ZMA202100013 Code of Development 2021-10-18Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
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Southwood Phase II
A Neighborhood Model District
Code of Development
October 18, 2021
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
Table of Contents
1.0 Introduction.................................................................................................... 3
InternalARB.................................................................................................... 3
2.0 Application Plan and Code of Development ......................................... 4
Existing Conditions at Southwood.......................................................... 4
3.0 Block Plan — General Description............................................................ 8
Blocks................................................................................................................ 8
4.0 Land Uses by Block..................................................................................... 10
Definitions..................................................................................................... 10
General and Supplemental Regulations ............................................... 10
5.0 Density and Square Footage by Land Use Classification ................ 14
6.0 Built Form Requirements by Land Use Classification ...................... 15
7.0 Green Space and Amenity Requirements by Block ........................... 17
Definitions...................................................................................................... 17
8.0 Framework Streets..................................................................................... 20
Possible Waiver Streets.............................................................................. 20
TrafficImpact............................................................................................... 21
StreetSections.............................................................................................. 21
9.0 Evaluation Criteria...................................................................................... 22
10.0 Affordable Housing................................................................................... 24
11.0 Attachments................................................................................................ 24
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Phase 2 Redevelopment Meeting, June 2021
Page 2
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
1.0 Introduction
Most development in the Charlottesville/Albemarle area is greenfield in nature. Traditionally, lands sold by
resident landowners are developed for new communities. Redevelopment of Southwood differs from this
traditional model in a number of ways; the most obvious of which is the existing trailer park community.
Currently, Southwood is a 120-acre residential trailer park serving the housing needs of roughly 1,300
residents of Albemarle County, residents who are the foundation of the vibrant community and culture that
exists today — but in an unsustainable physical environment.
The overall development philosophy envisions a multi -phase approach, allowing groups of residents to
design their replacement neighborhoods to their specific needs and desires. The replacement housing site
for the first of these cohorts, the early adopters, is located in Phase 1. The replacement housing site for
subsequent cohorts will be in Phase 2.
Southwood is located along Old Lynchburg Road, just south of the City of Charlottesville where the four
lane divided street transitions to a two-lane rural road (Figure 1). The property is within the Southern and
Western Neighborhoods Development Area, one of the County's five designated Development Areas. It is
surrounded by a mixture of residential and institutional/public uses and shares its southern property line with
the Biscuit Run Park.
Phase 1 was planned within the project's undeveloped thirty-four acres that included the land swap tract
(part of the original Biscuit Run NMD) and perimeter areas that have hidden the trailer park for years. Within
this undeveloped acreage, resident planners provided for significant replacement housing and an increase
in the country's overall stock of affordable housing. The Phase 1 Code of Development established dwelling
units for a mixture of incomes and a mixture of uses, and provided the opportunity to continue the informal
services offered within the community into occupations or other business ventures.
The resident planners chose to start on greenfield lands to provide a way for the community to redevelop
without requiring off site rehousing. Phase 1 provides for the rehousing needs of a minimum of eighty-six
Southwood families, additional affordable opportunities via 121 Low Income Housing Tax Credit (LIHTC)
apartments, and a range of market -rate purchase options. As these families relocate into their new homes,
redevelopment opportunities open up within the existing trailer park, allowing development to "leapfrog"
from one area to the next.
Phase 2 is planned within the 93.33 acres of the existing Southwood mobile home park. The maximum
number of proposed residential units in Phase 2 is 1,000 units. Included in this 1,000 units is the remainder of
the replacement housing which will increase the County's overall stock of affordable housing by hundreds
of units. Similar to Phase 1, Phase 2 will provide dwelling units for a mixture of incomes and will allow for a
variety of non-residential uses. Critically, Phase 2 will provide on -site housing options for each Southwood
resident with a General Information Notice (GIN) who wishes to remain.
In early 2021, Greater Charlottesville Habitat for Humanity finalized a redevelopment phasing plan so that
existing Southwood residents will not be displaced during Phase 2 redevelopment. Habitat also hired a
Rehousing Manager to implement this plan. This plan allows the existing community to continue to be the
foundation of the redevelopment by keeping residents on site throughout the development process. Key
components of the community that would be lost through temporary off -site housing are preserved. For
example, children can continue to attend the same schools and families can remain in close proximity to
amenities like the Boys and Girls Club. Habitat's goal is to provide all necessary temporary housing on site,
although there may be certain circumstances requiring temporary housing to take place off -site.
IHC uIT ur
CHARLOTTESVILLE
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Figure 1: Regional Context and Vicinity Map
SOUTHWOOD
PHASE 2 PARCELS:
090A1-00-00-001D0
090A0-00-00-001 CO
090A0-0O-00-00400
This document was prepared with the comprehensive participation and approval of the resident planners
and represents their approach towards the redevelopment of their own neighborhood.
Internal ARB
An internal Southwood Architectural Review Board will review individual submissions for a new building
or village's compliance with the Southwood Community Design Guidelines which specifies requirements
for architecture, landscaping, buffer, screening and other standards. The Community Design Guidelines,
completed in April 2021, will be revised to include Phase 2. The ARB"s specific guidelines governing the
quality and characteristics of the Character Areas will be determined, maintained, and periodically updated
by the Southwood Architectural Review Board. The ARB was established prior to issuance of first building
permit in Phase 1 and will be composed of at least 51% legacy Southwood residents until the issuance of the
final certificate of occupancy for Phase 1. Before the first issuance of a building permit for Phase 2, the ARB
shall be composed of 100% Southwood residents and will remain in place at least until the issuance of the
final building permit for Phase 2.
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Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
2.0 Application Plan and Code of Development
The following sections of this document include the Application Plan and the Code of Development for
Phase 2 and are designed to work together to detail the design approach and provide specific metrics for the
various design elements. The Code of Development also includes a concept drawing (Figure 5) that, while
not proffered, provide a visual representation of one of the possible outcomes provided through this Code.
The drawing shows conceptual locations for the larger man-made elements such as the street network,
buildings and parking, and public areas.
Existing Conditions at Southwood
Habitat for Humanity of Greater Charlottesville is implementing a national model, community -based
redevelopment process at Southwood Mobile Home Park. Southwood is currently home to roughly 1,300
people in 317 trailers on 93.33 acres, and like many trailer parks across the nation, aging infrastructure,
tenure insecurity, severe development pressure and a housing stock that was largely built prior to HUD
safety standards, mean that this vibrant community of hard-working families was on the brink of permanent
erasure prior to Habitat's purchase of the property in 2007 Through the process of physical redevelopment,
Southwood will be transformed into a sustainable, mixed -income, mixed -use village without resident
displacement, transferring physical, legal, and emotional ownership of the neighborhood to the families and
neighbors who call it home.
The Southwood Mobile Home Park is served by private water and sewer systems. Public water is provided
through the park's private water distribution system. Wastewater north of Hickory Street is collected through
a private sewer network and eventually conveyed westward to the public sewer system. Wastewater south
of Hickory Street is collected via smaller networks and ultimately treated in septic fields. Both utility systems
are aged and failing.
Several septic fields have been located so far in Phase 2 Area 1A, the first area expected to be developed in
Phase 2. All of these fields are failing and the remaining septic fields throughout the property are expected
to be in a similar condition. All new homes in the Southwood community will be connected to public water
and sewer.
Similarly, the private road network is aged and in need of significant repairs and upgrades to meet current
VDOT standards. Habitat intends to seek the designation of an Urban Development Area (UDA) for Southwood
to allow the application of Traditional Neighborhood Design standards (TND) for roads in the development.
All new public roads in the Southwood community will be constructed to VDOT standards.
During the Phase 1 planning process, resident planners developed a Preliminary Phase 2 Concept Plan
(Figure 2) to show how the concepts they created in Phase 1 could seamlessly extend into Phase 2. The
Preliminary Plan identified conceptual densities, a conceptual road network, and a neighborhood center.
