CITY OF CHARLOTTESVILLE Department of Neighborhood Development Services City Hall Post Office Box 911 Charlottesville, Virginia 22902 Telephone 434-970-3182 Fax 434-970-3359 www.charlottesville.org August 9, 2019 TO: Charlottesville Planning Commission, Neighborhood Associations & News Media Please Take Notice A Joint Work Session of the Charlottesville City Council and Planning Commission will be held on Thursday August 15, 2019 at City Space (100 5th St NE) beginning at 6pm. AGENDA 1. Form Based Code CHARLOTTESVILLE SOUTH DOWNTOWN [SIA-Phase 1A] Form-Based Code by DPZ Partners [draft date v1: 12/19/17] [draft date v2: 3/23/18] [revision date v3: 3/28/19] Notes: Text in Blue relates to administrative process Text in Red are references to code Text in Grey relates to our explanatory notes Table of Contents 1. General Provisions 4 1.1. Purpose and Intent 4 1.2. Applicability: 5 1.3. Pre-existing Conditions 6 1.4. Establishment of Zoning 6 1.5. Instructions for Site Plan Submissions6 1.6. Affordable Housing Bonus 7 2. Framework Plan 10 2.1. Using the Framework Plan 10 2.2. Thoroughfare Network: 12 2.3. Thoroughfare Design 13 2.4. Open Spaces 17 2.5. Open Space Design 17 2.6. Retail 21 2.7. Special Building Requirements 21 3. Transect Zones Described 24 4. Bulk Standards 25 5. Block & Lot Standards 28 5.1. Blocks 28 6. Building Massing & Materials 29 6.1. Building height 29 6.2. Building Mass 32 6.3. Parking structure height 33 7. Frontages 34 7.1. Lot Frontages 34 7.2. Frontage occupation and activation 34 7.3. Setbacks 34 7.4. Frontage Yards 35 7.5. Building entries 41 7.6. Storefronts 42 7.7. Glazing 44 7.8. Encroachments. 45 7.9. Walls, Fences, and Terraces 49 7.10.Mechanical equipment 50 7.11.Lighting 50 8. Signage 52 9. Uses 59 10.Parking Standards 62 10.1.Minimum Required Parking 62 10.2.Off-street Parking 64 10.3.Bicycle Parking 67 10.4.Service and Loading 68 11. Definitions 69 Charlottesville South Downtown Code CH 1: General Provisions 1. GENERAL PROVISIONS 1.1. PURPOSE AND INTENT 1.1.1. The purpose of this Code is to further the City’s Comprehensive Plan, by implementing the recommendations of the Strategic Investment Area Plan (SIA) for Phase 1, and also to promote the health, safety or general welfare of the public. This Code’s purpose is to provide a predictable framework for redevelopment and context-based zoning regulations to guide the placement, form and use of private and public property and buildings in the SIA. 1.1.2. This Code defines regulations that: a. Guide the evolution of, and further the goals of the Strategic Investment Area Plan (SIA) as defined in the SIA Plan, dated December 2013. b. Honor the Residents Bill of Rights and rebuild and preserve existing affordable housing. c. Support the City’s affordable housing policies, and in particular, promote additional affordable housing at every income level, especially those at 30% Average Median Income (AMI) or lower. d. Enable a greater range of housing, including housing at different levels of AMI, and encourage moderate-density and mixed-use development to increase the residential density and intensity of activity within the SIA in support of viable and diverse, locally- oriented businesses and cultural institutions; e. Create a healthy neighborhood by providing for public amenities in the forms of a safe, high-quality public realm and active open spaces. f. Promote small, incremental development, alongside larger development. g. Provide for walkable streetscapes where active facades address sidewalks and parking and loading are located behind buildings, according to Charlottesville’s “ Streets that Work Design Guidelines”. h. Support and strengthen the viability of redevelopment activities and priorities for the SIA. © 2019 DPZ Partners 4 of 71 Charlottesville South Downtown Code CH 1: General Provisions 1.2.APPLICABILITY: 1.2.1. The regulations of this Code apply to all property, structures and uses located within Phase 1 of the SIA, the boundaries of which are indicated in Figure 2.2. 1.2.2. For conflicts and exemptions refer to Section 34-6. 1.2.3. No property, building or structure or part thereof, can be developed except in conformance with regulations for the Transect Zone in which it is situated. 1.2.4. This Code replaces or modifies Chapter 34 of the City’s Code according to Table 1.1. a. Provisions, that are not specifically modified or superseded by this Code according to Table 1.1, apply to all property, structures and uses located within Phase 1 of the SIA. 1.2.5. Any proposed subdivision of land must comply with the requirements of this Code in addition to Chapter 29: Subdivision of Land. 1.2.6. Any proposed PUD within Phase 1 of the SIA must comply with the requirements of this Code in addition to section 34-490. [Discuss with City if a PUD will still be available for the SIA]. 1.2.7. The request for a Special Use Exception in Phase 1 of the SIA will not be permitted, with the exception of existing projects approved prior to [date of code adoption] are vested. [Discuss with City how to invalidate SUPs in Phase 1 of SIA as no longer relevant as superseded by the Bonus Height provision, irrespective of use.] © 2019 DPZ Partners 5 of 71 Charlottesville South Downtown Code CH 1: General Provisions Table 1.1 Code Article Tracking Article VI Division 3. - Regulations - Downtown Extended Corridor (DE) Sec. 34-563 Off-street loading areas Replaced by Section 10.2 Sec. 34-576 Uses allowed Replaced by Section 8 Article VI: Sec. 34-577 Height regulations Replaced by Section 6.1 Mixed Use Sec. 34-578 Street wall regulations Replaced by Section 6.2 Corridor Districts Sec. 34-579 Buffer regulations No Change Sec. 34-580 Density Replaced by Fig. 2.3 & Tables 4.1 to 4.3 Sec. 34-582 Mixed-use developments Replaced by Fig. 2.3 & Tables 4.1 to 4.3 Sec. 34-583 Additional regulations No Change Related Sections Article I: Sec. 34-12 Affordable dwelling units Replaced bySection 1.8 Administration Sec. 34-972 Location, yard areas, and driveways No Change-except (b) (6) shall not apply Article IX: Sec. 34-973 Off-site locations permitted No Change-except (6) shall not apply General Sec. 34-984 Off-street parking requirements Replaced by Sections 10.1 & 10.2 Applicable Height - application of district Regulations Sec. 34-1100 No Change-except (b) shall not apply regulations Sec. 34-1123 Lot area requirements Replaced by Tables 4.1 to 4.3 1.3. PRE-EXISTING CONDITIONS 1.3.1. Modifications of existing buildings are permitted if such changes result in greater conformance with the regulations of this Code. 1.4. ESTABLISHMENT OF ZONING 1.4.1. Zoning is according to section 34-6. 1.5. INSTRUCTIONS FOR SITE PLAN SUBMISSIONS 1.5.1. Site plan submission requirements are specified in Article VII: Site Plans. 1.5.2. Application and review processes are specified in Article VII: Site Plans, except for: a. [Discuss with City if/how to expedite certain permits that follow the Framework Plan and can be approved as“by-right”, if not seeking bonus height for affordable housing]. © 2019 DPZ Partners 6 of 71 Charlottesville South Downtown Code CH 1: General Provisions 1.6. AFFORDABLE HOUSING BONUS 1.6.1. This subsection supersedes section 34-12. 1.6.2. The intent of the affordable housing bonus established herein is to facilitate and accelerate the provision of quality affordable dwelling units within the SIA. Owners are permitted bonus building height within Phase 1 of the SIA in exchange for property owner contributions towards affordable dwelling units that provide a desired and necessary community benefit. 