ZMA202200010 Plan Submittal (First) 2022-10-18REZONING APPLICATION PLAN AMENDMENT TO BLOCK I FOR
RIVERSIDE VILLAGE
TMF 078GO-00-0 I -000AO
RIVANNA DISTRICT, ALBEMARLE COUNTY, VIRGINIA
ZMA2022-OOOXX
AN AMENDMENT TO ZMA201 G-000 19
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SHEET INDEX
C I — COVER 5HEET
C2 — REGIONAL CONTEXT MAP
PARCEL OVERVIEW
C3 — EXI5TING CONDITIONS
C4 — BLOCK PLAN
C5 — CODE OF DEVELOPMENT
C6 — CODE OF DEVELOPMENT
C7 — SITE SECTIONS *
PROPOSED ROUTE 20 IMPROVEMENTS
PROPERTY INFORMATION
OWNER/DEVELOPER:
SHOPS AT RIVERSIDE LLC
200 GARRETT ST, SUITE S
CHARLOTTESVILLE, VA 22902
LEGALREFERENCE:
DB 4475 PG 705
PARCEL ID 078GO-00-01-000AO (2.41 ACRES)
MAGISTERIAI. DISTRICT:
RIVANNA
BASE INFORMATION
SOURCE OF BOUNDARY SURVEY:
BOUNDARY SURVEY COMPLETED BY ROGER W. RAY & ASSOCIATES. DATED 10/15/2012.
SOURCE OF TOPOGRAPHY:
TWO (2) FOOT CONTOUR INTERVAL TOPOGRAPHY FROM AERIAL SURVEY BY LOUISA AERIAL SURVEYS, INC.
BENCHMARK(S):
NAVD88
WATERSOURCE:
ALBEMARLE COUNTY SERVICE AUTHORITY
SEWER SERVICE:
ALBEMARLE COUNTY SERVICE AUTHORITY
THIS PROPERTY IS ZONED: NMD - NEIGHBORHOOD MODEL DISTRICT, EC - ENTRANCE CORRIDOR
APPLICATION PLAN NOTES:
1. THIS PROPERTY IS ZONED NEIGHBORHOOD MODEL DISTRICT. THIS APPLICATION PLAN AND CODE OF DEVELOPMENT
REGULATE DEVELOPMENT OF THE PROPERTY.
2. THIS SITE LIES WITHIN THE UPPER RIVANNA RIVER WATERSHED.
3. REFER TO CODE OF DEVELOPMENT ON SHEETS 6 AND 7 FOR PROJECT DESCRIPTION.
4. VARIATIONS TO THIS ZMA APPLICATION PLAN FOR LANDSCAPING REQUIREMENTS AND SETBACK REQUIREMENTS (VARIATION
#1 AND #2) WERE APPROVED BY THE BOARD OF SUPERVISORS ON 12/10/2014.
5.10-17-16 - CHANGES PRESENTED IN THIS REVISED APPLICATION PLAN ARE FOR BLOCK 1 ONLY; THE PLAN REMAINS THE SAME
AS APPROVED WITH ZMA201500003 FOR ALL OTHER BLOCKS.
6.10-17-2022 - CHANGES PRESENTED IN THIS REVISED APPLICATION PLAN ARE FOR BLOCK 1 ONLY; THE PLAN REMAINS THE SAME
AS APPROVED WITH ZMA201600019 FOR ALL OTHER BLOCKS.
ITMP 78-58D
MICHAEL J. SIENDA
DB 2912 PG 252
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TMP 78-58E
MICHAEL J. SIENDA
DB 2912 PG 252
ZONED: R1
USE: OPEN SPACE
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S55°31'53"E 406.80'
ELK DRIVE
TMP 78-58A
CHARLOTTESVILLE LODGE #389
PROTECTIVE ORDER OF ELKS
TRUSTEES
DB 590 PG 385
ZONED: R1—EC
USE: SEMI—PUBLIC
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PARCEL OVERVIEW
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Date
10/17/2022
Scale
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Sheet No.
2 OF 7
File No.
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50 0 50 100 150
Scale: 1 "=50'
DEVELOPMENT BLOCK SUMMARY
MINIMUM
MAXIMUM
MAX. BLOCK
PERMITTED
MINIMUM
MAXIMUM
ALLOWED
BLOCK
ACREAGE
DWELLING
DWELLING
GROSS DENSITY
RESIDENTIAL
COMMERCIAL
COMMERCIAL
USE
UNITS
UNITS
DU/ARCE
HOUSING
SQ. FT.
SQ. FT.
BLOCK 1
2.41
MIX USED
0 UNITS
3G UNITS
1 4.G
MULTI -FAMILY
O SF
3G,000 SF"
SF ATTACHED
NO
NO
BLOCK 2
2.77
RESIDENTIAL
12 UNITS
28 UNITS
10.3
SF DETACHED
COMMERCIAL
COMMERCIAL
(A, B, and C)
TOWNHOUSE
USES
USES
MULTI -FAMILY
PERMITTED
PERMITTED
NO
NO
BLOCK 3
1
RESIDENTIAL
8 UNITS
14 UNITS
9.0
SF ATTACHED
COMMERCIAL
COMMERCIAL
(A and B)
.5G
SF DETACHED
USES
USES
PERMITTED
PERMITTED
SF ATTACHED
NO
NO
BLOCK 4
0.77
RESIDENTIAL
5 UNITS
12 UNITS
1 5.G
SF DETACHED
COMMERCIAL
COMMERCIAL
TOWNHOUSE
USES
USES
PERMITTED
PERMITTED
NO MINIMUM
BLOCK 5
0.99
MIXED -USE
G UNITS
24 UNITS
24.2
MULTI -FAMILY
COMMERCIAL
10,000 SF
SPACE
OPEN SPACE
NO
NO
NO
NO
BLOCK G
8.27
(PARK
RESIDENTIAL
RESIDENTIAL
N/A
NO RESIDENTIAL
COMMERCIAL
COMMERCIAL
DEDICATION)
USES
USES
USES PERMITTED
USES
USES
PERMITTED
PERMITTED
PERMITTED
PERMITTED
PUBLIC ROAD
ROUTE 20 AND
1 . 1 3
INTERNAL ROAD
N/A
N/A
N/A
N/A
N/A
N/A
EASEMENTS
DEDICATIONS
PRIVATE
INTERNAL
ROAD
0.75
ROAD
N/A
N/A
N/A
N/A
N/A
N/A
EASEMENTS
EASEMENTS
TOTAL
1 8.G5
31 MINIMUM
105 MAXIMUM
5.7 UNITS/ACRE '
O SF
4G,000 SF"
RESTRICTIONS/REQUIREMENTS ASSOCIATED WITH STANDARDS ABOVE:
REFER TO CODE OF DEVELOPMENT ON SHEETS 5 * G FOR DETAILS OF PERMITTED USES.