The exhibit was included in the Phase 1 Code of Development to provide a general sense of what the
resident planners envisioned for Phase 2.
The Proposed Phase 2 Concept Plan (Figures 3 and Figure 4) developed for this rezoning is very similar to the
Preliminary Phase 2 Concept Plan. In the Proposed Phase 2 Concept Plan, the green space buffer is maintained
along the edges of the development. Lower density residential uses continue to border the green space
buffer, Biscuit Run Park, and the adjacent low -density Oak Hill neighborhood. Higher density residential and
non-residential uses are concentrated near the core of the development. Both the Preliminary and Proposed
Phase 2 Concept Plans allow for Urban Density Mixed Uses on the eastern side of the development along
Hickory Street in the area of Blocks 30 and 34. This area may be ideal for another center of high -density
residential and/or mixed uses similar to the Piedmont Housing Alliance (PHA) buildings in Blocks 11 and 12
of Phase 1.
One significant change is Neighborhood Mixed Use/Neighborhood Places is no longer a Land Use
Classification in Phase 2 from the Phase 1 Code of Development. The intention of this Land Use Classification
in the Phase 1 Code of Development was to designate areas to mediate intensity and provide connection.
During Phase 1 site planning, resident planners and Habitat staff found that these areas of mediation and
connection were organically established evenly throughout the site and did not need to be specifically
designated in the Code of Development.
Figure 3 also shows how Phase 1 and Phase 2 relate to one another. Where Phase 2 borders Phase 1, the
Land Use Classifications are mirrored to create a seamless transition between Phases. The main vehicular
connection between Phase 1 and Phase 2 is the Hickory Street thoroughfare. Another critical vehicular
connection will be at the intersection of Blocks 5, 7 16, and 21. Other vehicular and pedestrian connections
between the Phases shall be provided at appropriate locations to create connectivity.
The Proposed Phase 2 Concept Plan is the basis for the Application Plan (Figure 6). This plan establishes
the Blocks which guide the development of the community. Additionally, it identifies Hickory Street as the
primary spine street, the first connection from Phase 1 to Phase 2, and the approximate locations of key
intersections connecting those roads to future neighborhood streets. It also establishes the location of the
trail network.
Existing utility infrastructure at Southwood is failing and it is creating challenges for construction crews as they develop Phase 1.
Page 4
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
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Page 5
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
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LEGEND
NEIGHBORHOOD CENTER SPECIAL AREA
®U RBAN DENSITY MIXED USE - HICKORY
FRONTAGE OVERLAY
URBAN DENSITY MIXED USE
URBAN DENSITY RESIDENTIAL VILLAGE
NEIGHBORHOOD DENSITY
WGREEN SPACE & BUFFER
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Page 6
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
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DCS Design created this conceptual yield study in 2021.
Figure S. Conceptual Yield Study for Illustrative Purposes Only
LEGEND
. NEIGHBORHOOD CENTER SPECIAL AREA
URBAN DENSITY MIXED USE - HICKORY ®
FRONTAGE OVERLAY
URBAN DENSITY MIXED USE
El URBAN DENSITY RESIDENTIAL VILLAGE
NEIGHBORHOOD DENSITY
Page 7
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
3.0 Block Plan - General Description
The project consists of general areas that are characterized by land use as primarily green space, residential,
or mixed use. These areas may also include special designations, such as neighborhood center and place -
making locations, that are specifically identified by the County's Comprehensive Plan or through resident
engagement.
Blocks
Land use, density regulations, and built form characteristics in Southwood Phase 2 are governed by Blocks.
The Framework Street network shown in Figure 6 helps to establish the layout of the Blocks. Hickory Street,
the existing main road through the Southwood community, is one of the Framework Streets in Phase 2.
Several other Framework Streets, with approximate locations shown by the black arrows, will be constructed
in Phase 2. The internal network of Framework Streets and other smaller streets is yet to be determined.
These networks will be developed during site planning meetings with the Southwood community. Every
effort will be made to ensure a high degree of connectivity throughout Phase 2.
Applicable setbacks and building regulations shall be measured from the adjacent right of way. Approximate
acreages of each Block are provided in the supporting tables. The actual acreage of each Block may deviate
by 30%.
Green Space - Blocks 13 through 15
Blocks 13 through 15 designate green space along the perimeter of the development. While other Blocks
contain additional green spaces, these three Blocks are used to protect environmental features such as
floodplains, stream buffers, and preserved slopes and match those areas designated as Parks and Green
Systems within the Master Plan. The Green Space Blocks also provide visual softening and screening and
offer a natural amenity to the larger community.
Residential and Mixed Use - Blocks 16 through 34
Blocks 16-34 are primarily designated for residential use, although certain non-residential uses are permitted.
Density and intensity of non-residential uses vary by Block. In general, the core/interior of the community
will have higher density units and the edges will have lower density units. Similarly, non-residential uses will
appear more frequently in the core of the community and less frequently along the edges. The core of the
community can be characterized as the Blocks along Hickory Street and bordering Southwood Phase 1. The
edges of the community can be characterized as the Blocks that border the Green Space Blocks. These Blocks
will provide pedestrian connections from the street network to the perimeter trail network when possible.
"Place -making" reference points can be found throughout the edge Blocks. These place -making reference
points allow transition and connection between the developed community and the natural amenity and trail
system while creating a varied pedestrian experience and destination'nodes' along the streets.
Multi -family residential units and commercial businesses will likely be located in parts of Blocks 25-27 and
Block 31, with the possibility for similar uses in parts of Blocks 30 and 34. These Blocks will provide an
opportunity for mixed -use and/or for neighborhood commercial centers, similar to those found in Blocks
11 and 12. This could allow for a further increase in the County's stock of affordable rental housing and/or
business incubation opportunities. At least three Residential Villages will be found throughout the community.
Residential Village
Blocks 21-24 allow for the most flexibility in design and use per site conditions and the Code of Development.
These Residential Village areas will 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.
Neighborhood Center Special Area
A Center designation is shown in the County's master plan in the general area near the entrance of Hickory
Street and Old Lynchburg Road. As such, the Code of Development focuses the most intense and highest
density uses in this area. Through the use of building heights, existing and new buffers, building setbacks,
and top floor stepbacks, the built form standards accommodate higher density and frame Hickory Street
while ensuring pedestrian orientation and guiding the focus away from Old Lynchburg Road and towards
the first internal intersection of the Southwood community.
Urban Density Mixed Use - Hickory Street Overlay
Any building constructed within the Hickory Street Overlay will have at least one primary entrance facing
Hickory Street, architectural design elements, and/or open space/pocket park that create a front to the street
(i.e. wrap around porch and windows, pocket park with gathering area). In no case will the rear of a building
face Hickory Street. This will help to create a lively, enhanced pedestrian experience along Hickory Street.
This overlay will also help ensure that the pedestrian experience is both comfortable and safe.
Conceptual Rendering - Interior View of the Neighborhood Center Special Area
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
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LEGEND
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PROPOSED FRAMEWORK STREETS
BLOCK DIVISION LINES
PROPOSED INGRESSIEGRESS
GREEN SPACE & BUFFER
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Page 9
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
4.0 Land Uses by Block
Definitions
The following definitions supplant those found within Chapter 18 of the Albemarle County Code and in
some cases define new uses and supplemental design standards.
Accessory Apartments: A separate, independent dwelling unit clearly subordinate to the principal single-
family dwelling unit, as distinguished from a duplex, or other two-family dwelling.
Flexible Use Structure: A separate, independent, accessory structure detached from or attached to, and
located on the same parcel as the principal single-family dwelling unit, as distinguished from a duplex, or
other two-family dwelling.
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.