1.6.3. For purposes of this section, four types of affordable dwelling units are defined as follows: a. “Moderately priced dwelling units” (Type 1 ADU) means dwelling units that are affordable to households with incomes between 80% - 100% of the area median income AMI. b. “Low income affordable dwelling units” (Type 2 ADU) means dwelling units that are affordable to households with incomes between 60% - 80% of the area median income AMI. c. “Very low income affordable dwelling units” (Type 3 ADU) means dwelling units that are deeply discounted and affordable to those that are affordable to households with incomes between 30% - 60% of the area median income AMI. d. “Extremely low income affordable dwelling units” (Type 4 ADU) means dwelling units that are deeply discounted and affordable to those that are affordable to households with incomes less than 30% of the AMI. 1.6.4. Affordable dwelling units must be committed to remain affordable for a term not to exceed 30 years. However, the city may establish a minimum term as it deems necessary to ensure the establishment of committed dwelling units. [Note: CRHA requested this be changed to a minimum term of 30 years]. 1.6.5. The bonus height is permitted if the applicant seeks additional height above that which is permitted by-right, and in the percentage, mix and manner set forth herein. 1.6.6. PERCENTAGE: The percentage of affordable dwelling units is calculated according to Table 1.2. © 2019 DPZ Partners 7 of 71 Charlottesville South Downtown Code CH 1: General Provisions 1.6.7. MIX & MANNER: Upon providing a binding commitment for a specific mix of affordable housing, and upon approval of a residential project, or the residential portion of a mixed-use project, the applicant is permitted to build up to the approved bonus height within the restrictions of the Transect Zone in which it is situated. The only square footage permitted above the maximum by-right height is that achieved through this bonus. a. In exchange for bonus height, the applicant must provide affordable dwelling units according to Table 1.2. [Note: the by-right and bonus heights shown here by PES are different to the assigned heights illustrated for both T5 and T6 in Tables 4.2 and 4.3 respectively. While the maximum height for each is consistent, the point at which the bonus height starts differs. This needs to be discussed further with City and stakeholders]. Table 1.2: Affordable Dwelling Unit Bonus Heights Max. Add’tl Minimum ADUs by Affordability By-Right Total Min % of T-Zone Bonus Height Height ADUs 50% of 60% of 80% of Height AMI AMI AMI T4 3 Stories None 3 Stories 10-20% 10% 15% 20% T5 3 Stories + 3 Stories 6 Stories 10-20% 10% 15% 20% T6 3 Stories + 6 Stories 9 Stories 10-20% 10% 15% 20% Note: Share of units that must be ADUs is calculated on the number of incremental units made possible by the additional height. 1.6.8. The cash contribution is indexed to the Consumer Price Index for Housing in the South Urban Region as published by the Bureau of Labor Statistics and must be adjusted annually based upon the changes made in January to such index. © 2019 DPZ Partners 8 of 71 Charlottesville South Downtown Code CH 1: General Provisions 1.6.9. If at the time of the Certificate of Occupancy is issued to the building that has received the bonus height, the target accessory dwelling units have not been achieved, the owner must post a performance bond in a form acceptable to the City of Charlottesville. The performance bond is determined based on the value of land per square foot in the area in which the project is located, which may be adjusted from time to time based on market conditions. A flat fee per affordable dwelling unit must be applied if the deficiency is not remedied within one year of issuance of the Certificate of Occupancy. Funds that become available from the forfeiture of the performance bond must be placed into an [Affordable Housing Trust Fund] for the City of Charlottesville. 1.6.10.Except as otherwise provided, upon approval of a project that is subject to this section, any site plan submitted for review in conjunction therewith will be acted upon by the director of neighborhood development services or planning commission within twenty-one (21) days after the date such plan was officially submitted. 1.6.11.The city council may from time to time adopt regulations by resolution, for the administration of the provisions of this section. Pursuant to section 34-82(b)(1), the failure of any person to comply with such regulations constitutes unlawful conduct in violation of this section. 1.6.12.Applicants meeting the minimum 15% affordable dwelling unit provisions, may seek the following relief from the parking requirements in Section 2.6, Table 2.2: a. Up to a maximum 30% reduction of parking requirements for all affordable dwelling units; or b. Up to a maximum 60% reduction of parking requirements for affordable dwelling units dedicated to elderly housing. 1.6.13.The deletion of one affordable dwelling unit from the required number of units provided may be approved by city council for the provision of the following community amenities: a. A business support computer lab, provided on or off-site, but within Phase 1 of the SIA. [Note: if desirable, place conditions for equipment, hours of operation, size of space and/or management]. b. A child care facility, provided on or off-site, but within Phase 1 of the SIA. [Note: if desirable, place conditions for equipment, hours of operation, size of space and/or management]. © 2019 DPZ Partners 9 of 71 Charlottesville South Downtown Code CH 2: Framework Plan 2. FRAMEWORK PLAN 2.1. USING THE FRAMEWORK PLAN 2.1.1. The Framework Plan, depicted on Figure 2.2, provides standards to guide future development within Phase I of the SIA. [Note: The Framework Plan created during the September 2017 Charrette could serve as a draft framework plan for the SIA-Phase I and needs to be reviewed by all property owners. Projects that meet the structure of the Framework Plan by-right, should receive expedited review process and should not be subject to the public hearing process, even if they avail themselves of permitted bonuses. Alternatively, property owners (over a certain threshold of acreage) should be permitted to deviate from certain standards of the Framework Plan and develop their own plan. That would subject property owners to the regular permit process. It requires additional details such as coordinating across property lines to ensure street connectivity and access to open space, and permits deviations from the required retail at grade. Alternatively, if the City wants to approve a Framework Plan definitively and not permit deviations from it, that too is possible.] 2.1.2. The Framework Plan depicts the following: a. Fixed street connections and trajectory; b. Variable street connections and trajectory; c. Variable pedestrian connections; d. Designation of A or B-streets; e. Mandatory open space location; f. Suggested open space location; g. Permitted open space type(s); h. Mandatory retail at grade; and i. Suggested retail at grade. 2.1.3. Projects that meet the standards and alignments of the Framework Plan, in addition to all applicable regulations of the underlying Transect Zones by right, are subject to an expedited review process [45 to 21 days currently for affordable housing expedited review - discuss new possible terms with City staff] © 2019 DPZ Partners 10 of 71 Charlottesville South Downtown Code CH 2: Framework Plan 2.1.4. Projects are permitted to deviate from the following standards in the Framework Plan, but are subject to compliance with subsections 2.2 to 2.7: [Discuss with City how fixed to make the Framework Plan] a. Variable streets: Establish a new street trajectory for a variable street only, if it connects to a fixed street where illustrated on the Framework Plan. b. Retail at grade where required. A minimum of 50% of the ground floor must contain retail uses. c. Open Space. The designation of an open space type and location. 