters, when used, shall be proportional to the adjacent window. Full size or one-half size of
the window width is the recommended but shall be equal to its height. Shutters may be louvered
or solid.
• Faux windows are encouraged to avoid having blank exterior facades where windows are not
feasible with relation to the architectural interior layout. This applies mainly to side or end walls.
E. MISCELLANEOUS SITE FEATURES/ELEMENTS
In Block 1:
• Fencing of yards will not be permitted unless under special circumstances and approved by the
Architectural Review Committee. Underground "invisible" fencing is recommended for all owners
with pets in townhouses looking to contain them on their lots.
• No hot tubs or other similar objects will be permitted facing Willow Glen's main entrance.
MINIMUM PLANTING REQUIREMENTS FOR COMMERCIAL LOTS
Trees
Shrubs
Deciduous Trees
Evergreen Trees
Shrubs
5
3
30
The minimum size at installation shall be 2.5" caliperfor deciduous trees, 6' height for
evergreens and 24-30" for shrubs.
The minimum deciduous planting requirement do not include any street tree planted in the
right-of-way immediately in front or adjacent to the lot.
The minimum plantings are in addition to parking lot and transitional buffer requirements.
MINIMUM PLANTING REQUIREMENTS FOR TRANSITIONAL AREA
Trees
Shrubs
Deciduous Trees
Flowering Trees
Evergreen Trees
Shrubs
2
2
7
25
The minimum size at installation shall be 2.5" cal iperfor deciduous trees , 6' height for
The minimum planting requirement may include any street tree or parking lot screening
The minimum number of plantings is per 100 LF
Required plants shall be rounded up to the nearest number.
Planting standards shall conform to the Virginia Nurseryman's Guidelines for Planting.
Can these be on a
� as the
h e that
Vl- Street Cross Sections (refer to Plan Sheet 4) pagestre
h labeled?
Road dimensions labeled in the sections below are conceptual and subject to change in the final site
plan review process. Streets may have gutter pans depending on the engineering requirements.
Planting strips and sidewalks are proposed along all streets but may deviate as necessary to fit with
the topography.
In Block 2:
• Fencing of lots is not permitted unless by approval of the Architectural Review Committee.
Fencing shall not be any taller than eight (8) feet on non-residential lots. Fencing allowed shall
be a commercial -grade for all post and rails, galvanized and/or black vinyl -coated.
• HVAC and other mechanical equipment shall be screened and/or hidden from Dickerson Ro d
and the adjacent residential units. Preferably located on the roof.
• Trash receptacles vice areas and any loading areas shall be kept clean at all times.
Shall be screened Include screenin
In Blocks 3,4,5, 6 and 7: standards
• Townhouse lots shall not be permitted to have fenced in yards. Privacy fencing may be
permitted with approval from the Architectural Review Committee.
• Single-family lots are permitted to have fenced yards.
• Fencing of yards will not be permitted unless under special circumstances and approved by the
Architectural Review Committee.
• Fencing for all residential lots shall be no taller than four (4) feet and may be comprised of
faux -wood, vinyl or pressure -treated wood materials. Galvanized chain -link fencing is not
recommended; however, if permitted by the Architectural Review Committee, it shall be
black -vinyl coated.
• Underground "invisible" fencing is recommended for all owners with pets in townhouses looking
to contain them on their lots.
E. COMMON ARCHITECTURAL ELEMENTS
97.50' +/-
0 0
PLANTING TRAVEL LANES MEDIAN TRAVEL PLANTING BUFFER
STRIP LANES STRIP AREA
I,
5-00.,l 1111131-150'11.50' 16.00' 13.50' - 4 20.00',
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6 I s
WILLOW GLEN DRIVE
63.00' +/-
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0 PLANTING TRAVEL LANES PLANTING n
m STRIP STRIP
16.00' 1 16.50' 30.00'-or-_ 16.50' 1 16.00' 07
• Front entrances for all townhouses and single-family homes shall be covered. Entrance roofs
shall vary but be compatible and consistent with the building architecture.
• Grambrel style roofs will not be permitted. Provide these regs in setback section
• No garage doors shall any closer to any sidewalk than eighteen (18) feet.
Why so wide?
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• Single-family garages shall be set back from the main facade and/or behind porches to minimize H EATH ROW GLEN CIRCLE / HARTSFI ELD COURT
appearance from the street, whichever is closest. This may be applied up to 50% of the total
single-family units within the development. Staggering of these types of units will help in Why only 50%
minimizing a uniform streetscape.
• Townhouse garages shall be softened to minimize its appearance from the
street. "Softening" techniques may include overhangs for small/faux decks, trellises, bay
windows or be recessed into the facade. PLANTING
• Garage doors shall have decorative trim and blend into the building architecture. Garage STRIP
windows may only be square or rectangular. Special circumstances may be approved by the 11.50'
Willow Glen Architectural Review Committee.
• All driveway widths shall be consistent with the garage width. Curb cuts shall also match the _ g11101
width of garage door opening, where applicable. No flaring will be allowed except under special Screeni g standards
circumstances. Driveways shall be constructed of asphalt, concrete pavers or concrete. The needed
material chosen for the first grouping of townhouses in a particular block shall dictate theJ
remaining driveways in that block.
• HVAC units shall be located to the rear of each lot and screened from the streets and adjacent
nei hbors A ro riate screenin techni ues include ever reen shrubs and/or o a ue fencin
TRAVEL LANES AND
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• Trash and recycling receptacles will be kept in the garages except when pulled out to the street
for weekly collection service. If a private collection container is provided then this is not HEATH ROW GLEN CIRCLE (ON THE CURVE)
applicable.
