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HomeMy WebLinkAboutZMA201700005 Resubmittal Zoning Map Amendment 2018-08-03COUNTY OF ALBEMARLE xr Department Community Development Planning Services Division 401 McIntire Road North Wing - Charlottes -.ilk. Virginia 22902-4596 Phone: (434) 296-5823 - Fax: (434) 972-4035 Transmittal FROM: Elaine Echols, Andy Reitelbach, David Benish DATE: 8/2/18 TO: Francis MacCall, Zoning Adam Moore, VDOT Frank Pohl, Engineering Kevin McDermott, Transportation PROJECT NUMBER AND NAME: ZMA2017-00005 Hollymead Town Center Area C, Blocks II, III, and VII We are sending you the following Items I Attached I Under Separate Cover Copy of Letters X Prints Plans Plats Specifications Other — Proposed Code Changes; Transportation Study Number of Copies Date Description 1 August 2, 2018 Cover Memo from Elaine explaining request 1 July 30, 2018 Letter from applicant describing changes 1 Aug. 1, 2018 (stamped on back) Proposed Revisions to Code of Development 1 modgij Revisions to Attachment H Trip Generation Scenarios These are transmitted as checked below: X Review and Comments For Approval Other Remarks: Please plan for an Interdivisional Meeting on: August 15, 2018 Comments are due in CountyView or email by: August 24, 2018 Signature: COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Fax (434) 972-4126 MEMORANDUM To: Reviewers �r From: Elaine K. Echols, Chief of Planning �jC t Date: August 2, 2018 '"'� Re: Proposed changes for ZMA2017-05 Hollymead Town Center Area C. Blocks 11, III, and VII A resubmittal of the above referenced ZMA was received Monday, July 30, 2018. Rather than distribute it as was provided, I did a little analysis which I hope will aid in your review. While a description of the proposed changes is included with the resubmittai, I have boiled it down to these key findings: Existing Situation: • While technically, the development has 133,000 sq. ft. unbuilt sq. footage, Block IV has the ability to build 80,000 sq. ft., but will probably never use it because Block IV is built out with townhouses • On the owner's paper, only 53,000 sq. ft. remains to be built which would prevent the applicant from meeting his minimum sq. footage (which is 85,000 sq. ft.) • On the County's paper, 133,000 sq. ft. remains, which would allow the owner to meet the minimum square footage by block • As an aside, the owner also controls Block IX (which is not proposed for rezoning), for which he desires the maximum square footage. Proposed Changes: • The owner does not want to be limited by the range of square footage shown on the table but wants to be allowed to use the maximum square footage in every block for a total of 395,000. • If the maximum amount allowed in all blocks is increased by 17,000 sq. ft., the maximum amount is 395,000 sq. ft. + 17,000 sq. ft. = 413,000 sq. ft. • The real proposed increase is the difference between 413,000 and 275,000 = 138,000 sq. ft. This figure assumes that 80,000 sq. ft. in Block IV will be built. • The real increase in the number of units requested is 150 for a total of 270 proposed unit. I've worked this all out in a table, which may help or further confuse you! It is attached. PROJECT MANAGEMENT SHIMPCIVIL ENGINEERING LARD PLANNING ENGINEER INGOO:: Ms. Elaine Echols Albemarle County Department of Community Development 401 McIntire Road Charlottesville, VA 22902 July 30, 2018 Regarding: ZMA201700005 Hollymead Town Center (Area C) Blocks II, III, and VII Dear Elaine, Thank you for your review of the above mentioned zoning request. Based on your November 1 comments, we have resubmitted our request with revisions included in this response letter. Please find an explanation of our revisions in bold arial typeface included in the comment letter. The comment letter with noted revisions is attached. The proposed changes to the code of development are as follows: • In "Table A — Uses Table" in Section V. Code of Development — Tables and Appendices, the not to exceed square footage for max non-residential, has been changed to equal the aggregate of max non-residential square footages for Blocks I -IX. This change allows the blocks in Hollymead Town Center to continue to develop efficiently in the future at the block level. This yields a total allowable non-residential square footage of 413,000 SF. It should be noted that from a practical standpoint that number can be reduced by 80,000 SF as Block IV has been fully developed with townhomes and is unlikely to be developed as commercial in the foreseeable future. The net requested increase in density on our blocks is 17,000 SF as outlined in further detail below. The change in effective allowable use for all of area C is an increase from 275,000 to 333,000 SF. While we understand that the original intent was that not all blocks will develop to their maximum intensity and thus the aggregate total allowable square footage was intended to be less than the sum of the blocks, that has created a practical problem with financing new development that we seek to remedy. As it stands, banks and appraisers are unwilling to give value to the commercial properties as the allowable use on any given property is contingent on what happens to a neighboring property and the planned development on any given parcel may not be permissible depending on who builds first. We don't believe that hampering the development of commercial uses in the part of the County best served by transportation infrastructure is in the best interest of the County or the developer. Since the original rezoning was approved, we note that VDOT has spent in the range of two hundred and fifty million dollars on improvements to the 29 corridor. We believe that investment more than justifies increasing the total allowable density in HTC Area C, as well as other development properties in the Berkmar extended129 Corridor. • In "Table A — Uses Table" in Section V. Code of Development — Tables and Appendices, the not to exceed total for dwelling unit ranges has been changed to equal the aggregate of the max number of dwelling units allowed for Blocks I -IX. • Block II: Increase the maximum non-residential total square footage from 58,000 to 95,000. • Block III: Decrease the minimum non-residential total square footage from 18,000 to 0 and decrease the maximum non-residential total square footage from 50,000 to 15,000; increase the maximum number of dwelling units from 10 to 40 • Block VII: Increase the maximum non-residential total from 25,000 SF to 40,000 SF; permit residential development to allow for up to 100 units. Also included in this resubmission are revisions to Table 2: Hollymead Town Center Area C Scenarios and revisions to Attachment H: Trip Generation Scenarios from the Hollymead Traffic Analysis prepared by EPR dated June 19, 2017. Table 2 was revised to represent an updated proposed 'Scenario 2" with 15,000 SF proposed for commercial office use in Block III and 100 proposed multi -family units in Block Vli. An updated "Scenario 3" at capacity build -out, represents 15,000 SF of commercial office. This updated table informed the revised "Attachment R Trip Generation -fables." In the trip generation table for Scenario 2, proposed conditions, there are 5,336 total daily trips after accounting for both the mixed use and Berkmar Extension reductions. The proposed 100 multi -family units for Block VI contribute to a lesser overall "Net New Trips Generated" than the previous proposal which accounted for an additional 55,000 SF of commercial office space. The trip generation table for Scenario 3, At Capacity, yields 5,556 'Net New Trips Generated." The At -Capacity scenario accounts for no additional multi- family units. Including residential accommodations within Block Vil could help to contribute to a mixed -use community in Hollymead Town Center. The addition of multi -family units would diversify the existing housing stock in the area and create housing opportunities for residents of varying income levels. The addition of multi -family units will add to the County's housing stock in the development areas and based on the trip generation table, would have less of an impact on the area than a maximum commercial build -out. Sincerely, Kelsey Schlein kelsey0shimg-enQineerina.com (434)227-5140 COUNTY OF ALBEMARLE Department of Community Development Division of Planning (434) 296- 5823 November 1, 2017 Justin Shimp 201 East Main Street, Suite M Charlottesville, VA 22902 401 Mcintire Road, Room 218 Charlottesville, Virginia 22902-4596 Fax (434) 972- 4035 RE: ZMA201700005 Hollymead Town Center (Area Q- Blocks 11, III, and VII Dear Mr. Justin: Staff has reviewed your resubmittal dated Oct. 16, 2017 and offers the following comments: Planning Items which have been addressed with this resubmittal are [noted with a strikethrough] Outstanding items are noted. ._. -------------- M. .....110f IN NOW -wimp. . - M-' 001 w .