2.1.5. Sites less than four acres must show compliance with the following standards: a. The Framework Plan; and b. The Zoning Map 2.1.6. Sites equal to or over four acres must show compliance with the following standards: a. The Framework Plan; b. The Zoning Map; and c. The submission of a Regulating Plan that: i. Establishes a street network; ii. Specifies street design; iii. Delineates buildable lots; iv. Delineates open spaces; v. Specifies open space design; vi. Specifies off-street parking location and access; vii. Specifies building heights; viii.Designates Transect Zones, in compliance with Figure 2.3; and ix. Establishes special building requirements as described in Section 2.8. © 2019 DPZ Partners 11 of 71 Charlottesville South Downtown Code CH 2: Framework Plan 2.2. THOROUGHFARE NETWORK: The Framework Plan requires a network of streets, pedestrian or vehicular, that creates blocks within which development will occur. The network of streets must meet the following: 2.2.1. For sites greater than four acres, the street network must divide the Framework Plan area into blocks that meet the block standard requirements defined in Section 5.1. 2.2.2. Where the Framework Plan requires street connectivity between existing streets, the applicant is required to provide the connection. 2.2.3. Where the Framework Plan identifies a variable right of way trajectory, the dedicated right-of-way may deviate from the Framework Plan, provided: a. Where the right-of-way intersections are identified as fixed, the dedicated right-of-way must connect to each intersection where indicated. b. Where the right-of-way intersections as identified as variable, the dedicated right-of-way must connect within 200 feet of the location indicated. 2.2.4. Vehicular streets must be designated as A-streets or B-streets in order to provide access to parking facilities, service areas, and for phasing as follows: a. A-streets are active streets that prioritize pedestrian and bicycle access to commercial and residential spaces, over vehicular access. b. B-streets are service streets that prioritize vehicular access to parking and service, over pedestrian and bicycle access. c. Thoroughfares may change between A and B-streets along their length but a B-street segment may not be assigned between two A- street segments. d. Thoroughfare designation changes are permitted only at street intersections. 2.2.5. Pedestrian streets are permitted as part of the street network as follows: a. Pedestrian streets are considered equivalent to A-streets. b. Pedestrian streets must be a minimum of 24 feet in width. c. Pedestrian streets may not exceed 20% of the total street centerline length within the Framework Plan. © 2019 DPZ Partners 12 of 71 Charlottesville South Downtown Code CH 2: Framework Plan 2.2.6. Bicycle facilities are encouraged within Framework Plans in the following forms: a. Protected bicycle lanes, located between parallel parking lanes and sidewalks, above or below curbs. b. Bicycle lanes integrated into pedestrian streets. c. Shared travel lanes where vehicular speed is managed below 25mph by: i. Narrow travel lanes, less than or equal to 10 feet in width. ii. Textured paving such as pavers, bricks, or cobbles, for private streets only. A smooth path should be provided for cyclists within roughly paved travel lanes. iii. Parallel parking located adjacent to travel lanes. iv. Street enclosure by buildings creating a 1:1 profile or greater. v. Canopy street trees. 2.3. THOROUGHFARE DESIGN All streets within Phase I of the SIA must meet the following: 2.3.1. Sidewalks a. Sidewalks must be a minimum of 12 feet in width along A-streets and six feet in width along B-streets. b. Sidewalks must be clear of obstructions for a minimum of six feet in width along A-streets and four feet in width along B-streets, along their entire length. c. Sidewalks must be continuous along the perimeter of blocks. d. Crosswalks must be provided at all street intersections. 2.3.2. Outdoor dining a. Outdoor dining is permitted along A-streets, pedestrian streets, and along and within open spaces. b. Outdoor dining should be integrated with sidewalks, not separated by changes in grade, permanent walls, or permanent fences. c. Outdoor furniture should be durable and able to withstand outdoor use. Furniture should be compatible with building color and materials. 2.3.3. Street furnishing a. Bicycle parking should be provided along all sidewalks and in corrals adjacent to high-volume uses such as theaters, office, and housing. b. Bicycle racks must be permanently anchored to a concrete footing. © 2019 DPZ Partners 13 of 71 Charlottesville South Downtown Code CH 2: Framework Plan c. Trash receptacles should be provided along all A-streets, spaced no further than 200 feet apart. d. Public seating should be provided along streets and open spaces, as follows: i. At streets: (1) Seating should be located between walkways and on-street parking, regularly spaced along the street trajectory. (2) Seating should be provided as fixed benches, tree planter- integrated seating, or in parklets. ii. At open spaces: (1) Seating should be provided along edges and in groupings within the space. (2) Moveable seating and shading should be provided within open spaces. e. All locations of street furnishings in public right-of-ways must be coordinated with the Department of Public Works, and must provide a continuous accessible path that complies with American with Disabilities Act (ADA) standards. 2.3.4. Street trees must comply with Section 34-870, and Streets that Work and the following: a. Street trees should be planted along all vehicular streets. i. Street trees and planting should be provided within street rights- of-way to provide shade and visual interest. ii. Street trees and plantings should be native species, with large canopies. b. Street trees should be planted parallel to travel lanes, centerline within six feet of curbs, except where the street is a shared space street or it passes through an open space. c. Thoroughfares with 60 feet of right-of-way or larger: i. Street trees should be planted in an allee pattern, regular spacing on both sides of the street. d. Thoroughfares with less than 60 feet of right-of-way: i. Street trees may be planted in an allee pattern or an alternating pattern, regular spacing along the street where tree placement alternates from one side of the travel lanes to the other. e. Where arcades or galleries are used, street trees should be planted opportunistically, where space allows. © 2019 DPZ Partners 14 of 71 Charlottesville South Downtown Code CH 2: Framework Plan f. Where medians are installed, street trees should be planted within the median, matching the tree spacing along curbs. g. Street trees should be spaced along the street according to their mature canopy size, typically between 25 and 40 feet between trees. h. Street tree wells must be a minimum of four by 10 feet and provided adjacent to the curb. i. Plantings. In areas or places where plants and trees are planted to grow, the following applies:: i. Street plantings may be installed in line with street trees and along lot frontages. ii. Street plantings may be installed at ground level or in moveable, raised planting boxes or urns. iii. Permanent, raised planting boxes, over 12 inches, are not permitted along streets. 2.3.5. On-street parking a. Street parking should be provided along all street frontages, except where streets pass through designated open spaces. b. Street parking should be provided as parallel parking spaces. c. Parallel parking spaces are limited to a maximum of eight feet in width and 22 feet in length. 2.3.6. Travel lanes a. Except where otherwise required by the City of Charlottesville, vehicular travel lanes may not exceed 10 feet in width per lane. b. Except where otherwise required by the City of Charlottesville, streets may not include more than two total vehicular travel lanes. © 2019 DPZ Partners 15 of 71 Charlottesville South Downtown Code CH 2: Framework Plan 2.3.7. Curbs a. Curbs must have a maximum vertical dimension of six inches and a minimum dimension of four inches. 2.3.8. Curb cuts a. Curb cuts must meet all applicable ADA standards and should match Figure 2.1. Figure 2.1 Curb Cuts 2.3.9. Curb return radii a. Curb return radii is limited to a 15 foot effective turning radius. Mountable curbs should be utilized where life-safety officials require larger radii. 