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HomeMy WebLinkAboutZMA201800003 Staff Report 2018-08-07County of Albemarle Planning Staff Report Summary Project Name: ZMA 2018-003 Southwood Phase I Staff: Megan Nedostup, Principal Planner Joint Planning Commission and Board of Supervisors Work Session: August 7, 2018 Owners: Habitat for Humanity Applicant: Habitat for Humanity TMP: 09000-00-00-001A0; 090A1-00-00-001E0; Acreage: approx. 32.5 acres 07600-00-00-051A0 Location: Southwood Mobile Home Park located along Old Lynchburg Road (State Route 631) off of Hickory Street approximately 350 feet from Ambrose Commons Drive. Zoning District: R-2 Residential and NMD Magisterial District: Scottsville Proposal: Work session for the PC and BOS to Comp. Plan Designation: Urban Density Residential — provide direction to the applicant and staff on residential (6.01-34 units/acre); supporting uses such as several key issues. places of worship, schools, public and institutional uses, neighborhood scale commercial, office, and service uses with a Center in the Southern Neighborhood within the Southern and Western Urban Area Master Plan Parks and Green Systems — parks, playgrounds, play fields, greenways, trails, paths, recreational facilities and equipment, plazas, outdoor sitting areas, natural areas, preservation of stream buffers, floodplains and steep slopes adjacent to rivers and streams DA (Development Area): Neighborhood 5 Use of Surrounding Properties: Southwood Mobile Home Park is adjacent to Old Lynchburg Rd, Biscuit Run Park to the South, Covenant school to the north as well as residential. Phase 1 is located in the southwest portion adjacent to Biscuit Run Park and a portion is located along Old Lynchburg Road. Recommendation: Staff recommends the Planning Commission and Board of Supervisors provide comments and answers to questions related to the character of the areas, level of detail provided in the Code of Development and Application Plan, and provision of affordable housing. STAFF PERSON: Megan Nedostup JOINT PLANNING COMMISION AND BOARD OF SUPERVISORS WORK SESSION: August 7, 2018 Characteristics of the Site & Area Southwood Mobile Home Park is located approximately % of a mile west of the Covenant School, and approximately 2 miles southwest of 51h Street Station. The area proposed for rezoning was formerly part of the Biscuit Run State Park land and consists of three parcels located to the east of Old Lynchburg Road and southwest of the existing Southwood community. The parcels are heavily wooded. The edges of Parcel 090A1-00-00-001EO contain preserved and managed slopes, and partially lie within the 100 Year Floodplain and Stream Buffer. Attachment A shows the location of the mobile home park and area proposed for rezoning. Specifics of the Proposal The applicant is proposing to rezone three parcels: two parcels are currently zoned R-2 Residential (2-3 units/acre) and one parcel is zoned Neighborhood Model District (NMD up to 34 units/acre). The proposed district is a unified NMD for all three parcels (up to 34 units/acre). The applicant is also requesting waivers for alternative parking locations and for substitution for recreational facility requirements. While not essential for this work session, the applicant will be providing a traffic study and proffer statement in the future. Attachment B provides the Code of Development (COD) and Attachment C contains the Application Plan. Background and Purpose of the Work Session The purpose of this work session is for Habitat and staff to receive answers and direction from the Planning Commission and the Board of Supervisors on key questions about the character of the transect areas, level of detail provided in the Code of Development and Application Plan, and provision of affordable housing. The action of the Planning Commission and the Board is non -binding but is meant to help advise the applicant on next steps. In addition, this is an opportunity to give the Planning Commission and Board members, who have not been fully involved in this effort to date, an overview and background of all the work and collaboration that has occurred between the County and Habitat. Currently, there are 341 mobile homes and approximately 1,500 residents in Southwood. Southwood contains the largest concentration of substandard housing in the County, which Habitat plans to replace with new units that will meet codes and ordinances using a phased development approach. Habitat is committed to redeveloping Southwood as a well -designed, sustainable, mixed income community of substantial benefit to the region guided by the following core values: (Page 5 of the Code of Development) • Non -displacement • Net increase in affordable housing • Community engagement • Asset -based approach • Self-help model • Fiscal responsibility Habitat has had success with other mobile home park redevelopments without displacement, such as Sunrise Park in the City of Charlottesville. The Southwood redevelopment is expected to uphold the same values, although it would occur at a significantly larger scale. Key Milestones Relevant to the Southwood Rezoning Proposal A summary of activities, meetings, and review of the project is provided as Attachment D. This history represents the extensive outreach and collaboration of Habitat to Southwood residents and its partnership with the County in preparation for the redevelopment and this rezoning request. Key milestones include: • 2007 -- Habitat for Humanity (Habitat) acquired the Southwood Mobile Home Park. • 2011-- Habitat established core values for the Southwood redevelopment project. The most important value is non -displacement, while others include increasing the net amount of affordable housing and using a community -driven approach. • October 5, 2016 -- The Board of Supervisors approved a resolution for a partnership between the County and Habitat. (Attachment E) • November 2016 -- Southwood redevelopment Action Plan was included as part of the Albemarle County FY17-19 Strategic Plan, under the 'Revitalize Aging Urban Neighborhoods' priority. • January 2017 through April 2017-- Habitat led a series of bimonthly workshops through which 70 Southwood residents became versed in planning and design topics from neighborhood and land use planning to block patterns and road design. • March 2017 -- Habitat acquired the 20 acre 'exchange parcel' from the Virginia Department of Conservation and Recreation, giving Habitat the space it needed for redeveloping Southwood. This would allow Habitat to build in a greenfield area without having to move residents out of their homes. • September 8t", 2017 -- The Board of Supervisors considered questions from Staff on Southwood and provided additional input. The Board emphasized that this project should be flexible and adapt over time, and should be directed by residents as much as possible. The Board recommended that a variety of commercial uses be allowed, determined mainly by residents, and that residents have opportunities to start and continue their own businesses. • January 10, 2018-- The Board of Supervisors unanimously approved the appropriations, redevelopment team approach, action plan for Phase I and the Performance Agreement for the Southwood redevelopment project. The appropriations included $400,000 (FY18) for the ZMA application process and $275,000 (FY19) for the application plan and code of development. (Link to Documents) • February 20, 2018 -- The ZMA application for Phase I was submitted by Habitat. • June 2018 -- Two charrettes were held to provide more clarity and detail for the application from discussions within the Executive Team, Southwood residents, Habitat staff (including their consultants BRW Architects, Water Street Studios, Timmons Group Engineers), Board of Supervisors members, Planning Commission members and County Staff attended. Residents used scaled wooden and paper pieces to build their concept of Phase I, including housing, parking, roads and greenspaces. They incorporated different types of housing, both market and affordable, as well as a mixture of uses. Habitat consultants are currently designing renderings that will use residents' models from the charrettes, while accounting for environmental and other limiting factors. • July 2, 2018 -- The ZMA application for Phase I was resubmitted. • July 26, 2018 -- Habitat and their consultants held a meeting/charrette where they presented the combined renderings from the results of the June charrettes to the Southwood residents. Due to the scope and complexity of the proposed redevelopment, a multi-disciplinary/functional team approach was presented to the Board that included teams for the following areas: Planning, Services, Policy Funding, and Executive team which would be led by the residents vision for Southwood. See diagram below. Team Diagram: COMMUNITY VISION MASTFV PI AN VcELGNINv SITF iP1 AN I ,'USING; CiWFIi IAN- _F Z PLANNING O. Z � EXEC � O SERVICES FUN G EDUCATION COMMUNITY AMENITIES ENGAGEMENT ECONOMIC PREDEVELOPMENT DEVELOPMENT PLANNING SAFETY LAND DEVELOPMENT HEALTH IMPLEMENTATION TRANSPORTATION COMMUNITY VISION N Z Details on the Rezoning Application: Phase I of the Southwood Redevelopment project is to rezone the three parcels along Old Lynchburg Road, including the 'exchange parcel' described in Attachment D. The first part of this development would be the constructing a model village which will set a standard for the larger -scale redevelopment to occur in Phase II. Phase I will also provide residents with a chance to see an accomplished section of the overall project. This rezoning is the first of its kind to involve a redevelopment where replacement housing on a large scale is proposed for existing residents. Most residential rezonings have been for green field development and have included a masterplan for all parcels involved in the new development. In this case, the applicant believes there are overriding goals and safeguards that justify moving forward with rezoning only a portion of the property. Habitat has a commitment to resident -led design and a goal to prevent displacement of any resident who wishes to reside in the community. As a result, Habitat wants to build housing on the exchange parcel and move current residents there to make room for redevelopment in the area that already contains homes. Habitat hopes to build trust with the residents by showing progress and making sure they have a voice in how Southwood develops. These factors and the County's commitment to be involved in the project lead to staff support of Habitat's approach to only rezoning a portion of the property at this time. As seen in the Code of Development and Application Plan (Attachments B & C), Block A of Phase I would consist of mainly residential uses with opportunity for small neighborhood scale non-residential uses. Block A would have between 110 and 150 units in a variety of unit types. Any commercial uses would be at a neighborhood scale, such as a coffee shop or community center. Block B would have up to 250 units and more intense commercial uses. The area for commercial uses is intended to provide an opportunity for Southwood residents as well as others to open businesses. Expected Timeline for Development The applicant hopes for approval of this Phase 1 rezoning in early 2019. To achieve this, the applicant intends to complete work on the ZMA application in September 2018, with an October Planning Commission public hearing and recommendation to the Board of Supervisors in December. Habitat and County staff expect to provide planning workshops for Southwood residents in fall 2018. . Once the ZMA is approved, Phase I will then move to the site planning process and construction in 2020 and residents moving into the village in 2021. The Phase II ZMA would likely be submitted in 2020 and buildout is expected to be completed in 2033. Questions: As stated earlier, the purpose of the joint work session is for the Commission and Board to provide guidance on the proposal. Below are the questions for which answers are requested. Staff has provided comments to help guide the Commission and Board's understanding before weighing in. Q1: Is the character of each area (described on Page 29 of the Code of Development and detailed on pages 30-32) appropriate or are improvements or changes needed? Habitat and their professional consultants have worked closely together with the Executive Team, Planning Team, and most importantly with the residents of Southwood to revise and resubmit their rezoning application to address concerns from the County regarding the amount of detail provided within the Code of Development. In response to the concerns, Habitat and their consultants completed three design charrettes with the residents of Southwood. The results of these design charrettes have developed character areas showing density, open space, a variety of unit types, a mixture of affordable and market rate housing, with a more detailed code of development as noted above. Staff Comment Early in the rezoning process, Habitat and their consultants completed three design charrettes with the residents of Southwood. The results of these design charrettes have developed character areas (transect) showing density, open space, a variety of unit types, a mixture of affordable and market rate housing, with a more detailed code of development as noted above. To evaluate how well the areas conform to the County's design expectations for all development, staff analyzed the proposed Transects in relation to the Neighborhood Model Principles below: 1. Pedestrian Orientation: All transects contain street sections where the sidewalk is not buffered by a planting strip or street trees, although all sidewalks are at least buffered by a parking lane. Block lengths are not specifically described; however, the environment is designed to be walkable and accessible for pedestrians. Street furniture, crosswalks and outdoor lighting are not specifically mentioned as proposed improvements. 2. Mixture of Uses: All Transects allow for a mixture of uses. Uses transition gradually from a higher intensity in T-1 to a lower intensity in T-S. Trees will be used to screen parking. 3. Neighborhood Centers: All Transects are expected to have their own character and sense of place, which will be determined with residents' input. T-3 is the only transect that specifically calls for a "distinct identity as created by use, connection, form or material." 4. Mixture of Housing Types and Affordable Units: All Transects allow for a variety of housing types by right. There is no minimum lot size for any of the Transects. A commitment has been made for 43% on - site affordable housing within the overall development. Affordable housing is discussed later in this report. S. Interconnected Streets and Transportation Network: When redeveloped, the mobile home park is expected to retain its interconnected street system. The rezoned area will connect to the existing Southwood development with o future road connection into the exiting network, as well as the proposed trail system will connect to the existing trails within Southwood. 6. Multimodal Transportation Options: Options will be provided for pedestrians, bicyclists, motorists and public transit users. CAT service will continue to operate in the Southwood neighborhood with the Services team advocating for an extension of that sytem. Bike lanes are listed as optional for the T-1 and T-2 areas and would add 4'to the ROW width. A trail is proposed (where) as a Class B Type 1 primitive trail to protect managed and preserved slopes but allow residents to access natural areas. Design standards call for this type of trail to have breaks to prevent erosion and a 20% maximum grade. 7. Parks, Recreational Amenities, and Open Space: Recreation amenities will be provided in accordance with the Zoning Ordinance with the exception that a request has been made for the proposed pedestrian trail to substitute for one required tot -lot in Block A. No greenspace or amenities are indicated in T-1 or T-2 (Block B), although 90% of units in Block B will be within % mile of the proposed trail and multi family and any proposed attached residential development will be subject to the recreation requirements stated in the zoning ordinance. All of Block A will be within % mile of the trail or existing soccer field. T-1 and T-2 does provide for civic and open space opportunities. S. Buildings and Spaces of Human Scale: Standards for building setbacks in T1-T-3 are within NM guidelines and keep buildings close to the street to provide a sense of enclosure and more active street environment. However, Transects 4 and 5 do not provide a maximum setback, which does not meet the NM guidelines. A maximum setback should be provided so that the units are close to the street. 9. Relegated Parking: The Code provides for buildings in all of the Transects to be oriented toward the street, although amenity -oriented lots are allowed. Amenity -oriented lots will have at least 40' between units, with the amenity at least 30' in width. On street or relegated parking is only required in T-1 and T- 3. Front -load garages are not permitted in T-1 and T-2, and must be setback at least 18' in the other Transects. Side -load garages are permitted in T-3, T-4 and T-5. Applicant is requesting a waiver to allow parking requirements to be met in alternative locations, and not necessarily on the parcel. This includes off-street, on -street, alleys and parking lots. Parking must be within 200' of the associated parcel. 10. Redevelopment: This NM principle does not apply to the first phase of Southwood, but will apply to the second phase of redevelopment. 