ZMA201900018 Code of Development Zoning Map Amendment 2019-12-16DRAFT December ] 6, 2019
OLD TRAIL
. L A G E
Amendment
ZMA-2019-000
AMENDED CODE OF
DEVELOPMENT
March Mountain Properties, LLC
December 16, 2019
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DRAFT December 16, 2019
TABLE OF CONTENTS
I. Introduction and Project History
II. Code of Development
III. Architectural and Landscape Standards
List of Tables
Table 1: Intentionally Omitted
Table 2: Intentionally Omitted
Table 2A: Open Space
Table 3: Street Specifications
Table 4: Land Uses Allowed
Table 5: Density Regulations
Table 5A: Intentionally Omitted
Table 6: Maximum Building Height Regulations
Table 6a: Single Family Detached Minimum Lot Size
Regulations
Table 6A: Intentionally Omitted
Table 6B: Intentionally Omitted
Table 7: Minimum and Maximum Setbacks
Table S: Intentionally Omitted
Table 9: Intentionally Omitted
List of Figures
Figure 1: Intentionally Omitted
Figure 2: Intentionally Omitted
Figure 3: Intentionally Omitted
Figure 4: Intentionally Omitted
Figure 5: Application Plan (formerly known as
General Block Plan)
Figure 6: Intentionally Omitted
Figure 7: Intentionally Omitted
F)
DRAFT December 16, 2019
I. Introduction and Project History
Old Trail Village was originally approved as a Neighborhood Model
Zoning District by the Albemarle County Board of Supervisors as ZMA
2004-024, on September 12, 2005. ZMA 2004-024 included a Code of
Development prepared by Timmons Group dated September 12, 2005, a
proffer statement dated September 14, 2005, and a General Development
Plan prepared by Timmons Group containing 9 sheets and dated last
revised September 12, 2005. Old Trail Village was subsequently
amended by ZMA 2008-05 on November 12, 2008, which allowed for an
amendment to Table 4 of the Code of Development to permit rest homes,
nursing homes, convalescent and similar homes, and assisted living
facilities. ZMA 2008-05 also included revised proffers dated October 23,
2008. A senior living and assisted living facility was subsequently
constructed in Block 2, as permitted by ZMA 2008-05. Old Trail Village
was further amended by ZMA 2014-00004, approved on March 11, 2015,
which allowed for Carriage House units in certain blocks. The most
recent amendment was a comprehensive "Housekeeping" amendment to
Old Trail Village identified as ZMA 2015-00001, approved on February
10, 2016 with a revised Code of Development, Amended Application Plan,
and revised proffers.
In addition, a number of variations to the Code of Development have
been approved since 2005, pursuant with Section 8.5.5.3 of the Zoning
Ordinance.
In 2009, Section 20A of the Zoning Ordinance, which regulates
Neighborhood Model Zoning Districts such as Old Trail Village, was
amended such that the term "General Development Plan" is no longer
applicable. Pursuant to the definition of "Application Plan" in Section 3
of the Zoning Ordinance, "a plan designated and approved as a general
development plan for a neighborhood model district between March 19,
2003 and October 14, 2009 is an application plan for purposes of this
Chapter_" With ZMA 2015-00001, we revised the approved General
Development Plan prepared by Timmons Group. As such, the General
Development Plan prepared by Timmons Group, and revised by
Roudabush, Gale and Associates with a last revision date of January 14,
2016, and approved as a part of ZMA 2015-00001, is now deemed to be
the Application Plan for all blocks other than Block 19, and is referenced
as such throughout this Code of Development Amendment. This ZMA
2019-000 includes an Amended Application Plan for Crozet Sports
that shall apply to Block 19.
The modifications to the Code of Development Amendment approved with
ZMA 2015-00001 updated the original Code of Development, applied
variations that were approved for individual blocks to the undeveloped
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DRAFT December 16, 2019
blocks in the Project, and added clarity in connection with a number of
issues that have been raised as the Project has developed. The
modifications to the Code of Development proposed with ZMA 2019-
000 modifies certain tables to address the proposal to develop Block
19 with an indoor recreational facility and community center,
II. CODE OF DEVELOPMENT
This Code of Development Amendment (hereinafter, this "Code of
Development" or this "Code") establishes the design guidelines and
specific regulations for the development of Old Trail Village and shall
replace the original Code of Development in all respects for the following
tax map parcels: 055EO-01-00-000AI (excluding those portions that lie
outside the zoning boundary for ZMA 2004-024), 055EO-01-00-00OA2,
055EO-01-00-00OA3, 055EO-01-00-00OA4, 055EO-01-00-00OA5, 055EO-
01-3A-00100, 055EO012701000, 055EO012701100, 055EO012701200,
055E0012701300,055EO012701400,055EO012701500,
055EO012701600,055EO012701700,055EO012701800,
055E0012701900,055EO012702000,055EO012702100,
055EO012702200, 055EO012702300, 055EO012702400 and
055EO012702500.1
These parcels represent the unsold, undeveloped portions of the original
rezoning boundary approved with ZMA 2004-024.