Urban Agriculture: An agricultural use as defined in Chapter 18 Section 3.1 of the Albemarle County Code
notwithstanding any accessory processing facilities other than allowable accessory units, structures, and/or
sheds and including the keeping of allowable animals as described below.
General and Supplemental Regulations
Accessory Apartments: Each accessory apartment shall be subject to the following:
Not more than one (1) accessory apartment, attached or detached, shall be permitted with any single-family
dwelling.
a. The gross floor area devoted to an accessory apartment shall have a minimum gross floor area of 200
square feet and not exceed 1,000 square feet or 50% of total gross floor area of the main dwelling unit,
whichever is greater.
b. The gross floor area of an accessory apartment shall not be included in calculating the gross floor area
of the main dwelling unit for uses such as home occupations as provided in Chapter 18 Sections 5.2
and 5.2A of the Albemarle County Code and other similar uses in this chapter whose area within a
dwelling unit is regulated.
c. An accessory apartment shall enjoy all accessory uses availed to the main dwelling, except that no
accessory apartment shall be permitted as accessory to another accessory apartment.
d. A single-family dwelling which adds an accessory apartment shall be deemed to remain a single-
family dwelling and shall be considered one (1) dwelling unit for purposes of area and bulk regulations
of the district in which such dwelling is located. Accessory Apartments will not count against the
overall dwelling unit allowances.
e. The owner must reside in the main dwelling to which the apartment unit is accessory or the apartment
unit itself.
Flexible Use Structure: Each Flexible Use Structure shall be subject to the following:
a. Not more than one (1) Flexible Use Structure, attached or detached, shall be permitted with any single-
family dwelling.
b. The gross floor area devoted to a Flexible Use Structure shall have a minimum gross floor area of 200
square feet and not exceed 1,000 square feet or 50% of total gross floor area of the main dwelling unit,
whichever is greater.
c. The gross floor area of the Flexible Use Structure shall not be included in calculating the gross floor
area of the main dwelling unit for uses such as home occupations as provided in Chapter 18 Sections
5.2 and 5.2A of the Albemarle County Code and other similar uses in this chapter whose area within a
dwelling unit is regulated.
d. Maximum footprint area of Flexible Use Structures shall be limited to 1,000 square feet or 50% of total
gross floor area of the main dwelling unit, whichever is greater.
e. Minimum height of Flexible Use Structures shall be to 10 feet. Maximum height shall be limited to equal
or less than that of the main building.
f. All Flexible Use Structures shall be located in the rear or side of the lot. Notwithstanding any other
requirements of this Code of Development, Flexible Use Structure 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 three (3) feet.
g. A single-family dwelling which adds a Flexible Use Structure shall be deemed to remain a single-family
dwelling and shall be considered one (1) dwelling unit for purposes of area and bulk regulations of
the district in which such dwelling is located. Flexible Use Structure will not count against the overall
dwelling unit allowances.
h. A Flexible Use Structure may contain a dwelling unit and/or any Home Occupation Class B subject to
special use permit and home occupation processes and regulations. A Flexible Use Structure may be a
combination of allowed uses, subject to permitting processes and regulations.
Page 10
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
Agricultural Use: 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:
a. The agricultural use may take place on a parcel subject to the following size requirements:
• The side and 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 (Adequate Shelter definition: see Chapter 4 Article 1 Section 4-103 of the Albemarle
County Code).
b. Coops or structures must meet accessory structure setbacks (Chapter 18 Section 4.11.2 of the Albemarle
County Code).
c. The parcel shall have a fly -proof container for animal waste.
d. Hens, goats, or bees may be permitted on the parcel subject to the following:
• No more than seven (7) hens.
• No more than two (2) goats.
• Beekeeping is permitted per Chapter 18 Section 5.1.63 of the Albemarle County Code.
• On -site slaughter of one (1) of each animal type is permitted per calendar year.
e. Agricultural uses shall not require additional parking requirements beyond compliance with the parking
regulations for dwellings as described in this Code of Development.
Alley Parking: Perpendicular or parallel parking off of the alley.
Community Garden: A parcel on which gardening is the primary use.
Amenity -Oriented Lots: Notwithstanding Chapter 18 Sections 4.6.1 and 4.6.2 of the Albemarle County
Code, attached and detached residential units with the front of the lot 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 may be obtained
by the amenity rather than a public or private street.
Mixed Use: Mixed Use in a single building (residential and non-residential) is permitted.
Parking
Requirements of Chapter 18 Section 4.12 of the Albemarle County Code apply except for the following:
Modification of 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 Table 1 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 300' radius of the furthest entrance on the
associated building.
Opportunities for shared parking and shared driveways shall be permitted.
Modification of Parking Requirements for All Multifamily Structures in Blocks 25-34: As an aggregate
total, the ratio of parking spaces to residential dwelling units in multifamily structures (as determined by
density count) will be a minimum of 1.5 spaces per dwelling unit.
TABLE 1: PARKING SPACE LOCATIONS
(PARKING REQUIREMENTS MAY BE MET IN ANY OF THE FOLLOWING LOCATIONS)
(OFF-SITE)STAND
ON SITE (OFF
ALLEY
ON -STREET
GARAGE
ON OR
OFF -SITE
UNIT TYPE
ALONE PARKING
STREET)
PARKING
PARKING
PARKING
SHARED
LOT OR BAY
PARKING
SINGLE FAMILY CARRIAGE
HOUSES, DUPLEXES,
TOWNHOMES, AND
X
X
X
X
X
OTHER DETACHED AND
ATTACHED UNITS
APARTMENTS AND
X
X
X
X
X
X
MULTIFAMILY
HOMESTAY (5.1.48)
X
X
X
X
X
X
NON-RESIDENTIAL USES
X
X
X
X
X
X
Page 11
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
Land 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 lists within this Code of Development. In this
case, the zoning administrator shall refer to the separate listing 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.
TABLE 2: RESIDENTIAL USES PERMITTED/PROHIBITED BY LAND USE CLASSIFICATION
EN SPACE AND
NEIGHBORHOOD
URBAN DENSITY
URBAN DENSITY
BUFFER
DENSITY
RESIDENTIAL VILLAGE
MIXED USE
BLOCKS 13 - 15
BLOCKS 16 - 20
BLOCKS 21 - 24
BLOCKS 25 - 34
RESIDENTIAL USES
-
P
P
P
ACCESSORY USES AND
BUILDINGS, INCLUDING
-
P
P
P
STORAGE BUILDINGS
HOME OCCUPATION,
P
P
P
CLASS A (5.2)
DETACHED SINGLE
P
P
P
FAMILY
BOARDING HOUSE
-
P
P
P
FAMILY DAY HOME
P
P
P
(5.1.56)
GROUP HOME (5.1.07)
-
P
P
P
MULTIFAMILY
-
P
P
P
SEMI-DETACHED AND
ATTACHED SINGLE
FAMILY INCLUDING
-
P
P
P
DUPLEXES AND
TOWNHOMES
TOURIST LODGING
_
P
P
P
(5.1.17)
ACCESSORY
P
P
P
APARTMENT
FLEXIBLE USE
P
P
P
STRUCTURE
HOME OCCUPATION,
_
SP
SP
SP
CLASS B (5.2)
Note: All Residential Lots shall be outside of stream buffers, preserved slopes, and floodplains.
Note: The Neighborhood Center Special Area and the Urban Density Mixed Use — Hickory Street Overlay
are overlays in the Urban Density Mixed Use land use classification; therefore, they will have the same
permitted/prohibited uses as that classification.