11. Respecting Terrain and Careful Grading and Re -grading of Terrain: Managed and preserved slopes will not be disturbed with development on the rezoned parcel.. The proposed trail along managed and preserved slopes is a Class B Type 1 primitive trail, which will respect grading and be designed with erosion -prevention in mind. 12. Clear Boundaries between the Development Areas and the Rural Area: Southwood is not adjacent to the Rural Area. There will be a 30' preserved mature tree buffer along Old Lynchburg Road. On the whole, staff believes that the character/transect areas are appropriate and workable with some additional revisions. Q2: Do you support Habitat's proposal to a future commitment of 43% on -site affordable units for the overall project during future rezonings knowing that with this rezoning for Phase I the affordable housing commitment is only within Block A, and two outcomes are possible that would equate to less than 43% overall? Given that Southwood residents are focused on designing model villages in Block A and have created a code of development for Block B to allow for more outward facing uses, Habitat focused its commitments of affordable housing to Block A and to the future sections of the site as it rezones and redevelops. Therefore, no affordable housing is committed to be located in Block B. The details of their affordable housing proposal is located on page 18 of the COD. There are two scenarios that have been provided by Habitat for Block A regarding affordable housing for this first phase rezoning. The first is that they have committed to 43 units out of 110 to be provided within Block A. This equates to 12% overall in Phase I if Block B builds out to the maximum proposed density/residential units. In the second scenario, Habitat has committed that if Block A exceeds 110 units, 43% of the total units in Block A will be affordable. This equates to 16% provided overall in this phase if both Block A and Block B build the maximum proposed density/residential units. Habitat has stated that they will provide a future commitment of 43% over the whole project during subsequent rezonings for the other phases, and will provide 43% within Block A if density increases over 110 units. However, as explained above, there is a scenario in which only 12% affordable housing will be provided in this phase. Since non -displacement is the most important goal for the redevelopment, the 43% corresponds to the number of units expected in the whole project for current Southwood residents. Staff Comment The Housing chapter of the Comprehensive plans contains many objectives and strategies in relation to affordable housing. One of those strategies, under Objective 6, is to ensure that at a minimum, 15% of all units developed under rezoning and special use permits are affordable. While in one scenario for Phase 1 of Southwood would not provide the recommended 15% affordable units, the overall commitment of 43% will well exceed the recommendation. The Policy Team that was formed since the adoption of the Action Plan has recommended that a commitment should be made that would provide a minimum of 15% affordable housing in accordance with the recommendation in the Comprehensive Plan, and staff supports this recommendation. The redevelopment of Southwood will be meeting many of the other objectives outlined in the Housing chapter of the Comprehensive Plan. These include the following: 1. Objective 1: Support the provision of decent, safe, and sanitary housing in good repair for all residents. With the redevelopment, all of the substandard mobile homes will be replaced with housing that meets this objective. 2. Objective 2: Ensure that housing is equally available to all populations. Southwood will provide housing options for people of all incomes and populations by creating a mixed income community. 3. Objective 3: Provide for a variety of housing types for all income levels and help provide for increased density in the Development Areas. The proposed density for Phase 1 is within the proposed density recommended in the Comprehensive Plan. The Code of Development also allows for a large variety of housing types within Block A and Block B, including multi family, townhouses, single family detached, accessory apartments, carriage units, and other attached single family. 4. Objective 5: Support provision of housing which meets the needs of various ages and levels of mobility. Southwood consists of a number of residents that have mobility needs as well as seniors. Habitat has made the commitment to non -displacement for any current resident that wishes to stay in the community. In addition accessible sidewalks and pedestrian paths are proposed, access to public transportation system will remain (CAT and Jaunt), and assisted living is an allowable by -right use within Block B. 5. Objective 7: Promote the inclusion of affordable units throughout neighborhoods and strive for similarity in exterior appearance to market -rate units. In other mixed income communities within the area that Habitat has built, the affordable homes are indistinguishable to the market rate units. Q3: Given that one of the goals of Southwood redevelopment is to catalyze affordable housing opportunities throughout the region (page 5 of the COD) and that Southwood residents may want flexibility to choose other locations, what are your thoughts concerning Habitat's proposal to provide 51% across jurisdictions and not just within Albemarle County? Do you support this proposal? On page 18 in the submitted COD, Habitat has stated that they will make a commitment to provide 43% of the housing developed on -site to be affordable over the whole project with future rezonings. Additionally, a commitment that 51% of the total housing units will be affordable allowing for cross jurisdictional (in other areas of the County or adjacent jurisdictions) development. Habitat has stated that the whole redevelopment is projected to allow up to 800 units. The 43% commitment would equate to non -displacement for all the residents of Southwood (341 homes). In order to address the goal of increasing the affordable housing stock in the region, Habitat has committed to providing up to 51% either on -site or in other jurisdictions. Staff Comment Question: The Neighborhood Model and the Housing Chapter of the Comprehensive Plan state that affordable housing units should be dispersed throughout the Development Areas rather than built in enclaves. The Housing Chapter of the Comprehensive Plan recommends as a strategy that the County develop a plan for a regional cooperation for affordable housing that is connected to community amenities, parks, trails and services in the City of Charlottesville and Development Areas of the County. In addition, the strategy states that each of the Commissions in the City and the County believe that a more regional collaboration on housing is needed. The County's policy and practice for rezonings is that the units are provided on the property proposed to be rezoned, which is under the control of the developer and allows for easy tracking of the units. However, Habitat's proposal could be seen as a way to better disperse affordable housing than potentially create an enclave in Southwood. It could also meet the objective to create a more regional approach to provision of affordable housing. In addition, allowing for 51% to be provided in other areas of the region could allow more flexibility for the residents of Southwood, or other community members looking for affordable housing, to choose where they would like to live. Staff believes that provision of affordable housing outside of Southwood is supported by the Comprehensive Plan; however, it might be more appropriate to limit the area to just Albemarle County or to jurisdictions adjacent to Albemarle County. Q4: Within the Code of Development and Application Plan that has been submitted, are there aspects that require additional detail? Staff Comment Question 1: Habitat and their professional consultants have worked closely with the Executive Team, Planning Team, Policy Team, and most importantly with the residents of Southwood to revise and resubmit their rezoning application to address concerns from the County regarding the amount of detail provided within the Code of Development. In general, staff believes there is sufficient information to understand the expectations for the project and enforce its zoning. There are a few technical issues that need to be resolved but by and large, staff is satisfied with the amount of detail provided in the COD. Due to the fact that staff has been closely involved with the preparation of the project, staff and the applicant want to make sure that it appropriately meets the Commission's and Board's expectations for clarity and detail. Recommendations Staff recommends that the Board of Supervisors and Planning Commission provide input to staff and the applicant at this meeting to help Habitat complete preparation of its rezoning request for a public hearing. Attachments: Attachment A: Vicinity Map Attachment B: Code of Development dated July 2, 2018 Attachment C: Application Plan dated July 2, 2018 Attachment D: History Summary Attachment E: Resolution for Partnership 765-01--28 7GS-01`�197GS-01--4Q76F g 7$F;476 52K 76-53b +� 7G-53N1' 7G-54F�_ 765-03-QS-1F 1 ,— _ 7,6S-Q1--18 .`��, .� . r _ 76-52L ^� 7G-53N — 6S Q 1; -27 765-1 177'6S 01! 476 52 E+ 76F5,7FF 7� ^� /�`-- U 65-01--5��m, \ 76-52D.,%_76F 67.6E 8 wJ o �, •1, 03--1111 76S-03- 82� rf,,6!i�0-4f376§-01 ' 75F9, 765�761S-03,- Legend (Note. 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I I �90E-52 9OE-66� �°j 94E 5,196E-52P 90E'-581 94A1-1E ♦ J!0 J0E 65 90E-59� Z. 94E-64`90E-62 �E' 90fi4 �r O� 94G-01--9290G-01--K y�0 8QG-0�91�" ,Z�J \ 90G-01--93f G , 90G 01 -90 Q 578 ft av 94\-- 195 90-6❑ ,.�2, � �'A GIS-Web Geographic Data Services .r,k 90G-01--96,� OG'- ,!--87 90_5A �a www.albemarle.org 1 ";N (434)2gs-5832 Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources July 30, 2018 Southwood Phase 1 Neighborhood Model Project Narrative + Code of Development Zoning Map Amendment 2018-003 Tax Map 90 + 76, Parcels 09000-00-00-001A0, 090A1-00-00-001EO, 07600-00-00-051AO Submission Date: February 20, 2018 Revision #1: July 2, 2018 TABLE OF CONTENTS Application Plan 20 Density by Block 21 INTRODUCTION 5 Residential Uses by Block 21 Executive Summary 5 Non -Residential Uses by Block 22 Background + History 5 Parking 23 Redevelopment Core Values 5 Road Sections + Framework Streets 24 New Story of Southwood 6 Road Matrix 24 PubliclPrivate Partnership 6 Green Space + Amenities 27 Action Plan 7 Tree Preservation Area 27 Early Adopters 7 Recreational Areas + Facilities 28 Recreational Facilities 28 RESIDENT -DRIVEN DESIGN 8 Recreational Area 28 Land Planning Workshops 8 Conservation Area 28 Resident Committees 9 Amenity -Oriented Lots 28 Community Guides 9 Character Areas 29 Master Planning 9 Transect T-1 29 Community Outreach 9 Transect T-2 29 Rezoning Workshops 10 Transect T-3 29 Where will Redevelopment Begin? 11 Transect T-4 29 Market Day - Expanding Design Input 11 Design Development Workshops 12 Transect T-5 29 Early Adopter Cohort Development 13 Green Space and Amenity Area 29 Characteristics of the Character Areas 30 FUTURE ENGAGEMENT ACTIVITIES 14 Setbacks + Lot Regulations 31 Site Planning Workshops 14 Illustrative Concept Plans and Images 33 Rezoning Future Phases 14 Concept A.1 33 Concept A.2 34 PROJECT NARRATIVE 16 Guiding Principles 16 Proposed Impact on Public Facilities and Infrastructure 17 Impact on Environmental Features 17 Strategies for Shared Stormwater 17 AFFORDABLE HOUSING 18 Potential Product Solutions 18 Southwood AMI Data 18 Healthy Housing Ecosystem 19 CODE OF DEVELOPMENT 20 INTRODUCTION Executive Summary Habitat for Humanity of Greater Charlottesville is implementing a national model, community -based redevelopment process at the Southwood Mobile Home Park, the largest concentration of affordable housing in the region. When complete, Southwood will be transformed from a primarily low-income community of aging trailers and failing infrastructure into a sustainable mixed -income, mixed -use village without resident displacement. Southwood is currently home to 1,500 people in 341 trailers on 120 acres. Since 2002, Habitat has been working side -by -side with the residents on financial literacy, long-term planning, business incubation, and more, to facilitate the holistic transformation of the neighborhood to meet the vision of the community and improve the quality of life for all its residents. Current projections for full build -out of Southwood anticipates approximately 650-800 homes with amenities to support the community vision like parks, community centers and affordable childcare, as well as ready access to additional jobs and support services. This rezoning application is for the first phase of redevelopment only. Successful redevelopment of Southwood begins with the strengths, dreams and aspirations of the existing community members, building on their vision for the future and focusing on keeping intact and amplifying the culture and community that exist today while creating a framework to welcome new neighbors to the community. Central to the process at Southwood is authentic and intensive engagement with residents to provide them with the necessary information to make intelligent decisions about the future of their community. This focus on listening first requires putting aside assumptions and predetermined solutions and approaching master planning as a process rather than a product. Approximately 20 million people live in trailers nationally, most of whom own their homes but not the land underneath them. Southwood will provide a blueprint at an unprecedented scale for working with residents to improve their long-term housing, financial, and social conditions while achieving secure tenure. The unique non-profit/public partnership entered into by Habitat and Albemarle County will be a model for how to achieve redevelopment equitably, sustainably and attractively, both here in Central Virginia and nationwide. Background + History The Southwood Mobile Home Park was built in the 1950s with just a few trailers around a single road. Over the last 60 years it has expanded to include 341 homes, 26 roads, and two community centers. In 2007, in the face of significant redevelopment pressure, failing infrastructure and the likelihood of catastrophic resident displacement, Habitat purchased Southwood with the goal of redeveloping it as a mixed -income, sustainable neighborhood without resident displacement. During the past ten years, Habitat has focused on building trust, preserving the park for existing residents, addressing significant deferred maintenance issues, creating capacity among residents to be community leaders and facilitating the provision of social, educational and health services. To date, Habitat has invested more than 19 million dollars in operations and deferred maintenance in the community and partnered with more than 30 social services providers. Redevelopment Core Values After completing Sunrise, the first transformation in the nation from trailer park into a mixed -income community without resident displacement, and after stabilizing the physical conditions at Southwood, Habitat began the physical redevelopment process in earnest in 2011 when its Board of Directors approved the following core value statement to guide redevelopment: Habitat for Humanity of Greater Charlottesville is committed to redeveloping the Southwood Mobile Home Park as a well -designed, sustainable, mixed income community of substantial benefit to the region guided by the following core values: Non displacement: Facilitating healthy rehousing choices for each current resident of the trailer park. Net increase in affordable housing: Causing a significant increase in the overall local affordable housing stock, responsive to the evolving regional need. Community engagement. Creating a plan of development resulting from extensive interaction with Southwood residents - taking into account their needs, desires and abilities - and other stakeholders in the community (surrounding neighbors, County officials, etc.). Asset -based approach: Building on existing community assets by being responsive to what's already good about Southwood, both socially and physically. Self-help model: Basing redevelopment strategies on Habitat's central belief that a "hand up" is better than a "hand out." Redevelopment will include substantial opportunities for current residents and other low-income residents of the area to earn the chance to build and purchase Habitat homes and/or otherwise participate in the rebuilding of the community. Fiscal responsibility: Managing the redevelopment process in a financially sustainable way that allows Habitat to continue with its core mission of building affordable homes into the future. 