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Home My WebLink AboutZMA201800003 Review Comments Zoning Map Amendment 2018-08-06COUNTY OFALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 August 6, 2018 Rush Otis Habitat for Humanity 919 W. Main Street Charlottesville, VA 22903 RE: ZMA2018-003 Southwood Ms. Otis: Fax (434) 972-4176 Staff has reviewed your resubmittal for a zoning map amendment (ZMA) for the Southwood redevelopment. We have a number of questions and comments which we believe should be considered before your ZMA moves forward to the Planning Commission. We would be glad to meet with you to discuss these issues. Our comments are provided below: Amending portion of ZMA200500017 Biscuit Run included on TMP 90A1-1 E: Previous comments regarding the amendment of the Biscuit Run NMD were acknowledged by the applicant and they have indicated that a proffer statement will be submitted. This statement will be reviewed and comments may be given when it is submitted. According to Section 33.2.b.1(a) and (b), signatures of other property owners are not required but written notice shall be required to other property owners subject to the same proffers within the Biscuit Run planned development. This will be completed by County staff. General Application Comments: 1. A work session with the Planning Commission and the Board of Supervisors will take place on August 7th. After this work session, additional comments may be provided based on the feedback received. 2. Affordable Housing: for this first phase a commitment needs to be made that 15% will be affordable to meet the policy. There is a scenario in which less than 15% will be provided. The worksession with the Planning Commission and the Board may provide additional guidance. 3. The term "transect" is a specific planning term that describes how development occurs over a large area and not just one development. It is recommended that the COD be revised to state the areas as "character area 1-5 (C1, C2, etc) so as not to provide confusion. Also, the way that the transects are proposed (1-5) regarding density and level of development is the opposite of how the terms are described/used around the country- T-1 is the least dense area and increasing in density/level of development as the number gets to 5-6. httD://www.doz.com/Initiatives/Transect Application Plan/Code of Development: Code of Development: Planning/Zoning (Megan Nedostup; Rebecca Ragsdale): 1. Note that items under the Neigborhood Model analysis (below) that are bolded should be addressed in the COD. 2. Page 17 of the COD ("Consistency with the Comprehensive Plan") says that UDR allows up to 35 du/acre, while the actual limit is 34 du/acre. 3. Page 18-19-Affordable Housing- Additional narrative, examples, and detail has been provided to outline the overall goals and approach, which is helpful. Following input from the Board and Planning Commission in their August 7 work session, a regulatory table must be added that establishes the minimum number of affordable units required by block. The narrative is confusing as to what the minimum will be for each block. Typically, affordable housing commitments have been 2-fold for for -sale units where the income of the qualified purchaser and sale price are reviewed by the Housing Director. For rental units, the Housing Director has provided maximum rental rates. 4. Page 21-Carriage units: Previous comment has been partially addressed. If carriage houses will not count towards density and be considered accessory units, typically there is a standard, either percentage (35%-50% gfa of the primary dwelling) or max sq. ft. that limits their size. 5. Page 21: Please list these two uses separately so there is no confusion. Home occupation class A's are not allowed in accessory structures. Also, delete sheds as a use. Sheds are covered by the accessory uses and buildings category. a. Accessory uses and buildings including storage buildings b. Home occupation, Class A, where the district includes residential uses 6. Page 21-Daily vehicle trip count limit -Enforceable standards (How, what, who?) must be established in the code of development so it is clear how the 5,000 vtpd regulation is to be administered during site plan, subdivision, and zoning clearance reviews. 7. Page 22-Move Home Occupation Class A and Class B to the residential chart on Page 21. 8. Page 22 and Non -Residential Uses by Block: Based on RLUIPA and the uses allowed in this COD, it would not be permitted to totally exclude religious assembly. RLUIPA states that religious uses cannot be treated differently than secular institutional uses (e.g. a school compared to a church). They must be treated on equal terms. RLUIPA does allow for a zoning district to completely exclude religious uses, as long as they are allowed somewhere in the jurisdiction and do not have unreasonable burdens. However, if a zoning district allows for other institutional uses, such as schools or clubs and lodges, it must also allow for religious uses. Religious uses do not only include churches; they may also include rooms used for meetings, soup kitchens, religious gatherings in homes, and schools with both religious and secular uses. Considering that the COD allows for private schools, clubs and lodges, event halls and community centers, it would seem that religious uses should be allowed as well. The COD could restrict institutional uses to certain areas, as long as all institutional uses were treated equally. 