� ■ a 7. Please be advised that a variation approved in 2UU9 allowed 12,000 square feet to be moved from Block II to Block I such that the Maximum Non -Res Total for Block I should show 67,000 sq. ft. and Maximum No -Res Total for Block H should be 68,000 sq. ft. Please revise Table A to reflect those numbers and the date of the variation. (See Attachment.) This variation will affect your totals on Table A. Variations approved in 2009 are shown in Table A. The totals have been adjusted to account for this variation. 8. A community meeting is needed for this project prior to scheduling a public hearing with the Planning Commission. Please coordinate with the PL29 North Community Advisory Committee Chair, Mr. Steve Janes, whose email is janes2l5@yahoo.com. A list of property owners who should be notified of this meeting will be emailed with this letter. Please let me know if you need further assistance in setting up the meeting. The community meeting for this application was held on February 8, 2018 in conjunction with the Places 29 North CAC meeting at Sutherland Middle School. Neighborhood Model , there i44ay p de as aresult of the Fequested anges. More det-AAils; . 411 be p ,:,de e e the e of seq.` p of the ,. est has been .. ..,fif.r „a Zoning — Ron Higgins Proffers — Rebecca Raesdale/J.T. Newberry MA200100920 Engineerine and Water Resources - Frank Pohl No objection at this time. Entrance Corridor - Marearet Maliszewski No objection at this time. ACSA — Alex Morrison The jbllowing comments are still valid: I hereby recommend approval of both ZMA's with the following comments: • All site development plans proposing the extension of public water and/or sewer infrastructure will require a construction plan review by the ACSA. • RW SA Wastewater Capacity Certification will be required at the final site plan stage. • Prior to final site plan approval the applicant will be required to enter into a wastewater capacity agreement with the ACSA. Transportation Planner — Kevin McDermott afiaiysis wasn't held making this fnefnefafiduffi difficult te Is; the f4ur-e please stt Resolution of the following issues is still needed.: a The traffic analysis states in assumption #5 that a 25% reduction was applied to all trips to account for the Berkrnar Extensions and the in assumption #6 a 25% reduction was also applied to background traffic was for two movements to account for the Berkmar Extension. Please explain the difference in these two reductions and how the second one was applied. I see the first in the reduction in overall reduction in trips generated. • Trip distribution describes 10% of the trips as coming from the west. Are those all coming in on Timberwood Boulevard or does that include Lockwood Drive as well? • I would like to have a better explanation as to how the capacity thresholds were developed and set. The analysis says total inbound or outbound peak hour should not exceed 320 but I don't see how that number was arrived at. Were the number of trips just increased in the model until a movement went to failing or if it was already failing until it decreased to a certain level? I calculated a much higher trip generation by approximately 1000 daily trips under both the by right and the proposed. This is likely partially due to your use of LU code 932 High Turnover Sit Down Restaurant for Bojangles when it should be a Fast Food LU code 934 or 933 but it is difficult to tell without the breakdown of trips by block. Please provide a display or table showing the breakdown of trips by block to assist in the identification of impacts. • The analysis states that the roundabouts were reviewed from a cursory level to ensure adequate capacity is available. There are no statements regarding the results of that review. Please provide these. • Please provide a general evaluation of internal left turn movements and the effect of the increase trips on those to insure adequate capacity in the turn lanes or the need for turn lanes if they do not exist. • There is no trip distribution to the right in right out from Block I directly to US 29. Please explain if and how that movement might impact other movements in the corridor. Drew Draper, from EPR, had a conversation with Transportation Planner, Kevin McDermott, after receiving the above comments. Mr. Draper provided Mr. McDermott with further clarification about the data and methods used to conduct the traffic study. The traffic study was completed from a due diligence perspective and was not completed as a formal local TIA. VDOT- Adam Moore Comments from VDOT- attached Action after Receipt of Comments Please review the "Action After Receipt of Comment Letter" which is attached. After you have read this letter, please take one of the actions. Resubmittal T., e fee f r- the fiFst ,,i„..,;ff iIt you choos e to resubmit, please use the attached form. fee Of $1750 is required with your resubmittal. The 2017 Submittal and Resubmittal Schedule may be found here: ht ://www_albemarte.or u loadlima es/forms center/de artinents/Communit Develo ment/for ms/schedules/Special_Use Permit & Zoning Map_Amendment. Schedule.pdf. Notification and Advertisement Fees The zoning ordinance specifies that applicants pay for the notification costs for public hearings. Prior to scheduling a public hearing with the Planning Commission, payment of the following fees is needed: Fee schedule has been removed from this response letter. Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. Please feel free to contact me if you wish to meet or need additional information. Sincerely, Lh� 4-Ciki-6 Elaine K. Echols FAICP Chief of Long Range Planning Attachments Hollymead Town Center Area C - ZMA2017-05 Request EYictinp rircumctanr_p Block Minimum non- residential Maximum non- residential Unit Range Belongs to someone else or built sq. ft. Units built Remaining required to be built (minimum sq. ft. by block) Remaining units 1 35,000 67,000 0 67,000 0 0 0 11 35,000 58,000 0 0 0 35,000 0 111 18,000 50,000 5 - 10 0 0 18,000 5 IV 32,000 80000 15 - 30 80,000 29 0 0 V 0 0 20 - 50 0 42 0 0 VI 0 0 40 - 50 0 0 0 40 VI I 12,000 25,000 0 0 0 12,000 0 VI I I 0 75,000 0 75,000 0 0 0 IX 20,000 40,000 0 0 0 20,000 0 Total (sum of highest numbers) 152,000 395,000 140 222,000 71 85,000 45 if he could do the maximum of all 275,000 120 142,000 Real maximum Real maximum real amount available because 80K not built Of which only 53,000 can be built 53,000 133,000 49 275K minus 222K 275K minus 142K Real maximum Request from 7-31-18 ZMA Request Owner.,controls Minimum non- Maximum non- Requested Requested Belongs to Unbuilt Change Requested residential residential minimum maximum someone else or (on the surface) Block built sq. ft. 1 35,000 67,000 35,000 67,000 67,000 16,500 : ........ ........'. .......:!.......:. .. ..... ..... �..: -: -.....:.:,..:.......,....,..,.....,.... ....:::35 J.......,...-- ---....-.. X.....,.. :58' 00 ........J,. .... -000 £l I1..:> .......... ..... ............... .. ::........:: - , - .......: €I I IV 32,000 80000 0 80,000 80,000 80,000 V 0 0 0 0 0 0 VI 0 0 0 01 0 0 - . .................�'.� f100 ........................12 000............................�U f300...: ........... Vlll 0 75,000 76,0001 75,000 0 17 2,000 .... ......... ........: ........:........... . . Total (sum of highest numbers) 152,000 Block Existing Requested Units built Remaining Unit Range Range units 0 0 0 1 ................ . -; 6..:fl ..:..::......... ...:': ........: .. .:... IV 15 - 30 30 29 V 20 - 50 50 42 VI 40-501 Sol 0 Vlll 01 01 0 125,0001 413,0001 222,0001 96,5001 17,000 sq. ft. 140 but also to use the So request is really to Real maximum 40,000 sq. allow the maximum maximum is ft. in Block IX amount in each block 120 plus 17,000 sq. ft for a total of 395,000 + 17,000 = 413,000 2701 71 49 Real number of units remaining d File# R I ApPrQVsd ty tho 0oard 0 Supervisors Dad REVISED I t I CODE OF DEVELOPMENT ZMA 201700005: A REVISION TO E:�: �191111011-ZI ORIGINALLY REVISED FROM: ZMA 01=204001 (AREA C) "AT HOLLYMEAD TOWN CENTER" Note: Any changes shown in black font were approved in a previous amendment (ZMA201300004). Any changes approved under this request (ZMA201700005) will be shown in red font. RJEVISED APPLIt`A't'lt. N BOOKLET FOR CODE OF i)r;`t'Fc.OlaMENT ZDIA201700005: A REVISION TO 20130004 ZMA 01-20-2001(AREA Q "AT HO1 miNIZAD `1 MN-N C1.S1'U" Tax Map 32, Parcel 41 D (now 411,) to be desigroted a Town Carter wilt have a combination of Urban Density Residcntial, Mixed I,1se/Community Servicc and Mixed Usel regional Service land use classification. Timberwood Wcst is iznti.tOedl Sri mai ily to provide an integrated mixed -use component to the: Ilollymcad Toren Center and should be viewed as one part of a rrttch larccr mixed -use development. Timberwoad West will it im the twAve principles of the Neighborhoud Model bvib by design and by its relationship to the larger neighborhood. For Area C of the lloliymead Town Center, the fol6wing documents comprised the.Code of Development (Code): Appl%adion 3"&a The Application flan is a graphic depiction of the information sct forth in the Code and it is the Code's tables, appendices and narrative, which ti, agu ate whether a site plan is in conformity with the intent of the rexonitig. Therefore, roads. buildings, sidewalks, km&--,e:.al=.irg, grading, and utilities shown on dw Application Plen may shift as long as they remain in general accord with the Application P1in and m(-,ct requirements set forth in the Cod4:. In this regard, the Application Pl:.xa should be uu-d as an interpretation tool. Code of Deretopment — Block Et kibli The Block Exhibit delirRe-ites nine auras or blacks. These blocks are referenced in this Code's narratives, tables and appendices. It is expected teat a block's size and shiwc may be altered slightly as Area C is developed. However, it is the developer's intention to ci, v1sep this aa,ta in general accord wifit bite Block Exhibit. Code of Development — llfiarm ive The narrative sets forth the rules within which Area C sh;�I l be developed. The mrrr o e provides a general description of iml,off at building and streetscape design features that are integral to the success of Oic development. It also provides design schematics that further illustrate these general descriptions. The ApV,ication PNAi shall also be used to interpret the information contained in the tables and appe adices of the Code of Development. Crate of Development — rubles and Appendices Tables A. B, C and the ass;ss:i:r�e d apiao.a ices that are attached to this document comprise the l:a �tZucwrs within which Area C shidl be doivhq%r -L Thesc tables and appendices set forth sp,.�clflc uses, amount of uses and description ofrmmities, typical street crP53-sections, expected sirwscapc, proposed building's relationship to the street, and generally describe the architecture for the project. Note: Any changes shown in black font were approved in a previous amendment (ZMA201300004). Any changes approved under this request (ZMA201700005) will be shown in red font. 2 41� Blocks 11, 111, and V11 (shown in red outline) are affected by this zoning request (ZMA201700005) 0 Blocks 11, HI, and'%'H (shown in red outline) are affected by this zoning request (Zl%IA201700005) j IV. 92dt Of 02MIGOMMIt IM IACNIIr.>w/ti Uses, Ratio of Uses. and Amenities Table I Tire Appl� vaitoa Man ilfusttates the likely distribution of uses and the: probable: amount ui i%mm uses•' din the Area V portion of the Hollymead Town Center. 'I able A and Appendices A and B regulate the allowable uses by blu A and set the minimuin and maximum amounts of any particular use category within a given block. T.'O.le A is divide d into two major usr categarics, residential and non-residential. with minimum and maxiivum square footage s for non-residential uses and minimum and maximum numbers for residential dwelling units. As. an example:. Table A defines the types of residential uses that am p�;rnnitted by block - :Attached Single Family or Multifamily. "I'h i, Table A defines the minimum and nmimum number of residential dw,ollingnu§es with.,31 a Mock lif • S to -*.-Furthermore, Table A sets forth a minimum and maximum range of -SKS"'tq +2` msi&sitial dwelling units for the entire development. Therefore, if 5 townhouses are proposed within Block ill, i _Jheen townhouses are permitted and they are within the acceptable range for Black Ill. Fuirtlte:rmo these �9&=-rdwelling units shall count toward the minimum threshold for the entire development afmwclling units, klowevcr, if upo site plan application of the; final block, the developer has not met the minimum residential range: of-sa then the site plan for the final block will lave to providc a stiVielcm number of residential units to meet the minimum number of residential units, or the winiwarn number of residential units will need to be built elsewhere within the development. With respect to non-residential uses, Table A sets forth the minimum wid maximum amount of non-residential uses by block and for the entire development_ This caps the amount of retail uses within a given block and within Appendix A, which is referenced by Table A. delineates if particular - residential use is allowed within a specific block. Furthermore, the shaded uses within Appendix A define the uses considered to be *Wtail uses." Thus, the square footage of a shaded use in Appendix A would count toward the maximum non-residential square footage and the maximum retail square footage. The unshaded use would count only toward the maximum non-residential square footage. Finally, Appendix B defines the blocks within which specific Special Use Permits can be applied for at some point in the: future. The square footage:s for these uses, if applicable, shall be counted towards the minimum and maximums sat forth in Table A. V 1 12,000 For example in Table A. Block- 11 lists a minimum of lHHM sgtaare rcc !(,,from-: esidcntial uses. ff in a site plan for this block, the developer has proposed 25.000 squire fect of non-residential space, then the site plan would sufficiently meet the minimum amount of non-residential square rootage: required for Block W)? J11' Furthermore:, at the time of Zoning Clearatice, the square footage for a proposed retail user, for example a **roposed hordwrre store:. would be compared against the total squam footage of the other neon -residential users a titan the block and within the entiredevelopment, if the hardware store's squtf'ootage would put the total "01 " 1 `# r lib ben it would not be allowed retail square footage over flee �.�,,��,u fma�temum :coati square footage in Block iiy, and I Pa9m T A? tis�x welitt(j,( nlylic alloweda lftlee xii;i �iFWI$9 to*';i ii:'' } E �i 4 t i � +• I�ti� t,'• 411 I NIrFI`'ii maximum or the entire foot maximum, then this new user would not'N.." The intent of these minimums and maximums is to ensure that the development will establish a mixture of uses. Appendix A provides a N-s! permitted uses 1_?;: s u: is ,ird Appendix B provides a list the potential lases by Special ?earmit. Description r�„ "� 3r�e itls', and odder Important Features by Block Block I Block I will be divided into three parcels of apprwdaiatoly 1.5 acres each. Visual impacts to the Entrance Corridor will be mitigated through a variety of measurei inc lvding, the. slnir.wrt � thx niselves, plawed cartlzen mounds, and/ or a variety of selected trees and shrubs. The structure on the front site (lot one) will accommodate a casual dining restaurant with a deck overlooking the pond. Mid,A-rad retailers will utilize lots two and three. This Nismess mixture allows for better traffic flow into, and by :l Yr s2, there will he staggered peak basiness hours roducing parking and traffic congestion. The buildings hav ,,%OC t ;3iwated to offer a p1�c i- g view from Rt. 29 as the site ascends in a tiered fashion up the hill, ano. r-.