Page 12
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
TABLE 3: NON-RESIDENTIAL USES PERMITTED/PROHIBITED BY LAND USE CLASSIFICATION
NON-RESIDENTIAL USES
NEIGHBORHOOD
DENSITY
URBAN DENSITY
RESIDENTIAL VILLAGE
URBAN DENSITY
USE
BLOCKS 13 - 15
BLOCKS 16 - 20
BLOCKS 21- 24
BLOCKS 25 - 34
FARMERS MARKET (5.1.47)
P
-
P
P
PUBLIC USES: ELECTRIC, GAS, OIL AND COMMUNICATION FACILITIES,
EXCLUDING TOWER STRUCTURES, OWNED AND OPERATED BY A
PUBLIC UTILITY
P
P
P
P
USES PERMITTED BY -RIGHT WITHIN FLOODWAY FRINGE IN
ACCORDANCE WITH 30.3.05.1.2 OF THE ZONING ORDINANCE
P
P
USES PERMITTED BY SPECIAL USE PERMIT WITHIN FLOODWAY FRINGE
IN ACCORDANCE WITH 30.3.05.2.2 OF THE ZONING ORDINANCE
SP
SP
SP
SP
STORMWATER MANAGEMENT FACILITIES
P
P
P
P
PUBLIC RECREATIONAL FACILITIES
P
P
P
P
TIER I AND TIER II WIRELESS SERVICE FACILITIES (5.1.40)
P
-
-
P
PUBLIC PLAYGROUNDS AND PARKS
P
P
P
P
URBAN AGRICULTURE
P
P
P
P
COMMUNITY GARDEN
P
P
P
P
RETAIL STORE OR SERVICE (22.2.1A/B)
-
P
P
P
EATING ESTABLISHMENT
-
P
P
P
STORAGEYARD
-
P
P
P
RELIGIOUS ASSEMBLY
-
P
P
P
PUBLIC USES
-
P
P
P
COMMUNITY CENTER (5.1.04/5.1.27) OR NEIGHBORHOOD CENTER
-
P
P
P
TEMPORARY CONSTRUCTION USES (5.1.18)
-
P
P
P
STAND-ALONE PARKING STRUCTURES
-
P
P
P
MIXED USE
-
P
P
P
CHILD CARE CENTER FACILITY (5.1.06)
-
-
-
P
ASSISTED LIVING
-
-
-
P
PRIVATE SCHOOL
-
-
-
P
LAUNDROMAT
-
-
-
P
FINANCIAL INSTITUTION
-
-
-
P
MEDICAL OFFICE
-
-
-
P
OFFICES
-
-
-
P
CLUBS AND LODGES (5.1.02)
-
-
-
P
LABORATORIES/RESEARCH/DEVELOPMENT/TESTING
-
-
-
P
MANUFACTURING/PROCESSING/ASSEMBLY/FABRICATION
-
-
-
P
EVENT HALL
-
-
-
P
INDOOR ATHLETIC FACILITIES
-
-
-
P
COMMERCIAL RECREATIONAL ESTABLISHMENT
-
-
-
P
FUNERAL HOME
-
-
-
P
Note: The Neighborhood Center Special Area and the Urban Density Mixed Use — Hickory Street Overlay are overlays in the Urban Density Mixed Page 13
Use land use classification; therefore, they will have the same permitted/prohibited uses as that classification.
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
5.0 Density and Square Footage by Land Use Classification
Table 4 Provides the metrics for development of each Block. These metrics are subject to the following
conditions:
1. The final acreage and number of dwelling units per Block may vary by 30% so long as the number
of dwelling units does not exceed the total minimums and maximums allowed across the entire
development.
2. The total minimum number of dwelling units shall be achieved.
3. The total maximum number of dwellings shall not be exceeded.
4. At least two (2) different residential building typologies shall be provided in each Block in which
residential uses are permitted.
S. The total gross maximum square footage of non-residential uses shall not exceed 60,000 square feet.
6. Retail stores and services in Blocks 16-24 shall not exceed a ground footprint of 1,600 net square feet.
7 Eating establishments in Blocks 16-24 shall not exceed a ground footprint of 1,600 net square feet.
The Center designation and supporting language within the Master Plan specific to Southwood recommends
a mixed -use community and a retail and/or services area in the neighborhood. Phase 1 included 50,000 SF
of non-residential, however no more than 10,000 SF is expected to be built within that Phase. Phase 2 is
proposing up to 60,000 SF of non-residential which will address the recommendations of the Master Plan
to provide a mixed -use community and a retail and services area for the neighborhood. It is anticipated
that these uses may include such uses as a childcare center, incubation space for resident businesses, a
community center, and office space. An additional 40,000 square feet of non-residential space shall be
permitted by Special Use Permit.
TABLE 4: DENSITY REGULATIONS BY LAND USE CLASSIFICATION SUMMARY
NON-
RESIDENTIAL USES
RESIDENTIAL
DENSITY
USES
LAND USE
BLOCKS
RANGE (UNITS/
AREA (AC)
MINIMUM
MAXIMUM
MAXIMUM
DESIGNATION
ACRE)
POSSIBLE
POSSIBLE
NON -
DWELLING
DWELLING
RESIDENTIAL
UNITS
UNITS
BUILDING (SF)
SP A
BLOCKS 13 -15
0
19.59
0
0
0
D BUFFE
NEIGHBORHOOD
BLOCKS 16 - 20
4-18
14.51
58
261
5,000
DENSITY
URBAN DENSITY
RESIDENTIAL
BLOCKS 21 - 24
8-22
18.29
146
402
5,000
VILLAGE
URBAN DENSITY
BLOCKS 25 - 34
8-34
40.93
327
1,391
50,000
ED USE
TOTAL MINIMUM AND MAXIMUM ALLOWED DWELLING UNITS AND
531
1,000
60,000*
NON-RESIDENTIAL SQUARE FOOTAGE
*An additional 40,000 SF of non-residential uses shall be permitted by Special Use Permit.
Note: The Neighborhood Center Special Area and the Urban Density Mixed Use — Hickory Street Overlay
are overlays in the Urban Density Mixed Use land use classification; therefore, they will have the same
density regulations as that classification.
Page 14
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
6.0 Built Form Requirements by Land Use Classification
TABLE 5: SETBACK AND BUILDING REGULATIONS BY LAND USE CLASSIFICATION/OVERLAY
NEIGHBORHOOD CENTER
REQUIREMENT
NEIGHBORHOOD
URBAN DENSITY
URBAN DENSITY
SPECIAL AREA
DENSITY
RESIDENTIAL VILLAGE
MIXED USE
*115' MEASURED ON BOTH SIDES FROM HICKORY
STREET ROW
BUILDING HEIGHT
MIN
NO MIN
NO MIN
2 STORIES
2 STORIES
2 STORIES
MAX
3 STORIES OR 35'
4 STORIES OR 55'
4 STORIES OR 55'
4 STORIES OR 55'
5 STORIES OR 65'
FRONT SETBACK
MIN
5'
S'
S'
S'
10'
MAX
25
25
18A
18A
28A
STEPBACKC
FRONTS SHALL ORIENT TOWARDS HICKORY
FRONTS SHALL ORIENT TOWARDS HICKORY
MIN
NA
NA
15T
15'D
150
AT BUILDING HEIGHT OF
40'
40'
4 STORIES OR 55'
SIDE SETBACK
MIN
3'
3'
5'
5'
10'
MAX
NO MAX
NO MAX
NO MAX
NO MAX
NO MAX
REAR SETBACK
MIN
NO MIN
5'
5'
5'
10'
MAX
NO MAX
NO MAX
NO MAX
NO MAX
NO MAX
TRAIL BUFFER SETBACK
MIN
NA
NA
20' MIN
20' MIN
20' MIN
MAX
NO MAX
NO MAX
NO MAX
FRAMEWORK STREET FACING GARAGE OPENINGS AND/OR GARAGE DOORS ARE NOT ALLOWED IN THESE BLOCKS - ALL GARAGE
GARAGE SETBACK
FRONT ACCESS MIN/MAX
TO COMPLY WITH 4.193/NO MAX
TO COMPLY WITH 4.193/NO MAX
ACCESS MUST BE SIDE LOADED, RELEGATED TO THE REAR OF THE BUILDING, OR ACCESSED FROM A NON -FRAMEWORK STREET OR
ALLEY.