These tax map parcels include the following blocks: portion of 3, 5, 6, 7,
10, 12 Phase 3, 16, 17, 18, 19, 20, 21, 22, 24, 25, 26, portion of 27, 30,
portion of 31 (exclude 31A), 32, 33, 34, and the unsold lots in Block 35,
specifically Block 35B. Below is a map depicting the areas this Code
shall regulate. Refer to Sheet 2 of the Application Plan approved with
ZMA 2015-00001 for a larger version of the following map.
Before final approval of ZMA 2019-000_, the list of tax map parcels will be updated to reflect any new
parcels created by subdivision plats since the approval of ZMA 2015-00001.
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DRAFT December 16,2019
DRAFT December 16, 2019
Application Plan
Old Trail Village differs from other more conventional suburban
developments, in that it seeks to create an entire village with
opportunities for its inhabitants to live, work, conduct business, shop
and recreate. The applicant understands that the development of a
healthy, thriving town cannot be forced; instead it must be allowed to
naturally conform to meet the needs of its ever -changing population. As
economic, political and cultural climates change, Old Trail Village will
respond with appropriate evolution within the context of the Code of
Development.
The Application Plan shows the potential development of individual lots,
buildings and parking, however these elements of the Application Plan
are illustrative only. Specific development of lots, including the locations
and dimensions of buildings, parking, sidewalks, and street trees shall
be determined on an individual basis at the time of subdivision plat and
site plan submittal and approval for each block. The general parameters
for the development of each block are contained within the Code of
Development for use as a guideline, but are not intended as specific
regulatory criteria. These general parameters will ensure the goals of Old
Trail Village are realized, while allowing flexibility for the community to
evolve as needed when markets and demands change.
To facilitate this natural process, the Application Plan provides the
framework for Old Trail Village through diagrammatic layouts of streets,
sidewalks, landscape material, open space configuration, and variations
in architectural products/placement, while incorporating the flexibility
necessary to adapt to changing needs. The alignments of streets, utilities
and sidewalks shall generally conform to the layout provided on the
Application Plan, though it is not the intent of the Application Plan to
dictate specific street geometries. Minor variations to the Application
Plan shall be permitted under Albemarle Code Section 8.5.5.3.
Preliminary grading and stormwater management plans are also provided
and minor variations in the direction of flow, location of treatment
facilities and acceptable ranges in types of treatment facilities are
permitted provided they are in conformance with applicable State and
County regulations.
Overall, between 1,000 and 2,200 residential units will be provided at
Old Trail Village. Fifteen percent (15%) of total residential units will be
constructed as affordable units as detailed in the proffers for Old Trail
Village.
Between 100,000 and 250,000 square feet of combined non-residential,
mixed use development is planned for the development. The commercial
use known as the Lodge at Old Trail shall not count toward the
maximum of 250,000 square feet of non-residential development within
C:
DRAFT December 16, 2019
the development. Retail uses shall be phased as specified in the proffers
for Old Trail Village.
Streets
The design of streets shall comply with the Virginia Department of
Transportation ("VDOT") Standard Street Requirements. For purposes of
this Code, the "Transportation Chart," and the accompanying notes
thereto numbered 1-7 and contained on Sheet 4 of the Application Plan,
is hereby eliminated as it is duplicative of Table 3 below, which has been
revised and included in this Code. Typical alley cross sections are
provided within the Application Plan. Where emergency vehicle access is
required, alleys shall maintain a 20' clear travelway.
Street improvements may be constructed using alternative type roadway
paving materials upon approval by the County Engineer or the Virginia
Department of Transportation, as applicable.
Table 3: Street Specifications
Street Ad'acent Blocks RPublic
r Private
Road A 1, 2, 4, 5, 6, 13
[Road B 15,20
Road B 6, 7, 11, 12, 14, 15, 26, 27
Road C 1, 2, 4, 11, 12, 13, 14, 15
Road D 10, 13, 15, 16, 17, 18, 30, 31
Road E 4, 11, 13, 14
Road G 6, 7, 22, 26, 27, 28, 29 Public
Road H 27, 28, 29, 35 Public
Road 1 32 Public
Road J 25, 33, 34 Public
Road K 33,34 Public
Road L Er22,�32
2 Private
Road N Private
Road P , Private
Road T See Note 3
Notes: 1. Parking shall be provided on both sides of the street for most public roads
being constructed after approval of this amended Code unless driveway location,
housing product, or other similar factors restrict our ability to do so.