COMMERCIAL AND MIXED -USE BUILDINGS IN BLOCK I SHALL NOT EXCEED 20,000 GROSS SQUARE FEET PER BUILDING.
IN ORDER TO REMAIN BELOW THE MAXIMUM ALLOWABLE RESIDENTIAL DEVELOPMENT DENSITY FOR THE ENTIRE SITE, INDIVIDUAL BLOCK MAXIMUM DENSITIES MAY NOT ALL BE ACHIEVED,
FOR INSTANCE, IF G4 RESIDENTIAL UNITS ARE BUILT IN BLOCKS I AND 2, THEN A MAXIMUN OF 41 UNT5 MAY BE BUILT IN BLOCKS 3-5 (THUS PROVIDING A SITE TOTAL OF 105 UNITS).
MAXIMUM GROSS RESIDENTIAL DENSITY FOR BLOCKS 1-5 = 105/8.5 = 12.4 UNITS PER ACRE.
" FOR EVERY RESIDENTIAL UNIT APPROVED IN BLOCK 1, THE MAXIMUM COMMERCIAL SQUARE FOOTAGE SHALL BE REDUCED BY 500 5F.
LAND USE 5UMMARY
USE
ACREAGE
PERCENTAGE OF
TOTAL SITE
COMM ERCIAUMIXED USE
3.4G
I8.G %
RESIDENTIAL
5.04
27.0 %
OPEN SPACE
8.27
44.3 %
ROAD DEDICATIONS
1.88
10.1 %
TOTAL
18. G5
1 00.0%
J
g� CK z 41
RQ�AD B ROAD A Rq4 C
0.77 ACR S , 0.45 ACRES 0.97 A ES 0.30 ACRES
ESI6EN (PRIVATE (Pi1BL (PRIVATE
----
-- ROV�1 ROtlt/,----- ROW)___ - --- -'il
I BLOCK 2A
i
I 1.19 ACRES /
(RESIDENTIA
r i
LOT / PARKING / BUILDING REGULATIONS
FRONT
FRONT PARKING
SIDE BUILDING
SIDE PARKING
REAR BUILDING
REAR PARKING
MIN/MAX
MAX BLDG
BLOCK
MIN LOT WIDTH
BUILD -TO -LINES
SETBACK
SETBACK
SETBACK
SETBACK
SETBACK
STORIES
HEIGHT
BLOCK 1
20'
5.R.20 10'-25'
"A"
5.R.20 50'
"A"
5'
5'
30'
5'
2-3
45'
ROAD 25-75'
ROAD 50'
BLOCK 2
g'
ROAD "A" 8'-50'
"C"
ROAD "A" 30'
"C"
3'
5'
I O'
BLOCK 2A/2C: 5'
I -4
50'
ROAD 5'-1 5'
ROAD 1 5'
BLOCK 2B: 0'
BLOCK 3
30'
ROAD "A" 16-25'
ROAD "A" 1 5'
3'
5'
10,
5'
1-3
45'
ROAD "B" 18'-25'
ROAD "B" 10,
BLOCK 4
20'
ROAD "A" 5'-1 2'
ROAD "A" 1 5'
3'
5'
20'
10,
1-3
45'
ROAD "B" 18'-25'
ROAD "B" 10,
BLOCK 5
30'
ROAD "B" 0'-25'
ROAD "B" 0'
0'
5'
O'
0'
2-4
GO'
(MF AND COMMERCIAL)
BLOCK G
N/A
S.R. 1421: 50' (MIN. 5ETBACN
20'
10,
20'
50'
20'
1-2
30'
5K 20: 75' (MIN. 5ETBACp
RESTRICTIONS/REQUIREMENTS ASSOCIATED WITH STANDARDS ABOVE:
1. PARKING SETBACKS SHOWN ARE ONLY FOR PARKING LOTS WITH FIVE OR MORE SPACES.
2. A G' MAINTENANCE EASEMENT, CENTERED ON EACH 51DE LOT LINES SHALL BE PROVIDED IN BLOCKS 2, 3, AND 4.
3. NO ENCROACHMENT OF ARCHITECTURAL FEATURES OR OVERHANGS ARE PERMITTED WITHIN SIDE SETBACKS FOR BLOCKS 2, 3, AND 4.
IF
= I 1 BLOC 2B
- -
- - 1 0.83 ACRES I
: LOCK I /
- 01.40 ACRE(RESIDENTIAL)
%
)wlSIDENT -------------
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hiki
BLOC
0.69 ACR 5 / lee
A P'► ITT • b
BLOCK
1.16 M
(RESIDE
50' TREE' ! r/
PRESERVATION�;
AREA
BLOCK 6-------- i
8.27 ACRES OPEN SPACE
(PARK DEDICATION
CONSERVATION AREA)
/, /
STONY POINT
ROAD
DEDICATION
0.16 ACRES
(PUBLIC ROW)
PARKING:
1. THE MINIMUM OFF-STREET PARKING FOR ALL NON-RESIDENTIAL USES PERMITTED BY -RIGHT IN THE PERMITTED USES TABLE IN THE CODE
OF DEVELOPMENT (SECTION IV, SHEET 5), SHALL BE I SPACE PER 250 SQUARE FEET OF GROSS FLOOR AREA. SEE SUPPORTING
DOCUMENTATION FOR REQUESTED PARKING REDUCTION. ALL OTHER NON-RESIDENTIAL USES SHALL ADHERE TO THE MINIMUM
PARKING REQUIREMENT IN ACCORDANCE WITH SECTION 4. 1 2.G OF THE ALBEMARLE COUNTY ZONING ORDINANCE.
2. A REDUCTION FROM THE ABOVE REQUIREMENT MAY BE APPROVED BY THE ALBEMARLE COUNTY ZONING ADMINISTRATOR AT THE TIME
OF FINAL 51TE PLAN APPROVAL IN ACCORDANCE WITH SECTIONS 4. 1 2.7 AND 4. 1 2.8 OF THE ALBEMARLE COUNTY ZONING ORDINANCE.