2.3.10.Lighting a. Lighting must be provided according to Section 7.11. Lighting. © 2019 DPZ Partners 16 of 71 Charlottesville South Downtown Code CH 2: Framework Plan 2.4. OPEN SPACES A variety of civic open spaces that are properly sized and well defined by the buildings along their edges must be provided. The form and placement of the civic open space is as important as the size. Where feasible open space type C and D should be “activated” with sidewalk-level commercial uses. The framework plan defines general locations for open space. 2.4.1. An open space, of either type 'C' or ‘D' as per Table 2.1, must be provided within Phase 1 of the SIA, in the general location identified in the Framework Plan. 2.4.2. Public open space must meet the following criteria: a. Existing open space includes publicly accessible space at ground level and at the first floor above grade. b. Area under permanent kiosks are not considered open space c. Area within courtyards that are open during normal public hours may be considered open space. 2.5. OPEN SPACE DESIGN 2.5.1. Open space must be selected from and configured as specified in Table 2.1. a. The illustrations are shown to convey the intended character only. 2.5.2. Open space must be visible and accessible with a minimum of two sides bordering streets, unless constrained by natural conditions. One of the required streets may be in the form of a Pedestrian Passage. a. Wall, fences and hedges must not exceed 48 inches in height. 2.5.3. Open spaces must contain benches, trash receptacles and bike racks, in keeping with the scale of the place. All furnishings must meet applicable City standards. 2.5.4. Landscape should be primarily of local origin, according to [Reference section of City Plant List]. 2.5.5. Property owners may contribute to an open space fund if the following conditions are met: [City to help define conditions] 2.5.6. Open spaces should provide for active and passive uses, that are limited by open space types, according to Table 2.2. 2.5.7. Uses listed in Table 2.2 are not exhaustive. Uses not listed in Table 2.2 must be approved by the [Director of Neighborhood Development Services]. © 2019 DPZ Partners 17 of 71 Charlottesville South Downtown Code CH 2: Framework Plan Table 2.1A Open Space Design - Location and Dimensions Location and Dimensions Open Space Type T-Fare Zones Size Dimension Frontage 1 ac. min. A. Park T4 1 side min. 10 ac. n/a max. 0.5 ac. 2 sides B. Green T4 min. 80 ft. min. min. 5 ac. max. 0.2 ac. 2 sides C. Square T4, T5, T6 min. 80 ft. min. min. 3 ac. max. 0.2 ac. D. Plaza T5, T6 1 side min. min. 60 ft. min. 2 ac. max. 1,000 sf. E. Pocket min. T4, T5 1 side min. 30 ft. min. Park 0.25 ac. max. F. Passage 12-40 ft. in (mid- T4, T5, T6 n/a n/a width block) © 2019 DPZ Partners 18 of 71 Charlottesville South Downtown Code CH 2: Framework Plan Table 2.1B Open Space Design - Improvements Improvements Impervious Building Open Space Type Landscape Seating Lighting Surface Coverage 1 canopy 1 seat per Required tree per A. Park TBD 2,000 sq. along 8,000 sq. feet walkways feet 1 canopy 1 seat per tree per B. Green 40% max. 5% max. 1,500 sq. Required 4,000 sq. feet feet 1 canopy 1 seat per tree per C. Square 60% max. 25% max. 1,000 sq. Required 4,000 sq. feet feet 1 canopy 1 seat per tree per D. Plaza 50 - 90% 15% max. 1,000 sq. Required 6,000 sq. feet feet 1 canopy E. Pocket 1 seat per tree per 50% max. 3% max. 1,000 sq. Required Park 4,000 sq. feet feet F. Passage 100% (mid- n/a n/a n/a Required max. block) © 2019 DPZ Partners 19 of 71 Charlottesville South Downtown Code CH 2: Framework Plan Table 2.2 Permitted Open Space Uses E. Pocket F. Passage Use A. Park B. Green C. Square D. Plaza Park (mid-block) Active Uses Athletic Fields (structured) Permitted - - - - - Athletic Fields (unstructured) Permitted Permitted - - - - Community Garden Permitted Permitted - - Permitted - Dog Park (enclosed) Permitted - - - - - Exercise Equipment Permitted Permitted Permitted - Permitted - Performance Space Permitted Permitted Permitted Permitted - - Playground Permitted Permitted Permitted - Permitted - Paths (walking & cycling) Permitted Permitted Permitted Permitted Permitted Permitted Skate Park Permitted Permitted Permitted Permitted - - Swimming Pool Permitted - - - - - Passive Uses Conservation Area Permitted Permitted Permitted - - - Concerts Permitted Permitted Permitted Permitted - - Farmers Market Permitted Permitted Permitted Permitted Permitted Permitted Festivals Permitted - - - - - Furniture Games Permitted Permitted Permitted Permitted Permitted Permitted Outdoor Dining Permitted Permitted Permitted Permitted Permitted Permitted Food Sales Permitted Permitted Permitted Permitted - Permitted Public Art Permitted Permitted Permitted Permitted Permitted Permitted Water Features Permitted Permitted Permitted Permitted Permitted Permitted © 2019 DPZ Partners 20 of 71 Charlottesville South Downtown Code CH 2: Framework Plan 2.6. RETAIL 2.6.1. All ground floor space must meet the storefront requirements in Section 7.6 for a minimum depth of 20 feet in the following conditions: a. Where retail is required at grade; and b. Where retail is provided at suggested retail locations. 2.6.2. Retail is discouraged in locations not indicated as required or suggested retail in the Framework Plan. Alternatives include: a. Neighborhood-scaled retail, not to exceed 1,500 square feet per building footprint. 2.7. SPECIAL BUILDING REQUIREMENTS Regulating Plans may include the following special building requirements: 2.7.1. Terminated vistas, specifying locations where buildings should respond to axial or deflected terminations of streets and passages with changes in massing, articulation, and design. 2.7.2. Height restrictions, specifying minimum or maximum heights for structures. 2.7.3. Build-to lines, specifying specific required setbacks for buildings in relation to their property lines. 2.7.4. Designated open space, specifying the location, size, and type of open spaces on buildable lots. © 2019 DPZ Partners 21 of 71 Charlottesville South Downtown Code CH 2: Framework Plan Figure 2.2 Framework Plan [see attached, large scale plan] © 2019 DPZ Partners 22 of 71 Charlottesville South Downtown Code CH 2: Framework Plan Figure 2.3 Zoning Map [see attached, large scale plan] © 2019 DPZ Partners 23 of 71 Charlottesville South Downtown Code CH 3: Description of Transect Zones 3. TRANSECT ZONES DESCRIBED Intent: The building form regulations are organized by Transect Zones which differentiate regulatory standards according to intensity of development as opposed to use. Transect Zones address needs and constraints that differ between more and less intense places within a pedestrian supportive framework. Transect Zones coordinate building height, setback, frontages, parking location, and use according to intensity. 3.1. Transect Zones are generally specified as follows: 3.1.1. T4: Transition Zone: T4 is a low to moderate intensity single and multi- family residential zone with limited neighborhood-scaled commercial uses. It is limited in height to three stories and intended to function as a transition zone from the single-family neighborhoods to the high intensity, mixed use zones. 3.1.2. T5: General Zone: T5 is a medium intensity, mixed-use zone characterized by mid-rise, residential, commercial, institutional or mixed-use buildings. It is limited in height to four stories by-right with two additional stories permitted for affordable housing. Small retailers and service providers, food service establishments, and entertainment venues are encouraged along main streets and at neighborhood centers. 3.1.3. T6: Center Zone: T6 is the high intensity mixed-use characterized by taller, mixed-use buildings, offices, hotels, institutions, and apartment buildings, located on an open space type C or D. It is limited in height to five stories by-right with four additional stories permitted for affordable housing. Active uses are encouraged along the ground floor. 3.1.4. Civic: The Civic Zone is assigned to publicly or privately owned properties including institutions and public open space. 