2. The Developer reserves the right but not the obligation to build Road T as an
approved public or private road. If this road is constructed, the developer reserves the
right to impact the stream buffer as shown on Sheet 3 of the Application Plan. If an
emergency secondary accessway is required, and no alternative location for such
accessway is reasonably available, the developer reserves the right to use this corridor
for the emergency accessway. Such emergency accessway shall not be required to be
built to public or private road standards.
7
DRAFT December 16, 2019
Amenity -oriented lots
Amenity -oriented lots
Notwithstanding Section 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 mall, park, open space, or any other similar amenity area
(collectively, "Amenity") are permitted throughout the development,
provided that the Amenity must be at least thirty feet (301 in width, and
an open area, from face of building to face of building must remain at
fifty feet (50) in width. In addition, said lots shall be served by a private
street. The applicant has requested a waiver of the street standards for
roads serving amenity -oriented lots.
Sidewalks
To accommodate bicycle travel, wider sidewalks will be provided as
described below:
• "A street" adjacent to blocks 1, 2, 10 and 30 and blocks 4, 13, 16
and 31: 8 foot sidewalk
• "G street" adjacent to block 6: 12 foot sidewalk, including street
trees.
• "A street" (Golf Course Access Road) adjacent to Blocks 26 and 29:
8 foot sidewalk to replace the 5 foot sidewalk shown on the
approved Golf Access Road plans.
Unless otherwise expressly provided herein, sidewalks shall be a
minimum of five feet, provided that sidewalks adjacent to non-residential
uses shall be twelve feet, which can include landscaping, so long as a five
foot wide clear travelway is maintained for pedestrians.
Parking
Specific parking arrangements shall be designed at the site plan phase of
individual blocks. All parking throughout the Project shall be provided in
accordance with Section 18.4.12 of the Albemarle County Code.
In block 1 and block 6 when non-residential uses are proposed, the
Owner shall relegate off-street parking to the rear and side of buildings,
and/or such parking shall be screened by buildings, landscaping,
permanent structures or other acceptable measures. For purposes of
relegated parking in Block 1 and 6, Old Trail Drive shall be considered
the front. Garages for single family residences and townhouses shall be
located at the rear of their lots and shall be accessed via alleys or rivate
streets.
P
Where no rear access is available, and/or when the Developer can
demonstrate that it would make it easier to provide affordable housing
8
DRAFT December 16, 2019
units, additional parking, preserve trees, or provide similar benefits to
the community, front loaded access is permitted, so long as the garage is
set back at least three feet from the primary or principal line of the front
facade of the house.
Parking for multi -family, commercial and mixed uses may be located in
garages beneath buildings and in lots located to the rear or side of the
buildings they serve. Shared parking between uses with opposite
operating times shall be encouraged.
On -street parking shall be allowed throughout the development area on
one side or both sides of the roadway to reduce the demand for off-street
parking.
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DRAFT Dccember 16, 2019
GARAGE AND DRIVEWAY CONSTRUCTION DETAIL
PUBLIC ROAD OR GREENSPACE
SCENARIO !
SCENARIO 2
SCENARIO 3
NOTES
1. Each Single Family tot W111 Have A Minimum Of 2 Off Street Parking Spaces.
2 Off Street Parking Spaces Will Be Located Either fn Detached Garages, On
Parking Pads Or A Combination Of Both.
I Garages Will Be A Minimum Of 18' De And Located Either S'** From Or
Greater Than 16' From Rear Property Lines Adjacent To The Private Road Or Alley.
4. Garages Will Be A Minimum of 7' From The Edge Of Pavement Of Private Alley.
S. Asphalt Parking Pads Will Be Built With A Minimum Depth of 18' From Rear
Property Lines Adjacent To The Private Road Or Ailey. Each Parking Space
Witt Have A Minimum Width Of 9'.
M
1
6. Driveway Grades Must Be 8% Or Flatter. The Grade Transition Between The Private
Ailey And Driveway, Between The Driveway And Garage Or Parking Pad (Or Anywhere
11e' um,
1g min.