9. Page 23-Parking (Rebecca)- I have no objection to the modification request. The parking space location table must be revised/simplified so it is easier to read and administer. Also, the requirement that parking must be located within a 200' radius must be added as a note to the regulatory table, not included in the narrative. I recommend that the 200' radius be measured from the building, not the lot. Also, previous comments that safe pedestrian access (paths, sidewalks) be provided from parking to the use have not been included. 10. Page 23 Parking- What is public way? Do you mean right of way? When not adjacent to building, but adjacent to residential areas, parking should be screened as well. Will the screening requirement be per the existing ordinance? Or what will the requirement be? 11. Page 27-Tree Preservation Area -This must also be added to the Application Plan. Clearly show, to -scale, on the application plan where the tree preservation area is located. The code of development must specify standards for this area. Where is the 30' measured from? Is this supposed to be an undisturbed buffer area? Can it be disturbed and replanted? What are the planting standards? 12. Page 28- the title has been fixed, however the description says "units facing", not "lots facing". 13. Page 31- The Comprehensive Plan and discussions concerning the size of the center have been centered/recommended that the center in Southwood be a Neighborhood Service Center. The regulations proposed for T-1 especially, and also T-2 provide for a much larger center than just Neighborhood Service. While the Southern and Western neighborhoods do not have a table describing the centers, Places29 Master Plan does and Southwood should follow those recommendations. See attached table. The maximum building height recommended is 3 stories and a single footprint of 15,OOOsf. What is proposed is way above these recommendations, and is more in line with a "Destination Center" which has not been the understanding, and what has been heard from the residents thus far. It is recommended that T-1 and T-2 be revised to fit with a Neighborhood Service designation. 14. Page 31- Footnote E is not clear on what the design would be. An illustration should be provided to show what is intended. 15. Page 31- Stepbacks should be provided after the 3rd story in T-1. In addition, 5 feet is not a sufficient stepback to provide variation/breaks along the street. Five feet would not be noticeable to a pedestrian. It is recommended that the stepback be set at 15' which is consistent with the zoning ordinance and also is being recommended for Rio29 Small Area plan. 16. Page 31- Maximum front setbacks should be provided for T-4 and T-5 in order to be in line with the Neighborhood Model. 17. Page 30- More specificity needs to be given for regulated parking. Does this mean to the side and rear of buildings/units? 18. Page 29-32-Setbacks, Height and other lot regulations- The standards must be enforceable and they cannot be modified without a special exception approved by the Board of Supervisors. Notes C and D need to be removed. Note E will need to be clarified, perhaps with an illustration on how this would be developed. "Side Corner" is not a term in the ordinance, a corner lot has two front and two sides according to the zoning ordinance. Please clarify the intent for how corner lots would be treated (side setback applying to one of the fronts?) Following the work session on August 7, staff will provide more detailed comments on necessary revisions to this section of the code of development or if it should be removed and a more simplified table added back. If page 30 remains, it will need revision to include regulatory language to define what is expected for the street edge, etc. Examples can be provided by staff. Application Plan 1. Previous comment: Sheet A1.01 and A1.02-To simplify the plan set and to address ordinance requirements, consolidate these sheets.Typically the tax map parcel number, zoning, and use of adjacent parcels are labeled on the regional context or existing conditions sheets. When addressing this comment, please be sure to include the following: • If the project is to amend an existing planned development district and the proposed amendment would affect less area than the entire district, the applicant shall submit a map showing the entire existing planned development district and identifying any area to be added to or deleted from the district, or identifying the area to which the amended application plan, code of development, proffers or any special use permit or special exception would apply. 