�my walkways to encourage shoppers to limit vehicular traffic and enjoy the pond. By utilizing a two-story structure on lot three, the design creatively addresses the grade differential of the topography eliminating the need for unsightly barrier walls as well as providing a "downtown style" street entrance on the second floor. . The stormwater retention pond in Block I has been designed to enhance and compliment the project as an amenity. Design Schematic A provides a plan view of the potential landscaping and fountains that will be provided with the retention pond. Design Schematic B shows a stepped, stone retaining wall, a waterfall and recirculating fountains that will allow the stormwater facility to become a focal point that serves as a visually pleasing addition to both the development and to passersby. This approach to design greatly enhances the attractiveness of the project, creates an enjoyment feature for restaurant patrons and makes a statement about the commitment to creating quality projects in the county's entrance corridor. The retaining wall embodies artful stonework and a traversing sidewalk for travelers, patrons, neighbors and employees use, with convenient benches for relaxing conversation or enjoyment of the views. The vegetation surrounding the pond will be cor: plb-xYz,nviry tfr the siw, Offek ng fIimps s" into the overall project. Photo; ;,.i:., also included to illustrate bow there concepts might appear. 2 t e a i'i'li" -4ik .J . PlunylCYL i%Y 2%jyi: Jill BLOAT The buildings within Block II are designed to front on Timberwood Bouevard and turn the corner to front Access Road C. The building along Timberwood Boulevard starts with two stories and steps to a three-story building along Access Road C. This allows for the building to work with the grade while providing the appropriate mass to these two important streets. There is additional frontage available for future development of the block at the corner of Timberwood Boulevard and Access Road B. The parking lot is designed to allow the possibility of a parking deck that would accommodate this future infill development. Finally, there will be space for public art, benches, kiosks, and/or other features on all four the corner of Timberwood and Access Road C for the purpose of framing this important intersection and providing an improved pedestrian orientation. Block II Block ili proposes a multi -story building that frames the corner of Timberwood Boulel ,a-:l and Access Road C. Contained in the buildng at the comer of Timberwood Boulevard and Access Roan i ), t*1.,Fz may be an apartment building, Townhouses are proposed to front Onto Access Road D. Fins [tyl 64,1mre wilt be space for public an, benches, kiosks, and/or other features on a]i the corner of Timberwooc! and Access Road C for the purpose of framing this important intersection and providing an improved pedestrian orientation. Block IV This block is the centerpiece of the north end o *, 7!Vown Center. Buildings f on* all of the streets and surround a central plaza. The central plaza will be a ;pedestrian friendly area with benches, pavers, gardens, trees, and grassed areas with a fountain or covered gazebo type structure. The form and function of the central plaza is generally depicted in Design Schematics C and D. , Block V This block is designed to accommodate two rows of townhouses, which will front onto Timberwood Boulevard and the street behind. The parking will be internalized between the townhouses in garages and with iWitloi 1. parking to be provided on the street that form the boundary to this block. The townhouse block will provide at least one semi -private green space internal to the block for the residents of this block. weekday hews. This block is designed to accommodate four rows of townhouses, which will front on and have entrances on Grand Forks Blvd, Meeting Street and Laurel Park Lane or internal green space. The parking will be internalized between the townhouses in garages and in driveways behind the townhouses. The townhouse block will provide at least one semi -private green space internal to the block for the residents of this block including a small recreation area (Tot Lot). The green space shall sJsn ac' a_- the frontage f )A the townhouse lot parcols when not located on a public or p [iva - street. 11 I I i 4r, -3 rj ` This block proposes multi -story buildings with at least one building fronting Access Road C. The build- ings may contain residential, non-residential, and retail uses so long as the unit count for residential uses does not exceed the maximum allowable outlined in Table A and the square footage dedicated to non-resi- dential and retail uses does not exceed the maximum allowable square footage outlined in Table A. Black Vill In Bkoct VIIf, a 3 to 4-story building will defined this corner of Timberwcod Floulc and and .Access Road C. This w. rne;r will also have space foi public art., benc:hcs, kiosks, a€,d!ur other features mentioned above on the other lbree comcm This block will also have a pocket park ofapproxirrarta y 6,500 squarer fbil at the comer of TimberwoW Riwleraurd and Access Road 13. Thz prin6ple intent of The pocW park Is to add may: pr+ Quory to the developrnc t. The pocket park will also providcz. at a minimum. benches and a small tW area. K29k IN This is the first blo ok on the right upon zmering Timberwwwt Boulevard ftom Renate:: 9. The propestd buildings step up the grade with the ground floor facing towards Ttmbem-ood Boulevard and a second floor facing towards the parking lot in the. roar Ae-ektecnvrsll Graidel ryes -- Tabk B Table H sets forth Area C'% design guideline, for it_si building`s relstivn%hip to the stet by providing the building height rangcs, build -to lute ranges, and limits on a single user's footprint. Appendix C generally defines features that should be included as part of the facades orthe building within Area C. The photos and descriptions are included in Appendix C generally illustrate those features, but it is not the: developer's intent to replicate the} buildings in the photo. Building lbotprints will not be greater than fifty-five thousand (55,000) square feet and were generally will be munch smi 111cr Buildings Wnerally aura betwAhn two and four floors. Variations and offsets to the building footprint line, variations I`or building heights, uscs of materials and rooflines and materials should provide the quality, design and scale necessary to curate an aesthetically pleasing environment and provide human scale development. Primary entries to those buildings along public or private streets should font the street to the extent possible. Buildings will offer attractive and inviting pedestrian scale features, spaces and amenities. Entrances and parking lots wil] be configured to be functional and inviting with walkways conveniently tied to logical destinations. Special dmign Icaturcs such as towers, arcades, porticos, colonnades, pedestrian light fixtures, bra?