>� 1.
in The Driveway) Shall Not Exceed 10% Grade Difference.
g
R
** in Cases Where The Property Line is Not Z Feet Or More From The Edge Of Pavement
Or Face Of Curb Of The Alley, The Garage Shall Be A Minimum Of 7 Feet From The
c�
ao
Alley Edge Of Pavement Or Face Of Curb.
tr or FC I 1 1 1 EF or
� b 3 t -,.gym a.
n �x
PRIVATE ALLEY OR STREET
NOT TO SCALE 20' Minimum Travetway Pavement Width
10
DRAFT December 1 b, 2019
Parks and Open Space
A conceptual plan for open spaces is depicted within the Application
Plan. These areas will include pocket parks, meeting areas, trails,
passive and active recreational areas. At least 20% of the area within
the site shall be devoted to green space. Building sites within residential
lots shall not be allowed within stream buffers unless mitigated pursuant
to applicable provisions of the Water Protection Ordinance.
OPEN SPACE
Approximately 42.8 acres of land, including stream buffers, greenways
and upland areas, at the northern portion of the development area has
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DRAFT December 16, 2019
been dedicated to the County for Western Park (also referred to as Old
Trail Park) and the Greenway areas, as designated by the Crozet Master
Plan. The boundaries of this property are delineated in plats of record in
the Circuit Court Clerk's Office and generally shown on the Application
Plan. Western Park shall be developed and maintained by the County,
provided however, that the County may pursue other sources of funding
for the Western Park, such as grant funds or other contributions, in the
County's discretion. Proffers for Old Trail Village specify one source of
funding for these improvements. The area contained in Western Park
and the Greenway area shall be included in the total area of open space
and amenities provided at Old Trail Village.
Pocket parks shall be sited at the time of development of individual
blocks. At least three (3) pocket parks totaling at least 1.6 acres shall be
developed throughout Old Trail Village. Pocket parks shall be distributed
throughout the development area as follows:
• At least one pocket park shall be located among blocks 10, 16 and
13.
• At least one pocket park shall be located among blocks 17, 18, 14,
15, 11, 12, 20, and 21.
• At least one pocket park shall be located among blocks 26, 22, 27,
28, 29, and 23.
12
DRAFT December 16, 2019
Table 2A: Open S-Dace
OPEN SPACE USE
APPROXIMATE
PERCENT OF
TOTAL SITE
AREA (acres)
AREA
Old Trail Park
Areas to be dedicated to
(Western Park)
25.0
10.5%
and maintained by
Albemarle County
Greenway Areas
17.5
7.4%
Pocket Parks
1.6
0.7%
Passive Meeting
Areas (within the
commercial core
1.6
0.7%
Areas to be owned and
in areas to be
maintained by the Old
determined
Trail Village
Passive
Homeowners
Recreational
Association
Areas (which
include trails
22.8
9.6%
within the 100
foot stream
buffer
Buffers
4.6
1.9%
TOTAL
73.1
30.8%
Note: The above open space shall be designated at the time of site/subdivision plat
submittal and shall be dedicated to and maintained by the Old Trail Village
Homeowners Association.
Pedestrian Access
Pedestrian access is paramount at Old Trail Village. Unless otherwise
expressly provided to the contrary in this Code or through approved waiver
requests, all streets will include sidewalks and/or a combination of street
sidewalks, or Amenity access, and trails will be provided throughout the
open space parcels. Particular emphasis will be placed on providing
adequate pedestrian access, within the plan area, to adjacent school sites.
Proffer number 8 for Old Trail Village stipulates the details of the pathway
connections. Construction of the pathways will be completed within six (6)
months after the approval by the County of the final subdivision plat or
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DRAFT December 16, 2019
final site plan applicable to any portion of a block that either includes or is
adjacent to any such connection.
Permitted Uses
Permitted uses for each block are designated on Table 4: Land Uses
Allowed.
Table 5: Density Regulations establishes the number of residential units
permitted in each block, and the range of non-residential square footage
allowed in each block.
14
Insert Table 4
DRAFT December 16, 2M
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DRAFT December 16, 2019
Table 5 Density Regulations
Minimum/Maximum Use Regulations
Block I Non -Residential Uses
Minimum Non -
Residential (s.L)
1
20000
2
0
3
10,000
4
0
5
0
6
20,000
7
0
8
Maximum Non -
Residential (s.f.)
80,000
80,000
80,000
30,000
30,000
80,000
10
0
11
0
12
0
13
0
14
0
15
0
16
0
17
0
18
0
19
0
20
0
21
0
22
0
23
0
24
0
25
0
26
0
27
0
28
0
29
0
30
0
31
0
32
0
33
0
34
0
35
0
Minimum and
Min. Non -
Maximum
Residential
regulations for
GLA
overall project
100,000
20,000
20,000
20.000
20,000
20.000
20,000
20 000
90,000
20,000
20,000
20,000
20,000
20,000
20,000
20,000
20,000
20,000
20,000
0
0
0
0
0
0
Max. Non -
Residential
GLA
250.000
Residential Uses
Dwelling unit
minimum
0
0
40
19
20
0
50
20
25
20
32
18
14
20
22
12
0
10
12
50
14
12
8
20
14
30
16
16
24
24
12
10
10
Mai..