5 Southwood is a diverse community of 1,500 hard-working people. Family and education are deeply valued, as well as the affordability of living at Southwood and the proximity to Charlottesville and its many resources. We appreciate the peace and physical beauty of the park and there is a richness of culture, youth and entrepreneurial spirit. We aspire to provide a better life for our children and a legacy for generations to come. The Southwood neighborhood is a special place characterized by faith, resilience and hope. We are committed to working hard, with neighbor helping neighbor, to build a stable, diverse and bright future for all members of our community. N YOUR SOUTHWOOD STORY XF Understanding the strengths and assets that we possess is an important first step in celebrating what's great about our community and in planning for the eventual redevelopment of Southwood. Our story of Southwood will serve as the foundation for a plan of redevelopment that honors what we currently value about Southwood. New Story of Southwood Following an intensive survey and interview process with all 341 homes in Southwood in 2013, Habitat's Community Engagement staff sat down for 158 one-on-one interviews with Southwood residents to document the New Story of their community — their values, dreams and vision for their families and their future. After hundreds of hours of in-depth conversation, the stories were gathered for common ideas, creating a list of nine repeating themes. These themes were brought to a working group of residents who were asked to first verify that the information reflected their own picture of the community and second, to prioritize and narrow down the list. The working group agreed on the following guiding values and definitions-. Family: The priority and the thing that keeps us going; where you learn the purpose of life,- the nucleus of society and the foundation of everything Affordable: A good price and you get more value for your money; within our means; more space for less money and closer to things in the city Education: Important for learning different skills for a better future and a better quality of life; founded in the family and transmitted in schools and universities; an opportunity to develop new skills to get a better job Community: Neighbors learning from one another, supporting each other, having fun together, and working together towards a common goal; events when we all come together; when we collaborate with each other Quiet. A country setting; quaint, with lots of trees and flowers,- a peaceful place to live Hard -Working: Our responsibility to support and care for family; working together and helping others; having goals in your r w T. Ar PubliclPrivate Partnership In October of 2016, the Albemarle County Board of Supervisors unanimously adopted a resolution supporting a collaborative redevelopment process for the Southwood Community, setting in motion a unique private -public partnership that "could serve as a blueprint for future revitalization and redevelopment of the County's aging suburban infrastructure." This partnership clearly acknowledges that the success of sustainable, holistic redevelopment of this area's largest concentration of affordable housing depends on multi-sectoral coordination, support and maximum flexibility. Southwood redevelopment presents an opportunity for the Commonwealth and Albemarle County and other investors to receive significant social and financial return on investment. A 2013 study by the University of Virginia Weldon Cooper Center For Public Service estimated that a redeveloped Southwood will generate 17x the tax revenue for Albemarle County than it does currently. At build out, Southwood will include private investments — direct contribution of dollars into the local economy - of more than $200MM. Once a multiplier is applied, the total economic impact will be significantly higher, likely approaching $1.5B. Additionally, the study showed that Habitat's development of Southwood without resident displacement will provide significant cost avoidance. According to the study, if Habitat were not able to redevelop the property and the resultant market forces displaced the area's most vulnerable residents, the cost in rehousing assistance alone over a 4.5 year period using a formula based on the Federal Relocation Act standard would be $21MM. On top of the quantifiable financial benefits and savings attributable to housing improvement and expansion, successful redevelopment at Southwood will address significant needs in such realms as education, social services, safety, land use, transportation, economic development, recreation and access. life and working hard to achieve them 6 Action Plan Early Adopters Since the passage of the resolution, County and Habitat officials,. staff members and professional planners have been working side -by -side with residents to understand the vision of the community, to develop a process for moving forward and to work cooperatively toward improving the immediate and long term quality of life for all Southwood's residents. The complexity, scale and vision of this project will require the investment of policy, planning, direct services, and financial resources to ensure success. Subject matter experts and staff from both Habitat and the County have been tasked with putting resident voices at the center of their work, seeking to find pathways to create the affordable, safe, inclusive neighborhood that Southwood desires. In January of 2018, Habitat and the County jointly agreed to an Action Plan for accomplishing these goals and milestones over the next few years. This plan outlined the formation of five distinct but interrelated teams (see diagram below) as well as near, mid and long-term deliverables for each group. The Action Plan outlined an expedited schedule for review of Phase I of Southwood redevelopment, projecting submission of a zoning map amendment by February 2018 and a public hearing with the Board of Supervisors by December 2018. Staff from both entities have been working together diligently to maintain momentum and achieve these project goals. U COMMUNITY VISION MASTER PLAN REZONING SrTE PLAN HOUSING C(__WP[IANCF PLANNING SERVICES EDUCAl10N AMENITIES ECONOMIC DEVELOPMENT SAFETY HEALTH TRANSPORTATION COMMUNITY VISION FUNDING C_ ON1MUI�11Y ENGAGEMENT PREDEVELOPMENT PLANNING LAND DEVELOPMENI IMPLEMENTATION 0 Z �y 0 In 2014, Habitat's board voted to elevate the value of "resident readiness" as the single most important metric guiding the timing of physical redevelopment. In order to move forward alongside residents in a non -coercive way, Habitat is pioneering the concept of Early Adopters - asking people to "raise their hands" to participate when they are ready, and working with individual cohorts to plan and design not only the master plan, but the villages they will live in. During the summer of 2015, Habitat staff began to work with Southwood residents to identify aspirations and values for the redevelopment of Southwood. Over the course of 108 interviews lasting on average 45 minutes each, staff had in-depth conversations with residents about what they valued about their current housing situation, the spaces in the neighborhood they liked, the services they found supportive of their families and their way of life, and what things they wanted to build on for the future. Transcripts of these conversations were combed for repeating themes, the initial building blocks for an emerging set of values the community could establish and utilize to govern the direction of their future. Through that process, three categories rose to the top: housing, outdoor spaces, and businesses + amenities. In January of 2017, those themes were brought back to the community to verify, add, subtract and modify until they became an accurate representation of general community aspirations. Eighty households read and responded to the priorities, kicking off the next stage in community - driven redevelopment - the eventual identification and formation of the Early Adopter team. This intensive process of listening, reflecting back, honoring the wishes of the community and following up with frank conversation around constraints and opportunities is the foundation for the resident -driven design process outlined in the following section. Lessons learned from this process influenced the approach to physical redevelopment, designing first on land where no trailers exist in order to communicate clearly to residents that Habitat and the County are serious about engaging with residents directly in this planning process that will determine their future and that neither entity will overlay its vision over top of their existing neighborhood. Habitat and residents have agreed on a key principle - "nothing about you without you'. HOUSING r _ VIVIENDAS ! own spaces"� prlvacwl "a np o Espado + PrJvac+ •n�•• ! 4r`111 ! patio + Pprch1patin + porcneose"Go • Ar Outdoor Space +Yard E"da Exterior + Yardas!! • 000000 + . �eeesiAr6pMs ,! �!!•• y, i aa.4 Y +„r1 • '�—Gardens laardones00 •! • x• �a !�� • De3achetl Nomesl Caws SeAaradasl • .�•�iwa Apartme1nts1Apart8me11t0s•4W0000 >k ellr'J'Lw,.er, G lnwnhomes l Casas Ada3adas69• 1. -iVridw9.. r .1 • � � C• asking Wstacionamiento •� .� ..:. -Indoor Living Space]Espacras Int .Ja Smp1e Homesicasas sencill- • •• 1� Remodeling + Addim.-JRemodelaodn . 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FtmdlC—da I IpWSR ho+ corele • a , a•• ,moo.•• a•fiii•!• M I{= GRIPpailPlscJna�•+•• • I�tgY96 J" Gyriic n nasio••••!• • *1' d n••!!'• ! •yiYcfa�sses eraAse,s ! • • • • • ' - + ••• �.lT :..-ZUMq Wadi • ••• ° an Girls outp i ! • • • • • o . •••• r�yT� �d grams]PregrdlYla.F Para N! `��••• • 6 s � J S ii.-P TTrr�� -S } PWces [a Gather�t ,ar t3nYrdr ReurtirFSFe 0000 , ° • •• 00 -F imalaS `"i 41oce k w+` t%:trdn%llCpa.not 7 r ,,,tat a Cop, i� VA'---- 1°ales �I�i,,, fora L f� a V *N DISPLACEMINT &�r •a:i?. 41-. iJe r FA VALDR SIN VEYLA 4 Fvwcl� ,136 q��V�S �`�����M �d� ,�sid�pii'c ,n{�?l 4 nilli rfi i �►Zq RESIDENT -DRIVEN DESIGN Land Planning Workshops �r As the foundation for authentic, meaningful conversations about the community's aspirations for the future, this workshop series served as a two-way transfer between resident leaders and professional planners of skills, information and values. Community members learned about some of the constraints on land development like flood plain and steep slopes, availability and accessibility of necessary infrastructure and the impact of density on the financial feasibility of redevelopment. Models and interactive workshops gave community members the tools to begin translating their lived experience into two-dimensional representations of their preferences, allowing them to communicate in the language architects, engineers and planners use to discuss character and place. THEMES 01. Land Use 02. Housing Typologies 03. Affordability 04. Yards + Parking 05. Roads + Infrastructure 06. Non -Residential Uses 07. Neighborhood Planning Discussion about desired commercial and non-residential uses provided context as residents grappled with how to balance community aspirations - such as a neighborhood with amenities that support the health and wellbeing of the whole family - with personal aspirations of individuality and private space. Developing a common definition for affordable - no more than 30% of a family's income being devoted to housing expenses - and understanding how incorporating a significant number of market rate homes into the neighborhood created the opportunity for a wide range of housing products, while also subsidizing the development of affordable lots, resulted in resident leaders advocating for well -designed higher density that allowed Southwood to be financially viable, keeping intact the existing community while making space for new neighbors. These community values of affordability and inclusivity inspired the resident cohort to begin thinking in terms of "we over me" identifying that attached housing and smaller but meaningful open space resulted in greater access and opportunity for the entire community. Rezoning Approvals 1 Land Planning 9 Resident Committees After the initial Land Planning workshops, resident leaders continued their work by forming three redevelopment committees. Committee groups met once a month to train for events and activities that occurred over the summer of 2017,, reporting out about their work to the wider community at monthly redevelopment meetings. Each committee was charged with different tasks and each spoke to different skill sets the leaders possessed, allowing residents to deepen their knowledge and strengthen the collective identity of the cohort, all while advancing the goals of redevelopment. Community Guides Community Guides honed their presentation skills, focusing on opportunities to bring updates and information about redevelopment to outside audiences. They worked together to identify the key themes and lessons learned from the Land Planning workshops, how to engage donors, interested community members and outside decision makers. Community Guides presented at various events in the following months, including a State Leaders meeting hosted by Virginia House Delegates David Toscano and Criegh Deeds and attended by 40 leaders from more than 15 state and local agencies with various ties to Southwood redevelopment. This group pulled on the strengths of residents who felt called and able to share the story of Southwood in front of large audiences, recognizing that when advocating for change in their community, no voices spoke more eloquently than those of the community. Master Planning Master Planners continued to meet with architects, engineers and planners throughout the summer to hone the concepts identified through the initial planning workshops and prepare for the development of the rezoning application. They worked through various planning sketches to establish density goals for Block A, favoring higher density over less efficient land plans, and developed overarching design principles for Block B that would guide conversations with potential developers. 1 Committee Development 10 Resident planners felt motivated to learn more about the planning and design process, diving deeper into the intricate and complicated world of land development. These community members saw the unprecedented opportunity to make sure the future neighborhood of Southwood represented their aspirations, dreams and vision, and rose to the challenge. Community Outreach The Community Outreach committee focused on neighborhood -wide communications and inspiring others to feel as passionately about redevelopment as they did. The Outreach Committee worked hard to increase knowledge about redevelopment among Southwood community members. This peer -to -peer leadership style is integral to Habitat's approach to redevelopment, understanding that a recommendation from a trusted friend and neighbor is more valuable than the endorsement of an outsider. Outreach committee members received training on the specific skill of door knocking, learning the techniques necessary for successful one-on-one interactions with friends and neighbors about sometimes difficult and complicated subjects. After training, resident leaders divided into groups of two and advertised for various monthly community meetings in their neighborhood. After these door knocking initiatives, redevelopment meeting attendance increased by 30% . Being natural conveners, residents drawn to the Community Outreach committee were able to share their skills in motivation and active listening with the larger community, reaching deeper into Southwood and expanding the capacity of Habitat to engage directly with as many residents of the park as possible. Rezoning Approvals 2018 Design Development BLOCK B L0 9 • • BA i Rezoning Workshops CASA HOUSE 4 3Sf1OH LA CALL E P ALLEJON aSV3 X ROAD ALLEY 1 < 41ARKINO.ON CASA iu I ONE SIDE HOUSE ES7; 1CIONAMIENTO 0 3SF1OH v N UN LADLo f asaa — I 1 CASA HOUSE CASA CALLEJON HOUSE ALLEY CASA HOUSE CASA HOUSE I � I � CASA CASA, HOUSE HOUSE Building on the vision, vocabulary and leadership skills established through the Land Planning workshop series and subsequent committee development, these sessions first introduced the rezoning process to resident leaders, and then examined the various elements of the application to ensure continuity between what was submitted and the goals of the community. Rezoning was introduced as a process to establish new regulations that would provide a guide and framework for future development of Phase I, and that these regulations would form the overall character and feel of their neighborhood. Important decision points and opportunities for interacting with the community, like the public hearings with the Planning Commission and Board of Supervisors were discussed, and the proactive public -private partnership between Southwood and the County was highlighted. Here, residents formalized their two -block approach, identifying the two distinct areas within Phase I. Block A, more internal to the site, was desired to be more residential and neighborhood -focused in nature, while Block B, the neighborhood's primary THEMES 01. Rezoning Process 02. Block Design 03. Uses 04. Road Network 05. Road Design pp - entrance and frontage along Old Lynchburg Road, was more appropriate for more intensive uses. This rationale guided group activities in which the community discussed various potential uses and their appropriateness for each block. The community's work established the Use Matrix, with a wide range of residential uses in both Block A and Block B, but the majority of higher intensity non-residential uses restricted to Block B. Residents also expressed preference for an interconnected road network with a modified grid that respected the natural terrain as much as possible while achieving density goals, as well as road section designs that prioritized traffic calming measures and minimal right of way widths. Moving from resident -derived concepts to technical drawings and regulatory tables without losing the sense of ownership or ability for residents to see themselves reflected in this work has resulted in an informed and engaged community with a sophisticated grasp of these development principles. Rezoning Approvals • Rezoning 11 Where will Redevelopment Begin? Two key points became clear in talking with residents about the first phase of redevelopment. One, that the physical and psychological benefits of starting construction on land not currently occupied by trailers would outweigh the added costs of building the necessary infrastructure to access this greenfield; and two, that for many community members, inspiration and belief in the possibility of the future would only come once there was a first village they could see and touch. Embracing these concepts and honoring the community's insight has meant developing this Zoning Map Amendment request to focus first on the 32.5 undeveloped acres adjacent to the developed portion of Southwood, both to demonstrate Habitat's commitment to non -displacement and to expedite a first phase of redevelopment. Walking tours of this forested area equipped residents with an understanding of the land that influenced their approach to neighborhood design, and brought abstract land development concepts into real, tangible terms. Knowing where redevelopment will begin has further inspired the belief that this transformation is possible. Market Day - Expanding Design Input At the end of the first series of redevelopment workshops, a focus group of resident leaders continued meeting to develop an activity that would demonstrate to the larger community the experience of planning their future neighborhood. Building on the final workshop of the series, residents and architects developed an interactive activity for neighbors to design their own neighborhood block. During Market Day, a spring health and wellness fair for the entire community, residents lead their neighbors in this design exercise, resulting in 80 community members working in multiple teams to develop conceptual design solutions for their future neighborhood. A sample of layouts from that design exercise are pictured on the right I 1 Ll 1 �y I 1_ JJ•J� e� > 1� . 