%:tirds, planter walls, and ether architectural elements that define circulations ways and outdcvr spaces will anchor pedestrians -ways. The basic intent of these guidelines is to produce a consistent product reminiscent of'mid-Atlantic historic areas such as Alexandria, Georgetown and Charleston, as well as historic portions of the Charlottesville Downtown Mall as related to non-residential uses. The Master Plan recognizes and promotcs the twelve design principles identified in the Neighborhood Model with the ultimate ,goal of providing an aesthetically pleasing Town Center focusing on issues such as parking. building sire and deli , and strect layout and design. The: planned devetopancnt of'the Hollymead Towne Center will ultimately protect and preserve the county's natural, scenic and historic resources with harmony and integratiam Sh and Alloys The location of streets, aileys or access to pw* ng, areas, sidewalks and pedestrian paths are generally drown an the Application Plan. Table C provides proposed street cross -sections, sidewalks and stmetscapc design guidelines, and indicates whether individual streets are proposed as public or private. The reed layout as,;howa on the Application Plan indicates the intent of the design. Timberwood West is a ma thoroughfare in the Town Center providing external connections to Airport ]egad and Route 29. The either major thoroughfare is Access Road C (a.k.a., Ridge Rd.), which provides an eventual interconnection between the Town Center and the North Fork Research Park via Th'id, 32-41. Acc e%ss Road 8 provide access from Timherwood boulevard and Area H. 14 Streetscaoe in general, strectscape should be planted with a variety of trees, shrubs and perennials, with a drought-resistasl-t: turf grass such as turf -type tall fescue. Sbcetscape plantfiq will be irrigated. When planting strip is wider than 5 feet, larger street trees will be used, whoa it is 5 feet, mid -sized trees will be used. Boulevard islands will use ��. c:ornbination ofmid-s.kc. shrubs and ite-cs on each end of the islands and 4wp Aire ,t trz,� in the center of the islands, Streetscapes should be arpoa.l ri e, h-S they sho-uld. not compete for attention with tbe. retail function of downtow:i businesses and should focus on a high degree of pedestrian comfort. The minimum standards for streets trees shall be the following: ■ On atajor streets or boulevards, large tree species should be x:isr-O with a r,.-J ,himiurn spacing of 40 to 5(l feet. ■ On minor streets and alleys, medium tree species ; hould be used with a rain t ium spacing of 30 to 35 feet. ■ Where visible from the Entrance Corridor, ARE Guidelines will be met or exceeded. * Medians will be planted with smaller street trees and shrubs and flowers where width permits. Typical cross-section& and photos, as approved by Albemarle County for streetscapes are show on Design Schematics E, F axx 6. Planting materials will be selected from the approved planting list by Albemarle C oo-n ty Final design will be addressed in the Site Development Nan process. 15 i.k = cf n�a4.t _-EjjxcrVru--)_Pzan view rrfEk ,,—c4o and DESIGN SCHEMATIC E 16 Design Schematic F -- Conceptual cross -sections of Streetscape plantings PH �-j DESIGN SCHEMATIC F STREETSCAPE vam mmvm Ab 110 25 w 0 ors} - . . � . Vp � . � W66 r,, . v�� 10 ZSM2 Sidewalks All crosswalks will be distinguished in a brick pattern style and sidewalks in front of buildings and pedestrian walks in the plaza will be constructs ki of various masonry materials, brick pavers, brick impressed concrete stained, stone pavers or impressed' olicrete to simulate stone. Access ways or walks around water features (water quality ponds) may be asphalt. Sidewalks should be smooth poured -in -place concrete that will not distract pedestrians. Specific areas or crosswalks should use enhanced paving utilizing various patterns. Light poles with banner brackets should be used to announce special events and promotions, Whi& hcln with retail sales and the project will use full -cutoff fixtures. The sidewalk design in the commercial areas shall include three distinct sidewalk zones; The first zone closest to the curb, is the "utiljty zone" and contains most of the streetscape appurtenances: streetlights, trees, tree grates, benches, and handicapped ramps. The area also may contain raised planter, drinking fountains, parking meters, bicycle racks and parking signs. The second zone is the "ihru way zone." This portion of the sidewalk is typically devoted to steady walking �i nd many vary in width. The third zone is the "browsing zone." IN, is the two-to-th c foot area za,)[it next to the storefronts and is generally outside of the right-of-way. The sidewalk design for the residential :stun will be five feet wide. Transit Bus stops will be designated r,t various key intersections or at larger ?, r ig r tots that may 'a!, o serve; as a park and ride lot. Definition of Others application Plan Issues Grading Topography at five (5) foot contour intervals and proposed grading arc indicated crt the Application Plan. The proposed grading as illustrated on the Application Plan ties into the proposed overall grading for the Town Center as illustrated on the Town Center Master Plan as well as the non -Town Center properties to the north. While not insignificant, site grading is minimized by accommodating grade changes through building design and placement. Site Plannina that Respects Terrain Given the extensive rolling topography a great dual of emphasis has been put on the grade and alignment of the roads, The stair stepping of the building footprints is to provide a walk -able environment and good assess to the front and rear of the buildings. Inter -building relationships combined with required grades for roads and parking lots determine the requirements necessary for the site design. Both stormwater management basins were located in rat nT dra?nag;. courses to again make use of the existing topography. The Storm #Ater Management Stormwater management will be accomplished with the construction of Stormwater basins and water quality swales. Tit:: basins are generally located on the Application Plan and have been sited in accordance with the County's Comprehensive Plan and the Hollymead Town Center Master Plan. The design provided to the County demonstrates that the facility will be designed to meet the county's detention and water quality requirements for this portion of. the Hollymead Town Center. 20 The regional basin in Block I will serve the aromas east of Access Road C (Blocks I, II, VII, VIII and IX) and a northern portion of Area B. The regional stormwater basin proposed on the Abingdon Place property, TMP 32- 46, will serve Blocks III, IV, V and '%'1. The Abingdon Place basin will also accommodate stormwater n�quirements for the Airport Road improvements by VDOT, Laurel Hill Baptist Church, the Regional Post Office Distribution Center, the V--,-"i.ight property (TMP 32-41 E) and a portion of Abingdon Place. Water quality swales are proposed either within or along the lower edges of various parking lots in Blocks I, II, III, VI, VII, VIII and IX. These water quality swales will reduce the amount of uncontrolled and untreated runoff before it enters the water quality ponds. This will provide a higher degree of water quality treatment and increase the infiltration of rainfall into the ground. Internal parking lot landscape treatments also help to cool surface Water during summer months creating a better environmental balance to the body of water in the pond. Two locations of water quality swales are noted for their importance. These locations are the areas between townhouses and large surface parking lots. Special importance should be given to locating water quality swales at the edges of these parking lots to reduce the visual impacts of the parking lots on the residents of the Water and Sanitary Sewer Schematic layouts of the utilities are sho xv vu the plan a ith the final location to be determined by ACSA during their review p' )cress. Service. Delivery and Storane Areas For service, delivery, storage and disposal area, the following standards will be applied where feasible: • Outdoor storage, trash collection and loading areas will be baffled with walls, screened, recessed or enclosed so as not to be clearly visible from adjoining neighborhoods or pedestrian ways or customer entrances. Screening materials will be complementary to primary structures. Locate loading docks and service areas a minimum of 20 feet fro -Ai r y public street and in z-:-z4u of lav, visibility. • Combine loading and service areas between multiple sites when feasible arms screen from pubbc view fc, 1;T, &ci tv 1) 1;; as appropriate. i Clearly identify service entrances with signs to discourage the use of train entrances for deliveries. Parkina In general, the required amount of parking will mostly be supplied within each block, however the overall parking will be provided in line with the PD-SC parking standards of 4.5 spaces per 1,000 gross leaseable floor area. Furthermore, the PD-SC standard