Residential
w_ eg Units
1.000
Dwelling unit
maximum
91
93
122
59
100
100
156
Max. Residential
Dwelling Units
2,200
Notes:
1. Even though the sum of the maximum units developable for each block exceeds 2200 and the
sum of the maximum non-residential and mixed use square footage for each block exceeds
250,000, the developer shall be limited to an overall range of units between 1,000 and 2,200 and
an overall range of non-residential and mixed use square footage between 100,000 and 250,000
for the entire development. The commercial use known as the Lodge at Old Trail shall not count
16
DRAFT December 16, 2019
toward the maximum of 250,000 square feet of non-residential development within the
development but will count in the allowable residential units as established above.
2. The non-residential minimum/maximum limitations are based on the building's gross
leasable area in square feet.
3. Retail uses shall be phased as specked in the proffers for Old Trail Village.
4. The overall size of the primary building footprint in blocks 24 & 25 shall not exceed 8,000
square feet. Multiple buildings with connecting devices shall be used in lieu of massive building
footprints.
5. Any block that contain accessory units (whether attached or detached) shall be permitted to
have additional dwelling units within that block than the maximum number of dwelling units
identified in Table 5.
Development Regulations
The tables on Sheet 1 of the Application Plan referring to Minimum
Setbacks and Density and Floor Area Ratios are hereby deemed
eliminated and shall not apply to development within the Project.
Instead, development regulations shall be governed by the following
tables.
Maximum story height for single family attached, single family detached,
multi -family, and non-residential development shall vary by block
according to Table 6, Maximum Building Height Regulations; provided,
however that additional height, achieved in the form of a tower, steeple or
some other vertical architectural element and extending up to one story
over the tallest adjacent building, shall be permitted at the roundabout
intersections. In addition, a full fifth story shall be permissible at the
roundabout intersections upon approval of a special exception.
Table 6: Maximum Buildin Hei ht Re lations
Blocks
Single Family
Single Family
Multi-
Non -
Detached
Attached
famil
residential
5, 6, 7
2.5 or 42 ft.-
4 or 60 ft.
4 or 60 ft.
4 or 60 ft.
10, 16-18
2.5 or 42 ft.
4 or 60 ft.
4 or 60 ft.
3 or 50 ft.
12
2.5 or 42 ft.
4 or 60 ft.
4 or 60 ft.
3 or 50 ft.
19
2.5 or 42 ft.
3 or 50 ft.
n/a
4 or 60 ft.
20 thru 22
2.5 or 42 ft.
4 or 60 ft.
4 or 60 ft.
4 or 60 ft.
24,25
2.5 or 42 ft.
3 or 50 ft.
n a
4 or 60 ft.
26
2.5 or 42 ft.
4 or 60 ft.
4 or 60 ft.
4 or 60 ft.
28,29
2.5 or 42 ft.
3 or 50 ft.
3 or 50 ft.
3 or 50 ft.
32
2.5 or 42 ft.
4 or 60 ft.
4 or 60 fta
n/a
30, 31, 33
thru 35
2.5 or 42 ft.
3 or 50 ft. I
n/a
n/a
1\IJ I.G. w7111g"Ic rn111UY MLUacnea ana jingle r-amily Detached are not permitted uses in
BIock 6.
17
DRAFT December 16, 2019
Table 6a: Single Familv Detached Minimum Lot Size ReP-ulatinnc
Blocks
Square Feet
5, 7, 12, 16-18, 19-26, 32
4,000
10, 28, 29
5,500
34
3,000
30, 31, and 33
8,000
35 19,000
Minimum lot size shall be 1,000 square feet for single family attached
and multi -family uses in all permitted blocks.
Notwithstanding the provisions of Table 6a: Single Family Detached
Minimum Lot Size Regulations to the contrary, minimum lot sizes for
cluster cottage units and/or affordable housing units shall be 1,000
square feet in all blocks.
The setbacks for single family (attached and detached), multi -family, and
non-residential development shall vary by block according to Table 7.
The setbacks in Table 7 show both the minimum and maximum setbacks
and these setbacks shall also apply to accessory structures. Roof
overhangs and eaves shall be allowed to encroach into the 5 foot building
setback line up to 1 foot. There shall be no minimum setback (i.e. zero
feet) along the side property line at the point of attachment of two or
more single family dwelling units of any type.
Attached garages shall be permitted for single family dwelling units in all
blocks.
Table 7: Minimum and Maximum Setbacks
Single Family
Attached and
Non -
Detached
Multi -family
residential
Front
Front
Side
Rear
Front
Front
Side
Rear
Front
Front.