471iC'.:W.Iw.Pf k.e Y / 12 Y 'I N' Design Development Workshops This series focused on further refinement and identification of critical design principles the community wanted to codify in the request for rezoning. Here the neighborhood moved from an open framework to conceptual designs that will serve as guides for the future development of individual neighborhoods. This stage of design began with field trips, with community members visiting local neighborhoods, experiencing the architectural and engineering concepts they had been discussing in previous workshops in person, evaluating how various design decisions impacted the overall feel and character of a neighborhood. With these site visits in mind, residents came together for design intensives, working in small groups to design and redesign areas of Block A using color coded blocks and scaled model props. Residents were asked to refine their designs while thinking about the overarching principles they were striving for, like connectivity, amenities and a mix of housing types. 64. THEMES 01. Precedent Studies 41 02. Connection 03. Amenities and Open Space 04. Mix of Housing Types Family -oriented designs and amenities, like parks or multi -modal paths, and special attention to accommodations for vulnerable populations, like seniors and those with limited mobility, were interwoven with a wide rage of housing typologies from apartments to affordable duplexes and townhomes to market rate single family detached options. Multiple groups highlighted the importance of mixing housing typologies in the same phase, but not necessarily directly adjacent to each other, to promote the meshing of a newly formed community that would be welcoming to people from all walks of life. These concept models were then turned into the illustrative drawings and plans at the end of this booklet (see Illustrative Plans on pages 33-341 that are meant to serve as a high-level guide for future development and future resident cohorts' designs for their neighborhoods, while maintaining the overall flexibility that will result in an organic, vibrant neighborhood that is responsive to the values of each future resident cohort. Rezoning Approvals 18 Design Development 13 POOL. Early Adopter Cohort Development After the initial submission of the rezoning application in February of 2018, resident leaders developed an agenda for a series of redevelopment meetings that would provide an update and an opportunity for self -identification into the rapidly forming Early Adopter cohort to the larger Southwood community. Residents identified that it was important to highlight key past milestones that inspired confidence and faith in commitments to non -displacement and affordability. Residents celebrated the completion of a Land Swap with the Commonwealth of Virginia which provided Habitat access to an additional 20 acres of undeveloped land adjacent to Southwood. And they identified the importance of underwriting changes Habitat initiated that would allow more community members to be able to take advantage of affordable homeownership opportunities. It was also critical to community leaders to inspire a sense of the gathering momentum around redevelopment, pointing to the three to five year time horizon by which the first Southwood community members could be moving into their new homes in the first phase of redevelopment. Overwhelmingly, Southwood resident planners feel that building a First Model Village will be the catalytic event that inspires future cohorts of Southwood residents to take proactive steps toward homeownership and toward joining their neighbors in intensive block by block community planning. Meetings were held on a variety of days at multiple times to provide opportunity to folks regardless of their work schedules and commitments to learn more about redevelopment. During the two weeks these meetings were held, 80 families were represented with almost half - 37 out of those that attended - self -identifying as interested in participating in the first phase of Southwood redevelopment. One-on-one outreach by Southwood's trained financial coaches and housing counselors began with those residents to better understand families' housing aspirations and financial situations and to create individualized paths forward toward their family goals. As future cohorts are established, the process will repeat itself with every family until Southwood redevelopment is complete. r1 WN& 16 resident leaders 37 early adopters 48 workshops 96 hours of childcare 179 total resident participants 341 doors knocked 750 meals provided 1,480 volunteer hours of resident leadership 14 KEY REZONING CONCEPT PLANNING SITE PLANING BUILDING 0 COMPLETED y r ;77� i11 is �� 11l. tst•t"''�:✓}r i i �•+ �� �.. _ sl k1�`� 1ti1 �If r,`•� r � iJa! .look .,. FUTURE ENGAGEMENT ACTIVITIES Site Planning Workshops 2018 Beginning in the fall of 2018, the Early Adopter cohort will come together to look at a higher level of detail at Block A, identifying the exact location of the First Model Village, refining the appropriate housing types to suit the housing aspirations of their specific design cohort, further developing road layouts and right of way design and developing the civic and amenity components that will identify their neighborhood. This work will culminate in a submission of the first site plan and subdivision plan for Phase I of Southwood redevelopment in early 2019. This process of resident -led site planning will happen for a minimum of two distinct neighborhoods in Block A of the first -- t- y t ►��43 it s'-J 2019 THEMES 01. Location of First Village 02. Refinement of Housing Types 03. Unit and Road Layouts 04. New Resident Cohort 05. Resident Leadership Rezoning Future Phases 2020 Current conceptual timelines indicate that the rezoning of the next phase of Southwood redevelopment will begin as early as 2020, building on the lessons learned from site planning and implementation of the first phase of redevelopment. Inspired by the work of the Early Adopters, new resident cohorts will form and will engage in the same curriculum, first acquiring the foundational understanding of the principles of land development, then building on these principles as they define the rules, regulations and design characteristics of their own rezoning application and then turning these guiding principles into the exact sites and subdivisions of their future neighborhoods. It will be critical to tap the wisdom and knowledge of the first cohort of Early Adopters to help refine and market these new planning initiatives, as well as lead and train their peers in the work of phase of Southwood redevelopment, tying into overarching design principles and the framework established by the rezoning land design. application while allowing each neighborhood to develop organically with a specific resident group in mind. Moving forward, each new block will set the context for future block development. Rezoning Approvals Site Plannin Rezoning Future Phases 1S PROJECT NARRATIVE ability to access existing natural resources. Name of Project TMPs Southwood Phase I 090A1-00-00-001E0 09000-00-00-001AO 07600-00-00-051AO Total Acreage: 32.5 acres Block A: 20.9 acres Block B: 11.6 acres Guiding Principles This Zoning Map Amendment requests the rezoning of three contiguous properties (Parcels 76-51A, 90-1A, and 90A1-1E) on 32.5 acres from R-2 and NMD to Neighborhood Model District (NMD). With a maximum of 400 residential units and a focus on providing a mix of sustainable, affordable housing stock currently lacking in Albemarle County alongside new workforce and market -rate housing opportunities, the community -generated design principles presented in this zoning map amendment will create a mixed -income, mixed -use community that prioritizes the non -displacement and realization of secure tenure of the community that exists today. NMD zoning establishes the design ideals that will ensure a healthy, vibrant community while providing the necessary flexibility for community members to engage authentically in the design process and determine the future of their community without having concepts superimposed by external sources. The two -block approach presented in this Zoning Map Amendment was developed in partnership with Southwood community leaders through intensive engagement and dialogue with the architects, engineers and planners that have all lent their expertise to the development of this plan. It was clear to community members that within Phase I there were two distinct areas of development. Block A, the 20.9 acres that share boundaries with parkland to the south and the existing Southwood neighborhood to the north, should be a largely residential development, prioritizing housing that would be accessible to community members and to the outside community, with the opportunity for commercial uses that would primarily support those new housing units. Block B, the 11.6 acre area that serves as entry to the existing Southwood neighborhood from Old Lynchburg Road is for more intensive uses. As envisioned in the purpose and intent of the Neighborhood Model District set forth in Chapter 18, section 20.A.1 of the Zoning Ordinance, the Plan of Development for Southwood has been designed to further the following principles: Pedestrian Orientation: This plan envisions continuous sidewalks as well as a roughly 2,000 linear foot path through the naturally wooded area that bounds the site to the East, South and West to provide ample opportunity for safe travel and safe recreation. Neighborhood friendly streets and paths: Streets will be designed with traffic -calming techniques that will result in slow - moving traffic and minimized road widths to the extent allowed. Minimal building setbacks and established build -to lines will create a built form that addresses the street. The proposed path through the natural areas will increase the community's Interconnected streets and transportation networks: The main road network proposed for Phase I sets a framework for developing a modified grid that both adapts to, and preserves the landscape to the extent possible. It enables an interconnected street system that will make travel intuitive. This network has been established with the opportunity for logical connections into the future phases of Southwood redevelopment and to the future Biscuit Run Park. This plan prioritizes a continuation and augmentation of the exiting transportation partnership between the City of Charlottesville and Albemarle County which brings bus service to Southwood. Parks and open space as amenities: This plan proposes the preservation of more than 7 acres of natural green space and amenity areas made up of sensitive ecological zones such as floodplain, stream buffer and steep slopes to maintain the area's natural setting and feeling of tranquility in the future redevelopment. Potential connections to future county and regional trails and the existing amenities in the Southwood community such as trails, parks and sport courts will be able to provide multiple varied recreational opportunities to this development. Neighborhood Centers: Block B, the area that fronts along Old Lynchburg Road has been identified as an appropriate area for more intensive uses. Block A also provides opportunities for neighborhood commercial entities that would support the new neighborhood. Buildings and spaces of human scale: Maximum building heights proposed in this rezoning enable an urban form at a pedestrian -friendly scale. Pedestrian -centered street design and continuous sidewalks invite the neighborhood to engage with their community and create a neighborhood with a strong sense of place. Relegated Parking: This plan envisions alleys in addition to main roads to allow for rear -loaded parking whenever appropriate, feasible, and allowable, and to minimize curb cuts. The parking plan allows flexible solutions like surface lots, on -street parking and shared driveways to allow for ample parking that can be responsive to the exact site and conditions the future development presents. Mixture of uses and types: Phase I allows for a wide range of commercial and residential units, with the most intensive uses focused in Block B along Old Lynchburg Road, and less intensive uses in Block A. There are opportunities for commercial uses that act primarily as support services to the residential development in Block A. The uses proposed in this Zoning Map Amendment have been designated by community leaders and have been memorialized in the enclosed use tables. Mixture of housing types and affordability: The Habitat homeownership model alongside innovative outside partnerships will provide sustainable affordable products at multiple levels of area median income and various ownership or rental structures to fit with the goals and aspirations of the community. Proactive financial coaching has already begun within the community to best prepare residents for their future housing goals. These efforts will be complimented with the provision of a wide array of housing typologies such as multifamily and single family attached and detached, townhomes and accessory dwelling units that can remain responsive to the individual families that come forward to participate in the redevelopment of Southwood. Site planning that respects terrain: The team of landscape architects and environmental engineers that have been advising 16 the redevelopment of Southwood have taken into consideration the unique conditions and topography present on this site. The road network's curvilinear design responds directly to existing grades and promotes the preservation of the natural areas at the edges of the site. All development shall comply with Chapter 18 section 30.7 of the Albemarle County Zoning Ordinance. Clear boundaries with rural areas: Southwood is located at the southern edge of the growth area and is bordered to the south by County -leased parkland, serving as a natural and abundant barrier between this residential urban development and the rural areas to the south. The nearest rural areas are 0.5 miles to the west and 1.5 miles to the south. Consistency with the Comprehensive plan: Southwood is part of Albemarle County's Southern and Western Development Area, which calls for an Urban Density Residential development with up to 35DU/acre and mixed -income, mixed -use development. The inclusion of market rate and affordable housing as well as the wide array of commercial uses allowed in this project fit within these guidelines. Proposed Impact on Public Facilities and Infrastructure The Phase I development of Southwood will connect to the existing internal road Hickory Street, connecting approximately 330' south of Hickory Street's intersection with Old Lynchburg Road. This first phase does not contemplate large improvements at the intersection with Old Lynchburg Road, but does anticipate upgrading Hickory Street to the intersection for the entrance to Phase 1. Future phases and rezonings will continue to analyze these areas for additional improvements. A traffic study has contemplated further build out to ensure long term development requirements are not missed during the early stages of the development. Both water and sanitary utilities are located in the area. The existing sanitary line, which follows the stream, along the south end of the parcel, is well positioned to accept the flow from the first phase of development. Connection to the existing sanitary line wilt need to be designed and constructed with care, as it is located in the Water Protection Ordinance buffer, however connections of this type are allowed per the ordinance. The existing waterline network that is located in Southwood runs to a master meter. It is anticipated that this project will transfer this tap into the water main in Old Lynchburg Road, allowing a service to be brought in to feed the first phase of development. The extension of this service will allow for individual meters to be set for each use, including both residential type units and commercial spaces. Coordination with the Rivanna Water and Sewer Authority and Albemarle County Service Authority has begun and will continue through the life of this project, including both during the rezoning application and the site plan/subdivision plan submissions. Because 341 users currently pay for water and sewer infrastructure, it