ZMA201900003 Code of Development 2020-05-27Code of Development
The following is a Code of Development ("COD") drafted in accordance
with Section 20A.5 of Chapter 18 of the Code of Albemarle, Virginia and
specific to tax map parcels 76-46A, 76-54, and a portion of 76-46F. This
Code of Development establishes the unifying design guidelines, specific
regulations, and block characteristics. The COD also provides certainty
about the permitted uses, locations, and appearance of central features.
ALBEMARLE BUSINESS CAMPUS
A NEIGHBORHOOD MODEL DISTRICT
ZMA201900003 I Code of Development
TABLE A. Uses
BLOCK 1
BLOCK 2
BLOCK 3
BLOCK 4
BLOCK 5
RESIDENTIAL
Attached single-family dwellings such as two-family
dwellings, triplexes, quadruplexes, and townhouses
BR
BR
N
N
N
Multifamily
BR
BR
BR
BR
BR
Group Homes
BR
BR
BR
BR
BR
Boarding Houses
BR
BR
BR
BR
BR
Home Occupation Class A
BR
BR
BR
BR
BR
ON -RESIDENTIAL
Office/R&D/Flex
BR
BR
BR
BR
BR
Light Industrial
N
SP
N
N
SP
Retail Sales
BR
BR
BR
BR
BR
General Commercial Service
BR
BR
BR
BR
BR
Public Establishments
BR
BR
BR
BR
BR
Institutional
BR
BR
BR
BR
BR
Hotel/Conference Facility
N
BR
N
BR
BR
Self-service storage facilities
N
BR
N
N
BR
Farmers' markets
N
BR
BR
N
BR
Car Washes
N
N
N
N
N
Automobile, Truck Repair Shops
N
N
N
N
N
Machinery and equipment sales, service, and rental
N
N
N
N
N
"BR" = "By -right"
"SP" _ "Special Use Permit"
"N" _ "Not Permitted"
Submitted: March 16, 2020
SHIMP ENGINEERING, P.C. ZMA2019-03 COD 11
ALBEMARLE BUSINESS CAMPUS
A NEIGHBORHOOD MODEL DISTRICT
ZMA201900003 I Code of Development
Manufactured home and trailer sales and service
N
N
N
N
N
Motor vehicle sales, service and rental
N
N
N
N
N
Wholesale Distribution
N
N
N
N
N
Sale of major recreational equipment and vehicles
N
N
N
N
N
Storage Yards
N
N
N
N
N
Drive -through windows
N
N
N
N
N
Water, sewer, energy and communications distribution
BR
BR
BR
BR
BR
facilities
Accessory uses and buildings including storage buildings
BR
BR
BR
BR
BR
Temporary construction headquarters and temporary
BR
BR
BR
BR
BR
construction storage yards (reference §18-5.1.18)
Temporary industrialized buildings (reference 5.8)
BR
BR
BR
BR
BR
Public Uses (reference §18-5.1.12)
BR
BR
BR
BR
BR
Tier I and Tier II Personal wireless (reference §18-5.1.40)
BR
BR
BR
BR
BR
Outdoor storage, display and/or sales serving or associated
N
SP
SP
N
SP
with a Permitted use, other than a residential use
Stand alone parking
BR
BR
BR
BR
BR
Notes to Table A:
1.) Reference to uses not otherwise defined or listed in this Code of Development shall be defined as listed first, in
the Albemarle County Zoning Ordinance or second, in the adopted Comprehensive Plan. If no definition of the
use is provided (Code of Development, Zoning Ordinance, Comprehensive Plan) then such use must be officially
determined by the zoning administrator, after consultation with the director of planning, to be permitted in a
articular Block pursuant to subsection 8.5.5.2(c)(1).
2.) Stand alone parking and parking structures shall be subject to screening regulations and other restrictions
outlined in Section 4.12.