MAX PORCH AND DECK
4'
4'
4'
4'
9'
ENCROACHMENT
MAX PAVE AND OVERHANG
2'
2'
3'
3'
3'
ENCROACHMENT
SINGLE BUILDING FOOTPRINT
3,000 SF
3,000 SF
20,000 SF
20,000 SF
20,000 SF
MAX NON-RESIDENTIAL
STREET FACING BUILDING LENGTH
MIN
NO MIN
NO MIN
NO MIN
NO MIN
50'
MAX
200'
200'
200'
200'
275'
MIN AIR PASSAGE WIDTH
10'
10'
10'
10'
10'
A Up to an additional 22' of front setback may be provided for non-residential and mixed -use buildings for
use as a front patio or courtyard and shall not exceed 25% of the length of the front facade.
6 The wall plane of all street facing garages must be set back a minimum distance of three feet (T) from the
primary street facing building facade or from the front porch.
c A stepback is not required for buildings with a front setback of at least 15'..
Stepbacks apply to non-residential and multifamily residential buildings only.
EAny building constructed within the Hickory Street Overlay should have at least one primary entrance
facing Hickory Street, architectural design elements, and/or open space/pocket park that create a front to
the street (i.e. wrap around porch and windows, pocket park with gathering area). In no case will the rear of
a building face Hickory Street.
Note: Coops, other agricultural use structures, and other accessory buildings except for Flexible Use Structures
and Accessory Apartments must meet accessory structure setbacks (4.11.2).
Note: Flexible Use Structures as defined in the Code of Development have the same minimum setbacks
as the principal buildings with which they share a lot except for rear and side setbacks, which shall be a
minimum of 3'.
Page 15
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
TABLE 6: SETBACK AND BUILDING REGULATIONS BY LAND USE CLASSIFICATION/OVERLAY
NEIGHBORHOOD CENTER
URBAN UM1.11
NEIGHBORHOOD
URBAN DENSITY
SPECIAL AREA
DENSITY
RESIDENTIAL VILLAGE
MIXED USE
*115' MEASURED ON BOTH SIDES FROM HICKORY
AL
OW
2' EAVE/OVERHANG
4 STORIES OR 55' MAX
B�
ENCROACHMENT
2' EAVE/OVERHANG
V�ye
'pP
HGT W/ 15' SETBACK
OR STEBACK @ 40'
.�
ENCROACHMENT
�� 3' EAVE/OVERHANG
h/G ��S•
2
SSO ENCROACHMENT
?�,
4 (Fi1,G4.t9-I' 5STORIES OR
/NG
06�
HGT
Fiy
NG�`X
9O�OO Bp•M
yG/y
W/ 15AX
SETBACK OR
A �J
STEPBAC
SUMMARY
NGTy
OTpRNT4�k
ILLUSTRATIVE
DIAGRAM
4' PORCH/DEC
ENCROACHMENT
3 STORIES OR
T MIN SIDE
SETBACK
5 FT MIN SIDE
9' PORCH /DECK
3' MIN. SIDE SETBACK 35' MAX HOT
4 STORIES OR
OR
4' PORCH/DECK
SETBACK
ADDITIONAL 22'
SETBACK (25%MAX.)
ENCROACHMENT
55' MAX
4 STORIES OR
FRONT LOAD GARAGE TO
ENCROACHMENT
4' PORCH/DECK MAX HGT
4' PORCH/DECK
ADDITIONAL 22'
CONFORM W/ 4.19 W/ MIN. 3' SETBACK
5' MIN. 25' MAX FRONT
ENCROACHMENT WW/ / 15'
ENCROACHMENT
SETBACK 25%MAX.)
(
5' MIN. 25' MAX FRONT
SETBACK
5' MIN. 18' MAX FRONT STEPBACK @
40'
5' MIN. 18' MAX FRONT
10' MIN. 28' MAX FRONT
SETBACK
SETBACK
SETBACK
SETBACK
HICKORY ST. R.O.W. '..
115' -' 115'
SUMMARY
115
❑ ❑ ❑ ❑ ❑ ❑
❑❑ ❑❑ ❑ ❑❑
ILLUSTRATIVE
000000000000
000000000000
` ❑o ❑❑ ❑ 1
ND L0 ❑D
SECTIONS
❑ ❑
_.--- 000000000000 ❑ ❑ -
-- -
nr.
000 000 000
TT' '
III=11 —111Al 11=III-1 I —I I
_ __ _
General Notes Applicable to All Blocks
1. All buildings adjacent to a Framework Street must have a minimum of one primary entrance facing
the Framework Street. Corner buildings (facing two Framework Streets) may choose which Framework
Street will receive the primary entrance.
2. Floor to Floor height for the ground floor as measured from the Finish Floor Elevation facing Hickory
Street, will be a minimum of 12'-0" regardless of use for buildings in the Neighborhood Center Special
Area.
3. Building height is defined per Albemarle County Zoning Ordinance.
4. 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 I
5. Street Facing Building Length is defined as the single or aggregate combined length of any building(s)
facing a Framework Street without an open air passage to the rear of the parcel or a courtyard.
6. All maximum building heights shall allow for exceptions and projections per Chapter 18 Sections
4.10.3.2 and 4.10.3.3 of the Albemarle County Code. When the maximum height regulation in Table 5 is
given in feet and stories, it shall be limited to whichever value is less.
7 Setbacks are measured from any Framework Street right-of-way, or back of sidewalk if sidewalk is
outside of right-of-way, lot line, or trail buffer, if one is present, or Old Lynchburg Road.
Page 16
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
7.0 Green Space and Amenity Requirements by Block
Southwood is surrounded by natural features such streams, small areas of wetlands, and steep slopes, which
residents hope to preserve and honor in the redevelopment of the community. Infrastructure will be planned
to carefully preserve these areas and the creation of trail networks and pedestrian connections will provide
access to these natural features for the community to enjoy.
Active and passive amenities are also important to the Southwood community. Residents value places to
gather and spend time together. During Phase 2 planning meetings, residents shared that they value having
several parks dispersed throughout Phase 2. To ensure that this is achieved, Phase 2 was divided into four
Areas. Each Area will have a combination of several Neighborhood Parks and a minimum of one Active Use
Recreational Area. A Central Park will also be located in Area B (see Figure 8). Table 7 provides a detailed
summary of these requirements. Table 7 illustrates the general size and conceptual location of each of the
required amenity spaces. Exact locations of the amenity spaces and sizes will be determined at the site
planning stage.
Definitions
Trail Amenities
An important amenity of this project is a pedestrian trail originating at the terminus of the primitive trail within
the green space area of Block 7 The trail will continue north through Block 13 and will loop around Area B
where it will eventually cross Hickory Street and continue along the northern edge of the redevelopment
area. The trail will connect to the Phase 1 trail and/or sidewalk network when the trail reaches the north
eastern edge of Block 12. The field -located trail amenity is to be roughly within a quarter -mile of any
residential unit in Southwood Phase 2 and should be consistent with the County's design standards for a
'Class B type 1 primitive trail' (see Figure 8). The general location of the trail is shown in Figure 9; however,
exact trail locations shall be determined by the Owner based on site conditions.
Once the Phase 1 and Phase 2 trails are linked together, they will create a network that borders and criss-
crosses the entire Southwood community. The network is also intended to help complete and connect to
any potential future regional trails built by others in this southwestern area of the County.