is anticipated that the Southwood redevelopment will be credited with an equal number of residential tap fees. The development of Southwood also allows for the potential to extend access to a trail system and/or what may be Biscuit Run Park. This trail system will allow residents and the community to enjoy the natural areas and terrain, including the stream that runs along the western and southern borders of Phase I. This site is surrounded by natural features, such as streams, small areas of wetlands, and steep slopes. Each of these features defines this area and has become important to the resident community to be preserved and honored in the development of this first phase. All members of the resident design team have walked the site and acknowledged the environmental features that make it unique, focusing on ways to preserve and integrate each of these areas into the first phase of development. The infrastructure and potential layouts carefully consider preserving these areas, while also making them accessible, allowing the environmental features of the area to be available for resident enjoyment. This access will be through a trail network in coordination with the Parks and Recreation department. The streams and wetlands on the site will be preserved in a way to honor the natural habitats associated with each. Restoration of some of the streams is being contemplated, as grant funding through partnership with the County of Albemarle is being pursued. In addition, critical slopes are being honored along the south end of the property. Strategies for Shared Stormwater The redevelopment of Southwood will pursue the potential for stream restoration to serve stormwater needs for the site, knowing the restoration can generate a large amount of pollutant credits. However, as that is not yet an approved BMP, other options are also available and can be implemented if it is determined that stream restoration does not meet the state requirements for water quality treatment. Preservation of wooded areas, along with localized applications of BMPs such as swales and biofilters will assist in the needs for stormwater treatment. Additional water quality needs may be addressed by the purchase of off site nutrient credits but will be limited to the quantity allowed per state guidelines. Water quantity will be addressed at the Site Plan level as well, meeting all state requirements and codes. Impact on Environmental Features 17 AFFORDABLE HOUSING affordable units will be subject to Habitat for Humanity of Greater Charlottesville's deed restrictions or an equivalent, which NOTE: All text in the Affordable Housing section of this Code of Development is a DRAFT and is subject to cooperative revision between Habitat's legal counsel and Albemarle County Attorneys. The first commitment the Board of Directors of Habitat made to the Southwood Community was to redevelop the neighborhood as a well -designed, sustainable, mixed income community without resident displacement placing a premium on creating tenure security for existing residents. Through the years working side -by -side with Southwood families, that understanding of non -displacement has expanded beyond a simple one -for -one replacement of housing units to a broader and more complex concept of cultural, economic, and individual non -displacement. Southwood redevelopment has the opportunity to renovate the infrastructure of the mobile home park without disrupting what makes this community great - the people that call it home. Habitat's vision is a Greater Charlottesville community where everyone can find a decent place to live, and Southwood is a model for how to counter severe displacement pressure in a manner responsive to the specific community under threat. Data from Southwood families indicate that 98% earn at or below 80% of the HUD -identified 2018 area median income for Charlottesville -Albemarle, qualifying them as extremely low to moderately low income households [see table below]. SOUTHWOOD AMI DATA homes <30% AMI 122 36% homes 30-50% AMI 149 44% homes 50-60% AMI 33 10% homes 60-80% AMI 26 8% homes 80-100% AMI 6 1% homes +100% AMI 6 1% Total Homes 341 100% Recognizing that, at a minimum there is a need to replicate the existing affordable housing in the Southwood community Habitat will include no fewer than 341 affordable units in the fully redeveloped Southwood neighborhood. No fewer than 43 of these units will be located in Block A of the first phase of redevelopment. From the official date of phase I rezoning approval through final build out of all phases, prior to issuance of the final allowable certificate of occupancy, Habitat will produce or cause to be produced, at Southwood and throughout the region, a quantity of affordable housing opportunities equal to no less than 51% of the total number of residential units at Southwood. Affordable units are defined as a residential unit affordable to households with incomes less than 80% of area median income or a unit rented or sold to a current resident of the existing Southwood community. To create opportunity and ladders of affordability to community members across the economic spectrum, there will be rental and homeownership options available at various levels of affordability. Units rented or sold to residents at or below 40% of AMI will count as 1.5 affordable units. Designated affordable rental units will remain affordable for a minimum of 15 years after initial occupancy. For sale ensure a balance of equity growth and wealth creation for homebuyers while protecting an affordable housing stock. To ensure a mixture of incomes throughout the site, should density of Block A exceed 110 units total, no less than 43% of the total number of units will be affordable units. Similarly, should overall density of Southwood exceed 800 units, the current projected maximum, the intention is that no fewer than 43% of the overall units will be rented or sold as affordable. In order to preserve choice, opportunity and the ability to create mixed -income communities both at Southwood and throughout the region, units occupied by Southwood residents who choose to relocate off site through facilitated housing counseling services offered by Habitat Community Engagement staff are considered designated affordable housing that satisfy these overall quantitative goals. Potential Product Solutions Southwood today is completely comprised of aging mobile homes with little opportunity within the community for family growth and individual upward mobility. According to community surveys, the majority of residents enjoy living in Southwood, largely because of the quality school district and proximity to economic opportunities. The choice to own their home - even though trailers are considered personal property, are a negative asset and do not provide tenure security - is also almost always a factor in a resident's decision to live in Southwood, highlighting the challenge of living in a region where homeownership is primarily available to individuals at 120% or above of area median income. On the facing page are examples of housing types and subsidy mechanisms that may exist in Southwood to make the shift from a homogeneous and physically degraded housing stock that has largely exceeded its useful life to a healthy and diverse housing ecosystem. In light of this, Habitat is examining its own model for affordable homeownership, exploring a tiered program that will allow families greater agency and choice in housing product and cost and ensure a wider spectrum of affordable homeownership options within a single community than ever before. Southwood AMI Data 15 -- — — El 5 9 0% 307o 50% 60% 80% 100% 120% INCOME LEVELS - 2018 AMI 18 111 MARKET RATE TOWNHOMES t ACCESSORY UNIT MARKET RATE ATTACHED i _ . MR.,, •: a HABITAT TOWNHOMES r r r ■■■■ ll!! LIVEIWORK MARKET RATE CONDO Healthy Housing Ecosystem SUPPORTIVE HOUSING ACCESSORY UNITS SENIOR HOUSING HABITAT HOMES LIHHTT C WORKFORCE LIVEIWORK MARKET RATE HOMES extremely low very low low moderate median above 0% 30% 50% 60% 80% 100% 12007o INCOME LEVELS - 2018 AMI 19 CODE OF DEVELOPMENT Application Plan This mixed -income, mixed -use neighborhood is intended to be developed through intensive community engagement, providing ample opportunities for new affordable and market -rate housing within the same neighborhood. Because of the community -focused nature of the development, it is critical that the Application Plan provided in this rezoning application retain the flexibility necessary for residents to create responsive, sustainable neighborhoods on a block by block basis into the future. The Application Plan provides a framework for a two -block approach to land use, an interconnected road and sidewalk system, and future connectivity to the existing Southwood neighborhood. It also identifies key features of the development including green space and amenity areas. The distance from the center of Block A to the center of Block B is 1,590 feet or about a 15 minute walk. Some commercial uses in Block B are allowed and will support daily living needs of Block A. The streets shown in all plans in this Code of Development are framework streets. Additional roads and alleys may be developed in site plans to create more connection and access. l i I SODTHW 1 EXISTING S "HOOD PHASEI NEIGHBORHOOD REDEVELOPMENT no rezoning at this time --------------------- ill FRAMEWORK STREETS. OLD LYNCHBURG ROAD ADDITIONAL ROADS AND ALLEYS MAY BE? ����•,�...�• �� DEVELOPED IN SITE / PLANS TO CREATE MORE CONNECTION f' v AND ACCESS Block B �! 11.6 acres ,o T / ^ \ro 21.6 units/acre max r 8.3 ACRE AMENITY AREA AND GREEN + % / / iA SPACE W/ 10,000 5F OF PRIMITIVE TRAIL TO I , d • • � , � , • — . — . _ • — • — BE FIELD LOCATED `oa/ ,waft / ` • — , — _ * . — , — • . _ GENERAL LOCATION OF PRIMITIVE TRAIL - ! • de® / � • ` ` . � �� NoI — • EXACT LOCATION TO � ` ir � BE DETERMINED softill, r ISMPRESERVEDSLOP AA - GREEN SPACE. 1.9 ACRES AMENITY AND GREEN SPACE AREA: 6.4 ACRES PRESERVED SLOPES PROPOSED I • ROADS _i - EXISTING-RODDS SJREAMBUFFER — --------------- FLOODPLAIN EXISTING BUILDINGS G-111C SCALE r Oman a ioo mo 3ao <oo . � I emErm. unw. III p� �Ijllllll moon oop III saa I _ 1 ` I ' �AJ I `" Existing Southwood Community Block A no rezoning at this time 12.6 develo able a (�!` 20.9 acres o P Caad,G 11.9 units/acre max acres I SECONDARY FIRE ACCESS III IIIIII 000 • _ (APPROX. LOCATION) lllll , III lillllllllll / I, . ►� - Illlulllll 4 00 0 0moo *4 a , l�plilllwoos mom wo CONC �III� / ♦ � � �r �- FUTURE EPTUAL ROAD NETWORK TO , , yB `00, 20 Density by Block MIN b MAX RESIDENTIAL / COMMERCIAL USES BLOCK MIN DWELLINGS MAX DWELLINGS MIN COMMERCIAL SQUARE FOOTAGES MAX COMMERCIAL SQUARE FOOTAGE BLOCK A 80 150 NO MIN 20,000 BLOCK B 0 250 NO MIN 100,000 Restrictions/Requirements Associated with Standards above (1) The total gross maximum square footage of commercial uses shall not exceed 100,000 square feet across the entire Southwood Phase 1 project. This calculation shall exclude uses for utilities, stormwater, and/or any other uses that provide infrastructure and shall exclude all outdoor recreational or agricultural uses, all of which are not to be regulated by the maximum square footage provided in this table (2) Due to parking, site acreage, and other physical constraints, the total gross maximum square footage of commercial space and the total maximum number of dwelling units in Block B cannot occur simultaneously and the actual commercial square footage and number of dwelling units in Block B will not exceed a daily vehicle trip count of 5,000 for the entire Southwood development, TMPs 90A1-1E, 90-1A, 76-51A, 90A1-1D, 90A-4, and 90A-1C Residential Uses by Block The table on the right establishes the permitted uses, special uses, and prohibited uses by block. The letter "P" symbolizes uses permitted by -right. The letters "SP" symbolize uses allowed by special use permit only. The symbol "-" means that the use is prohibited in the block and is shown in the table to be explicit about such prohibited uses. All uses that reference a section of the Albemarle County Ordinance are to include all uses, definitions, and interpretations as specified in the aforementioned ordinance reference unless a use, otherwise listed in the ordinance reference, is separately and explicitly listed in the use tables within this Code of Development. In this case, the zoning administrator shall refer to the separate listing in the table for this specific use. The zoning administrator, after consultation with the director of planning and other appropriate officials, may permit as a use by -right, a use not specifically permitted; provided that such use shall be similar to uses permitted by -right in general character and more specifically, similar in terms of location requirements, operational characteristics, visual impact, and traffic generation. RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK RESIDENTIAL USES BLOCK A BLOCK B ACCESSORY APARTMENT (REF. 5.1.34) B P P ACCESSORY BUILDING AND USES INCLUDING HOME OCCUPATION, CLASS A (REF 5.2) AND STORAGE BUILDINGS P P BOARDING HOUSE P P CARRIAGE UNIT P P DETACHED SINGLE-FAMILY P P FAMILY DAY HOME (REF 5.1.56) P P GROUP HOME (REF 5.1.07) P P MULTIFAMILY P P SEMI-DETACHED AND ATTACHED SINGLE-FAMILY INCLUDING DUPLEXES AND TOWNHOMES P P SHED P P TOURIST LODGING (REF 5.1.17) P P Restrictions/Requirements Associated with Standards above (1) Mixed uses in a single building (residential and non-residential) are permitted in Block A and Block B. (2) See the parking section of this Code of Development for allocation of and exceptions for parking requirements. Definitions for Alternative Residential Uses A Carriage units - A separate, independent, accessory dwelling unit detached from or attached by way of an unconditioned breezeway, porch, or covered patio space, but located on the same parcel as the structure of and subordinate to a single-family detached or single-family attached dwelling. Notwithstanding Chapter 18 section 5.1.34, carriage units shall be permitted on lots comprised of detached single-family dwellings and attached or semi-detached single-family dwellings subject to the following: The gross floor area of a carriage unit shall not be included in calculating the gross floor area of the main dwelling unit for uses such as home occupations as provided in sections 5.2 and 5.2A and other similar uses whose area within a dwelling unit is regulated. All carriage units shall be located in the rear or side of the lot. Notwithstanding any other requirements of this Code of Development, carriage unit setbacks shall be the same as for the principal building with which it shares a lot, except for the rear or side yard setback, which shall be a minimum of (3) three feet and shall have no other dimensional limitations. Carriage units will not count against the overall density allowances. B Accessory Apartments will also be allowed by -right in detached and attached dwelling units or on the same lot as detached and attached dwelling units and will not count against overall density allowances. 21 Non -Residential Uses by Block The table below establishes the permitted uses, special uses, and prohibited uses by block. The letter "P" symbolizes uses permitted by -right. The letters "SP" symbolize uses allowed by special use permit only. The symbol "-" means that the use is prohibited in the block and is included to be explicit about such prohibited uses. All uses that reference a section of the Albemarle County Ordinance are to include all uses, definitions, and interpretations as specified in the aforementioned ordinance reference unless a use, otherwise listed in the ordinance reference, is separately and explicitly listed in the use tables within this Code of Development. In this case, the zoning administrator shall refer to the separate listing in the table for this specific use. The zoning administrator, after consultation with the director of planning and other appropriate officials, may permit as a use by -right, a use not specifically permitted; provided that such use shall be similar to uses permitted by -right in general character and more specifically, similar in terms of location requirements, operational characteristics, visual impact, and traffic generation. NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK USE BLOCK A BLOCK B PRIVATE SCHOOL P P RETAIL STORE OR SERVICE (REF 22.2.1a AND 22.2.1b) P P FARMERS' MARKET (REF 5.1.47) P P LAUNDROMAT - P FINANCIAL INSTITUTION P P MEDICAL OFFICE P P DAY CARE, CHILD CARE OR NURSERY FACILITIES (REF 5.1.06) P P DRIVE -THROUGH WINDOWS (REF 5.1.60) - - EATING ESTABLISHMENT P P PROFESSIONAL OFFICES P P CLUBS AND LODGES (REF 5.1.02) SP P LABORATORIES/RESEARCH AND DEVELOPMENT/EXPERIMENTAL TESTING - P STORAGE YARD SP P MANUFACTURING/PROCESSING/ASSEMBLY/FABRICATION - P RELIGIOUS ASSEMBLY - PUBLIC USES P P EVENT HALL (REF 5.1.27) - P COMMUNITY CENTER (REF 5.1.040 (REF 5.1.27) OR NEIGHBORHOOD CENTER P P NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY BLOCK USE BLOCK A BLOCK B ELECTRIC, GAS, OIL AND COMMUNICATION FACILITIES, EXCLUDING TOWER STRUCTURES, OWNED AND OPERATED BY A PUBLIC UTILITY P P ASSISTED LIVING SP P STAND-ALONE PARKING AND PARKING STRUCTURES (REF 4.12) (REF 5.1.41) (REF 5.1.42)E P P HOME OCC CLASS A (REF 5.2) P P HOME OCC CLASS B (REF 5.2) SP SP TEMPORARY CONSTRUCTION USES (REF 5.1.18) P P USES PERMITTED BY -RIGHT WITHIN FLOODWAY FRINGE IN ACCORDANCE WITH 30.3.05.1.2 OF ZONING ORDINANCE P P STORMWATER MANAGEMENT FACILITIES P P PUBLIC RECREATIONAL FACILITIES P P TIER I AND TIER II PERSONAL WIRELESS SERVICE FACILITIES (REF 5.1.40) P P USES PERMITTED BY SPECIAL USE PERMIT WITH THE FLOODWAY FRINGE IN ACCORDANCE WITH 30.3.05.2.2 OF THE ZONING ORDINANCE SP SP PUBLIC PLAYGROUNDS AND PARKS P P INDOOR ATHLETIC FACILITIES - P COMMERCIAL RECREATIONAL ESTABLISHMENT - P URBAN AGRICULTURE P - COMMUNITY GARDEN P P FUNERAL HOME - P AUTOMOBILE SERVICE STATION (REF 5.1.20) - P AUTOMOBILE, TRUCK REPAIR SHOP - P DRY CLEANERS - P Restrictions/Requirements Associated with Standards above (1)The grosssquarefootage ofnon-residentialuse shallbe limitedasperminimumandmaximumresidentialandcommercialuses table inthis Code of Development, however, exceptions bynet maximum square footages by establishment foreachblockare listedbelow. Alterations to Albemarle County Zoning Ordinance Definitions of Size of / Definitions for Alternative Non-residential Uses: A Use may be permitted in Transect T-3 of Block A. B Retail store or service may be permitted in Block A is subject to the following: The establishment shall be 3,000 square feet or less. Parking in compliance with the Parking section of this Code of Development. C Eating establishment may be permitted in Block A is subject to the following The establishment shall be 3,000 square feet or less including kitchen and indoor service areas and toilets but not including outdoor seating. Parking in compliance with th Parking section of this Code of Development. 