3. THE MINIMUM OFF-STREET PARKING FOR RESIDENTIAL USES SHALL BE 1.5 SPACES FOR I BEDROOM UNITS AND 2 SPACES PER UNIT
FOR 2 BEDROOM (AND LARGER) UNITS. GUEST PARKING WILL BE PROVIDED PER SECTION 4. 1 2.G IF PARKING 15 PROVIDED ON
INDIVIDUAL LOTS RATHER THAN AREAS SHARED BY ALL UNITS IN THE DEVELOPMENT. GARAGE SPACES MAY COUNT TOWARDS THI5
OFF-STREET PARKING REQUIREMENT. A PARKING STUDY SHALL BE PROVIDED TO ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY
DEVELOPMENT TO JUSTIFY ANY PARKING REDUCTION BELOW THI5 STANDARD.
4. ANY SITE PLAN SUBMITTED FOR APPROVAL TO DEVELOP USES IN BLOCK I AND/OR BLOCK 5 SHALL INCLUDE A CALCULATION FOR
REQUIRED PARKING AND A REQUEST, IF NEEDED, FOR ANY REDUCTION OF THE REQUIREMENTS HEREIN IN ACCORDANCE WITH
SECTIONS 4. 1 2.7 AND 4. 1 2.8 OF THE ALBEMARLE COUNTY ZONING ORDINANCE.
RECREATION:
I . THI5 PROPERTY ADJOINS A COUNTY GREENWAY (THE OLD MILLS TRAIL) AND 15 WITHIN 400 FEET OF DARDEN TOWS PARK (PUBLIC). IN
ADDITION, AN 8.27 ACRE PUBLIC PARK DEDICATION 15 PROVIDED. THE PARK SHALL INCLUDE A CLA55 B TRAIL CONNECTION FROM
BLOCK 5 TO THE OLD MILLS TRAIL AND A SIDEWALK CONNECTION TO STONY POINT ROAD 15 PROVIDED IN BLOCK 1. AN EXISTING
COUNTY/CITY OWNED PARKING LOT IS LOCATED AT THE NORTHERNMOST TRAIL CONECTION TO THE OLD MILLS TRAIL.
TRANSPORTATION:
I . ALL FRONTAGE IMPROVEMENTS ALONG 5.R. 20 SHALL BE MADE TO ACCOMMODATE PROPOSED CONCEPTUAL DE51GN ON SHEET C8.
2. ROAD "A" SHALL BE DESIGNED TO ACCOMMODATE A FUTURE CONNECTION TO ELK DRIVE IN ACCORDANCE WITH THE PANTOP5
MASTER PLAN.
TREE PRESERVATION:
I . APPROXIMATELY 0.5 ACRES SHALL BE CLEARED FOR GRADING ALONG 5.R. 20 FRONTAGE TO ALLOW FOR ROAD AND SIDEWALK
IMPROVEMENTS. TREES GREATER THAN G" DIAMETER IN THE REMAINING ACREAGE OF BLOCK G, THE PARK DEDICATION
(APPROXIMATELY G ACRES) SHALL BE PRESERVED, TO THE GREATEST EXTENT POSSIBLE, PENDING FUTURE PARK IMPROVEMENT PLANS.
SOME TREE THINNING SHALL BE PERMITTED TO PROVIDE REASONABLE ACCESS FROM THE MIXED-U5E BUILDING IN BLOCK 5 TO THE
OLD MILLS TRAIL AS SPECIFIED ABOVE IN "RECREATION".
2. A 50' TREE PRESERVATION BUFFER SHALL BE MAINTAINED IN BLOCK G AS SHOWN ABOVE ALONG THE BOUNDARY BETWEEN BLOCK 3A
AND BLOCK G.
SIGNAGE AND ARCHITECTURE:
I . SEE CODE OF DEVELOPMENT ON SHEETS 5 AND G FOR 51GNAGE AND ARCHITECTURAL GUIDELINES.
/
WE
CODE OF DEVELOPMENT
I. General Project Information (refer to Plan sheets 1-4)
A. Name of Project:
B. TMP(s):
Riverside Village
078G0-00-01-000A0
C. Description of Project:
• Pedestrian orientation - The project includes sidewalks, a pedestrian mews, and a
trail connection to the adjoining Old Mill Trail (part of the Rivanna Heritage Trail
system) and sidewalk connections to Stony Point Road.
• Neighborhood friendly streets and paths - The project contains six distinct levels of
vehicular/pedestrian development intensity: State Route 20, Road "A", Road "B",
Road "C", the Park Dedication, and the Old Mills Trail corridor.
• Interconnected streets and transportation networks - In accordance with the
Pantops Master Plan, Road "A" is located as a potential future connection to Elk Drive.
Private Road "C" serves as a pedestrian mews connecting the civic plaza in block 1 to
Road "A" and additional sidewalk and trail connections extend this footpath to the civic
plaza in Block 5 and to the Old Mills Trail along the Rivanna River.
• Parks and open space as amenities - Approximately 8.27 acres (or 44% of the site)
shall be dedicated for public park use and a cash proffer shall be provided for master
planning and construction of improvements in the park.
• Neighborhood centers - Civic plaza(s) totaling a minimum of 5000 sf are provided in
block 1, a civic plaza of approximately 2,000 sf is provided in block 5, and the future
park improvements in block 6 will provide an additional neighborhood center in
Riverside Village. Nearby Regional Centers, accessible by the Old Mills Trail, include
Darden Towe Park (400 ft) and Pantops Shopping Center (1700 ft).
• Buildings and spaces of human scale - In addition to ARB requirements for the site,
limitations are placed on building sizes, heights, and setbacks in block 1. Block 2
contains build to lines with relegated parking and/or garages, and block 5 provides a
significant landscaped frontage on the Rivanna River Corridor and the Park Dedication
(Block 6).
• Relegated parking - This is provided in blocks 1, 2, and 5. Block 5 parking is
relegated from the internal roads and from the Rivanna River Corridor. Blocks 3 and 4
provide for traditional single family housing along Roads "A" and "B".
• Mixture of uses and types - The development plan provides an opportunity to
establish: 4-5 distinct residential uses, 2-3 distinct commercial uses, and a master
planned public park.