"BR" _ "By -right"
"SP" _ "Special Use Permit"
"N" _ "Not Permitted"
SHIMP ENGINEERING, P.C.
Submitted: March 16, 2020
ZMA2019-03 COD 12
ALBEMARLE BUSINESS CAMPUS
A NEIGHBORHOOD MODEL DISTRICT
ZMA201900003 I Code of Development
TABLE B. SQUARE FOOTAGE
BLOCK 1
BLOCK 2
BLOCK 3
BLOCK 4
BLOCK 5
TOTAL
MIN Non -Residential
Square Footage
0
0
25,000
4,000
45,000
74,000
MAX Non -Residential
Square Footage
6,000
100,000
110,000
60,000
120,000
396,000
TABLE C. RESIDENTIAL DENSITY (Density Calc)
BLOCK 1
BLOCK 2
BLOCK 3
BLOCK 4
BLOCK 5
TOTAL
Approximate Block Area
5.08
3.17
2.35
1.49
1.54
13.63
MIN Residential Units
29
0
0
0
0
29
MAX Residential Units
128
85
56
38
39
150
MAX Block Gross Density
(DUA)
1 25
26
23
25
25
11
Notes to Table C:
1.) Total number of residential units in Albemarle Business Campus shall not exceed 150.
Submitted: March 16, 2020
SHIMP ENGINEERING, P.C. ZMA2019-03 Coy 13
ALBEMARLE BUSINESS CAMPUS
A NEIGHBORHOOD MODEL DISTRICT
ZMA201900003 I Code of Development
TABLE D. GREENSPACE & AMENITIES
BLOCK 1
BLOCK 2
BLOCK 3
BLOCK 4
BLOCK 5
TOTAL
Amenity Area MIN SF
23,749
Minimum 20% of NMD to be designated as amenity space
118,745
Amenity Area MIN %
10.7%
Minimum 20% of NMD to be designated as amenity space
20%
Sidewalk, Dog
Sidewalk, Pedestrian
Sidewalk, Multi -use
Sidewalk, Multi -use
Sidewalk, Pedestrian
Park, Clubhouse,
Paths, Dog Park,
Path, Central Park,
Path, Central Park,
Path
Amenities
Playground, and/or
Linear Pocket Park
Courtyard
Courtyard
Other Designed
Landscaping
Green Space MIN SF
23,749
Minimum 20% of NMD to be designated as green space
118,745
Green Space MIN %
10.7%
Minimum 20% of NMD to be designated as green space
20%
Sidewalk, Dog Park,
Sidewalk, Pedestrian
Sidewalk, Multi -use
Sidewalk, Multi -use
Sidewalk, Pedestrian
Playground, and/
Paths, Dog Park,
Path, Central Park,
Path, Central Park,
Path
Green Space Elements
or Other Designed
Linear Pocket Park
Courtyard
Courtyard
Landscaping
Amenity + Green Space
MIN %
10.7%
Minimum 20% of NMD to be designated as amenity + green space
20%
Notes to Table D:
1.)A minimum of 20% of Albemarle Business Campus shall be designated as green space and amenity area. Twenty percent of each block may not be
designated as green space and open space however, the overall gross area of the property to be rezoned shall be designated as green space and amenity area.
2.) Section 4.16 of the Zoning Ordinance shall apply to all recreational facilities and any substitutions shall be assessed at the site plan stage of development.
3.) Amenities and green space elements may be a combination of the elements provided above.
4.) Amenity and Green Space Area in Block 1 is a minimum of 10.7% of the gross area of Block 1 and constitutes a minimum of 20% of the total amenity
and green space area required within the NMD.
Architectural Standards and Landscape Treatment (Sections 20A.5g and h)
In addition to any architectural, landscape, and site requirements illustrated or otherwise included in other sections of this application, the Entrance
Corridor guidelines of Section 30.6 shall also apply, which may require features and/or treatments over and above those listed in this Code of Development.