2. Sheet A2.01-Emergency Access -What are the minimum standards for the secondary emergency access? Add a note that specifies the standard, or a note as determined by the Fire Marshal. Transportation (Adam Moore (VDOT): Comments forthcoming Fire/Rescue (Shawn Maddox): 1. I don't quite understand the one way streets widening to 20' at 150' increments. If the primary access to a structure is on the one way road then the entire length of the road must meet the 20' requirement unless previously discussed allowances are made. 2. Thank you for addressing the second entrance/exit. Fire Rescue will work with the applicant during the road plan/site plan process to meet the intent of the codes and the project. Engineering (Frank Pohl): 1. Provide conceptual locations of stormwater facilities. Facilities must not be located within stream buffers, steep slopes, or floodplain limits. 2. Floodplain Study must be submitted to FEMA to modify floodplain mapping. Modeling does not appear to be calibrated with FEMA mapping. If grading (i.e. for trails) is expected to occur within the limits of the floodplain, the regulated floodway must also need be determined because grading is not allowed within the floodway, but is allowed within the floodplain fringe. The regulated floodway does not appear to be shown on the 100 YR FLOOD MAP", even though it is included in the legend. This can be done as part of the VSMP permitting process and is not required for the ZMA application. Proffers: 1. A proffer for the greenway trail should be offered. Staff will provide standard language for modification/discussion. Planning Planning staff's comments are organized as follows: • How the proposal relates to the Comprehensive Plan • The Neighborhood Model analysis • Additional comments from reviewers (See attached) Comprehensive Plan. Comments on how your project conforms to the Comprehensive Plan will be provided to the Planning Commission and Board of Supervisors as part of the staff report that will be prepared for a work session or public hearing. These parcels are within the Southern and Western Neighborhood Master Plan and are designated as Urban Density Residential (residential (6.01-34 units/acre); supporting uses such as religious institutions, schools, commercial, office and service uses) with a Center designated along Old Lynchburg Road. The number of units proposed is within the recommended density in the Comp Plan, also there is a mixture of uses in Block B that could provide for a Neighborhood Center to be located within the development. Neighborhood Model General comments on how well the proposed development meets the principles of the Neighborhood Model are provided here. Please note that those comments bolded should be addressed. More detailed comments may be provided at a later date if changes are made and/or after more detailed plans are provided. Pedestrian . While sidewalks are provided in all street sections, some of the sections allow for Orientation sidewalks up against the curb without a planting strip in between the curb and sidewalk. • The planting strips provided in some of the sections are not wide enough for a tree to be planted. A tree cannot survive in less than 6'. • Where there is no planting strip, the sidewalk should be a minimum of 8 feet wide. If the sidewalks are intended to serve as multi -use paths, the minimum width should be 10 feet. As stated above, Block B should have a stepback requirement, in addition stepbacks should be a minimum of 15', as the pedestrian is not going to be able to distinguish that small of a setback from the street. A maximum setback should be provided for in T-4 and T-5 Will lighting be provided? If so, please note that full cut-off fixtures are required per Section 4.17 of the Zoning Ordinance. Mixture of Uses . A mix of uses is proposed in Block A and Block B . Block A non-residential uses are scaled so that they are neighborhood oriented, where Block B allows more flexibility for uses that could draw outside residents. . Screening for the off -site parking should be considered if located near residences. . The uses proposed were developed and vetted by the residents and the more intense non-residential uses were decided to be located in Block B. Neighborhood . The Southern and Western Neighborhoods Master Plan indicates that a Centers i Center should be provided here. This center was discussed as being neighborhood focused and not necessarily serving the outside community. • The scale and requirements listed for Block B would allow a much larger I center than neighborhood and should be scaled back to be more inline with the recommendations for a neighborhood center (number or stories, stepbacks, maximum footprint) • A feature should be considered to idenitify Block B as a center. Some examples: special landscaping, corner plaza, public art. -- Mixture of . One scenario for this rezoning would allow for less than 15% affordable to Housing Types be provided. A commitment should be for 15% to be provided. and . A mix of housing types is permitted within all blocks, but nothing in the code Affordability requires a mix of housing types within the development. Interconnected . Connections to existing trails on adjacent properties should be made where Streets and possible. A future connection to