• Mixture of housing types and affordability - Block 5 provides for a luxury
multi -family housing product fronting on the Rivanna River Corridor, blocks 3 and 4
provide for more traditional single family housing options, blocks 2A and 2B provide
opportunities for new -urbanist type housing with frontage on a pedestrian mews, and
blocks 1 and 2C provide opportunities for affordable residential units along with
commercial space.
• Redevelopment - This site does not provide opportunities for redevelopment.
• Site planning that respects terrain - Approximately 8.0 acres (43%) of the site is
preserved in existing topography and vegetation. A Special Use Permit shall allow
approximately 0.45 acres of flood plain fill in block 5 and approximately 0.50 acres of
flood plain fill along Route 20.
• Clear boundaries with the rural areas - The site is located approximately 2500 ft
(0.47 miles) south of Rural Area 2. Darden Towe Park is located between the site and
Rural Area 2.
• Consistency with Pantops Master Plan - The Pantops Master Plan recommended
density for the Riverside Village site is 3-6 dwelling units per acre (for properties
desingated Neighborhood Density Residential use). The proposed density in Block 1
is 15 dwelling units per acre. The proposed density for the entire Riverside Village
development with changes to Block 1 is 13.5 dwelling units per acre. The proposed
gross density for the Riverside Village NMD, based on original 18.87 acres, is 5.5
dwelling units per acre. Allowable commercial space for the site is between 8,000
gross square feet (minimum) and 46,000 gross square feet (maximum), depending on
the number of residential units built in Block 1. In addition, the size of any individual
commercial or mixed -use building in Block 1 may not exceed 20,000 gross square
feet. The Pantos Master Plan recommendation for the site is for buildings less than
p g
20,000 square feet. In addition, State Route 20 frontage improvements, the internal
road network, River Corridor development provisions and green space provisions are
all consistent with the Pantops Master Plan.
D. Minimum and Maximum Residential / Commercial Uses:
• Minimum residential units - 31
• Maximum residential units - 105
• Minimum gross square feet commercial space for site - 0
• Maximum gross square feet commercial space for site - 46,000
• Maximum gross square feet per building (Block 1) - 20,000
II. Block Characteristics (refer to Plan Sheets 4 and 7)
t-----------------I r-----_----���—��c
BLOCK 4 i - — ---
1 1
F----- — ---J 1
1 p rvS
B
BLO = LOCK 2
E _ 1 1
�%4 j
\-It�,BLOCK 3
►. BLOCK 6 ��
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1 ♦ /
• Block 1 - Block 1 shall consist of 2 or 3 story neighborhood -scale
civic plaza provil
focal point and
connection from
Stony Point Roa
to Rivanna Rive
commercial or mixed -use buildings with upstairs office and/or
market rate and affordable residential housing units. The buildings
shall have architectural fronts along Stony Point Road (including
walkways and entrances) and parking shall be relegated behind the
front building wall. Civic plaza(s) shall have planting beds,
benches, and paving to create harmonious area(s) for people to
congregate. One plaza,as shown above, will be a focal point
aligned with Road "C" providing a visual and pedestrian connection
between Stony Point Road and the Rivanna River.
• Block 2 -
Block 2 is located between the parking area of block 1 and the
entrance Road "A". Block 2 is divided by Road "C", with block 2A
on the North side of Road "C" and block 2B on the south side.
Residential buildings shall front on Roads "A" and "C" with vehicular
access and parking located behind the buildings. Block 2 may be
developed as single-family detached or single-family attached
housing. Block 2C may also be developed as multi -family
residential housing. Road "C" shall be a private access street, with
signage to limit vehicular traffic use.
• Block 3 -
Block 3 consists of traditional single-family housing that fronts on
entrance Road "A". The housing options for this block include
single-family detached, single-family attached, and townhomes.
The rear of the residential lots have private access to the park
dedication (block 6), and a public access point is provided from
Road "A" at the rear of block 5.
• Block 4 -
Block 4 replicates the lower density housing and frontage options of
block 3 along Road "B". Rear setbacks are increased in block 4 to
provide an additional buffer to the adjoining neighbor on Elk Drive.
• Block 5 -
Block 5 is unique one acre site with potential for a mixed -use
building overlooking a park along the Rivanna River Corridor.
Some fill (approximately 1/2 acre) in the 100-year floodplain is
permitted to create the parking area for block 5.
• Block 6 -
Block 6 consists of approximately 8.27 acres to be dedicated as a
public park. A proffer provides cash for a park master plan and
construction of improvements in the park.
III. Plan of Development (refer to Plan sheets 3, 4, 7, and 8)
An Illustrative Plan (not part of this Application Plan) is included with
the submittal for ZMA and is prepared in accordance with the
development standards established on Sheets 4-8. The concepts from
p p
these sheets which characterize the nature of the development are as
follows:
A. Pedestrian path locations: (Refer to Sheets 4 and 7 of this Application Plan)
• Block 1 - Full frontage improvements along Route 20 and civic plaza
connection to Block 2 pedestrian mews
• Block 2 - Private road "C" (pedestrian mews) shall have limited
vehicular usage (emergency access only). Mews provides
pedestrian connection between civic areas in Blocks 1 and 5
• Block 3 - Mid -block sidewalk connection to Blocks 5 and 6
• Block 5 - Pedestrian connections to Old Mills Trail and Road "A"
• Block 6 - Trail connection to Old Mills Trail and potential future trail
connections with park planning and development
B. Conservation/Preservation Areas: (Refer to Sheets 3, 4, 6, and 7)
Block 6 lies entirely within the 100 year floodplain and shall be included in a
conservation area with limited development permitted for future park uses.
Some tree thinning shall be permitted to allow access from Block 5 to the Old
Mills Trail and to promote a healthy environment for existing trees on the site.
See proffers for additional information on Park dedication. Preservation areas
are not included on this site.
C. Parking Areas: (Refer to Sheets 4 and 7)
Parking areas as described below apply only to lots with five or more spaces.
Refer to table on Sheet 5 for additional parking setback requirements.
• Block 1 - Surface parking limited to west side of block, behind
buildings and adjacent to Block 2.
• Block 2 - Surface parking areas are permitted with access
from the alley at the rear of the lots. All other parking is
rear -loaded garage/driveway spaces.