Side
Rear
Blocks
Min.
Max.
Min.
Min.
Min.
Max.
Min.
Min.
Min.
Max.
I Min.
Min.
5, 6, 7
0
25
0
0
0
25
0
0
0
25
0
0
10, 12,
16,
17,18
5
25
5
5
5
25
0
5
5
25
0
5
19
5
25
5
5
n a
n a
n a
n a
5
none
5
10
20 thru
22
5
25
5
5
5
25
0
5
5
25
0
5
24,25
5
25
5
5
n a
n a
n a
n a
5
25
5
5
26, 28,
29
5
25
5
5
5
25
0 1
5
5
25
0
5
32
5
25
5
5
5
25
0
5
na
na
na
na
30, 31,
33 thru
35
7.5
30 1
7.5 1
7.5
na
na I
na
na I
na I
na
na
n/a
18
DRAFT December 16, 2019
Notes:
1.) Single Family (attached and detached) is not permitted in Block 6.
2.) If such setback conflicts with sight distance, a setback greater than 5' from the right-of-way
line may be required.
3.) The maximum front setback shall be increased to the depth necessary to avoid existing
utilities, significant existing vegetation, steep slopes, perennial and intermittent streams, stream
buffers, public spaces and public shown as such on an approved site plan or subdivision plat, to
satisfy a condition of a certificate of appropriateness, and in circumstances where there are
multiple buildings on the same lot and prevailing development patterns.
4.) The maximum front setback may be increased by special exception to accommodate low
impact design, unique parking or circulation plans, or a unique target market design.
5.) Any minimum setback may be reduced by special exception.
6.) Front setbacks shall be measured from the right-of-way or the exterior edge of the sidewalk if
the sidewalk is outside of the right-of-way
Carriage Houses
For the purposes of this Code of Development, the term "carriage
unit" shall be defined as follows: A separate, independent, accessory
dwelling unit detached from, but located on the same parcel as the
structure of and clearly subordinate to a single family detached
dwelling, as distinguished from a duplex or other two-family
dwelling. Notwithstanding any provisions of Section 5.1.34 of the
Albemarle County Code carriage units shall be permitted on lots
comprised of detached single-family dwellings within Blocks 5, 10,
12, 15, 16, 17, 18, 19, 20, 21, 22, 24, 25, 26, 27, 28, 30, 31, 32, 33,
and 34 (as detailed in aforementioned Table 4), subject to the
following restrictions:
a. Not more than one (1) carriage unit shall be permitted per
detached single-family dwelling.
b. The gross floor area devoted to a carriage unit shall not
exceed thirty five (35) percent of the total gross floor area
of the main dwelling.
c. The gross floor area of a carriage unit shall not be included
in calculating the gross floor area of the main dwelling unit
for uses such as home occupations as provided in Sections
5.2 and 5.2A of the Albemarle County Code and other
similar uses whose area within a dwelling unit is regulated.
d. All carriage units shall be located in the rear of a lot.
e. Notwithstanding any other requirements of this Code of
Development, carriage house setbacks shall be the same
as for the principal building with which it shares a lot,
except for the rear yard setback, which shall be a minimum
of (5) feet.
f. A carriage unit shall enjoy all accessory uses availed to the
main dwelling, except that no carriage unit shall be
19
DRAFT December 16, 2019
permitted as accessory to another carriage unit or
accessory apartment.
g. An accessory apartment, whether attached or detached,
shall be deemed to be a dwelling unit for the purposes of
Sections 14-234 and 14-410 of the Albemarle County
Code.
h. Notwithstanding any other requirements of this Code of
Development, any block that contains a carriage unit shall
be permitted to have an additional dwelling unit within that
block for every carriage unit incorporated.
i. Any carriage unit shall count as a separate dwelling unit
for purposes of calculating compliance with the overall
limit of 1,000-2,200 dwelling units within the Project.
j. Any single family dwelling containing a carriage unit shall
be provided with a minimum of three (3) off-street parking
spaces, arranged so that each parking space shall have
reasonably uninhibited access to the street or alley, as
applicable, subject to approval of the zoning administrator.
k. In blocks where carriage units are permitted, the alley shall
be designed and constructed with a clear travel lane having
a minimum width of 20 feet.
1. Notwithstanding any other requirements contained in this
Code of Development, the provisions of the "Carriage
Houses" section and any previously approved Variations
shall supersede such requirements with regard to carriage
units within the Project.
Cluster Cottage Units
For the purposes of this Code, the term "cluster cottage units" shall be
defined as follows: a cluster of small single family detached dwelling
units, generally approximately 1,000 square feet, arranged around a
common open space, or courtyard with minimal private yards, and with
parking arranged in grouped parking or typically located in separate
parking areas or common parking structures.