• Chimneys that occur on the exterior wall must be veneered in brick, or stone to match the
architecture. Chimneys that occur in the roof must be ornamented with a chimney cap that is of
the same material as the chimney and will be considered by the Architectural Review Committee
on a case -by -case basis.
• Porches on corner lots are encouraged to "wrap" around the corner of the structure when
located on an end unit. The minimum return shall be eight (8) feet. Exceptions may be :PLANTING
STRIP
considered by the Architectural Review Committee on a case -by -case basis. 11.50'
Would like this section to include I
L N SCAP T A M T screening standards.
n s a n I r I e is y r ould 'be chosen from Albemarle County's recommended I �.
species list.
• Native plant species are encouraged in the landscaping treatments.
• Landscaping should be more concentrated adjacent to the house, especially near the entry.
• Landscape designs shall be reviewed and approved by the Architectural Review Committee
prior to installation.
TPA\/FI I ANIFC ANIn
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PLANTING o
STRIP -
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• Parking areas should be screened wherever possible from the street. Screening plants shall be PRESTWICK GLEN DRIVE
three (3) gallon or a minimum of 24-30" at installation but shall not be taller than four (4) feet at
Parking screening required.. aturity.
Screen parking along Dickerson • Exposed foundation walls shall be screened a minimum of 60% of each visible side from the The anticipated sections for both travelways and parking lots will be the following:
in accordance with 32.7.9.7 street. • 1.5" of SM-9.5A Course
Street trees along all streets; — . Sod is required in the front yard between the sidewalk and front facade of the structure. (Wearing Surface Coarse)
Tree canopy in parking areas; • Corner lots are considered to have two front yards. VDOT standards will prevail for road
Overall tree canopy • No color -dyed e. red, blue or black mulch shall be used in the bed areas. Brown is the only• 3" of IM-19 Asphalt
y ( g ) standards; this can be deleted
Base/Intermediate Course
requirements permitted color. Pine straw is permitted. ( )
• Taller landscaping is encouraged along side walls to break up any blank facades taller than ten • 6-8" compacted 21A o
(10) feet. Evergreen trees are recommended for this need. (Stone Base) over 95 /o compacted subgrade
• Landscaping shall respect any utility easement crossing the lot. Plants are encouraged to be Note: Subject to Change during the Final Site Plan review process.
located outside or along the edge any easement. Plants needing to be removed for a utility
repair will be required to be replaced at the homeowner's cost immediately following the Vll- Affordable Housing
completion of the utility repair work.
• The following tables establish the minimum number and size of trees and shrubs that will be
required in the front yards of residential, non-residential and in the transitional zone. Refer to the Proffers for additional details.
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(OTHER I ..�T.��. �� I 0 I � 1,231.56 0.14%
TOTAL 0 233,121.04 28.11 %
Delete this note or list allowable Acres= 5.35
variation. Table should list minimum
numbers or a range RESTRICTIONS/REQUIREMENTS ASSOCIATED WITH THE STANDARDS ABOVE:
Are there trails standards? What types of trails are This is confusing. You separate these Numbers shown are approximate and are subject to change at the Final Site Plan process.
� ,amenities and Green Space are defined by the Albemarle County Zoning Ordinance (Ch.18 Section 3-
multi-use primitive, asphalt uses out differently on the map and are
� proposed? p p Definitions).
multi -use path? Are these represented on the table. Recommend
listing what the distinctions are and Green Space includes all Amenity areas.
public access trails or private? g
being consistent. Amenity Space is described in the Code of Development. Actual use areas will be determined during the
Final Site Plan process.
Delete this note or list allowable Open Space is not calculated or included in the numbers above.
variation. Table should list minimum Green Space within the right-of-way (ROW) is not included above.
numbers or a range.
PHASE 1
4.67 ACRES NOT INCLUDED IN THIS
REZONING- WILL REMAIN
CONSISTENT WITH ZMA 200600019
APPROVAL ON 10/10/2007
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PARKING _ Consolidate parking notes on one sheet
• A reduction from the listed requirements may be approved by the Albemarle County Zoning
Administrator in addition to any previous reduction at the time of Final Site Plan approval in
accordance with Sections 4.12.7 and 4.12.8 of the Albemarle County Zoning Ordinance.
• The minimum off-street parking for all non-residential uses permitted by -right in the permitted
uses table in the Code of Development shall be 1 space per 200 square feet of gross floor area
(GSF). See supporting documentation for approved or requested parking reductions. All other
non-residential uses shall adhere to the minimum parking requirements in accordance with
Section 4.12.6 of the Albemarle County Zoning Ordinance.
• The minimum off-street parking for all residential uses shall be (2) two spaces per unit. Garage
spaces may count towards this off-street parking requirement. A parking study shall be provided
to Albemarle County Department of Community Development, if requested, to justify any parking
reductions below this standard at the time of Final Site Plan approval.
• Any Site Plan submitted for approval to develop uses in any block shall provide a calculation for
required parking at the request of staff. A request, if needed, for any reduction of the
requirements herein shall be accordance with Sections 4.12.7 and 4.12.8 of the Albemarle
Countv Zonina Ordinance.
TREE PRESERVATION Identify areas for tree preservation on the plan if there that
are critical for preservation (such as the stream buffer)
• A Tree Conservation Plan will not be submitted as part of the Final Site Plan. Thinning shall be
permitted in areas designated open space, green space and amenity areas. Consulting with a
Certified Tree Arborist is recommended to the Owner but not required.
SIGNAGE AND ARCHITECTURE Cover this in previous section -
delete note
• See Code of Development Architectural Guidelines. Signage will be determined during the Final
Site Plan process
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