• Blocks 3/4 - Single family parking is shown as front -loaded
garage/driveway spaces
• Block 5 - Surface parking is limited to the east side of Block 5, with
a building located between the parking area and the Rivanna
River Corridor.
• Block 6 - No surface parking is shown in this application plan.
D. Civic Spaces: (Refer to Sheets 5 and 7)
Civic spaces, which are public areas for community or civic activities,
are provided
in the conceptual plan as follows:
• Block 1
- Civic plaza(s) totaling a minimum of 5000 square feet are
provided along the frontage of Route 20. Plazas shall have
a balanced mixture of hardscaping and landscaping, along
with a minimum requirement of two benches for each plaza
within Block 1. Plazas along Route 20, which has a slope of
5%, are intended to provide convenient and welcoming
pedestrian access from Stony Point Road into neighborhood
shops and restaurants on the lower level of the buildings.
• Block 2
- Private Road "C" (pedestrian mews) is provided with limited
vehicular access (emergency vehicles only) and it is
anticipated that the mews will have four benches available
for public use.
• Block 5
- A civic plaza of approximately 2000 square feet is provided
at the southern boundary of block 5 and it is anticipated that
the plaza will include 2 benches for public use.
• Block 6
- The entire acreage of block 6 shall be made available
to the County of Albemarle as a public park dedication.
Additional cash proffers are included for master planning and
future improvements in the park.
IV. Table of Uses by Block (refer to Plan sheet 4)
The table below establishes the permitted residential uses, special uses, and
prohibited residential uses by block. The letter "P" symbolizes uses permitted
by -right. The letters "SP" symbolize uses allowed by special use permit only. The
lack of either symbol means that the use is prohibited in the block.
Permitted/Prohibited Uses by Block
Residential Uses
Block Numbers
1
2
3
4
5
6
Detached Single -Family
P
P
P
Attached Single -Family
P
P
P
Tow nhouse
P
P
Multi -Family
P
P
P
Boarding House
SP
SP
SP
Homes for Developmentally Disabled
P
P
P
P
Tourist Lodging
SP
SP
SP
Accessory Apartment
P
P
P
Accessory Buildings and Uses including Storage
Buildings
P
P
P
P
P
FSP
Restrictions/Requirements Associated with Standards above
(1) Accessory apartments are not permitted in multi -family dwellings.
(2) Accessory apartments shall be subject to Section 5.1.34 of the Zoning Ordinance.
(3) Mixed uses (residential and commercial) are allowed in blocks 1 and 5.
IV. Table of Uses by Block (Cont.) (refer to Plan sheet 4)
The table below establishes the permitted non-residential uses, special
uses, and prohibited non-residential uses by block. The letter
"P" symbolizes uses permitted by -right. The letters "SP" symbolize
uses allowed by special use permit only. The lack of either symbol
means that the use is prohibited in the block.
Permitted/Prohibited Uses by Block
Non -Residential Uses
Block Numbers
1
2
3
4
5
6
Antique, gift, jewelry, notion and craft shops
P
P
Clothing, apparel and shoe shops
P
P
Drug store, Pharmacy
P
Florists
P
as bakery, candy, milk dispensary and w ine and cheese
shops
P
P
Hardw are store
P
Musical instruments
P
P
Newsstands, Magazines, Roe, and Tobacco Shops
P
P
Optical goods
P
Photographic goods
P
Visual and audio appliances
P
Sporting Goods
P
P
Retail Nurseries and Greenhouses
P
P
Administrative, Professional Offices
P
P
Barber, beauty shops
P
P
Churches, cemeteries
SP
Clubs, lodges, civic, fraternal, patriotic
P
SP
Data processing services
P
Central reproduction and mailing services and the like
P
Financial Institutions
P
Fire and rescue squad stations (reference 5.1.09)
SP
Funeral homes
SP
Health spas
P
P
Laundries, dry cleaners
P
Laundromat (provided that an attendant shall be on duty
at all hours during operation)
P
Libraries, museums
P
SP
Nurseries, day care centers (reference 5.1.06)
P
SP
Eating Establishments
P
P
Tailor, seamstress
P
P
Electric, gas, oil and communication facilities,. excluding
tower structures, owned and operated by a public utility
P
P
P
P
P
P
Public Uses and Buildings
P
SP
Private Schools
P
SP
Schools of special instruction
P
SP
Home Occupation, Class A
P
P
P
P
P
Temporary Construction Uses
P
P
P
P
P
P
Medical center
P
Indoor Athletic Facilities
P
SP
Storm ater management facilities show n on an approved
final site plan or subdivision plat
P
P
P
P
P
Tier I and Ter II personal w ireless service facilities
(reference 5.1.40)
SP
SP
SP
Commercial recreation establishments including but not
limted to amusement centers, bow ling alleys, pool halls,
and dance halls
P
SP
Fast food restaurant
SP
Veterinary office and hospital (reference 5.1 A 1)
SP
Hotels, motels and inns
SP
SP
Stand alone parking and parking structures (reference
4,12, 5.1,41)
SP
SP
Drive-in windows serving or associated with pernrtted
uses
SP
Outdoor storage, display and/or sales serving or
associated w th a by right permitted use, if any portion of
the use w ould be visible froma travail ay
SP
SP
Uses permitted By -Right w ithin the Floodway Fringe in
accordance w ith section 30.3.05.1.2 of the Zoning
Ordinance
P
Uses permitted by Special Use Permit within the Floodway
Fringe in accordance with section 30.3.05.2.2 of the
Zoning Ordinance
SP:1
Restrictions/Requirements Associated with Standards above
(1) The amount of non-residential use shall be limited as per the table
in Section V of this Code of Development.
(2) Mixed -use buildings are allowed in block 1 and block 5; however,
residential uses shall be separated from commercial uses by a floor,
by a separate entrance, or by a hallway.
V. Developed Square Footage Proposed (refer to Plan sheet 4)
Density, Housing Type and Non -Residential Use by Block
Block
Approx. Block
Size (acres)
Min.
Dwelling
Units
Max.
Dwelling
Units
Max. Block
Gross Density
(DU/Acre)
Permitted
Housing Types
Min. Non-
Residential
Sq. Ft.
Max. Non-
Residential
Sq. Ft.