3.2. Transect Zones are assigned according to Figure 2.2. 3.3. Building and site standards for Transect Zones are summarized in Tables 4.1 to 4.3. © 2019 DPZ Partners 24 of 71 Charlottesville South Downtown Code CH 4: Bulk Standards 4. BULK STANDARDS 4.1. Form standards are organized by Transect Zone according to Tables 4.1 - 4.3. Table 4.1 Bulk Standards - T4 Setbacks - Principal Building (feet) Setbacks - Accessory Building (feet) a Front, Primary 10 min. e Front (PB +) 10 min. b Corner Side 10 min. f Corner Side 10 min. c Side 0 or 5 min. g Interior Side 0 or 5 min. d Rear 5 min. h Rear 4 min. Frontage & Lot Occupation (min.) Frontage Yard Types [see Table 7.1] Front 70% Common Not Permitted Side 40% Fenced Permitted Lot Occupation Cluster Court Permitted i Lot Width 100 ft. max. Shallow Permitted Lot Coverage 60% max. Urban Not Permitted Building Height (stories, max.) Pedestrian Forecourt Not Permitted Principal Building 3 Vehicular Forecourt Not Permitted Accessory Building 2 Notes: (1) By-Right, max. base height limit (2) With affordable housing incentive © 2019 DPZ Partners 25 of 71 Charlottesville South Downtown Code CH 4: Bulk Standards Table 4.2 Bulk Standards - T5 Setbacks - Principal Building (feet) Setbacks - Accessory Building (feet) a Front, Primary 5 min. e Front (PB +) 10 min. b Corner Side 5 min. f Corner Side 5 min. c Side 0 or 5 min. g Interior Side 0 or 5 min. d Rear 5 min. h Rear 4 min. Frontage & Lot Occupation (min.) Frontage Yard Types [see Table 7.1] Front 70% Common Not Permitted Side 40% Fenced Not Permitted Lot Occupation Cluster Court Not Permitted i Lot Width 150 max. Shallow Permitted Lot Coverage 80% max. Urban Permitted Building Height (stories, max.) Pedestrian Forecourt Permitted Principal Building 4(1) / 6(2) Vehicular Forecourt Not Permitted Accessory Building 2 (1) By-Right, max. base height limit (2) With affordable housing incentive © 2019 DPZ Partners 26 of 71 Charlottesville South Downtown Code CH 4: Bulk Standards Table 4.3 Bulk Standards - T6 Setbacks - Principal Building (feet) Setbacks - Accessory Building (feet) a Front, Primary 0 min., 10 max. e Front N/A b Corner Side 0 min., 6 max. f Corner Side N/A c Side 0 or 5 min. g Interior Side N/A d Rear 2 min. h Rear N/A Frontage & Lot Occupation (min.) Frontage Yard Types [see Table 7.1] Front 90% Common Not Permitted Side 40% Fenced Not Permitted Lot Occupation Cluster Court Not Permitted i Lot Width 15 min, Shallow Not Permitted Lot Coverage 100% max. Urban Permitted Building Height (stories, max.) Pedestrian Forecourt Permitted Principal Building 5(1) / 9(2) Vehicular Forecourt Permitted Accessory Building N/A (1) By-Right, max. base height limit (2) With affordable housing incentive © 2019 DPZ Partners 27 of 71 Charlottesville South Downtown Code CH 5: Block and Lot Standards 5. BLOCK & LOT STANDARDS 5.1. BLOCKS 5.1.1. All proposed developments must be designed within a block structure that is bounded by public right-of-ways on all sides. 5.1.2. The maximum block perimeter is 1,600 feet. a. Block perimeter is measured as a line circumscribing the block along street rights-of-way, or the back of sidewalks where streets are private. b. Block faces are considered straight or curved line segments that are combined to create the block perimeter. c. Where two or more line segments along the block perimeter meet at an internal angle greater than 135 degrees, the line segments are considered to be a single block face. 5.1.3. Any block face longer than 350 feet requires a cross-block passage that bisects the block to facilitate pedestrian movement. a. Cross-block passages may be provided through parking lots or structures, provided a clearly marked and dedicated pedestrian path is provided. 5.1.4. One block face may be bounded by a non-vehicular pedestrian passage. The passage must have a minimum public right-of-way of 12 feet. 5.1.5. Blocks that are adjacent to public parks may have pedestrian passages on two sides. 5.1.6. Where there is a grade change that cannot be accommodated by ramps or a sloped sidewalk steps are permitted. Site access must comply with visitability standards, ADA standards, and other applicable building codes. 5.1.7. Blocks may be exempt under the following conditions a. Blocks containing a civic space as defined in Table 2.1, b. Blocks on slopes greater than 15% 5.1.8. The Framework Plan area may be divided into one or more lot, subject to the following: a. Lots must follow the dimensional requirements of their applicable zoning category. b. Lots must abut one or more street. © 2019 DPZ Partners 28 of 71 Charlottesville South Downtown Code CH 6: Building Massing and Materials 6. BUILDING MASSING & MATERIALS 6.1. BUILDING HEIGHT 6.1.1. Building heights are assigned by Transect Zone. 6.1.2. Building height is measured as follows: a. Building height is measured in above-ground stories, except where specified otherwise. b. Building height is counted from the highest elevation of adjacent sidewalk grade. c. Above ground stories are measured from finished floor to finished floor and as follows: i. Top floors on buildings with flat roofs are measured from finished floor to finished ceiling. ii. Pitched and angled roofs are measured to the bottom of the eave. 6.1.3. Story height is limited as follows: a. In T4 story height is limited to 14 feet. b. In T5 and T6 story height is limited to 16 feet. c. Medical office buildings and hospitals may exceed maximum story height by up to 20 feet. d. Commercial uses at grade may exceed maximum story height as follows: i. In T4 and T5 story height is limited to 20 feet. ii. In T6 story height is limited to 24 feet. e. Partial stories less than four feet above ground do not count as a story. f. Below ground stories are not limited in height. g. Where stories exceed the maximum height they are counted as multiple stories by dividing the story height by the maximum story height and rounding up. h. Mezzanines exceeding 50% of the ground floor area are counted as additional stories. i. Where ground floors are residential or lodging in use, the finished floor must be elevated from sidewalk grade provided the second story finished floor is at least 16 feet above sidewalk grade, as per Figure 6.1. © 2019 DPZ Partners 29 of 71 Charlottesville South Downtown Code CH 6: Building Massing and Materials Figure 6.1 Ground Floor Residential Height j. Where sidewalk grade changes across a building facade: i. The average ground floor height measured across the facade should meet the ground floor height requirement, as illustrated in Figure 6.2. ii. Ground floor height at the lowest end may be up to two feet lower than the minimum ground floor height. iii. Ground floor height at the highest end may exceed the maximum ground floor height. k. Below ground stories may extend up to three feet above sidewalk grade. Figure 6.2 Grade Changes with Retail © 2019 DPZ Partners 30 of 71 Charlottesville South Downtown Code CH 6: Building Massing and Materials 6.1.4. The following are not counted as part of the building height: a. Rooftop equipment, elevator bulkheads, rooftop stair access, and other non-habitable spaces, excluding parking areas, are restricted according to [reference section of existing screening requirements - section 34-XX]. b. Towers and loggias may exceed the maximum height provided their footprint is equal to, or less than 400 square feet, as illustrated in Figure 6.3. Figure 6.3 Height Illustrated © 2019 DPZ Partners 31 of 71 Charlottesville South Downtown Code CH 6: Building Massing and Materials 6.2. BUILDING MASS 6.2.1. Maximum facade length a. Building facades are limited in length to 120 feet along A-streets, pedestrian streets, and open spaces, according to Figure 6.4. b. Parking structures are exempt from this requirement, however buildings lining parking structures are not. Figure 6.4 Maximum Facade Length © 2019 DPZ Partners 32 of 71 Charlottesville South Downtown Code CH 6: Building Massing and Materials 6.3. PARKING STRUCTURE HEIGHT 6.3.1. Where parking structures are freestanding, attached to buildings for less than 50% of their perimeter, they are limited to 48 feet in height, measured to the top of parapet or railing where the top floor is used for parking. 