22 D Event hall: A community space to be maintained by the neighborhood association or some other third party organization or business that can accommodate a variety of special events, public assemblies, and celebrations open to rent to the neighborhood and outside community. The event hall shall comply with minimum parking requirements for public assemblies in compliance with the Albemarle County Zoning Ordinance. E Stand -along parking must be accessory to a use in Block A or Block B. This use may be residential, in which case the parking shall serve residential uses within the Southwood neighborhood. See parking section for regulations about the location of stand-alone parking - it is not required that parking requirements be met on a parcel. F Urban agriculture: An agricultural use as defined in Chapter 18 Section 3 of the Albemarle County Zoning Ordinance notwithstanding any accessory processing facilities other than allowable accessory units, structures, and/or sheds and including the keeping of allowable animals as described below. An agricultural use shall be permitted on lots comprised of detached single-family dwellings and attached or semi-detached single-family dwellings (duplexes and townhomes) subject to the following: The agricultural use may take place on a parcel subject to the following size requirements: The side or rear yard ("yard") shall be at least 30% of the associated dwelling's footprint. This yard space shall incorporate a chicken coop or other adequate covered structure and shall be fenced (ref. adequate shelter Chapter 4 section 100 (5) of the Albemarle County Code). Coops or structures must meet accessory structure setbacks. The parcel shall have a fly -proof container for animal waste. Hens or goats may be permitted on the parcel subject to the following: No more than 7 hens. No more than 2 goats. Beekeeping is permitted per County Ordinance. On -site slaughter of 1 of each animal type is permitted per calendar year. Agricultural uses shall not require additional parking requirements beyond compliance with the parking regulations for dwellings as described in this Code of Development. G Community garden: A parcel on which gardening is the primary use. Parking Parking areas with 5 or more spaces are subject to the following: Block A + Block B - Surface parking areas must be relegated wherever possible and provided at rear of lots, at least behind the front building wall. When adjacent to a building, parking areas must be screened from public way. Requirements of Chapter 18 section 4.12 apply except for the following: Alternative Location for parking as described in the table right. Alternative Location Requirements for Parking Spaces: The parking requirements for all residential and non-residential uses may be met on -street, off-street, off an alley, in a parking lot, in a stand alone parking lot or in some similar parking situation as described in the table right so long as the total number of required parking spaces for the total number of residential and non- residential units are provided across the project. It is not required that parking requirements be met on a parcel. Calculations shall be balanced at each subdivision plat submission and parking is to be within a 200' radius of the associated parcel as taken from any point along the boundary line. PARKING SPACE LOCATIONS UNIT TYPE PARKING REQUIREMENTS MAY BE MET IN ANY OF THE FOLLOWING LOCATIONS SINGLE-FAMILY DETACHED, STAND ALONE PARKING LOT OR BAY, ON -SITE (OFF-STREET) AND ALLEY PARKING CARRIAGE HOUSES, DUPLEXES, (INCLUDING SHARED DRIVEWAY); ON -STREET PARKING; RELEGATED PARKING LOT TOWNHOMES, AND OTHER OR PARKING BAY; GARAGE PARKING; OFF-STREET SHARED PARKING; DETACHED AND ATTACHED UNITS APARTMENTS AND RELEGATED PARKING LOT OR PARKING BAY; OFF -SITE STAND ALONE PARKING LOT MULTIFAMILY OR BAY; ALLEY PARKING; ON -STREET PARKING; GARAGE PARKING; ON OR OFF -SITE SHARED PARKING TOURIST LODGING, BOARDING RELEGATED PARKING LOT OR PARKING BAY; OFF -SITE STAND ALONE PARKING HOUSE LOT OR BAY; ON -SITE (OFF-STREET) AND ALLEY PARKING (INCLUDING SHARED DRIVEWAY); ON -STREET PARKING; GARAGE PARKING; ON OR OFF -SITE SHARED PARKING NON-RESIDENTIAL USES RELEGATED PARKING LOT OR PARKING BAY; OFF -SITE STAND ALONE PARKING LOT OR BAY; ON -SITE (OFF-STREET) AND ALLEY PARKING (INCLUDING SHARED DRIVEWAY); ON -STREET PARKING; GARAGE PARKING; ON OR OFF -SITE SHARED PARKING Opportunities for stand alone parking (ref 4.12.11) accessory to a use in Block A or Block B shall be permitted for work or supplementary vehicles to decrease the demand on on -street and off-street parking within a 1/4 mile of any lot it serves or be located on a public transportation route. Opportunities for shared parking (ref 4.1710) and shared driveways shall be permitted. The application includes a waiver of parking standards for a substitution for parking location requirements for residential and non-residential uses. 23 Road Sections + Framework Streets OLD LYNCHBURG ROAD BLOCK B o + �� •/�.`• ro 2 � / ` - oa lq . FRAMEWORK STREETS. I • ` - _ _ _ \ ADDITIONAL ROADS /; d�� ./-�'�-•--�.� J.•. AND ALLEYS MAY BE I i toa • / - �•woo • - - DEVELOPED IN SITE • / PLANS TO CREATE • i wow MORE CONNECTION � �■ �� A _ AND ACCESS BITfERNUT IN, • I ` BITfERNUL IN. �� '. �•. / •III 1� 4Q y i Existing Southwood Community �.•• - ' BLOCK K A I no rezoning at this time ' OC III W ''` — • Coad,C I_ SECONDARY FIRE ACCESS - • I IIIIIII I (APPROX. LOCATION) Ri IIIIIIII�III CIO,wooCP 3IIIII C°a 00 ' ` � � • I11, _ . 4441111 Road Matrix • \ • CONCEPTUAL CONNECTION TO FUTURE ROAD NETWORK i. PROPOSED \ ' ROADS STREAM BUFFER EXISTING -ROADS \ `FLOODPLAIN � EXISTING BUILDINGS \ I GRAPHIC SCALE _ SECTION 1 2 3* 4 5 6 7 8 9 10 11 12 13 14 HICKORY STREET X X X X X X ROAD 1 A X X X X X X X X X X X ROAD 1 B X X X X X ROAD 1 C X X X X X X X ROAD 2 X X X X X ROAD 3 X X X X X ROAD 4 X X X X X X X 24 *Road section profile 3 is an alley section to be field located at site planning. Road Sections + Framework Streets 10' (TRAVEL 2.5' :ONCRETE (PLANTING STRIP) SIDEWALK NOTE: This road section profile is not shown Map. Exact locations to be determined at site planning. STREET TREE TO BE PLACED IN EASEMENT- _ 10, 8' (PARKING) (TRAVEL LANE) F 2.5' � 4,_8, CONCRETE SIDEWALK HT OF WAY VARIES 14' (MIN WIDTH FOR ONE WAY) F20' (MIN WIDTH FOR TWO WAY){ L-,4'-20'WIDTH---- 10'-12' 2 5' (TRAVEL LANE) 4'-6' 4-_6' ,ONCRETE (PLANTING STRIP) SIDEWALK RIGHT OF WAY VARIES 18' (TRAVELLANE 2.5' WITH PARKING) 4'-6' 4,_6, :ONCRETE (PLANTING STRIP) SIDEWALK HT OF WAY VARIES 4'-6' 10'-12' (PLANTING STRIP) (TRAVEL LANE) J 2 5, 0.5' 4". CONCRETE SIDEWALK 18' (TRAVEL LANE WITH PARKING) 2.5' 4'-6' (PLANTING STRIP) 4'- CONCRETE SIDEWALK - STREET TREE TO BE PLACED IN EASEMENT 14' 8' (TRAVEL LANE) (PARKING) 2.5' -- 2.1 4'-6' q� 4-8 :ONCRETE CONCRETE (PLANTING STRIP) SIDEWALK SIDEWALK RIGHT OF WAY VARIES 14' 8' (TRAVEL LANE) (PARKING)) 2.5' +1 2.5' � 4'_I6, T4--6 ' 4,-6, (PLANTING STRIP) 4'-6' ')ONCRETE CONCRETE SIDEWALK (PLANTING STRIP) SIDEWALK RIGHT OF WAY VARIES Road Matrix SECTION 1 2 * 3 4 5 6 7 8 9 10 11 12 13 14 HICKORY STREET X X X X X X ROAD I X X X X X X X X X X X ROAD 1 B X X X X X ROAD 1 C X X X X X X X ROAD 2 X X X X X ROAD 3 X X X X X ROAD 4 X X X X XLX X *Road section profile 3 is an alley section to be field located at site planning. 25 Road Sections + Framework Streets STREET TREE TO BE PLACED IN EASEMENT A 12-14' ITLANE) 12-14' B' (TRAVEL LANE) (PARKING) 2 5' 2.5' I� 4'-6' 4 6 4'-8' SINCRETE (PLANTING STRIP) CONCRETE SIDEWALK SIDEWALK RIGHT OF WAY VARIES BIKE LANES OPTIONAL, IF INCLUDED, TRAVEL LANE WOULD EXPAND 4' ON BOTH SIDES 12-14' 12-14' 8' 2 5' (TRAVEL LANE) (TRAVEL LANE) (PARKING) 4'-6' 4'8 :OETE (P�,gN TING STRIP) )(PLANTING STRIP) CONCRETE SIDEWALK7 RIGHT OF WAY SIDEWALK VARIES BIKE LANES OPTIONAL, IF INCLUDED, TRAVEL LANE WOULD EXPAND 4' ON BOTH SIDES 12-14' 2.5' r (TRAVEL LANE) 4'-8' 4'-6• ;ONCRETE (PLANTING STRIP) SIDEWALK RIGHT OF WAY VARIES 4'-6' 12-14' (PLANTING STRIP) (TRAVELLANE) J 25, CONCRETE SIDEWALK BIKE LANES OPTIONAL, IF INCLUDED, TRAVEL LANE WOULD EXPAND 4' ON BOTH SIDES C%L 20-22' 20-22' (TRAVELLANE (TRAVELLANE 2.5' WITH PARKING) WITH PARKING) 2.5' --------------- 0.5' 0.5' 4'-6' 4 8' 4'-8' 4'-6' (PLANTING STRIP) CONCRETE CONCRETE (PLANTING STRIP) SIDEWALK SIDEWALK RIGHT OF WAY VARIES BIKE LANES OPTIONAL, IF INCLUDED,TRAVELLANE WOULD EXPAND 4' ON BOTH SIDES SECTION 12 PARKING BOTH SIDES 12 No Scale Roact Matrix SECTION 1 2 * 3 4 5 6 7 8 9 10 11 12 13 14 HICKORY STREET X X X X X X ROAD 1A X X X X X X X X X X X ROAD 1 B X X X X X ROAD 1 C X X X X X X X ROAD 2 X X X X X ROAD 3 X X X X X ROAD 4 X X X X X X X *Road section profile 3 is an alley section to be field located at site planning. 26 Green Space + Amenities Green space shalt comply with Chapter 18 section 20A.9(a) such that green space shall be at least 20% of the gross acreage of the area, to include amenity areas. Amenities shall be 20% Of the gross acreage Of the area and shall include the pedestrian trail described in the Recreational areas and facilities and below. A central amenity Of this project is a pedestrian trail of which the majority is to be within the 8.3 acre green space area of Block A and which is to be used for recreational activity. The field -located trail amenity is to be within a quarter -mile of any residential unit in Block A and 90% Of all residential units in Block B. The trail is intended to connect to any existing or future network of trails and sidewalks internal to the Southwood neighborhood and is intended to help complete and connect to any potential future regional trails built by others in this southwestern area of the County. The trail network is to be consistent with the County's design standards for a Class B type 1 primitive trail. The general location of the trail is shown on the Application Plan; however exact trail locations shall be determined by the Owner based on site conditions. A conservation easement may be established over this area. GREEN SPACE AND AMENITY AREA MIN ACREAGE % GROSS ACREAGE PRESERVED SLOPES 1.9 ACRES 6% AMENITY AREA (GREEN SPACE EXCLUDING PRESERVED SLOPES) 6.4 ACRES 20% TOTAL GREEN SPACE (INCLUDING PRESERVED SLOPES) 8.3 ACRES 26% Tree Preservation Area A portion of the existing trees along Old Lynchburg Road will be preserved to help screen the new buildings. This tree area shall consist of a section of 30' of mature vegetation or some other visual screen at the boundary between Old Lynchburg Road and Southwood Phase 1 as indicated on the map on the right. GENERAL LOCATION OF PRIMATIVE TRAIL - EXACT LOCATION o�o�Y�cyBU TO BE DETERMINED - RG R BLOCK A 20.9 acres GREEN SPACE AREA (8.3 ACRES) AMENITY AREA (6.4 ACRES) TREE PRESERVATION AREA GENERAL LOCATION OF TREE PRESERVATION AREA BLOCK B Z**� 16 "%ft.. 27 Recreational Areas + Facilities Recreational Facilities The project shall include one (1) field -located pedestrian trail to be consistent with the County's design standards for a Class B type 1 primitive trail as a substitution for one (1) Tot Lot in Block A as defined in Chapter 18 section 4.16. The trail is intended to be at least 2,000 feet in length and approximately 10,000 sf in area. All other recreational areas and facilities shall comply with Chapter 18 section 4.16. Recreational Area The project shall comply with regulations per Chapter 18 section 4.16. The application includes a waiver of the recreational requirements for a substitution in facilities. Conservation Area There are not any conservation areas in this project. Amenity -Oriented Lots Notwithstanding Chapter 18 sections 4.6.1 and 4.6.2 of the County Zoning Ordinance, attached and detached residential units with the front of the unit facing a grass or hardscaped mall, park, green space, open space, garden, or any other similar amenity area ("amenity") are permitted throughout the development, provided that the amenity must be at least thirty feet (30') in width, and an open area, from face of building to face of building must remain at forty feet (40') in width. The lot frontage will be obtained by the amenity rather than a public or private street. In addition, said lots shall be served by a public or private street or alley such as street section 3 (alley) in this Code of Development. t Character Areas While the approach to land use and density in Southwood is governed by blocks, within these two blocks there are a number of Character Areas, the design characteristics and regulations of each have been developed through design workshops and conversation with resident planners. The exact location of each Character Area is flexible, but the diagram on this page denotes the general area of the Character Area Transects. The characteristics of and regulations governing the quality of the Character Areas will be regulated by an internal ARB. The Character Areas identified here are: Transect T-1 Bordered by Old Lynchburg Road, Hickory Street and the edge of Phase I, this area is the most appropriate location for the highest intensity uses as it is advantaged by the best visibility and accessibility on property. A pattern of buildings that address the human scale and activate the street edge or civic spaces that welcome the pedestrian to engage with the built environment will be required by the internal ARB. Landscaping and signage may be particularly critical in this zone. Transect T-2 Transitioning away from the highest intensity of Transect T-1, the T-2 zone retains critical relationships with Old Lynchburg Road and the main access road from Hickory into the new residential area of Phase I. This area should contemplate the relationship the built edge will have with future development across the access road, scaling down any massing to address the likely residential scale of building in Phase II. Because it is more internal to the site, this area is less appropriate for the highest intensity commercial uses and may be more appropriate for office or other employment centers, or higher density residential such as multifamily. Transect T-3 These transect areas meditate intensity, from the higher intensity of Block B to less intense residential uses in Block A, as in the northern -most T-3 transect, and from residential to natural area at the other T-3 character areas. These areas have a distinct identity, achieved through use, form, intensity, or as a place to gather and connect to the natural area and trail amenity. These areas are the residential -scale "place -making" reference points that mark the beginning and end of the residential block of the first Phase of the new Southwood development. Transect T-4 Clearly within the more residentially -focused Block A, this area allows for some of the most density and flexibility in neighborhood design. This area will likely provide a mixture of housing types and allow for smaller residential groupings on public or private amenities or streets. Alleys, greenways, and/or internal sidewalk connections between residences and public amenities are permitted. Transect T-5 This area consists of the mostly shallow parcels of land that surround the outside edge of Block A between the outer road and green space and amenity area. The primary use of this area is residential and, given adjacency to the green space and amenity area, this area should encourage some visual and physical connection to the green space to preserve the natural character of the Southwood Neighborhood. T-3 S� L-_ T-5 rI BLOCK A I T-4 T-3 I T-5 i old Iy-h—g road —--- L 1 BLOCKB� T-1 I _�TI ` I 1 . T� awo w0000o Existing Southwood Neighborhood No rezoning at this time ♦ ` •ram � � ♦I�* T-3 i Ioo- noun 0woo �\ 0100 TRANSECT T-1 TRANSECT T-4 TRANSECT T-2 TRANSECT T-5 TRANSECT T-3 GREEN SPACE AND AMENITY AREA TREE AREA -- BLOCK BOUNDARIES Green Space and Amenity Area See the green space and amenities section of this Code of Development for more details about this character area which consists of the floodplain stream buffer, floodplain, and critical slopes that surround Block A. Characteristics of the Character Areas CHARACTER AREAS QUALITIES T-1 T-2 T-3 T-4 T-5 GREEN SPACE CIVIC/OPEN GATHERING OR ACTIVE OR PASSIVE GATHERING OR ACTIVE OR PASSIVE CONNECTIVE - MUST ENABLE GATHERING, ACTIVE OR PASSIVE ACTIVE OR PASSIVE RECREATIONAL ACTIVE OR PASSIVE RECREATIONAL SPACE, IF RECREATIONAL RECREATIONAL CONNECTION TO NATURAL RECREATIONAL, OR CONNECTIVE OR CONNECTIVE PROVIDED AREA AND/OR TRAIL AMENITY, - GATHERING, OR ACTIVE OR PASSIVE RECREATIONAL PEDESTRIAN ACTIVE AND WELCOMING; SENSE PASS -THROUGH - CORRIDOR IN A DISTINCT PLACE SAFE, INTERACTIVE, AND WALKABLE QUIET; PORCHES AND STOOPS PASSIVE USE TRAIL AND NATURAL EXPERIENCE OF ENTRY