Block 1
2.47
0
36
14.6
MULTI -FAMILY
0
36,000
Block 2
271
12
28
10.3
SFD, TH,
SFA, MF
0
0
Block 3
1,56
8
14
9.0
SFA, SFD
0
0
Block 4
0,77
5
12
15.6
SFA, SFD
0
0
Block 5
0,99
5
24
24.2
MULTI -FAMILY
0
10,000
Block 6
8,27
0
0
0,00
NONE
0
0
R.O.W.
1,88
0
0
0
NONE
0
0
Total
18.65
31
105
5.7
0
469000
Restrictions/Requirements Associated with Standards above
No fewer than 31 dwelling units and no more than 105 dwelling units
will be provided in Riverside Village. These units will be distributed
among blocks using the minimum and maximum numbers allowed.
For example, if 24 units are provided in block 2, then other block(s)
will not be able to achieve their maximum density.
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Date
10/17/2022
Scale
N /A
Sheet No.
5 OF 7
File No.
12.009
VI.
VII
Affordable Units by Type and Block
Affordable Units by Type and Block
Block
Min. and Max.
number of
Dwelling
Units
Minimum
number of
Affordable
Dwelling
U n its
Max. number
of Affordable
Dwelling
Units
Housing
Types
Block 1
0-36
0
6
MULTI -FAMILY
MULTI -FAMILY
Block 2
12-28
0
10
SFD
SFA
Block 3
8-14
0
0
Block 4
5-12
0
0
Block 5
1 6-24
0
6
MULTI -FAMILY
Block 6
r 0
0
0
NONE
Restrictions/Requirements Associated with Standards above (See Proffers)
A minimum of fifteen percent (15%) of the dwelling units shall be provided as
affordable housing as defined by Albemarle County Affordable Housing Policy.
Green Space and Amenities (refer to Plan sheets 5 and 7)
The table below establishes green space and amenities provided by block. The
substantial green space and amenity on site is the 8.27 acre public park dedication.
The focal point of the residential development is a 30 Ft. private road easement in
block 2 that functions as a pedestrian mews. While the private road is designed for
and accommodates emergency response vehicles, the primary use of the mews is
for neighborhood gathering space and play. Signage will be provided to prohibit
vehicular traffic along the mews with the exception of emergency vehicles.
Civic plazas are provided in blocks 1 and 5 as space for the public to site and
gather. These plazas could also function as outdoor seating for a sandwich shop,
bakery, or coffee shop use located in adjacent commercial space.
Minimum Green Space, Civic Areas, and Amenities by Block
Amenity Area
Green Space
Block
Amenities
Green Space Elements
Min. Sq. Ft.
Min. Sq. Ft.
Block 1
concrete and/or brick patio(s), one
Turf lawn and/or landscaping and
Civic Area-Raza(s)
5000
with min. 4 benches and
5000
benches around patio
landscaping
Northern Buffer
7000
Min. 4 shade trees, 3 evergreens
trees, and 15 evergreen shrubs
Landscaping along Entrance
SWMfacility(ies)- ifrequired
5000
Corridor as per ARB
recommendations
Block 2
min. 12 ft asphalt or concrete path,
Turf lawn with plantings and
Civic Area -Muse
13000
4 benches, and 18 flowering trees
5000
benches along walkway
Northern Buffer
2000
Min. 10 evergreens trees
and 50 evergreen shrubs
Block 3
Landscaping along Entrance
SWMfacility(ies) - if required
3000
Corridor as per ARB
recommendations
Park Connector
1800
min. 5 It asphalt or concrete path
1800
Turf lawn between residences
and 6 flowering trees
Block 4
Norther Buffer
6000
Min. six (6) shade trees
Block 5
Civic Area -Plaza
2000
concrete and/or brick patio with
2000
Turf lawn and/or landscaping and
min.2 benches and landscaping
benches aroundpatio
SWM facility(ies) - if required
3000
Min. 3 shade trees, 2 flowering
trees, and 12 shrubs
Block 6
Conservation area with stream
Civic Area -Park
350000
to be determined in master plan
350000
buffers, floodplain, and limited
development for park uses
Total
371800
389800
Vill. Architectural Standards
A. Form, Massing, and Proportion of Structures:
• Building facades facing a street shall not extend for more than 80 feet in
length without a change in the vertical plane. The minimum change in plane
shall be 3 feet and the cumulative total length of the change in plane shall
extend for no less than 20% of the total length of the building fagade .
B. Permitted Architectural Styles:
• No restrictions on architectural style are specified in this code of
development, however, some common elements of style, such as
ornamentations, should blend the design of residential, non-residential, and
mixed -use buildings. Architectural designs shall be reviewed by an
architecture subcommittee of the neighborhood association for approval.
Initially, the developer/owner will fulfill the role of the neighborhood
association.
C. Permitted Building Materials:
• Exposed foundations shall be finished in stone, brick or stucco
• Vinyl siding shall not be permitted on the first or second floor exteriors
• Masonry, wood, and composites of wood are permitted on facades
• Roofs shall be architectural dimensional shingles, tile, or metal
D. Colors and Facade Treatment:
• All exterior wood finishes (except flooring) shall be painted
• All building exteriors shall have a minimum of two colors; one color for siding
and a separate color for trim. A color palette shall be submitted with an ARB
application for any portion of the development that falls within the Entrance
Corridor Review.
• Windows shall be proportional to the building massing
• For brick finishes, windows shall be headed, keystones are optional
• Buildings with siding shall have trim boards (minimum 5/4 x 4 width)
• Shutters, when used, shall be one half the size of the window
E. Roof Pitch and Design:
• Dormers shall match main roof in style and pitch
• Minimum roof pitch shall be 4:12, except for flat roof sections
• The mass of the commercial buildings in Block 1 as well as their respective
roofs should be broken up in order to achieve an appropriate scale and
appearance for the Entrance Corridor and river corridor. A minimum of 2
distinct roof elevations shall be incorporated to achieve this. In addition to
steps in the roof elements, other elements should be incorporated such as:
balconies, chimneys, dormers, and clerestories
F. Architectural Review Committee:
• In addition to any architectural, landscape and site requirements illustrated or
otherwise included herein, Section 30.6 of the Albemarle County Zoning
Ordinance applies, the Entrance Corridor Design Guidelines apply to portions
of the development as outlined in that section, and the Guidelines may
require features and/or treatments over and above those listed in this Code
of Development.