Submitted: March 16, 2020
SHIMP ENGINEERING, P.C. ZMA2019-03 Coy 14
TABLE E. LOT & BUILDING REGULATION
BLOCK 1
IBLOCK 2
IBLOCK 3
IBLOCK 4
IBLOCK 5
Building Height
Stories
1 Min - 3 Max
1 Min - 4 Max
2 Min - 4 Max
1 Min - 3 Max
1 Min - 3 Max
Height
5'
60'
60'
50'
50'
Setbacks
Front
5' Min
5' Min - 30' Max
5' Min - 30' Max
5' Min - 30' Max
5' Min - 30' Max
Side
5' Min
None
None
None
None
Rear
10'
None
None
None
None
it iN one
and Rear Fone
[ding Footprint
amum Single
ding Footprint
Size
rr each story that begin
,ove 40' in height or
r each story above the
ird story, whichever
less, the minimum
°Pback shall be 15 feet
►r each story that begii
,ove 40' in height or
r each story above the
ird story, whichever
less, the minimum
:Pback shall be 15 feet
one
40
>r each story that begit
love 40' in height or
r each story above the
ird story, whichever
less, the minimum
°Pback shall be 15 feet
one
or each story that
egins above 40' in
eight or for each story
bove the third story,
rhichever is less, the
iinimum stepback shall
e 15 feet
Minimum Lot Size rone lNone one one lNone
Notes to Table E:
1.) Porches, eaves, and awnings shall be considered part of the structure and shall not extend closer to the street than the required setbacks.
2.) The precise number of minimum required parking spaces shall be determined at the site plan phase of development depending on density, types o
residential units, and commercial uses pursuant to Section 4.12.6. Minimum parking requirements may restrict some uses that historically require large
amounts of parking. Multiple parking alternatives per Section 4.12 of the Zoning Ordinance may be utilized during the site plan phase of development
as determined by the Zoning Administrator.
3.) Minimum building separation shall be required per Section 4.11 of the Zoning Ordinance.
4.) Side setbacks for structures in Block 1 may be reduced for structures sharing a common wall.
5.) Front setbacks shall be measured from the right-of-way or the exterior edge of the sidewalk if the sidewalk is outside of the right-of-way.
6.) Dumpsters and Dumpster Pads on the Property shall be screened pursuant to Section 4.12.19.
7.) R&D/Flex and Light Industrial building footprints shall be limited to 20,000 SE
Submitted: March 1,
6, 2020
ZMA2019-03 COD 15
AFFORDABLE HOUSING
15% of the total residential dwelling units built
within areas designated for residential use within
the project shall be Affordable Dwelling Units (the
"15% Affordable Housing Requirement"). The
15% Affordable Housing Requirement may be met
through a variety of housing types, including but
not limited to, for -sale units or rental units.
For -Sale Affordable Dwelling Units: All
purchasers of the affordable units shall be approved
by the Albemarle County Community Development
Department or its designee ("Community
Development"). A for -sale Affordable Dwelling
Unit shall mean any unit affordable to households
with income less than eighty percent (80%) of the
area median income (as determined by the U.S.
Department of Housing and Urban Development
(HUD) from time to time) such that housing costs
consisting of principal, interest, real estate taxes and
homeowners insurance (PITI) do not exceed thirty
percent (30%) of the gross household income. The
Applicant or its successor shall provide the County
or its designee a period of ninety (90) days to
identify and prequalify an eligible purchaser for the
for -sale Affordable Dwelling Units. The ninety (90)
day period shall commence upon written notice
from the Applicant, or its successor, that the unit(s)
will be available for sale. This notice shall not be
given more than sixty (60) days prior to receipt
of the Certificate of Occupancy for the applicable
for -sale Affordable Dwelling Unit; the County or
its designee may then have thirty (30) days within
which to provide a qualified purchaser for such for -
sale Affordable Dwelling Unit. If the County or its
desi nee does not provide a qualified purchaser
SHIMP ENGINEERIN, P.C.