Biscuit Run park should also be provided Transportation upon demand of the County. Networks . Cul-de-sacs are not mentioned in the code. A statement regarding interconnected streets should be provided in the code. Example language: "Cul-de-sacs shall not be utilized unless it is not feasible to connect streets due to existing environmentally sensitive areas, stormwater management I facilities, steep terrain, grade separations, and/or street design requirements that prohibit a grid form or connections as determined by the Director of Planning in consultation with VDOT, Fire/Rescue, and County Engineer when appropriate" Multi -modal . Most of the streets are local/neighborhood streets where bike riders can Transportation ride within the lane, however the section for Hickory Street should consider Opportunities having designated bike lanes. An existing bus stop is located within Southwood. Additional opportunities should be explored for another bus stop to be located within Phase 1. Parks, . Open space is being provided along the stream buffers where a trail will be Recreational located. Amenities, and . Additional recreational areas will be provided within Block A and Block B in Open Space accordance with 4.16 of the Zoning ordinance with the exception of one tot lot being replaced by the trail system in Block A. Additional open space and recreational areas exist in the existing portion of Southwood that will remain for Phase 1. Buildings and . See previous comments above regarding regulations for the Character Space of Areas Human Scale . Consider maximum building setbacks so buildings are located adjacent to the street with relegated parking and pedestrian -oriented entrances (see new setbacks Section 4.19-4.20 and Downtown Crozet District 2013.3 for guidance). Provide rules for relegation of parking (see relegated parking comments below). Relegated . Parking should be relegated to the back or side of buildings. See comments Parking I above regarding relegation of parking and clarifying the permissions/requirements. • Parking areas located adjacent to the street should be screened from I streets. • Provide a setback for front loaded garages from the porch or front of the house (3-5 feet). Redevelopment This first phase of redevelopment for Southwood is located on property that is currently not developed, therefore, for Phase I, this principle does not apply. Respecting . Avoid disturbances to preserved steep slopes where possible. Terrain and . Information should be provided that retaining walls in the community Careful should meet the design standards required for the disturbance of managed Grading and I slopes in section 30.7.5 of the Zoning Ordinance. Re -grading of Terrain Clear More detail needs to be provided for the buffer along Old Lynchburg Rd. Boundaries See above comments. with the Rural Area Action after Receipt of Comments After you have read this letter, please take one of the actions identified in the attachment "Action After Receipt of Comment Letter." Resuhmittal If you choose to resubmit, please use the attached form. The resubmittal will require a fee of $1,344. The resubmittal date schedule is provided for your convenience. Notification and Advertisement Fees Applicants are required to pay for the notification costs for public hearings. Prior to scheduling a public hearing with the Planning Commission: $ 215.00 Cost for newspaper advertisement $ 476.00 Cost for notification of adjoining owners (minimum $200 + actual postage/$1 per owner after 50 adjoining owners) $ 691.00 Total amount due prior to Planning Commission public hearing Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for the Board hearing needed. $ 476.00 Additional amount due prior to Board of Supervisors public hearing $ 1167.00 Total amount for all notifications Fees may be paid in advance. Payment for both the Planning Commission and Board of Supervisors public hearings may be paid at the same time. Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. Feel free to contact me if you wish to meet or need additional information. My phone number is (434) 296-5832, x. 3004, and my email address is: mnedostup@albemarle.org. Sincerely, '^1'rr- 1ce^ Megan Nedostup, AICP Principal Planner Planning Services FOR OFFICE USE ONLY SP # or ZMA # Fee Amount $ Date Paid By who? Receipt # Ck# By Resubmittal of information for Special Use Permit or �u k Zoning Map Amendment PROJECT NUMBER: 2_A-2QP)—C)3 PROJECTNAME: Skj, rltiWtic,� Pk I 9 Resubmittal Fee is Required ❑ Per Request Name of Applicant Signature FEES ❑ Resubmittal Fee is Not Required Phone Number Date Resubmittal fees for Special Use Permit -- original Special Use Permit fee of $1,075 ❑ First resubmission FREE ❑ Each additional resubmission $538 Resubmittal fees for original Special Use Permit fee of $2,150 ❑ First resubmission FREE ❑ Each additional resubmission $1,075 Resubmittal fees for original Zoning Map Amendment fee of $2,688 ❑ First resubmission FREE At Each additional resubmission $1,344 Resubmittal fees for original Zoning Map Amendment fee of $3,763 ❑ First resubmission FREE ❑ Each additional resubmission $1.881 ❑ Deferral of scheduled public hearing at applicant's request — Add'l notice fees will be required $194 To be paid after staff review for Dublic notice: Most applications for Special Use Permits and Zoning Map Amendment require at least one public hearing by the Planning Commission and one public hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing a legal advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees for public notice are required before a Zoning Map Amendment may be heard by the Board of Supervisors. The total fee for public notice will be provided to the applicant after the final cost is determined and must be paid before the application is heard by a public body. 1V1Ar,L IaELR3 1 V CV V rN l Y VP ALI9LMA1(LL/rAY MEIN I A f UVMMUNI I VE V ELVYMENT COUNTER Preparing and mailing or delivering up to fifty (50) notices $215 + actual cost of first-class postage D Preparing and mailing or delivering each notice after fifty (50) $1.00 for each additional notice+ actual cost of first-class postage D Legal advertisement (published twice in the newspaper for each public hearing) Actual cost (minimum of $280 for total of 4 publications) County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126 1/24/17 Page 1 of 1 FOR OFFICE USE ONLY SP # Fee Amount S Date Paid By %%ho° Receipt Ck# Bv: Resubmittal of information for Zo Amendment 0 PROJECT NUMBER THAT HAS BEEN ASSIGIED: y�201g COS Owner/Applicant Must Read and Sign I hereby certify that the infortnation provided with this resubmittal is what has been requested fi•om staff Signature of Owner. Contract Ptuchaser Print Name FEES that may apply: Date Daytime phone number of Signatory ❑ Deferral of scheduled public hearing at applicant's request $194 Resubmittal fees for original Zoning Map Amendment fee of $2,688 ❑ First resubmission FREE Each additional resublllissioll (O BE PAID WHEN THE RESUBMISSION IS 1LADE TO L\TAKE STAFF) 1 $1.344 Resubmittal fees for original Zoning Map Amendment fee of $3,763 ❑ First resubinission FREE ❑ Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS ALADE TO INTAKE STAFF) 1 $1.881 To be Dald after staff review for Dublic notice: Most applications for a Zoning Map Amendment require at least one public hearing by the Planning Commission and one public hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing a legal advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees for public notice are required before a Zoning Map Amendment may be heard by the Board of Supervisors. The total fee for public notice will be provided to the applicant after the final cost is determined and must be paid before the application is heard by a public body. Y Preparing and mailing or delivering up to fifty (50) notices $215 + actual cost of fast -class postage Preparing and mailing or delivering each notice after fifty (50) $1.08 for each additional notice + actual cost of first-class postage Legal advertisement (published twice in the newspaper for each public hearing) Actual cost (averages between $150 and $350) County of Albemarle Department of Communiy Development 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126 Rmsed 11 02 2015 Page 1 of t 2018 Submittal and Review Schedule Special Use Permits and Zoning Map Amendments Resubmittal Schedule Resubmittal Dates Comments to applicant for decision on whether to proceed to Public Hearing Payment Due for Public Hearing Legal Ad Planning Commission Public Hearing No sooner than" COB Auditorium Monday Wednesday Friday Tuesday Dec 18 2017 Jan 17 2018 Jan 26 Feb 20 Wed Jan 03 Jan 31 Feb 09 Mar 06 Jan 15 Feb 14 Feb 23 Mar 20 Jan 29 Feb 28 Mar 16 Apr 10 Feb 05 Mar 07 Mar 16 Apr 10 Tue Feb 20 Mar 21 Mar 30 Apr 24 Mar 05 Apr 04 Apr 06 May 01 Mar 19 Apr 18 A r 27 Ma 22 Apr 02 Ma 02 May 18 Jun 12 Apr 16 May 16 Jun 01 Jun 26 Apr 30 May 30 Jun 01 Jun 26 May 07 Jun 06 Jun 15 Jul 10 May 21 Jun 20 Jun 29 Jul 24 Jun 04 Thu Jul 05 Jul 13 Aug 07 Jun 18 Jul 18 Jul 27 Aug 21 Ju102 Aug01 Aug10 Sep 04 Jul16 Aug15 Aug31 Sep 25 Jul 30 Aug29 Aug 31 Sep 25 Aug 06 Sep 05 Sep 14 Oct 09 Aug 20 Sep 19 Sep 28 Oct 23 Tue Sep 04 Oct 04 Oct 05 Oct 30 Sep 17 Oct 17 Oct 19 Nov 13 Oct 01 Oct 31 Nov 09 Dec 04 Oct 15 Nov 14 Nov 20 Dec 18 Oct 29 Nov 28 Dec 21 Jan 15 2019 Nov 05 Dec 05 Dec 21 Jan 15 2019 Nov 19 Dec 19 Dec 21 Jan 15 2019 Dec 03 Jan 02 2019 1 Jan 04 2019 Jan 29 2019 Dec 17 Jan 16 2019 Jan 25 2019 Feb 19 2019 Jan 07 2019 Feb 06 2019 Feb 08 2019 Mar 05 2019 Bold italics = submittal/meeting day is different due to a holiday. Dates with shaded background are not 2018. 2019 dates are tentative. Off -date to accommodate holidays. 