shall be applied to all blocks within Area C of the Town Center, except for Block V where the residential standard. of 2.25 spaces per unit shall apply. Portions of Blocks III mW VV may incorporate some shared parking between the business uses and .residential uses. Within the• parking iwca3 the following landscaping standards shall apply: • Large Deciduous Trees at the center and end of parking islands q Larger internal islands will serve as supplemental bio-filters • Inter -spaced with mid -sized and ornamental trees. ., Perimeter evergreen shrubs and mid -sized trees surround parking lots. • Interior tree counts for, parkir g lots shalt nrcut or exceed the 1 tree for every 10 spaccs requirement. Relaaation of Parkina In the Application Plan, a majority of the parking lots are screened from the major streets by buildings. Where it is impossible to relegate isle parking With building, the plan will us, - -a contbineitioii of landsaping; street 21 walls, and other mutually agreeable devices to reduce the visibility of the parking lots Ii ojrti tbe. major streets_ The major streets are defined as Ti'w3)�;F,wood Boulevard', !access Road C, and Access Road D. Where feasible, these techniques should be applied tj Access Road B ami tic drtwe aisles within the parking lots themselves. RedeveloRment Redevelopment has been considered for Area C. There are parking areas that are suitable for future parking structures or additional areas for building ill. Specifically, Block II, BIME and Block IX are designed in a manner to accommodate parking structures and permit additional redevelopment of the site. Uffently the site is designed to provide a FIR of .35. Clem° l -pvndaries wit) Rural Areas There are no rural areas as designated in the Comprehensive Plan adjoining the boundaries of this property. Although some of the existing zoning of the adjoining properties is still shown as rural (RA) uses, they are intended for future commercial uses. We have requested a series of waivers to allow for the overall grading and clearing, road construction to adjoining properties and adjust building and parking lot setbacks vs shown on the application plan. 22 r. 1 S"Ap,-,,e0K A Obrk IN SOW Appendix A Voclk IV See Appendix A 6� ik N Om fzu s" SeeAppea& A Ofth IX See Appwwft A fr 7 Note: Changes props Note: Changes apprc Table 8 -- Arehart rtwW Standards ARCHITECTURAL STANDARDS TABLE M Mire! Max Build -to- nW AK WVt pi8te for a Refwewex to "t yWcal Suilding Numbw of a s4irlgle trial Slevolions and Importard FeaWre6 j �tVr6ec (See Aupn C) a MOO I � 1-3 0-10 from of sidewalk � No limil Regional Sefvice Dstr et Style Filcx<9c It 2-4 0-10 from edge of sidewalk No limit Mixed i 1sel Community Service Chitrict Style fUlixeri Use/ Community SetvJce District Bf� 3t lti 0-10 from edge of sidewalk in Mixsd-Use 2-5 Areas. 0-20 from ab`�'- s of sidewalk in � 20,000 Style Rus dental areas - Bbwk 1V 0-10 from edge of sidewalk in Mixed -Use s 2-5 Areas. 0.20 from edge of sidewalk in Not Applicable Urban ResideNial Style Residential areas Blhck V 0-10 from edgo of sidewalk in Mixed -Use 2-4 Areas. 0-20 frorn edge of sidewalk in Not Applicable Urban Resident#al Style Reskllrnlial areas. stock VI 0-10 from edge of sidewalk% 2-4 Green Spam shall sefve as frontage for the Not App4cable *Urban Residential Style residential units Block V11 2 A 0-10 from edge of sidewalk 35.000 Mixed UW Community Service District Style in Mixed -Use Areas, 0-20 from edge of k in ResidgUlial** SWO VIP 2-5 0-10 from edge of sid=,c is 36.000 Mixed %leaf Community Service District Style Block IX 2-4 0-10 from edge of sidewalk 40.000 Regional SuMes District Style Wirdmum stories and bu6td to lines do not aouiv to buildinas an the ArmGcation plan that we labeled/ sham below these standards **setbacks shall apply to construction of first building fronting on Access Road C, setbacks may be adjusted for subsequent construc- tion 24 Table C - Intended Street Criteria DEVELOPMENT STANDARDS -(TABLE C) l INTENDED ROAD CROSS-SECTION AND STREMCAPE TABLE Typical Street Section Right of- Curb -to- Total Lane Bike On -street Median Sidewalk widths For way width curb width number of Widths Lanes barking lanes Timberwood - between Route 29 and list 80, 56 5 111-12 foot No No 7.5 1 5 intersection - - i lrriberwood - between 1st intersection and 80, 44 2-4 11-12 font i Yes Kc ) 10 10 Ridge Road — I i Timberwood- between Ridge Road and Airport Road 70' ` 48 Z ' c 2. °r C'. i :, `des ` No 5 T 60' 1 40 i 1-12 foot �3ci -' - sonic No - -., ; (a Access Road B Access Road C 80, 50 2-4 1 t-12 foot Yes Yes No 10 45 I 2 11-12 foot Yes Yes No 5 to 10 , ©rive aisles in .-ommercialareas - 24 2 ; t2foott No No__..I 5 25 F R AppendixA — � �aui,7.ifed t laves � By . 3a'?'(.A m C C 'Fne square footaqes for at; uses share � C vi fhrs table shell mint towards the rote 7on-resldenhaf maximum square footage NmiM sat forth irF theCode dQ Developmenrs Table A -- "Uses Table' X .t D w3 0 .j . � � � > 5 � = Pero#teed uses by blockm Y a � a 0 � to m Administrative, rrofessio:nal off3c,=s. X X X X X X X AUtomobile launM48. X — Hst#prteabfile, truc;c reps swiisw station, excluding boo snap. - ...._...._......_....._....._....._._..._ - Ahfjquo9 gift, jevvciry, no4oh and X X X X X X Craft 0" Barber, beauty shops. X X X X X X - --- Builditxg materials mks: M ........ -........... ....... .... Churches, cemeteries X X X X Clothing, apparel and shoe shops. X X X X CLubs,.todgeS, civic,'&& rrial X X X patriotic (reference 5-1.2). Conmienm stores. X X X X X X X X X sites, ghgsnnapr. X X X X X Eating establishment; fast food X X X X restaurants. Educational, technical and trod X X X X X X schools. Farmers' market (reference 5.1.36). X . A�,"p ass - Clothing MW „ ' �/y�p �ryqq �ppy,�� may[• Financial institutions. X X X X X X extinguisher and securii products, sales and service. Fire and rescue squad station (reference 5.1.09). 26 E 'The square tootages for all usi+s aNded � o O i in this table shall imot towards the retail'`- � � C nonaesldentlat im�ximura squaro faalaya 'C U p p }' p lritrrts sat forth in the Code Development's ToWeA - 10ses Tabla". O ..J J Q � � �, = Permitted u:�es by trlrx: m m m 0 }" > V V U O Q Cd m i m xx x x x x x x x ;' 8 c�ry�wine. «� Funeral homes. X X X , X X X — - — Health spas. X X x e " �tu�in,®ss aces sub► X X X l CVing r�ir anfl. a�r.�e�atatic� s�rv Hotels, motels and inns. x X X r _ ^Indoor x x x x athletic facilities. X Light warehousing. X x Laundries, dry cleaners. x X x x !:- Laundromat (provided that a tte:dant shall be on duty at all hours X X j� during operation). _~Libraries, Ij museums. X ' W.h*"-m s>od Medical center, X X . !iinfuiax Gpl;iidi�� tw3r:lu:r •.,chicle salcs. scr'�t�`=" Musical X X X x X X Now r.mmirnalivo rant sari 27 a �a 'The square footages for all users shaded •"• ^• IL C ' to th►s table shaft count towards the reta 3 non rasidsntial r►rex)murn square footage limits set Furth in ther.0de 0J Developments Table A -- "Uses T,able'. . -J O fl j } .Permuted uses by block M �C 0 o Y 0 #J Q © to m m m � Newsstands, nlag&dnes, pipe and X X X X X X tobacco shop Newspaper publishing. Nurseries, day care centers (referenceX X 5.1.06). Public uses and buildings X .R'Lmll numer➢es and greenhouses. Office and business machines sales X X X X X and Service. Optical goods sages X X X X X X Professional offices, including X X X X X X medical, dental and optical. PhotgOMphic goods sales X X X X X X sporung goods sales X X X X Sale of major mmztiont [ ocluiptnett and vehicles. ------- .. - ............. __.... . Tailor, seamstress. X X X X X X Temporary construction uses X X X X X X X X (reference Temporary nonresidential mobile X X X X X X X X homes (reference 5.8). Vfs-, l and ttut Q eppiianM Sales X X X X X X Wayside stands - vegetables an agricultural produce (reference X X X X 5.1.19). ...... .... -...... ---- __.. -.__.....__-._­ .._..._.._.