6.3.2. Where parking structures are attached to buildings for more than 50% of their perimeter, their maximum height is limited according to Figure 6.5 and as follows: a. Parking structures may not be visible within 50 feet of lining buildings along A streets, pedestrian streets, and open spaces. b. Visibility is determined from the point of view of a 5’-6” tall pedestrian at sidewalk level. Figure 6.5 Parking Structure Height © 2019 DPZ Partners 33 of 71 Charlottesville South Downtown Code CH 7: Frontages 7. FRONTAGES Site and building development is subject to the following urban design guidelines. 7.1. LOT FRONTAGES 7.1.1. Lot lines abutting street rights-of-way and open space are designated as primary frontages or secondary frontages as follows: a. For lots abutting a right-of-way along a single lot line, the abutting lot line is designated the primary frontage. b. For corner lots abutting a right-of-way along two connected lot lines, the short side of the lot will be designated the primary frontage, the other lot line is designated the secondary frontage. 7.2. FRONTAGE OCCUPATION AND ACTIVATION 7.2.1. Frontage occupation is regulated by Transect Zone, according to Tables 4.1 to 4.3. 7.2.2. Along A-streets,, ground floor uses must be active for the first 20 feet of building depth. Active uses include: a. Retail sales and display spaces excluding offices, b. Food service dining areas, bars, and counters, c. Open venue spaces, d. Offices, e. Conference rooms, f. Hotel, multi-family, and office lobbies, g. And lobby and waiting areas for services. 7.2.3. The following are excluded from lot frontage occupation calculations: a. Pedestrian walkways. b. Pedestrian forecourts. c. Vehicular access to parking, less than 10 feet. 7.3. SETBACKS 7.3.1. Buildings must be set back from site boundaries according to Tables 4.1 to 4.3 and the following: a. Primary front setbacks pertain to the primary frontage; b. Secondary front setbacks pertain to the secondary frontage; 7.3.2. Where a maximum setback is specified, it pertains only to the amount of building facade required to meet the minimum frontage occupation requirements of Section 7.4: Frontage Yards. © 2019 DPZ Partners 34 of 71 Charlottesville South Downtown Code CH 7: Frontages 7.3.3. Where existing utilities or irregular site lines cause conflicts with required setbacks, the [Director of Neighborhood Development Services], may modify setbacks up to five percent. 7.3.4. Screened outdoor areas must be a minimum of five feet from side and rear lot lines. 7.4. FRONTAGE YARDS 7.4.1. Frontage yards must be wholly open to the sky and unobstructed, except for roof projections, elements and permitted encroachments attached to primary and accessory buildings. Projections must not extend into any yards more than three feet. 7.4.2. Applicants must select and specify frontage yard types at primary frontages and secondary frontages. a. Frontage yard types may be different at primary and secondary frontages. b. Frontage yard types must be selected from Table 7.1. 7.4.3. Landscaping in frontage yards is subject to the requirements of Table 7.1 and the following: a. Where the minimum number of required trees cannot be reasonably planted, they may be accommodated as additional streetscape improvements or by fee in lieu. b. Tree trunks must be a minimum of five feet from street lights, underground utilities, utility meters and service lines, fences, walls, and other ground level obstructions at maturity. c. Ground vegetation or shrub plantings with spines, thorns, or needles that may present hazards to pedestrians, bicyclists, or vehicles are prohibited within two feet of walkways at maturity. 7.4.4. Impervious surfaces and walkways in frontage yards are subject to the requirements of Table 7.1 and the following: a. Where townhouses occupy a common site, each townhouse with an entrance towards a frontage must have a walkway connecting the sidewalk to the townhouse entrance. b. At cluster courts, the common court must have a walkway connecting the sidewalk at the primary frontage with building entries. © 2019 DPZ Partners 35 of 71 Charlottesville South Downtown Code CH 7: Frontages 7.4.5. The following structures and equipment are prohibited in frontage yards: a. Pools, jacuzzis, spas, hot tubs, tennis courts, and their related enclosures, pumps, and equipment; b. Air conditioning compressors; c. Emergency generators; d. Dumpsters; and e. Parking structure ventilation. 7.4.6. Drive-throughs are prohibited within the SIA. 7.4.7. Any portion of a frontage in T5 and T6 not occupied by buildings, driveways, or walkways must be lined with a streetscreen as follows: a. Streetscreens must meet the fencing and wall standards for the frontage yard type. b. Streetscreens must be coplanar with the primary building facade or located further into the lot than the facade. c. Parking and service areas may not be located between streetscreens and lot lines. © 2019 DPZ Partners 36 of 71 Charlottesville South Downtown Code CH 7: Frontages Table 7.1 Frontage Yard Types A. Common Yard Illustration 60% minimum must be landscaped with ground cover, shrubs, trees, or understory Surface trees. Paving is limited to walkways, driveways, and per setback. Walkways One per frontage providing access to building entries Permitted at or beyond the building setback line a maximum six feet high, not along Fencing frontage lines. B. Fenced Yard Illustration 60% minimum must be landscaped with ground cover, shrubs, trees, or understory Surface trees. Paving is limited to walkways, driveways, and per setback. Walkways One per frontage providing access to building entries Permitted along frontage lines. Min. three feet max. four feet when within building Fencing setback. At or beyond setback line, fence height may be six feet max. © 2019 DPZ Partners 37 of 71 Charlottesville South Downtown Code CH 7: Frontages Table 7.1 Frontage Yard Types C. Cluster Court Illustration 50% minimum must be landscaped with ground cover, shrubs, trees, or understory Surface trees. Paving is limited to walkways, driveways, and per setback. Court must be a min. 20 feet wide and a min. 1,000 sf in size and must have a Walkways walkway connecting the sidewalk at the primary frontage with building entries. Permitted at or beyond the building setback line a maximum six feet high, not along Fencing frontage lines. D. Shallow Yard Illustration Must be a max. setback of 10 feet. Landscaped in T4 and may be paved in T5. Surface Walkways One per frontage providing access to building entries in T4. Permitted at or interior to the building setback line at primary street frontages. Permitted at or interior to secondary street frontage lines. Minimum height is three Fencing feet, maximum height is four feet. © 2019 DPZ Partners 38 of 71 Charlottesville South Downtown Code CH 7: Frontages Table 7.1 Frontage Yard Types E. Urban Yard Illustration Surface Must be paved at sidewalk grade Walkways Must be paved at sidewalk grade. Vegetation is permitted in raised containers. Fencing Permitted at outdoor seating only a maximum three feet. F. Pedestrian Forecourt Illustration Surface Min. 80% paving at sidewalk grade. Permitted at outdoor seating and at or interior to building setback lines a maximum Fencing three feet. Forecourt: 2,400 sq.ft. max. and a min. 20 ft. wide up to 30% of the allowable Area frontage, and a max. 30 ft. deep. Activation Must be lined with habitable space on 3-sides, or on 2-sides at corner sites. © 2019 DPZ Partners 39 of 71 Charlottesville South Downtown Code CH 7: Frontages Table 7.1 Frontage Yard Types G. Vehicular Forecourt Illustration Driveway must be paved at sidewalk grade. The remainder of frontage setback may Surface be paved or landscaped. Fencing Permitted at outdoor seating only a maximum three feet. Area Forecourt: 3,000 sq.ft. max. Activation Must be lined with habitable space on 3-sides, or on 2-sides at corner sites. Table 7.2 Frontage Yard Type Summary T4 T5 T6 Common P Fenced P Cluster P Shallow P P P Urban P P Pedestrian Forecourt P P Vehicular Forecourt P P © 2019 DPZ Partners 40 of 71 Charlottesville South Downtown Code CH 7: Frontages 7.5. BUILDING ENTRIES 7.5.1. Frequency of doors a. Building entries should be spaced no greater than 60 feet apart along A-streets, pedestrian streets, and open spaces, as per Figure 7.1 Figure 7.1 Frequency & Location of Doors on A-streets 7.5.2. Locations of doors a. The primary entry to buildings should be located along A-streets, pedestrian streets, or open spaces, as per Figure 7.1. b. Where tenant spaces occupy a corner, doors should be provided along both streets except where one street is a B-street, as per Figure 7.2. Figure 7.2 Frequency & Location of Doors on A & B-streets © 2019 DPZ Partners 41 of 71 Charlottesville South Downtown Code CH 7: Frontages 7.6. STOREFRONTS 7.6.1. All ground floor commercial spaces should be configured with storefronts along their facades except along B-streets. 