TO SOUTHWOOD BETWEEN HIGHER INTENSITY OF NEIGHBORHOOD; PORCHES AND ENCOURAGED AREA OR ACTIVE RECREATIONAL NEIGHBORHOOD BLOCK B AND RESIDENTIAL FOCUS STOOPS ENCOURAGED OF BLOCK A STREET EDGE LARGELY CONTIGUOUS STREET MOSTLY CONTIGUOUS STREET DISTINCT IDENTITY AS CREATED CONTINUOUS HOUSING OR POROUS OR CONTINUOUS, THE NATURAL OR WOODED AREA EDGE TO PROVIDE A SENSE OF EDGE,- MAY BE NATURAL WOODED BY USE, CONNECTION, FORM, OR MULTIFAMILY BUILDINGS; BUILDINGS STREET EDGE SHOULD ALLOW FOR ENCLOSURE ON THE STREET,- BUFFER MATERIAL,- A POINT OF GATHERING MAY BE LONG- EXCEPTIONS FOR PERIODIC VIEWS TO NATURAL AREA BUILDING FACADES SHOULD AND/OR CONNECTION TO THE CIVIC/OPEN SPACES BEYOND VARY ALONG THE STREET FRONT; NATURAL AREA; MAY BE NATURAL EXCEPTIONS FOR WOODED/ WOODED BUFFER NATURAL AREAS AND OUTDOOR CIVIC SPACES PARKING ON -STREET OR RELEGATED PARKING ON -STREET, OFF-STREET, OR ON -STREET OR RELEGATED PARKING ON -STREET, OFF-STREET PARKING OFF-STREET RESIDENTIAL PARKING PARKING LIMITED TO DESIGNATED RELEGATED PARKING SHOULD BE RELEGATED IF POSSIBLE PERMITTED IN FRONT OR SIDE YARD TRAIL OR RECREATIONAL ACCESS AREA NOTES GROUND FLOOR OF MULTIFAMILY GROUND FLOOR OF MIXED -USE MAY PROVIDE OR SHARE SINGLE FAMILY ATTACHED, PARKING FOR ACCESS TO THE AND MIXED -USE BUILDINGS BUILDINGS TO MEET STRUCTURAL PARKING FOR TRAIL ACCESS, SEE DETACHED, AND ACCESSORY UNITS TRAIL MAY BE PROVIDED IN OTHER TO MEET STRUCTURAL OR OR DIMENSIONAL STANDARDS FOR PARKING SECTION FOR PARKING CHARACTER AREAS WITHIN DIMENSIONAL STANDARDS FOR COMMERCIAL USES REQUIREMENTS BLOCK A; MAY PROVIDE BUILDINGS COMMERCIAL USES AND TO HAVE ACCESSORY TO RECREATIONAL A NUMBER OF OPENINGS TO NEEDS PROVIDE VISUAL CONNECTION TO INTERIORS OF BUILDINGS CONCEPTUAL - IMAGESJIM: 30 Setbacks + Lot Regulations CHARACTER AREA SETBACK AND BUILDING REGULATIONS REQUIREMENT T-1 T-2 T-3 T-4 T-5 FRONT SETBACK MIN NO MIN. 3' 5' 3' 0' MAX C 10' E 15' E 20' NO MAX. NO MAX. PORCH SETBACK MIN NO MIN. 0' 0' 0' 0' MAX 10' E 15' E 20' NO MAX. NO MAX. SIDE SETBACK MIN NO MIN. A NO MIN. A NO MIN. A NO MINA 5'B MAX C 10' E 10' E 15' 10' NO MAX. SIDE CORNER SETBACK MIN NO MIN. 3' 3' 3' 5' MAX C 10' E 15' E NO MAX. NO MAX. NO MAX. REAR SETBACK MIN A NO MIN. 3' 3' 3' NO MIN. MAX NO MAX. NO MAX. NO MAX. NO MAX. NO MAX. BUILDING HEIGHT MIN D 2 STORIES NO MIN. 2 STORIES NO MIN. NO MIN. MAX 5 STORIES 4 STORIES 4 STORIES 4 STORIES 3 STORIES STEPBACK HEIGHT NONE REQUIRED AFTER 3 STORIES AFTER 3 STORIES AFTER 3 STORIES N/A STEPBACK MIN NOT APPLICABLE 5' 5' 10' N/A LOT SIZE MIN NO MIN. NO MIN. NO MIN. NO MIN. NO MIN. MAX NO MAX. NO MAX. NO MAX. NO MAX. NO MAX. BUILDING FOOTPRINT MIN NO MIN. NO MIN. NO MIN. NO MIN. NO MIN. MAX 30,000 SF NON-RESIDENTIAL 20,000 SF NON-RESIDENTIAL 5,000 SF NON-RESIDENTIAL 3,000 SF NON-RESIDENTIAL 3,000 SF NON-RESIDENTIAL EXCEPTIONS DURING SITE PLAN PROCESS PER INTERNAL ARB REVIEW ACCESSORY STRUCTURE SETBACK MIN 0' 3' 3' 3' 0' MAX NO MAX. NO MAX. NO MAX. NO MAX. NO MAX. FRONT -LOAD GARAGE SETBACK FRONT -LOAD GARAGE NOT FRONT -LOAD GARAGE NOT MIN PERMITTED ON PUBLIC WAY IN PERMITTED ON PUBLIC WAY IN 18' 18' 18' MAX THIS BLOCK THIS BLOCK NO MAX. NO MAX. NO MAX - SIDE -LOAD GARAGE SETBACK SIDE -LOAD GARAGE NOT SIDE -LOAD GARAGE NOT MIN PERMITTED ON PUBLIC WAY IN PERMITTED ON PUBLIC WAY IN 5' 3' 3' MAX THIS BLOCK THIS BLOCK NO MAX. NO MAX. NO MAX. NOTES SIDE AND REAR MINIMUM SETBACKS FOR ANY PRIMARY STRUCTURE SHALL BE CONSTRUCTED AND SEPARATED IN ACCORDANCE WITH THE CURRENT EDITION OF THE BUILDING CODE, SIDE SETBACKS FOR BUILDINGS THAT SHARE A COMMON WALL MAY BE 0' B MINIMUM SIDE SETBACK DOES NOT APPLY TO ATTACHED UNITS THAT SNARE A COMMON WALL C EXCEPTIONS TO THE MAXIMUM SETBACKS SHALL BE CONSIDERED DURING THE SITE PLAN PROCESS PER INTERNAL ARB REVIEW D EXCEPTIONS TO THE MINIMUM BUILDING HEIGHT SHALL BE CONSIDERED DURING THE SITE PLAN PROCESS PER INTERNAL ARB REVIEW E UP TO AN ADDITIONAL 20' OF SETBACK MAY BE PROVIDED (NOT REQUIRED) IF LANDSCAPING OR HARDSCAPING (OR COMBINATION) WITH NEW CANOPY TREES IS PROVIDED OVER ENTIRE ADDITIONAL SETBACK AREA T1 A7-2 --Itthli fill IL7-T-3� 31 CHARACTER AREA SETBACK AND BUILDING REGULATIONS T-1 T-2 T-3 ILLUSTRATIONS 10' max. front setback ............. •. ........... 15' max. side 4 stories max. .................... setback ................. 10' max. side building height ...... setback ............................... 15' max. side setback .............5 stories building l.;Ty .................. 4 stories max. building height -. �' ' �� height >� � `'• ' ' 5' min. stepback @ 5' min. stepback @ 3 stories 3 stories �� --••••� 5' - 20' front ... ` setback .. 0' min. front setback `"...............3' - 15' front setback CHARACTER AREA SETBACK AND BUILDING REGULATIONS T-4 T-5 ILLUSTRATIONS _.......:.... 3' min. corner / setback \/� ���• - 5' min. side setbackA .......... 18' min. front load garage :! f .................. 4 stories max. ,.. building height `C ~ `� setback % .' • ....._...10' min. stepback ` u @ 3 stories ...................... 3' min. front ,' ................ 0' min. front , setback setback NOTES A EXCEPT FOR BUILDINGS THAT SNARE A WALL, IN WHICH CASE SIDE SETBACKS ARE 0' old lynchburg road T-1 T-2 //�t; I Itlt �/ ✓ f 1=- of/ titt �� �f '� � ♦ I � ` 32 Illustrative Concept Plans and Images Concept A.1 0 e po it,. o n ft 4111W 44*4004 i 33 Concept A.2 IN 1p 406mb- 34 35 O N O c c Z) °u3 O C ro E 0 U� C O U Q n Q C O No O O 091 0 U N H d w M co N M M O N w N 7- z REZONING APPLICATION PLAN FORSO U11=1W0 0 D RED E\/ EL 0 PM EN T PHA SE 1 TAX M A P 90 & 765 PA RC ELS 09000-00-00-001 A 0 090A 1-00-00-001 7 EO) 07600-00-00-051 A 0 SCOTSVILLEDISTRICT ALBEMARLE COUNTY, VIRGINIA ZMA2018-003 VICINITY MAP PROPERTY INFORMATION ° p � OWNER/DEVELOPER HABITATFORHUMANITY OFGREATERCHARLOTTESVILLE o a O—,_ SO UTH W O O D C HA RLO TTESV I LLE LLC 919 WEST MAIN STREET .' f CHARLOTTESVILLE, VA 22903 i J LEG AL REFERENCE D B 3 3 7 5 PG063, DB4773/328, DB2911 MAGISTERIAL DISTRICT SCOTTSVII I F O , 0 C IN OF C HA RLO TESV ILLE �� =f 61 BA SE I N FO RM A 110 N \ �� /.- o ° o d' Ct' SOURCE OF BOUNDARY SURVEY: WILLIAM S. ROUDABUSH, JR 1974 O ROUDABUSH, GALE, & ASSOCIATES, INC 2003 ROUDABUSH, GALE, & ASSOCIATES, INC 2015 G ° SOURCE OF TOPOGRAPHY: LOUIS4AERIALSURVEYS, INC. o o a ° � ° b o P.O. BOX 340 MIN ERA L, VA 23117 DA TE O F PHO TO G RA PHY: 03/ 23/ 04 DATE OF C O M PILATIO N: 02/ 02/ 07 ED EXIT12O BEN C H M A RK(S): (SPOTELEVATION)CENTERLINE0FTHE INTERSECTION0FHICKORYS'IREEfAND BITTERN UT LA N E D ---7 o p I N TERSTA IE 6� ELEVATION = 451.0 a L�f o WATER SOURCE: ALBEMARLECOUNTYSERVICEAUTHORITY a O °f SEWER SERVICE: A LBEM A RLE C O UN TY SERV I C E A UTHO RITY THISPROPERTYISZONED:R2-RESIDENTIALANDNMD(90A1-00-00-00IE0) -� \ ==-= ° a ° °° tl ° d a A PPLIC AT10 N PLAN NOTES a° o° rl'''ffEf ° 04 tr-11F o ° © 1. THISZONING MAP AMENDMENTPROPOSESA CHANGEIN LAND USE, FROM R2- RESIDENTIALTO NMD (NEIGHBORHOOD MODEL DISTRICT) FORPARCELS = b ° ° t�' ( 09000-00-00-001AO AND 07600-00-00-051AO AND FROM NMD (NEIGHBORHOOD MODEL DISTRICT) WITH ASSOCIATED PROFFERSTO A NEW AND UNASSOCIATED NMD FOR PARCEL090Al-00-00-001E0. ALL PARCELSWILL BECONSIDERED FORONE REZONING UNDERONENMD. r^ a P 2. THIS SITE LIES WITHIN THE UPPER RIVANNA RIVER WATERSHED. 3. REFER TO SEPARATE CODE OF D EV ELO PM EN T FO R PRO J EC T D ESC RI PTI O N . !J ° o ° q � " ✓II B Q O a ° DRAWING INDEX 0 v " 0 ° a a a° G'o p A0.00 COVERSHEEr A1.01 REGIONAL CONTECTMAP& PARCEL OVERVIEW o a ° 1 0 l� A1.02 EXISTING CONDI11ONS A2.02 TECHNICALPLAN fl OJ S - Cl 4 6 4. q o U a C, c o Q o b o d o o d 0 C° project: Southwood Phase 1 387 Hickory Street Charlottesville, VA 22902 fo r: Habitat for Humanity Greater Charlottesville job number: 17010 drawing: COVER SHEET revisions: O RIG INA L SUBM ISSIO N: 02/ 20/ 18 07/ 2/ 18 REV ISIO N # 1 drawn by: checked by: WNM KK copyright: © brwarchitects, P.C. Habitat for Humanity' of Greater Charlottesville TIMMONS GROUP aterstreet stludlo B R W -A R C H I T E C T S 112 Rourlh slreel ne ehorloltesvllle virginia 22902 lax 434.971,7166 Phone 434.971.7160 ee+w• bfuceWctrdea•Com date I Fleet 7/ 2/ 2018 A 0.0 0 Zoning Map Amendment 0 N a) C c 0 °u3 c 0 c ro E 0 U� 0 U Q r? Q c No 0 0 3 091 0 0 ti U 2 a_ O V co N M M O N co N IMPACTON PLANN DEVELOPMENTDIS7 GENERAL PROJECT INFORMA110N Name of Project: TM P: Existing ZMA to be Amended: Southwood Phase 090A 1-00-00-001 E0 ZM A-2005-00017 AMENDING EXISTING PLANNED DEVELOPMENTDISTRICT Within the scope of thisproject isthe intended removal of all proffers, Code of Development, and Application Plan associated with ZMA-2005-00017 of tax map p a rc e 1090A 1-00-00-001 E0. A REA TO BE REZO N ED - SO UTHWO O D PHASE 1 - EXISTING SO UTHWO O D COMMUNITY, NO REZONING @THISTIME PARC EL90A1-1E: AMEND AND REM O V E EXISTI N G N M D 2005-000171 PRO FFERS, APPLICATION PLAN, AND CODE O F D EV ELO PM EN T City of Charlottesville Q Q project: Southwood Phase 1 387 Hickory Street Charlottesville, VA 22902 fo r: Habitat for Humanity Greater Charlottesville job number: 17010 drawing: REGIONAL CONTEXT MAP & PARCEL OVERVIEW revisions: O RIG INA L SUBM ISSIO N: 02/ 20/ 18 07/ 2/ 18 REV ISIO N # 1 drawn by: checked by: WNM KK copyright: © brwarchitects, P.C. �►r Habi tat %TIT for Humanity' of Greater Charlottesville TIMMONS GROUP aterstreet studio B R w R C H I T E O T S date 7/ 2/ 2018 Zoning Map Amendment 112 lourlh slreel ne charloltesv111e virginia 22F02 lax 434.971,7166 Phone 434.971.7160 sn+ww Vuce W (prden,com sheet A 1.01 5 z EXI NG COND111ONS I O N N F rn V N N M 00 O N 00 N Q0 5 z Key Plan F- — old lynchburg road SOUTHWOOD EXISTING SOUTHWOOD NEIGHBORHOOD no rezoning at thistime PHASE1 REDEVELOPMENT OLD LYNCHWRG ROAD i, �• � 09000-00-00-600 07600-00-00-051 A0 III • One �I ,. I hI. poluuuuu�i"il 1p'° II 1 I I I I G jllll�l��ll. III �i I' III ■...■I� ,�I ilia ■ III O� ' lll�sll''i, III I I p IIIIIIIII II/I �QQ r/iii//ll r'Di'/j `IQ IQi III � III'I IIII,. I���IIIIIIIII - �� III I �� � � %.._,•���•�---,o.'�'/ ! I I II I i�Qe// •- � it 'IIIIIIII 1 I / .. ■ - Q1a1�1 y�l�i/ pl,� IIIIIII � IIII 11 .:■■��II� ��e=/. � III Ilse%•�•s••� I �� I 11 ..::;I 11111l,�,ss, i s//QQ,I���� �.I,;,e•s'i��� ■�� 11■••■.�IIQ���I�.••�.,,.e:, � � � � %//Illi I' �! ��.�I,�illl��llii"► � I �■ �.��_�.. ��1,•��III�laIQ IlI,I,I u■■■ ''� �'1 '`I� � � ///QI//Q �IQ,;I, i�.����► � �� / �1■■■■■�� ip�i �. �`.�. 7�� r.!�I�'�'��1� 1�1 ��' �'� OsQ/ %Q�/ �//��II'�� ��� / a moon — PRESERVED , --------------- ••D- GRAPHIC SCALE &isting Ste 1 100 200 300 411 \ 11 1 project: Southwood Phase 1 387 Hickory Street Charlottesville, VA 22902 fo r: Habitat for Humanity Greater Charlottesville job number: 17010 drawing: DCISIING CONDIl10NS revisions: O RIG INA L SUBM ISSIO N: 02/ 20/ 18 07/ 2/ 18 REV ISIO N # 1 drawn by: checked by: WNM KK copyright: © brwarchitects, P.C. Habitat for Hu manityo of Greer Charlottesville TIM'MONS GROUP aterstreet studio B R W R O H I T E O T S 112 lourfh street ne chorloltesv111e i, virginia 22902 tax 434,971.71(h phone 434.971.7160 www.brvicewordeM,com date 7/ 2/ 2018 Zoning Map Amendment sheet A1.02 APPLICATION PLAN D EV ELO PM EN T BLO C K SUMMARY MAX BLOCK MIN MAX GROSSDENSIlY BLOCK ACREAGE ALLOWED USE DWELLINGS DWELLINGS (DU/AC) old lynchburg road BLOCK B 7BLLOCKA 1 L- I 1 I 1 \ FRA M EW O RK - \� ADDI110NAL ROADS AND ALLEYS MAYBE 1, DEVELOPED IN SITE PLA N S TO C REA TE M O RE CONNECTION AND AC C ESS 8.3 ACRE AMENITY AREA AND GREEN SPA C E W/ 10, 000 SF �\ O F PRIMITIVE TRAIL TO 1� BE FIELD LOCATED I I 1 I 1 I ,,p I M I\ a O rn N M M O N 00 N z G EN ERA L LO C A TIO N O F PRIMITIVE TRAIL - ECA C T LO C A110 N TO BE D EERM I N ED 1 / f OLD LYNCH BURG RO A D Block A 20.9 MIXED USE 180 150 11.9 Block B 11.6 MIXED USE 0 250 21.6 RESTRIC-no NStRED UIREMENTSASSOCIATED WITH STAN DARDS ABOVE: REFERTO CODE OF DEVELOPMENTFOR DETAILSOF PERM ITIED USES. !/fti � � /• Block B Z5 . 11.6 acres _ 21.6 unitslacre max MOM 400� 0 0 0 GMENFAM 0 ML 0 .00 400( --------------------------- r 6cisting Southwood Community no retuning at thistime WOW 111 gc�aoz �ocnnoNj � � � I�III � woo I' 0000 ■ �mnnn =woo III ,'� CONC FPIUAL CO NNEC110N TO FUTURE ROAD NENJO RK 000 project: Southwood Phase 1 387 Hickory Street Charlottesville, VA 22902 for: Habitat for Humanity Greater Charlottesville job number: 17010 drawing: APPLICA110 N PLAN revisions O RIG I NA L SUBM ISSI O N : 02/ 20/ 18 07/ 2/ 18 REVISION # 1 drawn by: checked by: WNM KK copyright: © brwarchitects, P.C. Habitat for Humanity' of Greater Charlottesville 00*00 "i TIMMONS GROUP aterstreet studio 8 R W A R C H I T E C T S date 7/ 2/ 2018 Zoning Map Amendment 112 lourfh steel ne charlollesv111e virginia 22F02 tax 434.97i.7166 phone 434.F71.7160 www.brvicewordeb.com sheet A2.01 R:\103\40919-Southwood_Redev\DWG\Sheet\COD\SOUTHWOOD-A2.00-APPLICATION PLAN.dwg I Plotted on 6/22/2018 8:42 AM I by Jeremy Sanders \° \ \ \ - / lr /- / o / o I 1 / — — / o -J�� �. I 0 �/ , I\�/I\ \ \I\\ / \ \\ I\1\\\\I\/\\ \�\ / \\\ I ' \ \ '\\ \ III\ /\ \ \/ � � \\ 1 \\/ Ip\ Ia`,�\\ \ 'F\\ \\ �I '1 \'�\� I \\ Y '\ 1 �\® \` \I\ \,\I I 1I \ \ \11 /\l �I \ \\`\\\lI/\�/i II� \/� \\I\Il�I1' \ \ \� I\ \\ /\\,\ / \�I \� \ ;\I\'\a\\I� I\I\GI\/\\\\ \ \\ I\\'I\ \ I I\f I\/\1/ \\ \\\ \ I\1\\I 1\\1III\\ I I\\I I\\1 I\ \\\ I\\\II \\ \ \ I(/I\, ° \ I1II \/ J�I\ \ \ \\\ \ \�/I� \\/I \`II� I1�\I\ I/I1\► I \11I/I/I I\I\I\ II\,\ 1I I\\II\' II/1I � \oIII//1I ,\I, I I /Il/ I\ \/rI\I�I 1�I/1,✓\' \/1I ''I1/II //I 1II\1\I \1I1V� `I\1. 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At the time, Southwood had serious infrastructure and safety hazards, including issues with sewage and electrical fires. Habitat began by investing $2.5M in deferred maintenance to create a livable environment. Habitat also prioritized building trust with the community before any redevelopment projects were initiated. To date, Habitat has also spent $20M in general management of Southwood. • 2011- Habitat established core values for the Southwood redevelopment project. The most important value is non -displacement, while others include increasing the net amount of affordable housing and using a community -driven approach. • January 2017 through April 2017, Habitat led a series of bimonthly workshops through which 70 Southwood residents became versed in planning and design topics from neighborhood and land use planning to block patterns and road design. • 2013 -- Habitat interviewed all 341 households in Southwood and gathered core guiding values for the community and its redevelopment vision, which included: family, affordable, education and community. • Summer of 2015 --Habitat conducted 108 resident interviews, and found that housing, outdoor spaces, and businesses + amenities were the most important components to future development. • October 5, 2016 - The Board of Supervisors approved a resolution for a partnership between the County and Habitat. • November 2016, -- Southwood redevelopment Action Plan was included as part of the Albemarle County FY17-19 Strategic Plan, under the 'Revitalize Aging Urban Neighborhoods' priority. Creation of and Adoption of Action Plan: March 2017 - Habitat acquired the 20 acre 'exchange parcel' from the Virginia Department of Conservation and Recreation, giving Habitat the space it needed for redeveloping Southwood. This would allow Habitat to build in a greenfield area without having to move residents out of their homes. June 2017 -- Habitat and Southwood's actively engaged residents formed three groups, the Community Outreach Committee, the Community Guides Committee, and the Master Planning Committee. Each group focuses on an aspect of community activism and cohesion specific to the Southwood redevelopment -- door -knocking and increased awareness within the community; presenting resident -driven design ideas and the redevelopment process to outside entities; and working with architectural consultants towards master planning and neighborhood design. Summer 2017 -- Habitat held community workshops for Southwood residents including discussing a model of existing conditions, creating a neighborhood elements design book, visiting other neighborhoods in the County and resident outreach. September 8`", 2017 - The Board of Supervisors considered questions from Staff on Southwood and provided additional input. The Board emphasized that this project should be flexible and adapt over time, and should be directed by residents as much as possible. The Board recommended that a variety of commercial uses be allowed, determined mainly by residents, and that residents have opportunities to start and continue their own businesses. • The large scope and complexity of this project required approximately 2,000 hours of County staff time in 2017. Due to the scope and complexity of the proposed development, a redevelopment multi-disciplinary/functional team approach was presented to the Board that included teams for the following areas: Planning, Services, Policy Funding, and Executive team which would be led by the residents vision for Southwood. See diagram below. • January 10, 2018-- The Board of Supervisors unanimously approved the appropriations, redevelopment team approach, action plan for Phase I and the Performance Agreement for the Southwood redevelopment project. The appropriations included $400,000 (FY18) for the ZMA application process and $275,000 (FY19) for the application plan and code of development. Rezoning Process to date: After the adoption of the action plan, the teams were formed with members that include County Staff, Habitat Staff, and two representatives from the Board of Supervisors (Diantha McKeel and Rick Randolf). Since the submittal of the rezoning, each of these teams has met to discuss and resolve issues, and identify future collaboration and processes for long term goals and needs for Southwood. • February 20, 2018 -- The ZMA application for Phase I was submitted by Habitat. • April 11, 2018 -- The Board approved appropriations