__._..... _.. Wholesale Distribution 28 I: I t Appendix B— Potential Special Permit Use By Block Appendix, 0 — Poiential Spocfaf n-)6rmits BLOCK I BLOCK 11 BLOCK IIIBI(,X,'K IV ILOCK V DLO CK VI BLOCK VII BLOCK VIIIBLOCK IX arki1q, luld Parkin- X X X X X X 1 X X rrdofo," II Mmliwl X irichull%� but :10T liriltl.,d to E II IUMAVOWI?, X X t I X X X �Ontorq, ,vimio%v,i (y, X X X X jumfiRE'M ..... In. Fuld X X X U cevoll X X X I X X -- - ---------- - reference .0). )utdoor X Mphitheatre, I 'onvent' ton X 29 A ppendkv C — Genewl Architectural Guidelines GENERAL CHARACTER OFDEVELOPMENT. The Hollymead Town Center's ultimate goal is to recognize and promote the twelve design principles identified in the Neighborhood Model and apply them to the "Master Plan." With this in mind the basic intent is to create a development with historic charm reminiscent of portions of Charlottesville's Downtown Mall, and/or Georgetown, Charleston and Alexandria. Design characteristics, pedestrian safety and comfort, aesthetic architectural detail, building size and proportion, relegated parking, landscaping, sidewalks, street layout, water features and walking paths contribute to the overall comprehensive approach used to make this an ultimate urban development that utilizes classic and traditional architecture. Finally, the plan aims to be appealing from the vantage point of the pedestrians. in general, masonry (brick and stone) will be the primary material for Blocks 1, 2, 8, and 9. Stucco is generally not an acceptable primary material for Blocks 1, 2, 8, and 9, but may be used as an accent material in those blocks. In the remaining Blocks, it is recommended that stucco be limited tea iFt, i. ss rin accent material and to create diversity. REGIONAL SERVICE DISTRICT STYLE Most buildings in this area will be one to two stones and will have mansard/parapet v„all: that provide screening for mechanical systems on flat roofs. Buildings within this district will be similar to or comparable with other lower story structures keeping contextual similarity within the Hollymead Town Center by using complimentary materials and architectural design. Variations will be expressed from building to building and at times from door to floor by using different sized windows, setbacks, arcades and variations in the rooflines and facade treatments; however, an overall coordination of building designs will be achieved. more than two changes of facade materials would seldom be appropriate. MIXED USEICOMMUNIT.YSERVICE .DISTRICT STYLE Buildings within this area will respect the style throughout the development but will )c two to four stories. The use of mansard/parapet walls on a different scale will again nncti:ha slcul systems where :necessary and will focus on aesthetic appeal of the overall development. The buildings will look more urban and vary between the various store/office fronts. This may be done through differing uses of materials, colors, window styles, rooflines and entrances. Note: more than two changes of facade materials would seldom be appropriate. The sidewalks in these areas will be pedestrian friendly by width and finish. URK-1: .i RYTRdC.TS:7"i LU This area will largely consist of single-family attached homes will be to three kocries with attached garages. Residential facades will be stepped two to four feet from unit to imi to create an individual identity of the unit thro masked in a block. This will provide for distinctive architectural features from unit to unit to allow a Georgetown style townhouse. Exteriors will again use hard materials that may vary from brick to stone, stucco or siding (not vinyl) Front stoops for each unit as well as on street parking in these locations will provide for ease of access n nnir ln. vi;l :t=:s f ;sl la;h accc..i:ses the private garage. Rooflines for these units will be more traditional and in keeping with a more typical residential hip or gable style roof. 30 I vlcw a.od ti6t."40s folk!4-`dTm' are inletideld to ilijiqtratt tilif b"i U&Addk� $ � r. CODE OF DEVELOPMENT FOR ZMA 01.20 (AREA C).................. ...... _..................... I REVISED AUGUST 6, 2014 ZMA 201300004............................................................. 2 REVISED SEPTEMBER 18, 2014 ZMA201300004.....................................................2 "TIMBERWOOD WEST AT HOLLYMEAD TOWN CENTER".......................................2 I. In#rod u rtioll......................... ............................. ____ .......... ...... ............ ,._.... x....,.,,........... 2 ApplicationPlan ................................................... ...................... _............................................. 2 Code of Development— Block Exhibit.............................................................................. 2 Code of Development — Narrative....................................................... ............... ,............ .......... 2 Code of Development — Tables and Appendices ................................. .............................. 2 Exis-ting Proffers......................................................................................................................... 2 H. Application Plan................................................................ ............................................. 3 III. Block Exhibit..................................................................................................................... 3 IV. Code of Development — Narrative................................................................................... 5 Uses, Ratio of Uses, and Amenities— Table A................................................................ .......... 5 Description of Amenities and other Important Features hY Telo. k, ,.:..,...................................... 6 BlockI ..................... ............................................................................................................... 6 Design Schematic A — Plan View of Block .I Pond............................................................ 7 Design Schematic B — Perspective View of Block I Pond ................................................. 8 BlockII.................................................................................................,................................ 11 BlockTil............................................................................................................................... l I BlockIV .............. ........................................................ ................................................ .,........ 11 BlockV.............................................................................................................................. 11 BlockVI .................................................... ............................ ............ ,... .............. .................. 11 BlockV! I............................................................................................................................. 14 Design Schematic C — Conceptual Plan View P=1 o! thc, Central Plaza ............................ 12 Design Schematic D -- Conceptual flan View #2 of the Coutral T'hi/a............................ 13 BlockV III ............................................................................................................................ 14 BlockIX................................................................................................................................ 14 Architectural Guidelines --'fable B...............................,......................................................... 14 Transportation and Mobility — Table C.................................................................................... 14 Streetsand Alleys.........................................,...,...........................,.................................... 14 Streetscape........................................................................................................................... 15 Design Schematic E- Conceptual Plan View of Streetscape and Parking lot plantings .. 16 Design Schematic F — Conceptual cross -sections of Streetscape plantings ..................... 17 Design Schematic H -- Conceptual Photos of Streetscape................................................ 19 Sidewalks........................................................................................................................... 