Pedestrian Connection Area
The Pedestrian Connection Area is a landscaped area with a minimum total width of 10' which must include
a pedestrian and cyclist path with a minimum travel width of 5'. The characteristics of this path will be equal
to or better than'Class B-type 2 high maintenance pedestrian path' as described by the Albemarle County
Standard and Design Manual -Engineering (page 20, year 2019) These areas will connect the Framework
Street sidewalk network to the primitive trail which borders Phase 2. Pedestrian Connection Areas may
be interrupted by future roads, alleys, or parking travelways and are not required to be continuous. The
characteristics of the landscape plantings in the Pedestrian Connection Area contain a mix of trees, shrubs,
and ground cover. Within each 100 foot length of the Pedestrian Connection Area, the planting mix will
contain a minimum quantity and variable locations/groupings of the following materials in addition to the
trail surface: 4 flowering trees, 4 medium shrubs. See Figure 8 for conceptual locations of the Pedestrian
Connection Areas. Exact locations will be determined at the site planning stage.
Neighborhood Park
A Neighborhood Park is defined as a minimum of 500 SF of contiguous land that is suitable for a variety of
activities. The area must have adequate drainage and proper proportions for activities and gathering. This
area must be open to the public and must be accessible from a public way by pedestrians and cyclists. The
area may be used for passive recreation or a variety of active -use recreational activities, such as a basketball
or sport court, sport field, playground, or other uses. When possible, Resident Planners will design the
Neighborhood Parks at the site planning stage and will determine their uses during this process. Amenities
and facilities appropriate to the recreational use or uses must be provided. Active recreation areas should
have a slope of less than 10%.
Active Use Recreational Area
The Active Use Recreational Area is defined as a minimum of 6,500 SF of contiguous land that is suitable for
a variety of recreational activities. The area must have adequate drainage and proper proportions for people
to gather. This area must be open to the public and must be accessible from Hickory Street by pedestrians
and cyclists. This area may have a variety of functions during any given day, week, season, or year and is
intended to be flexible to serve multiple purposes. Resident planners will determine the purpose of the
Active Use Recreational Areas at the site planning stage.
Central Park
A Central Park is defined as an area more than 50,000 SF, that is suitable for a variety of both passive and
active recreational uses. A Central Park should be open to the public and may have a variety of functions
during any given day, week, season, or year. It is intended to be flexible to serve multiple purposes which will
be determined by resident planners at the site planning stage. A Central Park must have adequate drainage
and should be accessible from the street by pedestrians and cyclists.
DMPACTED EARTH,
kRDWOOD BARK,
ULCH, OR
DMPACTED STONE
JST
DMPACTED
BGRADE
01
Figure 7.. Primitive Trail Section Diagram
Page 17
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
TABLE 7: MINIMUM GREEN SPACE AND AMENITY REQUIREMENTS BY BLOCK
STEEP
TRAIL
TOTAL
AMENITIES a CIVIC SPACE
BLOCK
SLOPES OR
OPEN SPACE
a PATH
GREEN
BUFFERS
(AC.)
AMENITY
ACE (A
SIZE (SF) +/-
TYPE
(AC.)
(ACJ
rl
13
5.36
0.96
0.25
65TOTAL
AREA A
16
750
NEIGHBORHOOD PARK
GREEN
SPACE IN
21
750
NEIGHBORHOOD PARK
750
AREA A:
22
6,500
ACTIVE USE RECREATIONAL AREA
6,500
6.82 ACRES
25
L000 + 1,000
2 NEIGHBORHOOD PARKS
2,000
26
750
NEIGHBORHOOD PARK
750
SUBTOTALS
14
1.97
3,95
0.15
6.07
17
750 + 750
2 NEIGHBORHOOD PARKS
1,500
18
0.24
0.08
0.32
750 + 750
2 NEIGHBORHOOD PARKS
1,500
23
8,000 + 8,000 +
2 ACTIVE USE RECREATIONAL
17,500
TOTAL
750 + 750
AREAS + 2 NEIGHBORHOOD PARKS
GREEN
AREA B
27
750
NEIGHBORHOOD PARK
750
SPACE IN
AREA B:
28
50,000
CENTRAL PARK
50,000
8.31 ACRES
29
1,000
NEIGHBORHOOD PARK
1,000
30
0.05
0.05
8,000 + 1,000
ACTIVE USE RECREATIONAL AREA +
9,000
NEIGHBORHOOD PARK
SUBTOTALS
6.44
750
NEIGHBORHOOD PARK
750
24
6,500
NEIGHBORHOOD PARK
6,500
TOTAL
AREA C
6,500 + 6,500 +
2 ACTIVE USE RECREATIONAL
GREEN
31
750
AREAS + NEIGHBORHOOD PARK
13,750
SPACE IN
AREA C:
32
1,000
NEIGHBORHOOD PARK
1,000
0.51 ACRES
SUBTOTALS
15
2.35
4.49
0.11
6.95
20
0.38
0.38
750 + 750
2 NEIGHBORHOOD PARKS
1,500
TOTAL
AREA D
GREEN
33
L000 + 1,000
2 NEIGHBORHOOD PARKS
2,000
SPACE IN
2 ACTIVE USE RECREATIONAL
AREA C:
34
0.03
0.03
8,000 + 8,000
AREAS
16000
,
781ACRES
SUBTOTALS
I
a
736
TOTALS 1 9.92 1 9.78 0.67 23.43 ACRES
Notes: Proposed Amenity and Civic Spaces may be relocated to other Blocks within the same Area at the time of final engineering as long as the total minimum
Amenity and Civic Space acreages in each Area are maintained. These spaces may also vary in size, but in no case will reductions in any size of a particular space
lower the total provided green space below the minimum. Amenity and Civic Spaces may be aggregated together within Areas. One hundred percent of the
residential units in Phase 2 will be within a one -quarter mile walk of an Amenity and Civic Space.
Total Provided Green
Space in Phase 2:
Minimum of 23.43 acres
Page 18
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
i
'Exact locations of the amenity spaces and trail nnecti�ons
will be determined at the site planning stage.
wxncto f ..si�
/ BRF➢BLMFb GSEMEM
mRwl
I /
/ A.
BLOCK 1
BLOCK
BLOCK
�' 1. 2
!�IN�'.
BLOCK 25
...- (5.n AC.)
AREA A
BLOCK 26
BLOCK 22 1 (2aMAC.)
(3.18 AC.) �
.00K 16
(2.09 AC.)
BLOCK 27
(2.30 AC.)
13
("BLOCK 7
�_ i
LOCK 17 ==OCK 28
(3.69 AC.)
� l
--)N� = Conceptual Location of a
Pedestrian Connection Area
= 1,000 SF Amenity
= 6,500 SF Amenity
= 50,000 SF Amenity
BLOCK 31
(6.n AC.)
AREA C
BLOCK 32
(3.21 AC.)
1 �� AREA B
BLOCK 29
II(2.03 AC.)
-C/— BLOCK 23
(9 98 AG.J
,I
BLOCK 14
�'. (6.97AC.)
I
BLOCK 18
♦040*�
Figure 8:
Conceptual Location of Amenity Areas
LEGEND
_ PROPOSED FRAMEWORK STREETS
BLOCK DIVISION LINES
PROPOSED INGRESSIEGRESS
GREEN SPACE & BUFFER
_= PRIMITIVE TRAIL
I, I
BLOCK 19
(1.84 AC.)\
BLOCK 24
(3.88 AC �\
BLOCK 15�
(fl95 AC) `
BLOCK 33
(4.24 AC.) ,
BLOCKit
(3.17AC.)) I
ARE D
�� II
BLOCK34
)
(5.24 AC.)