'Public hearing dates have been set by the Planning Commission: however, if due to unforeseen circumstances the Planning Commission is unable to meet on this date, your project will be moved to the closest available agenda date. CrNthng and winC6Mnectinjt Cam�nwait9ea HBrlhlr-m Albemarle Table LU 1: Land Uses in Centers and the Uptown Primary &Secondary Uses .L =Thetown (Up) =Neighborhoodrvice Center (NS) Community Center (C) Destination Center (D) Residential Single family attached & detached, multifamily • Single family attached, multifamily • Single family attached, multifamily • Single family attached, multifamily • Density: 3 — 20 units/acre • Density: 6.01 — 34 units/acre • Density: 6.01 — 60 units/acre • Density: 6.01 — 80 units/acre • Maximum building height: 3 stories • Maximum building height: 4 stories • Maximum building height: 5 stories • Maximum building height: 6 stories Neighborhood Retail • Maximum single building footprint: 15,000 SF • Maximum single building footprint: 60,000 SF • Maximum single building footprint: 50,000 SF • Maximum single building footprint: 25,000 SF Community & Regional Retail • Maximum building height 3 stories; no more than 2 stories • Maximum building height 4 stories; no more than 2 • Maximum building height 5 stories, no more than • Maximum building height: 6 stories General Commercial Service for retail -only buildings stories for retail -only buildings 3 stories for retail -only buildings ■ First floor may be retail, commercial, or residential; upper floors may be office or residential Auto Commercial Sales & • All activities must be within a building, except for customer/ • All activities must be within a building, except for • All activities must be within a building, except for Service employee parking, loading, and gas pumps. customer/employee parking, loading, and gas pumps. customer/employee parking, loading, and gas • Evidence must be provided that noise, odors, and other • Evidence must be provided that noise, odors, and pumps. potential nuisances do not adversely affect surrounding uses other potential nuisances do not adversely affect • Evidence must be provided that noise, odors, Not permitted • Maximum single building footprint: 7,500 SF surrounding uses. and other potential nuisances do not adversely • Maximum single building footprint: 7,500 SF affect surrounding uses. • Maximum single building footprint: 7,500 SF Office ■ Maximum single building footprint: 15,000 SF • Maximum single -building footprint: 20,000 SF • Maximum single building footprint: 20,000 SF • Maximum single -building footprint: 25,000 SF; R&D/Flex Maximum building height for retail -only buildings: 2 stories • Maximum building height for retail -only buildings: 2 • Maximum building height for retail -only buildings: may increase to 40,000 SF by exception ■ Maximum building height if retail on ground floor only: 3 stories 3 stories • Maximum building height for retail -only buildings: stories, with residential units or office uses above retail ■ Maximum building height if retail on ground floor only: • Maximum building height if retail on ground floor 3 stories ■ Maximum height of office only building: 2 stories, unless by 3 stories, with residential units or office/commercial only: 5 stories, with residential units or • Maximum building height if retail on ground floor exception where up to 4 stories may be allowed if consistent uses above retail office/commercial uses above retail only: 6 stories, with residential units or with surrounding uses office/commercial uses above retail Light Manufacturing/Storage/ Not Permitted, unless by exception where there are no impacts Distribution on surrounding uses and where consistent with the character of Not Permitted Not Permitted Not Permitted surrounding uses. Heavy Manufacturing/ Storage/ Distribution Not Permitted Not Permitted Not Permitted Not Permitted Warehousing/ Distribution Not Permitted Not Permitted Not Permitted Not Permitted Institutional ■ Maximum single -building footprint: 15,000 SF ■ Maximum single -building footprint: 20,000 SF ■ Maximum single -building footprint: 20,000 SF; ■ Maximum single -building footprint: 20,000 SF larger by exception Open Space • Minimum of 1 small green park conveniently located • Minimum of 1 green usable park, centrally located • Same as Community Center, although minimum • Minimum of 1 usable park required (Each Center needs a minimum of 10 • Park is intended to be a central, focal point of the Center • Park is intended to be a focal point of the Center size of single park may be'A acre if at least two • Intended to be a central, focal point of Uptown percent usable open space. Each • Minimum size of park: 1/4 to 1/2 acre • Minimum size of park: 1/4 to 1 acre. parks are provided. Allows for two focal points, if . Minimum size of single space: 1/4 acre. development needs to provide at least 10% . Additional open space may be necessary, depending on the ■ Additional open space may be necessary, depending design of Destination Center permits. ■ Playgrounds should be provided with residential or show where the equivalent area is intensity and mix of uses. This additional open space may on the intensity and mix of uses. This additional open ■ Plazas and formal lawns: same as Community already provided on another property.) be in the form of a plaza, minimum size: 2,500 SF. space may be a: plaza (5,000 SF min.), greenway, ■ Additional open space(s) are strongly formal lawns in front of public buildings (1/4 acre encouraged. Amount of open space required will min.), or a playground (1/4 acre min.) be determined during preparation of the Small Area Plan for Airport Road Corridor Area. 021 2011