IX. Landscape Treatments (refer to Plan sheets 5 and 7)
Landscaping Treatments
Specific
Min'
Area
Plant Type
Spacing
Special Conditions
Location
Quantity
Street Frontage
State Route 20
Large Shade Trees (3 12" caliper)
35' OC
Street trees evenly spaced behind
sidewalk
Flowering Ornamental Trees
variable
Interspersed between street trees
Roads "A" and "B"
Large Shade Trees (2 12" caliper)
40'OC
Street trees evenly spaced
b etween sidewalk and street
Raod "C"
Flowering Ornamental Trees
40' OC
Two rows spaced at 24'
Screening
Northern Buffer of
Evergreen Screen Trees (6)
40'OC
Evenly spaced below retaining wall
Block 2A
As Required
Evergreen Shrubs or grasses (36')
F OC
Interspersed between evergreens
and below retaining wall
flowering shrubs (24')
3'OC
evenly spaced ab ove retaining wall
Amenities
Civic plaza(s) - Block 1
Flowering Ornamental Trees
variable
evenly spaced around patio(s)
shrubs (24')
variable
interspersed between ornamental
trees and screening parking
Civic plaza - Block 5
Flowering Ornamental Trees
variable
evenly spaced around patio
shrubs (24')
variable
interspersed between ornamental
trees and screening parking
Future Park
To be determined
variable
Yard
Front yards
Flowering Ornamental and or
variable
1
shade trees
Mitigation Areas
Stormwater
Management Areas
See Special Conditions
See Special
See Special
Incorporate screening as
within ARB Jurisdiction
Conditions
Conditions
recommended by ARB
All Other Stormwater
Evergreen Screen Trees (6)
variable
6-8
Partial screening of structures
Management Areas
from internal roads
Ornamental Trees
variable
8-12
Interspersed between evergreens
and around storm structures
flowering shrubs and grasses
variable
20-24
evenly spaced around trees
(18'-24)
Parking Area -
Large Shade Trees (2 12" caliper)
40' OC
6-8
evenly spaced around perimeter
Block 1
Ornamental Trees
variable
6-8
located at islands and pedestrian
crossings
Screening shrubs (24)
variable
30-40
screening at plaza along block 3
Parking Area-
Large Shade Trees (212"caliper)
40'OC
10-12
evenly spaced around perimeter
Block 5
Ornamental Trees
variable
8-10
located at islands and interspersed
with shade trees
Screening shrubs (24)
variable
30-40
screening at plaza and alley
entrances
Other
Commercial and mixed-
Evergreen trees (6'-8)
provide along expansive runs of
use buildings
Ornamental trees and
variable
as needed
exposed foundation, and around
shrubs (24')
Wndow, and door openings
Entrance -
Ornamental trees, shrubs (24'),
variable
Main Road
ornamental grasses
Entrance -
Ornamental trees, shrubs (24),
Block 1
ornamental grasses
variable
X.
Restrictions/Requirements Associated with Standards above
(1) All species must conform to the Native Plants for Virginia Landscapes list.
(2) Planting standards shall conform t the Virginia Nurserymen's Association
Guidelines for Planting.
(3) Refer to Albemarle County Entrance Corridor Design Guidelines for
additional requirements that may govern portions of the site as outlined in
Section 30.6 of the Zoning Ordinance.
Lot and Building Height Regulations (refer to sheets 5, 7 and 8)
Lot and Building Regulations
Side
Rear
Max
Front
SideRear
Min. Lot
Front Build -to-
Min/Max
Parking
Block
Building
Building
Building
Parking
Parking
Width
Lines
Stories
Setback
Setback
Setback
Heights
Setback
Setback
Block 1
20'
S.R. 20, 10'-25'
S'
30'
2/3
45
S.R. 20, 50'
S'
S'
Road "A": 25'-75'
Road "A": 50'
Block 2
18'
Road "A": 8'-50'
"C"�
3'
10,
114
50'
Road "A": 30'
"C":
5'
Block 2A2C: 5'
Road 5'-15'
Road 15'
Block 280'
Block
30'
Road"A": 18'-25'
3'
10'
113
45
Road "A", 15'
S'
S'
Road 'B". 18'-25'
Road "B". 10'
Block 4
20'
Road'A": 5'-12'
3'
20'
113
45'
Road "A': 15'
'B'
5'
10,
Road "B": 18'-25'
Road 10'
Block 5
30'
Multi -Family and
0'
0'
214
60'
0'
5'
0'
Commercial: 0'-25'
Block 6
NIA
SR, 1421. 50'MIN.
10,
50,
12
30'
20'
20'
20'
S.R. 20: 75' MIN.
Accessory
NIA
(1)
(3)
(3)
(4)
35'
NIA
NIA
NIA
Structures
Restrictions/Requirements Associated with Standards above
(1) Accessory structures are not allowed between the building and the street.
(2) The side setback for accessory structures shall be the same as the setback
for the primary structure.
(3) Accessory structures may not be more than two stories and may not be
taller than the primary structure on the lot. An additional setback may be
required by County Engineer if accessory structure is accessed from an
alley.
(4) Porches, eaves, and awnings are considered to be part of the structure and
shall not extend closer to the street than the build -to lines.
(5) Church spires may extend above the maximum height of building.
(6) Churches shall not be regulated by stories, but by height only.
(7) A 6' maintenance easement, centered on each side lot line, shall be
provided in Blocks 2, 3, and 4.
(8) No encroachments of architectural features or overhangs are permitted
within side setbacks for blocks 2, 3, and 4.
XI. Features to be Preserved (refer to Plan sheets 3, and 4)
A. Existing Historic Structures - There are no existing historic
structures on the site.
B. Historic/Archeological Sites - There are no historic or
archeological sites.
C. Preservation Areas - Preservation areas are not proposed with
this site. Some tree preservation will be provided in block 6, to the
extent that it can be accommodated by future park development
plans and river corridor access for block 5.
D. Conservation Areas -
• The entire area of block 6, approximately 8.27 acres, shall be
kept in conservation and dedicated for park use. Some grading
will be required along the eastern portion of block 6 to provide
improvements on Stony Point Road, an entrance for Road "A",
and a stormwater management facility adjacent to the entrance.
Additional, limited clearing shall be approved to accommodate
pedestrian and bicycle access to the Old Mills Trail. Future
park uses may be permitted if approved by the County of
Albemarle.
E. Method of Preservation - Any areas for preservation shall be
delineated with signage and/or fencing.