Cluster cottage housing is an innovative style of development based on
the idea of "better, not bigger." Cluster cottage housing makes more
efficient use of the land, is more affordable, and offers better energy
efficiency than traditional single family detached housing, while
providing more privacy than attached housing.
Cluster cottage units are compatible with the principles of the
Neighborhood Model as they promote community oriented open space
and pedestrian orientation, and they add to the already diverse mixture
of housing types within Old Trail Village.
20
DRAFT December 1 b, 2019
Notwithstanding any other provisions or requirements found in this
Code, cluster cottage units shall be permitted within Old Trail Village
within the blocks specified in Table 4, and such units shall be regulated
by the requirements of the
"Cluster Cottage Units" section
herein. r ,,,�,p,,.{; ,_: r�•ti
Cluster cottage units shall
maintain 15% of the total land
area of the cluster cottage
development as common open
space or landscape designated
area.
Cluster cottage units shall have
a minimum lot size of 1,000
square feet and shall have a
minimum 4' side setback and
minimum 5' front and 5' rear setback.
Cluster cottage units shall be
2.5 stories or less, and may
provide 1.5 parking spaces per
unit subject to approval by the
Zoning Administrator at the site
plan stage. Front loaded or
rear -loaded common parking
garages shall be permitted for
cluster cottage units.
Example exhibits of cluster
cottage housing are illustrative
only, and are intended to
provide a visual representation
of an example of how cluster
cottage housing might be
developed in Old Trail Village.
z".i«9•k,t'_� ��L°ii :tit!%. a i} •lr"�-gr..
77�
M
Note: Cluster cottage units shall be designed
in context with the site location in Old Trail
Village and shall not be subject to these
layout concepts, which are illustrative only
Grading
Each site plan/subdivision plat application shall include an overlot
grading plan as required by the proffers that apply to Old Trail Village.
21
DRAFT December 16, 2019
Stormwater Management
Existing ponds and drainage facilities will be utilized. Watershed areas
and preliminary grading information are provided within the Application
Plan. Existing storm sewers have been designed and constructed along
Old Trail Drive to collect a significant amount of the runoff from Old Trail
Village as shown in the Application Plan. Drainage areas corresponding
to each stormwater detention basin have been identified within the
Application Plan as well as potential locations for bio-filtration facilities.
Additional Stormwater management facilities will be implemented as
each site is developed and shall be subject to the approval of Albemarle
County Engineering Department.
Signage
Old Trail Village shall be allowed 2 signs at Route 250, both a
subdivision and freestanding commercial sign.
Entrance Corridor Protection
Albemarle County's goal is to preserve the rural character of Crozet.
Therefore regulations have been established which are intended to
protect the existing viewsheds along the designated Route 250 Entrance
Corridor adjacent to Old Trail Village.
The Route 250 Entrance Corridor buffer, as defined by the 150 ft. deep
existing woodland, shall be retained as existing forest. Adjacent to Route
250, trees within existing forested areas shall be preserved and
maintained at a minimum depth of one hundred -fifty (150) feet from the
edge of right-of-way. Adjacent to Route 250 in areas which are currently
unforested, a twenty (20) foot deep hedgerow shall be planted and
maintained.
In addition to regulations specified within the Code of Development, the
following additional regulations shall be imposed on any development
within blocks 19, 24 and 25 that does not require a site plan or is not
subject to review by the Architectural Review Board:
1. Buildable pads for single family housing should be carefully
planned to respect the contour of the land designed to best fit the
existing land forms. Building color and finishes being earth tone to
blend into the natural vegetation. Use of incremental terracing of
mass building pads and streets are preferred with multiple terraces
rather than expansive single story on one level; landscaped grade
differential should be accommodated within building and between
the pads; rear -draining lots may be allowed with capture provided
in the Stormwater management plan. Where cut -and -fill slopes are
used, they should be sculpted to blend with the adjacent terrain.
2. Rctaining walls visible from Route 250 shall be limited to an
exposed height of six (6) ft.
22
DRAFT December 16, 2019
3. Flat roofs are not permitted on any building, unless mechanical
equipment is contained within the building envelope.
4. Accessory equipment and structures, which shall only include
loading areas, service areas, refuse areas, mechanical equipment,
above -ground utilities, security fencing devices and other
commercial related accessory equipment and structures, and shall
not include residential accessory equipment and structures such
as fences, sheds, etc., shall be integrated into the site plan by
utilizing buildings or changes in grade for screening. Planting
shall not be an acceptable solution for poorly sited equipment or
structures. Views of accessory structures and equipment shall be
eliminated from the Entrance Corridor.