7.6.2. Storefront windows, doors, signage, awnings, details and lighting should be designed as a unified composition. 7.6.3. Storefront Windows a. Storefronts should not be constructed of extruded aluminum frames or panels. b. Storefront windows should be divided into lower panels and upper transom windows. c. Transom windows should be between two and four feet in height. d. Lower panels should extend to at least nine feet above sidewalk grade. 7.6.4. Storefront Doors a. Storefront entrance doors should be recessed to allow the door to swing out without obstructing pedestrian flow on the sidewalk. b. Where storefront entrance doors are recessed, the walls of the recess should be a minimum of 70% glazed. c. Where storefront entrance doors do not extend to the top of adjacent display windows, a glazed transom panel should be installed above the door. d. Each tenant space should have at least one three-foot wide door at the main entry. e. Storefront entrances are encouraged at building corners. f. Where appropriate, sliding or folding doors that allow the activity of the business to open adjacent to and onto the public sidewalk may be installed for restaurants and food services. g. Rear and side doors facing service alleys and parking lots are encouraged, but not required. 7.6.5. Storefront Bulkheads a. Storefronts should have a minimum 12-inch high masonry kick plate or bulkhead along all street frontages. b. Storefront bulkheads should not exceed 36 inches above the adjacent sidewalk. c. Bulkheads should be designed as an integral component of the overall storefront. © 2019 DPZ Partners 42 of 71 Charlottesville South Downtown Code CH 7: Frontages 7.6.6. Security Gates and Shutters a. Solid metal security gates and solid roll-down shutters are not permitted. b. Interior link or grill security devices may be permitted if they can be completely enclosed or hidden from view when not in use. Figure 7.3 Storefront Design 7.6.7. Design for Tenant Flexibility a. The design of first and second floor commercial spaces should anticipate restaurant requirements. b. Accommodation for restaurant venting and sewage utilities such as grease traps and interceptors should be designed into the building. c. Designs should anticipate potential commercial power and gas load needs. © 2019 DPZ Partners 43 of 71 Charlottesville South Downtown Code CH 7: Frontages 7.7. GLAZING 7.7.1. Along A-streets, pedestrian streets, and open spaces, ground floor glazing should meet the following: a. The percentage of glazed wall area should be greater than 70% at storefronts and 35% elsewhere. b. Reflective, tinted, and low-e glazing is prohibited. 7.7.2. The percentage of glazed wall area of all upper floors along A-streets, pedestrian streets, and open spaces should be greater than 35%.. 7.7.3. The percentage of glazed wall area of all upper floors and ground floors along B-streets should be greater than 25%. 7.7.4. Glazing percentages are calculated according to Figure 7.3. Figure 7.3 Glazing on A-streets & B-streets 7.3A - A-street 7.3B - B-street © 2019 DPZ Partners 44 of 71 Charlottesville South Downtown Code CH 7: Frontages 7.8. ENCROACHMENTS. 7.8.1. Galleries which encroach into the public right-of-way require approval by Public Works. a. Galleries must be a minimum of 10 feet in depth and a minimum of 14 feet in height, maintaining a 1.2:1 - 2:1 height to width ratio, as per Figure 7.4. i. Where arcades are within public rights-of-way, they must meet Public Works clearance standards to allow utility access. b. Gallery columns should have a diameter between 1/7th and 1/12th their height, measured from the base to the bottom of the entablature or arched opening. c. Galleries may encroach over sidewalks along A Streets, as per Figure 7.4. d. Where galleries encroach over sidewalks, they should extend to within two feet of curbs, as per Figure 7.4. e. Galleries may not change height or width along a facade. Figure 7.4 Galleries © 2019 DPZ Partners 45 of 71 Charlottesville South Downtown Code CH 7: Frontages 7.8.2. Awnings a. Awnings must be a minimum of six feet in depth and have a minimum of eight feet of vertical clearance, as per Figure 7.5. i. Where canopies are within public rights-of-way, they must meet Public Works clearance standards to allow utility access. b. Awnings may encroach into building setbacks and over sidewalks to within two feet of curbs. c. Awnings along storefronts should attach to facades between the storefront display windows and transom windows, as per Figure 7.5. d. Awnings should not have side or bottom panels, as per Figure 7.5. e. Awnings should be a minimum of 36 inches wide. f. Where multiple awnings are installed on a single tenant facade, breaks between awnings should not exceed 12 inches. g. Awnings may not be backlit or internally illuminated. h. Awnings may be externally illuminated. i. Round, half domed, and plastic awnings are prohibited. j. Awnings should have a slope of 1:3 or less. Figure 7.5 Awnings © 2019 DPZ Partners 46 of 71 Charlottesville South Downtown Code CH 7: Frontages 7.8.3. Canopies a. Canopies must be a minimum of six feet in depth and have a minimum of eight feet of vertical clearance, as per Figure 7.6. i. Where canopies are within public rights-of-way, they must meet Public Works clearance standards to allow utility access. b. Canopies may encroach into building setbacks and over sidewalks to within two feet of curbs. c. Canopies along storefronts should attach to facades between the storefront display windows and transom windows, as per Figure 7.6. d. Canopies should be continuous across the entire width of tenant facades. Figure 7.6 Canopies © 2019 DPZ Partners 47 of 71 Charlottesville South Downtown Code CH 7: Frontages 7.8.4. Display windows a. Retail display windows may encroach into building setbacks a maximum of four feet, as per Figure 7.7, but not into the public right-of-way. b. Display windows and shop doors must allow a view into the retail space. They should not be blocked by posters or other items affixed directly to glazing. Figure 7.7 Display Windows © 2019 DPZ Partners 48 of 71 Charlottesville South Downtown Code CH 7: Frontages 7.9. WALLS, FENCES, AND TERRACES 7.9.1. Fencing and walls in frontage yards is subject to the requirements of Table 7.1. 7.9.2. Fencing is prohibited along A-streets, pedestrian streets, and open spaces. 7.9.3. Walls are permitted along A-streets, pedestrian streets, and open spaces as follows: a. Walls may be used to define pedestrian forecourts and to screen service and parking areas. 7.9.4. Pedestrian forecourts may be terraced with an initial height change of no more than 20 inches from sidewalk grade for a distance of six feet. Figure 7.8 Terraced Pedestrian Forecourt 7.9.5. A fence must be uniform in construction, design, material, color and pattern, and the fence material must be of a standard material, conventionally used by the fencing industry. 