20 Transit................................................................................................................................... 20 Parkand Ride..........................................I ............................................................................ 20 Definition of Others Applicatior. Plan Issues.................................,......................................... 20 Oracling.............. ..........................................,........................................................... ........ 20 Site Pha-fining, that Respects Terrain...................................................................................... 20 36 Water and Sanitary Sewer ... ....................................................... ..................... .........,.......... 21 Service, Delivery and Storage Areas.................................................................................... 21 Parking......................................................... .................... ................... .............. ................ .. 21 Relegationof Parking...................................................................................................... 21 Redevelopment.................................................................................................................... 22 Clear Boundaries with Rural Areas................................................................................... 22 V. Code of Development— Tables and Appendices ...................Error► Bookmark not defined. Table A — Uses......................................................................,....Error! Bookmark not defined. Table B — Architectural StandardsTable C — Intended Street Criteria....— .............................. 24 Table C - Intended Street Criteria........................................................................................ 25 Appendix. A — Permitted Uses By Block.................................................................................. 26 Appendix B— Potential Special Permit Use By Block ...... ...... -.............................. ................. 29 Appendix C- General Architectural Guidelines...................................................................... 29 NkstingProffers ........................................ ...............................................31-34 37 Attachment H: Trip Generation Tables Scenario # 1 Description By -Right (Blocks I - Description/ITE Code Units Expected Units Total Generated Trips Total Distribution of Generated Trips Daily AM Hour PM Hour M In AM Out Pass -By PM In PM Out Pass -By Resd. Condo/Townhouse 230 DU 123.0 715 54 64 9 45 0 43 21 0 Hotel310 Rooms 189.0 1,544 100 113 59 41 0 58 56 0 General Office 710 KSF 62.0 684 97 92 85 [98 12 0 16 77 0 Single Tenant Office Bldg 715 KSF 62.0 722 112 108 99 12 0 16 92 0 Specialty Retail Center 826 KSF 30.0 1,330 205 81 1 107 1 0 36 46 0 High Turnover/Sit Down Rest 932 KSF 10.0 1,272 1 108 i 99 34 1 28 1 46 34 22 42 Subtotal (net trips) 6,266 676 557 385 244 46 202 313 42 Mixed Use Reduction 1 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% Berkmar Extension Reduction 25.0% 25.0% 25.0% 25.0% 25.0% 25.0% 25.0% 25.0% 25.0% Total Generated Trips Total Distribution of Generated Trips Daily AM Hour PM Hour AM In AM Out Pass -By I PM In PM Out Pass -By Scenario # 2 Description Proposed (Blocks I - IX) Description/ITE Code Units Expected Units Total Generated Trips Total Distribution of Generated Trips Daily AM Hour PM Hour AM In AM Out Pass -By PM In PM Out Pass -By Resd. Condo/Townhouse 230 DU 155.0 901 68 81 12 57 0 54 27 0 Hotel310 Rooms 369.0 3,015 196 221 115 80 0 113 108 0 General Office 710 KSF 127.5 53.5 _43--30 --&69 -i& 0 0 Single Tenant Office Bldg 715 K5F 27.5 fir _}}37 -06- �� 0 � 30 0 Specialty Retail Center 826 KSF 30.0 1,330 205 81 11 98 1 107 0 36 46 0 High Turnover/Sit Down Rest 932 KSF 10.0 1,272 108 99 34 1 28 46 34 22 42 Multi -Family Housing (Mid -Rise) DU 100 Subtotal (net trips) Mixed Use Reduction (%) Berkmar Extension Reduction 543 32 41 9 1 23 1 1 25 1 16 F54- �r5`r -dig- M2- 46 P6� 42 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0% 25.0% 25.0% 25.0% 25.0% 25.0% 25.0% 25.0% 25.0% 25.0% Total Generated Trips Total Distribution of Generated Trips Daily AM Hour PM Hour AM In AM Out Pass -By I PM In PM Out Pass -By Scenario # 3 Description At Capacity (Blocks I - IX) Description/ITE Code Units Expected Units enerated Trips AM Hour PM Hour Total Distribution of Generated Trips AM In AM Out Pass -By PM In PM Out Pass -By Resd. Condo/Townhouse 230 DU 155.0 L2,361 68 81 12 57 0 54 27 0 Hotel310 Rooms 289.0 153 173 90 63 0 88 85 0 General Office 710 KSF 62.5 ws 0 0 Single Tenant Office Bldg 715 KSF 62.5 68:5 -Ar 4i9- 0 0 Specialty Retail Center 826 KSF 30.0 1,330 205 81 98 107 0 36 46 0 High Turnover/Sit Down Rest 932 KSF 16.0 1 2,034 1 173 158 54 1 44 1 74 54 1 36 68 Subtotal (net trips) Mixed Use Reduction (%) Berkmar Extension Reduction 5.0% 5.0% 5.0% 25.0% 1 25.0% 1 25.0% Total Generated Trips Daily AM Hour I PM Hour 74 68 5.0% 5.0% 5.0% 1 5.0% 1 5.0% 1 5.0% 25.0% 25.0% 25.0% 25.0% 25.0% 25.0% Total Distribution of Generated Trips I AM In I AM Out I Pass -By I PM In I PM Out Pass -By EPIC EPR, P,C. "ENGINEERING & PLANNING RESOURCES" 637 BERKMAR CIRCLE, CHARLOTTESVILLE, VA 22901 The intersections at Timberwood Boulevard and Town Center Drive have available capacity above the thresholds identified, but are limited by constraints at Airport Road / Proffit Road. To avoid potentially triggering substantial impacts, the total inbound or outbound AM or PM threshold should not exceed —320 trips after reductions are applied as noted. To note, this number includes the by -right trips, plus any addition over the approved land uses. 5. Scenarios Now that the number of new trips that can be accommodated by the Route 29 intersections is known, development scenarios can be assessed, beginning with the by -right scenario. Each scenario will consist of various combinations and permutations that generate trip estimates that can be compared against the thresholds. Table 2 summarizes three (3) development scenarios by block. An illustration of the blocks in Area C is provided as an Attachment. Table 2: Hollymead Town Center Area C Scenarios BLOCK SCENARIO 1 SCENARIO 2 SCENARIO 3 (By -Right) (Proposed) (At Capacity) 3,516 SF Bojangles 3,516 SF Bojangles 3,516 SF Bojangles Hotel (86 rooms) Hotel (86 rooms) Hotel (86 rooms) 13,750 SF Commercial Office 40,000 SF Commercial Office 40,000 SF Commercial Office II 58,000 SF Commercial Office Hotel (180 rooms) Hotel (100 rooms) 6,000 SF Restaurant 30,000 SF Commercial Office 69,086 SF Assisted Living 69,086 SF Assisted Living 69,086 SF Assisted Living III 27,375 SF Commercial Office 15 OOO�5SF Commercial Office 5 000*7,33rrSF Commercial Office 8 MF Condo Units 40TH Units 40 MFTH IV 29 TH Units 29 TH Units 29 TH Units V 42 TH Units 42 TH Units 42 TH Units VI 44TH Units 44TH Units 44TH Units VII 25,000 SF Commercial Office 'UoMU'40,000 SF Commercial Office VIII Hotel (103 rooms) Hotel (103 rooms) Hotel (103 rooms) IX 40,000 SF Retail & Restaurants 40,000 SF Retail & Restaurants 40,000 SF Retail & Restaurants Note: Bojangles and the assisted living facility are complete and operating; therefore, assumed as part of background traffic. Project trip estimates were developed using rates published in the Institute of Transportation Engineers' Trip Generation Manual, 9th Edition. The land uses were aggregated into the following land use categories for estimation purposes: • Residential Condo / Townhouse (code 320) • Hotel (code 310) • General Office (code 710) • Single Tenant Office (code 715) • Specialty Retail Center (code 826) • High Turnover / Sit Down Restaurant (code 932) Mid -Rise Multi -Family Housing (code 221) The individual trip generation tables by scenario are provided as an Attachment. Table 3 summarizes the net new trips generated by each scenario that will be distributed through the network, after mixed use and Berkmar Extension reductions. The purpose is to assess potential impacts to the Route 29 intersections. The additional trips over by -right for Scenarios #2 and #3 are also indicated in Table 3.