ALBEMARLE BUSINESS CAMPUS
A NEIGHBORHOOD MODEL DISTRICT
ZMA201900003 I Code of Development
during the ninety (90) day period, the Applicant or
its successor shall have the right to sell the unit(s)
without any restriction on sales price or income of
the purchaser(s). This shall apply only to the first
sale of each of the for -sale Affordable Dwelling
Units.
For -Rent Affordable Dwelling Units:
1.) RENTAL RATES: The net rent for each rental
housing unit which shall qualify as an Affordable
Dwelling Unit ("For -Rent Affordable Dwelling
Unit") shall not exceed HUD's affordability
standard of thirty percent (30%) of the income of
a household making eighty percent (80%) of the
area median income (as determined by HUD from
time to time). In each subsequent calendar year,
the monthly net rent for each For -Rent Affordable
Dwelling Unit may be increased up to three percent
(3%). The term "net rent" means that the rent does
not include tenant -paid utilities or Homeowners
Association fees. The requirement that the rents
for such For -Rent Affordable Dwelling Units may
not exceed the maximum rents established in this
Section shall apply for a period of ten (10) years
following the date the certificate of occupancy is
issued by the County for each For -Rent Affordable
Dwelling Unit, or until the units are sold as low
or moderate cost units qualifying as such under
either the VHDA, Farmers Home Administration,
or Housing and Urban Development, Section 8,
whichever comes first (the "Affordable Term").
2.) CONVEYANCE OF INTEREST: All deeds
conveying any interest in the For -Rent Affordable
Dwelling Units during the Affordable Term
shall contain language reciting that such unit is Submitted: March 16, 2020
ZMA2019-03 COD 16
subject to the terms of this Section. In addition,
all contracts pertaining to a conveyance of any
For -Rent Affordable Dwelling Unit, or any part
thereof, during the Affordable Term shall contain a
complete and full disclosure of the restrictions and
controls established by this Section. At least thirty
(30) days prior to the conveyance of any interest
in any For -Rent Affordable Dwelling Unit during
the Affordable Term, the then -current Owner shall
notify the County in writing of the conveyance and
provide the name, address and telephone number of
the potential grantee, and state that the requirements
of this Section have been satisfied.
3.) REPORTING RENTAL RATES: During the
Affordable Term, within thirty (30) days of each
rental or lease term for each For -Rent Affordable
Dwelling Unit, the Applicant or its successor shall
provide to the Housing Office a copy of the rental
or lease agreement for each such unit rented that
shows the rental rate for such unit and the term of
the rental or lease agreement. In addition, during
the Affordable Term, the Applicant or its successor
shall provide to the County, if requested, any
reports, copies of rental or lease agreements, or
other data pertaining to rental rates as the County
may reasonably require.
Tracking: Each subdivision plat and site plan for
land within the Property shall designate lots or units,
as applicable, that will satisfy the 15% Affordable
Housing Requirement. Such subdivision plat(s)
or site plan(s) shall not be required to identify the
method by which the 15% Affordable Housing
Requirement will be satisfied. The aggregate number
of such lots or units designated for affordable units
SHIMP ENGINEERING, P.C.
ALBEMARLE BUSINESS CAMPUS
A NEIGHBORHOOD MODEL DISTRICT
ZMA201900003 I Code of Development
within each subdivision plat or site plan shall
constitute a minimum of fifteen percent (15%) of
the lots or units in such subdivision plat or site plan,
unless such subdivision plat or site plan does not
contain any residential uses. The Applicant, at the
Applicant's option, may accelerate the provision
of affordable units ahead of the 15% Affordable
Housing Requirement and shall be entitled to
receive credit on future subdivision plat(s) or site
plan(s) for any such units provided beyond the 15%
Affordable Housing Requirement.
Submitted: March 16, 2020
ZMA2019-03 COD 17