BLOCK 30
(3.43AC.) -�
W,
Page 19
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
8.0 Framework Streets
The street and pedestrian system for Southwood Phase 2 shall extend the connective framework of the
community developed in Phase 1. The Phase 2 framework will extend east along Hickory Street beyond the
intersection with Horizon Road. All buildings along Hickory Street must face the road, creating the "main
street" of the community. A Neighborhood Center Special Area is located along the initial section of Hickory
Street in Phase 2, and the streetscape becomes more residential to the east. The internal street systems to
the North and South of Hickory Street have a variety of on -street parking options, with block dimensions
that reinforce the scale and configuration of the community, maximizing connection and minimizing dead -
ends and cul-de-sacs. Internal roads should connect to existing roads in Phase 1 either for automobile or
pedestrian traffic when possible.
Associated with the street system is a network of sidewalks and pedestrian connection areas that separates
pedestrians from vehicles. This system provides safe and coherent connections between various areas of the
community and links the network of internal sidewalks to the trail system at specifically identified pedestrian
connection areas.
Figure 9: Framework Streets Technical Plan
The scale and configuration of road types vary in relationship to the density of development. If additional
roads are designated at the site planning stage, these additional roads will not be considered Framework
Streets and will serve more utilitarian purposes. These non -Framework Streets are intended to be public right-
of-way where possible; however, some may be private and secondary. The road sections on the following
page conform to Albemarle County and VDOT standards. The location and the design of Framework Street
sections are intended to provide the Southwood neighborhood with safe, pedestrian and neighborhood -
friendly streets. However, Habitat intends to request classification of Southwood as an Urban Development
Area (UDA) which would allow Traditional Neighborhood Design (TND) street sections throughout the
development.
Possible Waiver Streets
In addition to the Framework Street sections provided within this Code of Development, the neighborhood
is considering waivers to allow for road elements that deviate from current County and VDOT Standards.
These modified road sections will continue to provide safe streets while integrating specific resident values
and site constraints. As shown in Figures 10-12, these possible road waiver sections focus on two values:
calming traffic to provide safe pedestrian experience and appropriately reducing the width of the right-of-
way to allow more space for housing and amenities.
Figure 10: Waiver Diagram
Reverse location of the planting strip and the
sidewalk provides the perception of larger
front yards and increased green space.
Figure 11: Waiver Diagram
A Yield Street allows for a reduced travel
lane and provides on -street parking to calm
traffic.
Figure 12: Waiver Diagram
To allow for a reduced sidewalk next to the
curb adjacent to the parking lane will reduce
the actual width of the right-of-way and
provide protection for the pedestrian.
Page 20
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
Traffic Impact
The actual non-residential square footage and number of dwelling units will not exceed an additional daily
vehicle trip count of 6,943 for the entire Southwood development, TMPs 90A1-1E, 90-1A, 76-51A, 90A1-1D,
90A-4, and 90A-1C. Each subdivision plat or site plan within the Property shall designate the daily vehicle trip
count provided and must be approved by VDOT.
Street Sections
Typical VDOT street sections are shown below; however, Habitat hopes to incorporate guidance from
VDOT's "Transportation and Efficient Land Use and Design.' A Guide for Local Governments" document when
designing the community's streets.
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Page 21
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
9.0 Evaluation Criteria
As envisioned in the purpose and intent of the Neighborhood Model District set forth in Chapter 18 Section
20A.1 of the Albemarle County Code, the Plan of Development for Southwood has been designed to further
the following principles:
Pedestrian Orientation: This plan envisions sidewalks on all Framework Streets as well as a 5,000 foot trail
running from the terminus of the primitive trail within the green space area of Block 7 to the north eastern
edge of Block 12, providing pedestrians with varied and secure options for mobility through all areas of
Phase 2. Because of this redundant system, there may be locations where it would be appropriate to have a
sidewalk present on only one side of any Framework Street. This would require a waiver from the Planning
Commission during the site planning stage.
Mixture of Uses: Phase 2 allows for a wide range of commercial and residential uses, with the most intensive
uses focused in Blocks 25-34 along Hickory Street and less intensive uses in Blocks 16-24. The uses proposed
in this Zoning Map Amendment have been designated by community leaders and have been memorialized
in the enclosed use tables.
Neighborhood Centers: The Neighborhood Center Special Area begins at the intersection of Hickory Street
and Old Lynchburg Road. This area serves as the entrance to the new Southwood, and as such is the most
appropriate area for more intensive uses. Building regulations at this area support an appropriate scale to
create non-residential opportunities and an activated street edge.
Mixture of Housing Types and Affordability: The Habitat homeownership model, alongside affordable
rentals, provided by Habitat, and innovative outside partnerships, will provide sustainable affordable products
available to a wide range of area median incomes. There will be ownership or rental structures to fit with the
goals and aspirations of the community and the market. The Code of Development allows for a wide range of
housing types such as single-family detached, single-family attached, townhomes, duplexes, condominiums,
apartments, and flexible use structures. At least two (2) different residential building typologies shall be
provided in each Block where residential uses are permitted to ensure a varied built environment.
Interconnected Streets and Transportation Networks: The main road network proposed for Phase 2 will
set a framework for developing a modified grid that both adapts to, and preserves the landscape to the
extent possible. It will enable an interconnected street system that will make travel intuitive. This network
will be established with the opportunity for logical connections into the future phases of Southwood
redevelopment and to the future Biscuit Run Park. This plan will prioritize a continuation and augmentation
of the existing transportation partnership between the City of Charlottesville and Albemarle County which
brings bus service to Southwood.
Multi -Modal Transportation Opportunities: The Southwood community will provide multi -modal
transportation opportunities to ensure that all residents are able to safely and efficiently travel to their jobs,
schools, and other resources in the area. Hickory Street will be pedestrian -oriented with sidewalks and
at least one stop for transit. An existing bus stop is located along Hickory Street near the center of Phase
2 but the project intends to encourage additional bus stops within the development where possible and
where requested by the Charlottesville Area Transit system. The project also intends to encourage bike and
pedestrian connectivity to a trail network outside of the Southwood community.
Parks, Recreational Amenities, and Open Space: This plan proposes the preservation of more than 19 acres
of natural green space made up of sensitive ecological zones such as floodplain, stream buffer and steep
slopes. In addition, 3.06 acres of newly created amenities and civic spaces will maintain the areas natural
setting and feeling of community 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.
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 some alleys 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 exact site and
conditions the future development presents. The parking requirements will allow Southwood residents to
have flexibility in locating required residential parking spaces to allow the neighborhood design flexibility to
meet resident needs.
Redevelopment: This plan proposes the redevelopment of the existing Southwood Mobile Home Park into
a mixed -use, mixed -income community. All new buildings should orient towards streets when possible and
curbside parking should be provided along these streets where it is permitted by VDOT. Public streets will
have sidewalks and street trees to create a comfortable and safe pedestrian environment. Existing natural
features will be preserved to the extent possible and several new green spaces will be created throughout
the community.
Respecting Terrain and Careful Grading and Re -Grading of Terrain: The team of landscape architects
and environmental engineers that have been advising the redevelopment of Southwood have taken into
consideration the unique conditions and topography present on this site. The road network's design will
respond directly to existing grades and promote 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 Code.
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.
Page 22
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
Consistency with the Comprehensive Plan
The proposed community is consistent with the Comprehensive Plaris designation of Urban Density
Residential with a Center and Parks and Green Systems. Urban Density Residential contemplates an average
density of 6.01-34 dwelling units per acre (DUA). At up to 1,000 units across the entire 93.33 acres the Project
density is 10.7 DUA, within the recommended range of the Comprehensive Plan. The net density of the
Project is approximately 13 DUA, based on 76.65 acreage available outside of environmental features and
areas designated as Parks and Green Systems, which is still well within the recommended density range of
the Comprehensive Plan. Existing R-2 zoning would permit approximately 187 dwelling units (not including
any bonus density), whereas the Comprehensive Plan Land Use Map calls for over 6 DUA, up to 34 DUA.