XII. Description of Methods to be used for Stormwater
Management (refer to Plan sheets 4 and 7)
A. Primary Runoff Storage/Treatment/Infiltration - Underground
detention and/or infiltration shall be provided adjacent to the parking
lots in blocks 1 and 5. Additional underground storage may be
achieved below the parking areas. An additional stormwater
management area is provided on the south side of the main entrance
to the site from S.R. 20.
B. Secondary Runoff Treatment/Infiltration - Secondary treatment
and infiltration options are available, particularly in block 2, if pervious
pavement, filterra-type structures, or bio-filters are incorporated into
the design. An additional option for treating runoff at the south edge
of block 3 can be achieved through grading of level spreaders.
C. Tertiary Runoff Treatment/Infiltration - The Riverside Village site
is unique as it sits at the confluence of the Rivanna River with an
unnamed tributary creek. Approximately 1 1/2 acres of deep sandy
soils are available in block 6, below the outfall structures for the
primary runoff facilities, to serve as additional infiltration for site
runoff.
XIII. Street Cross -Sections (refer to Plan sheet 8)
A. Public Streets - Road "A" is proposed as a 29 FT curb -curb local
public street with 6' planting strips and 5' sidewalks on each side of
the road. The road is designed to have limited driveway access on
the east side of the road, where parallel parking will be available. A
55 FT right-of-way shall be provided, and the alignment shall
anticipate/incorporate a future connection to Elk Drive.
B. Private Streets -
• Road "B" serves as a private street access to blocks 4 and 5.
The typical section is 26 FT curb -curb with planting strip and
sidewalk. The total length of road is 300 FT and a parking lot
entrance along with a 60' x 80' courtyard/cul-de-sac are
provided for maneuvering and access of delivery and
emergency vehicles.
• Road "C" is intended to serve the least amount of vehicular
traffic in Riverside Village. Primary vehicular access for block 2
shall be limited to rear loaded garages and parking, creating a
12' walkway of Road "C". Signage shall limit vehicular access
on Road "C" to emergency vehicles, delivery vehicles, bicycles,
and pedestrians.
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Date
10/17/2022
Scale
N/A
Sheet No.
6 OF 7
File No.
12.009
BUILDING 5ET13ACK SIDEWALK PLANTING TRAVEL LANE TRAVEL LANE PARALLEL PLANTING 51DEWALK I BUILDING I
5TRIP PARKING STRIP I 5ET5ACK
L 15.0' V 551 PUBLIC RIGHT-OF-WAY 7v 8.0
ROAD A CROSS SECTION DETAIL
C8 j SCALE: I "= 10'
ROAD B "COURTYARD" CROSS SECTION DETAIL
SCALE: I "= 1 O'
----------- ------------------ -----
]:)STONY POINT ROAD EXI5TING CONDITI
C8 SCALE: I "=GO'
BUILDING 5ET5ACK i 51DEWALK PLANTING TRAVEL LANE TRAVEL LANE PLANTING 51DEWALK BUILDING SETBACK
5TRIP 5TRIP
B.o 55PRIVATE RIGHT -OP -WAY e.o'
ROAD B TYP. CROSS SECTION DETAIL
C8 j SCALE: 1 "=20'
I � 1
II II
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EX. SIDEWALK
CONTINUOUS SOUTHBOUND TURN LANE
— — — — — — — — — CONTI� S SOUTHBOUND THROUGH LAI
G SOUTHBOUND a O�GH BANES — — — — i 175' LEiif TURN MANELJA
• R N ITION.
TRANSITION LANE --------- - -- - __ _
NORTHBOUN -----
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STONY POINT ROAD IMPROVEMENT FROP05ED
SCALE: I "=GO'
4 )ROAD Q "MEWS" CR055 SECTION DETAIL
C(5SCALE: "=20'
CONTINUOUS SOUTHBOUND TURN LANE
STREET SECTION AND FRONTAGE IMPROVEMENT NOTES:
1. DIMENSIONS LABELED IN STREET SECTIONS ARE CONCEPTUAL AND SUBJECT TO FINAL
DESIGN APPROVAL BY ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT
AND/OR VIRGINIA DEPARTMENT OF TRANSPORTATION.
2. PRIVATE ROAD "C" REQUIRES WAIVERS OF CERTAIN PRIVATE ROAD STANDARDS IN ACCORDANCE WITH
SECTIONS 14-224 AND 14-225 OF THE SUBDIVISION ORDINANCE. A REQUEST FOR THESE WAIVERS IS SUBMITTED
WITH THIS APPLICATION.
3. THIS PLAN PROVIDES AN EXTENSION OF THE SECOND SOUTHBOUND LANE ON ROUTE 20 FROM WINDING
RIVER LANE TO THE PROPOSED NORTHERN ENTRANCE OF RIVERSIDE VILLAGE. THE CONTINUATION OF THIS
LANE TO ELK DRIVE, AS PROPOSED IN THE PANTOPS MASTER PLAN, IS NOT INCLUDED IN THIS APPLICATION
PLAN.
4. RIGHT OF WAY IS AVAILABLE ON THE EAST SIDE OF ROUTE 20 FOR THE POSSIBLE FUTURE EXTENSION OF THE
SECOND NORTHBOUND LANE FROM TAX MAP 78 PARCEL 5E TO THE INTERSECTION AT FONTANA DRIVE. THIS
EXTENSION, AS PROPOSED IN THE PANTOPS MASTER PLAN, IS NOT INCLUDED IN THIS APPLICATION PLAN.
5. A SPECIAL USE PERMIT, ALLOWING FILL IN THE FLOODPLAIN FOR THE ROUTE 20 ROAD WIDENING
IMPROVEMENTS IS REQUESTED IN CONJUCTION WITH THIS APPLICATION PLAN.
6. AT THE TIME OF THE 2022 AMENDMENT, SITE IMPROVEMENTS DEPICTED ON THIS SHEET ARE
CONSTRUCTED AND APPLICABLE WAIVERS AND PERMITS HAVE BEEN GRANTED. THIS SHEET IS INCLUDED WITH
THE 2022 AMENDMENT FOR REFERENCE PURPOSES ONLY.
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---- - -- -- --- --- ------------------------------------------------------------------
POSSIBLE FUTURE SOUTHBOUND LANE EXTENSION (BY OTHERS) -=
,N
Date
10 17 2022
Scale
N/A
Sheet No.
7 OF 7
File No.
12.009