Henley Middle School Buffer
Adjacent to Henley Middle School, existing trees shall be preserved and
maintained at a minimum depth of twenty (20) feet.
Guidelines for Tree Preservation
Preservation measures shall be administered to trees within wooded
areas to be maintained within the conservation/ preservation areas
delineated in the Application Plan, with particular preservation effort
directed toward trees with trunk diameters greater than 18 inches at
breast height. Wooded areas to remain shall be fenced off from
construction activity with portable chain link fencing no closer than five
(5) feet to the trunk. Silt fencing shall be utilized at stream buffers.
During the course of final grading, if it becomes necessary to fill within
the canopy limits of existing trees, such fills shall not exceed depths
greater than six (6) inches to ensure continued saturation of the existing
root mat. Prior to grading around the trees, all vegetation shall be
stripped from the fill areas and fertilizer shall be applied. Should it
become necessary to cut within the canopy limits, all disturbed roots
shall be protected from exposure to the air. The crown leaf surface shall
be proportionately reduced to balance the reduced root system. The
trees shall be fertilized upon completion of grading activities in the area.
Any damaged portions of trees within wooded areas to be maintained
shall be immediately addressed to promote expedient recovery
III. ARCHITECTURAL AND LANDSCAPE
STANDARDS
Introduction and Intent
A variety of architectural styles and product types currently exist at Old
Trail Village_ Future development will be in general accord with the
23
DRAFT December 16, 2019
current architecture and landscape precedent. The following general
guidelines intend to reflect this precedent and implement the
development principles outlined in the Neighborhood Model.
Summary of Architectural Districts
For purposes of defining architectural and landscape standards, three
districts have been established at Old Trail Village. The following is a
description of each district:
(Blocks 1-7)
With appropriate architectural and street scale in place, the center
district allows a wide range of uses including side -by -side integration of
residential, office and retail uses. Valuable civic spaces are created
through variations to building facades, creating plazas and other
meaningful spaces for those who work, shop and/ or live in the center
district.
Proper proportions, both for the buildings and the relationship of the
street to those buildings, permits the district to have such use variation
and to successfully integrate the range of uses planned for this district.
ME
JgIf1'y
(Blocks 10-18, 20-23, 26-29 & 32)
A variety of residential uses, integrated building to building, defines the
character of the General District. As in the Center District, architectural
attention is the key in making this integration work. Proper apartment
and townhome details give the multifamily units the "right" to stand next
to stately manor homes.
Open spaces such as commons and pocket parks help relieve any sense
of density that the units might create by giving them a public space
outlet for outdoor enjoyment.
Street trees and properly designed sidewalks provide a built-in linear
park system that connects to the adjacent districts.
y pip A
MA9. AN
(Blocks 19, 24, 25, 30, 31, 33-35)
24
DRAFT December 16, 2619
Other than a Recreational Facility/ Community Center that is permitted
in Block 19, the remaining uses in these blocks are comprised almost
exclusively of single family residential uses, cluster cottages and
attached medium density Villa's along the trails, the Edge District
provides a meaningful transition from the higher densities of the Village
center to the surrounding rural land and adjacent properties. Homes
--i a
} I� a fig_ w E
tilli
&Iiva (I
with dramatic views of woods, mountains, or the Old Trail Golf Course
maintain a walkable distance to the village core.
Architectural Standards
In general, the architectural standards of Old Trail Village will provide a
sense of place born out of a
street and architectural design
that is unified, pedestrian in
scale and sympathetic to the
regional context. General
design standards outlined
below shall apply throughout
the plan area:
1. Entry features that
pronounce the building's front
fagade to help identify the
building's predominant front
using such features as (but not
limited to) colonnades, arcades,
porches, stoops and courtyards.
2. Exterior wall and roofing
materials preferences at this
time include wood, masonry
board such as hardiplank or
panel, brick, stucco or stone for
walls, architectural asphalt -
shingles or painted tern metal
for pitched roofs.
25
DRAFT December 16, 2019
3. Architecture shall
themes. The ultimate
is allowed.
I
in scale and compatible with adjacent styles and
goal is to orient and scale buildings for the
pedestrian at street level in
order to create an inviting,
enlivened streetscape.
4. Streets have sidewalks
and street trees in planters or
planting strips depending
upon their location. In the
more urban context, a
sidewalk can be integrated
into a plaza or urban street
character with outdoor
seating and landscaping. As
much as possible, in
accordance with VDOT
regulations, on -street parking
5. Species of trees, shrubs, grasses and other vegetation shall be
representative of indigenous species of existing plant communities in the
area.
41573355_1
26