Objective 5 of the Development Areas chapter of the Comprehensive Plan is to "promote density within the
Development Areas to help create new compact urban places." Therefore, it will further the goals of the
Future Land Use Plan of the Master Plan by providing up to 1,000 dwelling units (including affordable units)
close to employment areas and on an existing transit line.
The Center designation and supporting language within the Master Plan specific to Southwood, recommends
a mixed -use community, and that a retail and/or services area should be provided for the neighborhood.
Phase 1 included 50,000 sq ft of non-residential; however, only a maximum of 10,000 sq ft will likely be
located there at the outset. Phase 2 is proposing up to 60,000 sq ft of non-residential which will address the
recommendations of the Master Plan to provide a mixed -use community and a retail and services area for
the neighborhood. It is anticipated that these uses may include a childcare center, community center, Boys
and Girls Club, incubation space for resident businesses, and other commercial office and retail uses. An
additional 40,000 square feet of non-residential space shall be permitted by Special Use Permit.
Proposed Impact on Public Facilities and Infrastructure
The Phase 2 development of Southwood will extend east of the existing entrance road, Hickory Street,
providing approximately 2,300 feet of framework for internal development. Hickory Street will follow the
existing road alignment to allow for phasing of development within Phase 2, maintaining the commitment
to non -displacement of current residents.
Both water and sanitary utilities will be extended into the Phase 2 development. The existing sanitary line,
which follows the stream, along the south end of the parcel, is well positioned to accept the flow from
the second phase of development. Connection to the existing sanitary line will 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 will be demolished in phases, supporting an overall phasing for the second
phase of development. All new development will feature new water metering, no longer relying on the
master meter configuration for the current development. Coordination with the Rivanna Water and Sewer
Authority and Albemarle County Service Authority will continue as Phase 2 develops, including both during
the rezoning application and the site plan submissions. Due to the existing water and sewer users, Habitat for
Humanity will continue to work with the Albemarle County Service Authority (ACSA) as it relates to credits
for tap fees, as users are brought onto the system and the master meter is eventually phased out completely.
The development of Southwood will also allow for the trail system to be extended and connected to 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 Phases 1 and 2.
The Southwood community is located in one of the County's Priority Areas. The Comprehensive Plan
identifies these as places where infrastructure is planned and needed to help support existing and proposed
development. The County believes that adequate infrastructure should be in place before or concurrent with
development to avoid adverse impacts of new developments on existing residents and property owners.
Southwood is in the Mountain View Elementary School district. Mountain View has been near or over
capacity for at least 5 years. In 2019, the Long -Range Planning Advisory Committee (LRPAC) recommended
an expansion and renovation project to Mountain View Elementary as a short -tern capacity solution.
In 2021, the LRPAC recommended a Mountain View Capacity Project. This consultant study will develop a
long-term solution for anticipated growth in the area and will consider capacity solutions for Mountain View,
including further expansion, the construction of a new facility, redistricting, and grade level re -configurations.
A final recommendation will be made to the Superintendent and School Board in Fall 2021. The School Board
has also approved and funded a Mountain View Master Plan which will incorporate the Capacity Project's
recommendation and will help to guide the next steps for long-range planning at Mountain View. Habitat
will continue to communicate with Albemarle County Schools throughout the redevelopment process.
Impact on Environmental Features
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 Southwood redevelopment. 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 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 developed 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 in partnership with the County of Albemarle. Restoration of some of the streams is being contemplated.
In addition, critical slopes are being honored throughout the property and stormwater and sanitary pipes will
be located to minimize disturbance of steep slopes and environmental features. When utilities are required
to pass through steep slopes, all grades will be restored to their predevelopment state. All Residential Lots
shall be outside of stream buffers, preserved slopes, and floodplains to protect these sensitive areas.
Page 23
Southwood Phase II — A Neighborhood Model District I Code of Development I October 18, 2021
Strategies for Shared Stormwater
Blocks 16-24 will feature a mix of residential type units, but will primarily be of a lower density, resulting in less
impervious surface and therefore a lower amount of required water quality treatment. Conversely, Blocks
25-34 will feature a denser development, having a higher ratio of impervious surface and a greater need
for water quality treatment. While all Blocks will look to use non-proprietary measures such as bioretention,
infiltration, and preservation of wooded areas, Blocks 25-34 will most likely require some form of proprietary
treatment While all water quality measures approved by DEQ will be a part of our toolbox during design, we
will have a focus on the different areas as noted. Additionally, off -site water quality credits, in accordance
with DEQ may also be used to meet requirements.
Water quantity requirements will be met on -site by outfalling directly to the stream, within the 100 year
floodplain, demonstrating they are 1% or less of the overall drainage patterns, or through meeting the energy
balance equation.
Grading
An overlot grading plan and final design of retaining walls shall be reviewed and approved in conjunction
with the site and subdivision development plans for Southwood Phase 2. Retaining walls shall be a maximum
of six (6) feet in height, as measured from the top of wall to the finished grade at the bottom of the wall. The
overall retained height may exceed six (6) feet with multiple stepped walls or, at the discretion of the Director
of Community Development, in a single wall.
10.0 Affordable Housing
The Owner shall provide affordable housing equal or greater to 231 residential dwelling units constructed on
the Southwood Property, subject to the following conditions:
a. These units may be created as for -sale or rental. The Owner reserves the right to meet the affordable
housing objective through a variety of housing types, including but not limited to single family detached,
single family attached, multifamily, accessory units, and Flexible Use Structures ("Affordable Units").
b. "For -Sale Affordable Housing Units" shall be a residential unit offered for sale to Qualifying Families
with incomes at or below eighty percent (80%) of the area median income. All purchasers of for -sale
affordable units shall be approved by Greater Charlottesville Habitat for Humanity or Albemarle County
Office of Housing or its designee. The Owner shall provide Habitat or the County or its designee a
period of 120 days to identify and pre -qualify an eligible purchaser for the affordable units. The 120-
day period shall commence upon written notice from the Owner that the units will be available for
sale. This notice shall not be given more than 90 days prior to the anticipated receipt of the certificate
of occupancy. If Habitat or Albemarle County or its designee does not provide a qualified purchaser
within this 120-day period for such For -Sale Affordable Housing Units, the Owner shall have the right
to sell the unit(s) without any restriction on sales price or income of the purchaser(s). All affordable
homes sold by Habitat to homebuyers at or below 80% of the area median income will have, at
minimum, 30-year deed restrictions consistent with Habitat's program, which may include a right of
first refusal, appreciation share, and a final forgivable mortgage. "Housing costs" include principal and
interest of a mortgage, real estate taxes, and homeowner's insurance.
c. "For -Rent Affordable Housing Units" shall be a residential unit offered at an initial rent that does not
exceed the then -current and applicable maximum net rent rate approved by the Albemarle County
Housing Office. "Net Rent" is defined as the amount of rent not including any tenant -paid utilities.
Maximum allowance for utilities is to be those adopted by the Housing Office for the Housing Choice
Voucher Program (OR "based on Virginia Housing utility allowances"). Notwithstanding the foregoing,
the monthly Net Rent may be increased by three percent per year following the first year of tenancy
and still be deemed affordable. For Habitat rental units, rent plus utilities should not exceed HUD Fair
Market Rents. All designated affordable rental units shall remain affordable for a minimum of 10 years
after initial occupancy.
d. Affordable Units shall also be defined as any residential unit rented or sold to a current resident of the
existing Southwood community with housing costs capped at 30% of the family's income.
e. Each subdivision plat or site plan shall designate the number of affordable units provided and the
minimum number of required affordable units per the Code of Development.
11.0 Attachments
Attached as a part of this Code of Development is a set of Technical Documents for the project to illustrate
Existing Conditions, the Application Plan, the Green Space Plan, Infrastructure, the Block Density Plan, Street
Sections, and the Conceptual Grading Plan.
Page 24