for a Project Manager and Planner position for implementation of the Southwood Action Plan. • April —June 2018 -- Multiple meetings took place with the Planning and Executive Teams to provide guidance on Habitat's application, which included discussion regarding topics such as affordable housing, master planning, recreation, and detail within the submitted Code of Development. Habitat and the County have been working closely together to resolve issues and work collaboratively on solutions. • June 2018 -- two charrettes were held to provide more clarity and detail for the application from discussions within the Executive Team, Southwood residents, Habitat staff (including their consultants BRW Architects, Water Street Studios, Timmons Group Engineers), Board of Supervisors members, Planning Commission members and County Staff attended. Residents used scaled wooden and paper pieces to build their concept of Phase I, including housing, parking, roads and greenspaces. They incorporated different types of housing, both market and affordable, as well as a mixture of uses. Habitat consultants are currently designing renderings that will use residents' models from the charrettes, while accounting for environmental and other limiting factors. • July 2, 2018 -- The ZMA application for Phase I was resubmitted. • July 26, 2018 -- Habitat and their consultants held a meeting/charrette where they presented the combined renderings from the results of the June charrettes to the Southwood residents. A RESOLUTION SUPPORTING A COLLABORATIVE REDEVELOPMENT PROJECT PROCESS FOR THE SOUTHWOOD COMMUNITY WHEREAS, the Southwood Mobile Home Park (Southwood), located on Hickory Street south of 1-64 and east of Old Lynchburg Road in the Southern Urban Neighborhood, which is a priority area within one of the County's designated Development Areas, currently has 341 mostly substandard mobile homes and more than 1,500 residents representing the County's largest concentration of substandard housing, and utilizing a larger percentage of County services than any other single development in Albemarle County; and WHEREAS, Habitat for Humanity of Greater Charlottesville (Habitat), which purchased Southwood in 2007, expects its planned redevelopment of the 88-acre site to include the removal of mobile homes, replacing them with a variety of different site -built unit- type homes in a manner consistent with its non -displacement pledge, resulting in approximately 400 new affordable housing units; and WHEREAS, Habitat, having already invested more than $2 million on deferred and emergency maintenance - including road improvements, sewer system upgrades and emergency electrical repair - recognizes that extensive additional infrastructure improvements will be needed which may be in excess of its capability to fund without assistance; and WHEREAS, through its Strategic Plan and Comprehensive Plan the County is committed to engaging actively in redevelopment and revitalization in the County's Development Areas with acknowledgment that a successful project of this magnitude and complexity requires extensive collaboration and coordination among the project developer, affected residents and public agents, including County staff and officials; and . WHEREAS, Albemarle County, as part of supporting this project, may wish to consider targeted investments in public infrastructure including, but not necessarily limited to specific roads, trails and park land for public benefit, as well as innovative land use development strategies supported by the County's Comprehensive Plan; and WHEREAS, strategic investments in Southwood are intended to result in significant returns including, but not limited to, high -quality affordable housing units, additional employment opportunities, increased tax base, and reduction in the high demand for County services. NOW, THEREFORE, BE IT RESOLVED by the Albemarle County Board of Supervisors that the Southwood redevelopment project represents an essential public/private partnership opportunity that is consistent with the Comprehensive Plan and the County's broader strategic goals, the success of which is greatly influenced by the extent and quality of active engagement between representatives of Habitat and representatives of the County, including County staff; and BE IT FURTHER RESOLVED that the effective redevelopment of Southwood according to the core values of non -displacement and sustainability is a critical component of successfully working with a concentration of the County's most vulnerable population that could serve as a blueprint for future revitalization and redevelopment of the County's aging suburban infrastructure. I, Claudette K. Borgersen, do hereby certify that the foregoing writing is a true and correct copy of a Resolution duly adopted by the Board of Supervisors of Albemarle County by a vote of six to zero, as recorded below, at a meeting held on October 5, 2016. Ave Nav Mr. Dill Y_ _ Ms. Mallek Y_ Ms. McKeel Y_ Ms. Palmer Y_ Mr. Randolph Y Mr. Sheffield Y Clerk, Board of County Supervgbrs M11111:V.•vz13a9z131XQ=:03KryrIffl;�atsidENNIMd Summary: Habitat for Humanity of Greater Charlottesville is implementing a national model, community -based redevelopment process at the Southwood Mobile Home Park, the region's largest concentration of affordable (but dramatically substandard) housing and one of this county's best remaining opportunities to create a mixed -income, mixed -use village in place of a pocket of poverty. Southwood is currently home to 1,500 people and 350 trailer pads. Working with the residents at all levels — from financial literacy, to long term planning, to business incubation — Habitat plans to transform the community into a roughly 700-800 unit mixed income, mixed -use development with a neighborhood employment center and ready access to additional jobs and shopping at the nearby Fifth Street Station. At the same time, as Habitat works side -by -side with Southwood community members and the County to plan redevelopment, it is undertaking Project 20, our promise to the community that we will build and sell at least 20 homes each year in mixed -income neighborhoods to families earning between 25% and 60% of AMI. Southwood is projected at an unprecedented scale and the stakes for the greater Charlottesville -Albemarle community are extremely high A recent Weldon Cooper study showed that Habitat's development of Southwood without resident displacement will provide cost avoidance of $21MM for the County. According to Weldon Cooper, if Habitat were not able to redevelop the property and the result would be market forces displacing the area's most vulnerable residents, using a formula based on the Federal Relocation Act standard, $21MM would be the cost in rehousing assistance alone over a 4.5 year period. That calculation does not even factor in other costs to schools and social services, etc. Southwood redevelopment is also an incredible opportunity. The same Weldon Cooper study estimated that a redeveloped Southwood will generate 17x the tax revenue for Albemarle County than it does currently. At build out, Southwood will include private investments — direct contribution of dollars into the County economy - of more than $200MM. Once a multiplier is applied, the total economic impact will be significantly higher. Additionally, on top of the quantifiable financial benefits for the County, successful redevelopment at Southwood has the potential to address significant needs in the realms of housing, social services, land use, transportation, economic development, recreation and access. And the nature of the Southwood project makes it a key pilot redevelopment project for a County that is seeing its largely suburban infrastructure age and most vulnerable citizens threatened by redevelopment pressure. As such, Habitat and key County leaders are working together to define Southwood redevelopment as a priority project with regard to funding, financing, planning and land use entitlement. Southwood is too important to the County's long term interests and too large for Habitat to do on its own. In addition to numerous partnerships with other NGOs and private sector entities, the multi -year project will require Albemarle County and Habitat to work closely together as partners to ensure a successful outcome for the 1,500 low-income residents of Southwood as well as for the larger community. In the process, this unique non-profit/public partnership will be a model for how to do redevelopment right, both here in Albemarle and nationwide. We seek a Board of Supervisors resolution officially designating Southwood redevelopment as an essential public/private partnership. This resolution should instruct staff to work closely and proactively with Habitat, a non-profit developer that has a mission in synch with the County's. It should explicitly state that successful redevelopment of Southwood according to the core values of non -displacement and sustainability advances the county's broader interests, is a critical component of successfully working with a concentration of the county's most vulnerable population, has multiple public benefits identified in the Comprehensive plan, is worthy of County participation and significant financial investment and represents a key strategic investment in Albemarle's future. The resolution should also acknowledge that, as a pilot redevelopment initiative, Southwood could help in the development of a blueprint for how to redevelop much of the county's aging suburban infrastructure. Background: In 2007, Habitat purchased the Southwood Mobile Home Park with the goal of redeveloping it as a mixed -income, sustainable neighborhood without resident displacement. In 2011, the Habitat Board of Directors ratified the following core values to guide redevelopment: Habitat for Humanity of Greater Charlottesville is committed to redeveloping the Southwood Mobile Home Park as a well - designed, sustainable, mixed income community of substantial benefit to the region guided by the following core values: 1. Non displacement: Facilitating healthy rehousing choices for each current resident of the trailer park. 2. Net increase in affordable housing: Causing a significant increase in the overall local affordable housing stock, responsive to the evolving regional need. 3. Community engagement: Creating a plan of development resulting from extensive interaction with Southwood residents - taking into account their needs, desires and abilities — and other stakeholders in the community (surrounding neighbors, County officials, etc.) 4. Asset -based approach: Building on existing community assets by being responsive to what's already good about Southwood, both socially and physically. 5. Self-help model: Basing redevelopment strategies on Habitat's central belief that a "hand up" is better than a "hand out." Redevelopment will include substantial opportunities for current residents and other low-income residents of the area to earn the chance to build and purchase Habitat homes and/or otherwise participate in the rebuilding of the community. 6. Fiscal responsibility: Managing the redevelopment process in a financially sustainable way that allows Habitat to continue with its core mission of building affordable homes into the future. To remain true to these core values and to create a revitalized community built on the strengths, desires and abilities of the residents, Habitat has undertaken a multiyear outreach, trust and skill building effort in partnership with the residents in order to position them to be leaders at every level of the planning effort. Not only is this the right thing to do, it is also the pragmatic thing to do. Early Adopters Strategy: Habitat's extensive experience as a non-profit homebuilder and community developer has taught it that -- whether it be at the home or the community level -- a revitalized neighborhood is only sustainable if the people who live there have an intense ownership stake throughout and are deeply committed partners in the process. Many of the tremendous challenges and opportunities at Southwood relate to its scale as well as the paucity of affordable housing inventory in our region. In order to fulfill the critical non - displacement pledge, in a community without sufficient inventory of units and/or housing vouchers to facilitate temporary housing options, the vast majority of Southwood redevelopment, including temporary and permanent rehousing, must occur on site. However, given that the 1,500 residents of the park are at different stages of readiness and enthusiasm for the transition, Habitat and the County need to take a creative and incremental approach to planning and executing the redevelopment project so as to ensure that each resident who participates is not just ready for the numerous transitions that are part of the process but that each is also enthusiastic about participating. As such, Habitat has developed an "early adopter" phasing strategy. Currently, the Southwood community development team is in the process of identifying the first cohort of families and individuals who would like to participate in the first phase — the generation of a plan for and the execution of a "model village." Over the course of the next year, these residents will receive intense training in the realms of planning, architecture, land use entitlement, and financial management. They will also receive one-on-one financial counseling to generate an individualized plan for homeownership or other forms of secure and safe tenancy as part of the first model village. Once trained, they will work side -by -side with a professional planning team to design the village, inclusive of homeownership and affordable rentals, market rate lots, open space and other amenities. Once this plan is generated, Habitat will be able to work with its financial and land planning consultants to extrapolate a masterplan and financial pro forma for the entire community that maintains the flexibility for future cohorts to plan their own new neighborhoods as well. This masterplan will form the basis for a rezoning application and help structure a capital campaign, which with technical and financial assistance, would be ready in roughly 12-16 months. From there, it is anticipated that it will take two years to complete rezoning and site planning. Land and building construction is therefore anticipated to begin in circa 2020, however, segments of the future transportation system could begin must sooner. Habitat -Albemarle County Partnership: Habitat and Albemarle County have been developed a strong partnership characterized by excellent communication and a shared desire to positively impact affordable housing in the County. Habitat has an excellent working relationship with the Albemarle County Board of Supervisors, Planning Commission and staff. Since acquiring Southwood in 2007, there has been frequent and consistent dialogue to ensure that both parties are operating within mutual best interests for the Southwood community and the untapped potential around physical redevelopment. Habitat has worked closely with both the Albemarle County Police Department and the Department of Fire & Rescue to support neighborhood policing and ensure that health and safety issues are being addressed proactively. It has been actively working with the Department of Community Development, the Department of Social Services, the Department of Housing and the Department of Parks and Recreation. Habitat has been meeting regularly with the Albemarle County Office of Economic Development to ensure the economic interests are aligned and that opportunities for economic growth and development are maximized. Additionally, there is a significant opportunity to partner with the County, PVCC, the Community Investment Collaborative (CIC) and others to ensure that resulting commercial development is aligned with the County's comprehensive plan and consistent with the needs and aspirations of current and new Southwood residents. More recently, Habitat has been meeting with the Albemarle County Executive Tom Foley and Assistant County Executive Doug Walker who have taken the lead in ensuring that all departments are working in concert with one another, and with Habitat, to ensure that a resulting plan of development for Southwood is consistent with the county's goals and meets the needs and desires of existing Southwood residents, as well as current and future neighbors. Moving forward, this collaboration should deepen and broaden to ensure that the resulting master plan and funding strategy is inclusive of the County's preferences for development. What follows is a list of key, ongoing strategic initiatives and anticipated requirements within the relevant realms to help the project reach fruition: Housing: Summary: The County has a severe affordable housing shortage. Numerous goals in the Comprehensive plan support active county efforts to help alleviate the shortage of access to simple, decent, affordable housing in the County, particularly in the urban ring. The reasons for the shortage are multiple; however, the lack of affordable land is the primary challenge. At Southwood, this lack of land in the area presents significant challenges. Because Habitat is committed to non -displacement and because the residents of Southwood largely like their community, have children who are doing well in the Cale School district and want to stay to be part of the redevelopment, finding opportunities for temporary and permanent rehousing is a challenge. Additionally, the housing situation at Southwood, though currently stable, is unsustainable. Habitat has invested more than $2MM to repair failing infrastructure since purchasing the project and yet major road, water and sewer replacement is required and most trailers are degrading.