7.9.6. Fencing and wall materials are limited as follows: a. Chain link, vinyl, unpainted wood, barbed wire, razor wire and electrified fences are prohibited in T4, T5, and T6. b. Painted wood is permitted in T4. c. Decorative metal is permitted in T4, T5, and T6. d. Masonry is permitted in T4, T5, and T6. e. Masonry is required in T6. 7.9.7. Fencing and walls in frontages must provide complete enclosure by connecting with other walls, fences, hedges or buildings on the lot. © 2019 DPZ Partners 49 of 71 Charlottesville South Downtown Code CH 7: Frontages 7.10.MECHANICAL EQUIPMENT 7.10.1.Mechanical equipment and entries to mechanical spaces may not be located along A-streets, pedestrian streets, or open spaces. 7.10.2.Mechanical equipment, including rooftop equipment, should be shielded from view along A-streets, pedestrian streets, and open spaces with architecturally integrated walls or screens. 7.10.3.Mechanical vents may not exhaust within eight feet of sidewalk level. 7.10.4.Mechanical vents should not exhaust along A-streets, pedestrian streets, or open spaces where B-streets, alleys, or rooftop exhaust options are available. 7.10.5.Sound screening is required for any mechanical sounds above 65 dB at sidewalk level. 7.11.LIGHTING 7.11.1.Lighting must be provided along all streets, according to Appendix A of the City of Charlottesville City Standards and Design Manual (SADM) and to the following: a. Cobra head fixtures are prohibited. b. Pedestrian-scaled street lamps are required along A-Streets. c. Boxed fixtures are permitted in parking areas only. d. Street lights may not impede the required clear area of sidewalks. 7.11.2.Along A-streets: a. The top of the luminaire should be no higher than 12 feet above the sidewalk. b. Street lights should be spaced no further than 40 feet apart. c. Street lights must be installed on both sides of vehicular streets. 7.11.3.Along B-streets: a. The top of the luminaire should be no higher than 12 feet above the sidewalk. b. Street lights should be spaced no further than 60 feet apart. c. Street lights may alternate sides. 7.11.4.Fixtures and Bulbs a. Lighting should be shielded to avoid uplighting b. Flood-lighting is not permitted. c. LED lighting should be diffused or indirect. d. Fixtures should be coordinated along building facades. © 2019 DPZ Partners 50 of 71 Charlottesville South Downtown Code CH 7: Frontages 7.11.5.Color Temperature a. Exterior lighting color temperature should be between 2700K and 3800K. 7.11.6.Duration of Lighting a. Interior lighting of storefronts and exterior lighting of signs is recommended until at least 11pm to accentuate storefront displays and promote public safety. b. Lighting of frontages and alleys is recommended during all nighttime hours. c. Motion-sensored lighting is not permitted along A-Streets, pedestrian streets, or open spaces. © 2019 DPZ Partners 51 of 71 Charlottesville South Downtown Code CH 8: Signage 8. SIGNAGE 8.1. Signage within the SIA must meet the requirements of this chapter. 8.2. Prohibited Signs are according to section 34-1029 and the following: 8.2.1. Electronic Moveable Signs a. Computer screen or moveable electronic signs are not permitted. 8.3. Permitted sign types are limited by Transect and the following restrictions according to Table 8.1. 8.3.1. The number of signs per sign type; 8.3.2. The area of signs; 8.3.3. The maximum height of signs; 8.3.4. The height of sign copy. 8.4. A permit is required for the installation or modification of all signs as specified in Table 8.1 and as follows: 8.4.1. Signs specified in section 34-1027 do not require permits but require compliance with this chapter. 8.4.2. Signs not requiring a permit according to Table 8.1 must meet the requirements of this chapter. 8.4.3. Permit requirements and approvals are according to section 34-1025. 8.5. All signs must provide the following clearance except where otherwise specified: 8.5.1. Eight feet over pedestrian ways. 8.5.2. 13.5 feet over vehicular ways and streets 8.6. Illumination is according to section 34-1034. 8.6.1. Signage may not be internally illuminated, except for neon window or vertical signs. 8.7. Maintenance of signs is according to section 34-1035. 8.8. Non-conforming signs are according to section 34-1036. 8.9. Removal of signs is according to section 34-1037. 8.10.Restrictions by sign type are according to the following: 8.10.1.Awning Sign: a. Signage may be painted or applied to the fringe of an awning or its top surface. 8.10.2.Canopy Sign: a. Signage may be applied to the top of a canopy. © 2019 DPZ Partners 52 of 71 Charlottesville South Downtown Code CH 8: Signage 8.10.3.Corner Sign (new): a. Corner signs are only permitted at building corners where each facade abuts a frontage. 8.10.4.Marquee Sign: a. Marquee signs are only permitted for Theaters. b. Marquee signs may project to within two feet of curbs. c. Marquee signs must provide a minimum clearance of 10 feet. d. Marquee signs may be illuminated. 8.10.5.Painted Wall Sign (new): a. Painted Wall signs are limited to one per frontage. 8.10.6.Projecting Sign: a. Projecting signs may project up to 42 inches from the facade. b. Projecting signs must be below the bottom sill of the second floor. 8.10.7.Sandwich Sign: a. Sandwich signs may be displayed along the sidewalk adjacent to each tenant space. b. Sandwich signs must be removed at non-business hours. c. Sandwich signs must not be located within two feet of a curb. d. Sandwich signs must provide a minimum three feet of clearance if placed within the public right-of-way. 8.10.8.Temporary Signs (new): a. Temporary signs are permitted 30 days before an event and no longer than four days following the event. 8.10.9.Wall Sign: a. Wall signs must be below the bottom sill of the second floor. b. Wall signs must not cover, cross or otherwise hide any column, belt course or other decorative architectural feature of a building, including any balcony. c. Wall signs must not project more than six inches from the facade. d. Plastic or vinyl wall signs are not permitted. 8.10.10.Window Sign (new): a. Window signs must be applied to the interior of windows b. Window signs may be painted, applied vinyl, or applied gold leaf letters. © 2019 DPZ Partners 53 of 71 Charlottesville South Downtown Code CH 8: Signage Table 8.1 Sign Standards Number of Copy Height Sign Area Sign Type T4 T5 T6 signs Height (max) (max) (max) (max) 1 sloping 16 inches on plane plus 1 sloping plane, A: Awning Sign P P P N/A valance per 20 sq. feet 8 inches on awning valance B: Canopy Sign P P N/A 1 per canopy 250 sq. inches 18 inches 6 feet above the eave 1 per C: Corner Sign P P or parapet building 40 sq. feet N/A D: Freestanding Sign 25 feet 1 per parcel 30 sq. feet N/A 1 per E: Marquee Sign P P N/A frontage 60 sq. feet N/A F: Monument Sign 6 feet 1 parcel 24 sq. feet N/A 20 sq. feet along A 1 per G: Painted Wall Sign P P N/A frontage streets, no N/A limit along B streets H: Pole Sign P P 12 feet 1 per parcel 12 sq. feet N/A I: Projecting Sign P P P 20 feet 1 per tenant 30 sq. feet 8 inches 30 inches wide and 1 ground J: Sandwich Sign B B B 42 inches high floor tenant 12 sq. feet N/A K: Temporary Sign T T N/A 1 per tenant N/A 10 sq. feet 1 per L: Wall Sign P P 20 feet 100 sq. feet 18 inches frontage 20% of M: Window Sign P P P N/A 1 per window 12 inches window T: temporary sign (restricted time period) with permit B: permitted during business hours with permit P: permitted with permit Blank cells are signs which are not permitted in the respective transect zone © 2019 DPZ Partners 54 of 71 Charlottesville South Downtown Code CH 8: Signage Figure 8.1 Sign Types Illustrated 8.1.A: Awning Sign 8.1.B: Canopy Sign 8.1.C: Corner Sign © 2019 DPZ Partners 55 of 71 Charlottesville South Downtown Code CH 8: Signage Table 8.1 Sign Types Illustrated 8.1.D: Freestanding Sign 8.1.E: Marquee Sign 8.1.F: Monument Sign © 2019 DPZ Partners 56 of 71 Charlottesville South Downtown Code CH 8: Signage Table 8.1 Sign Types Illustrated 8.1.G: Painted Wall Sign 8.1.H: Pole Sign 8.1.I: Projecting Sign © 2019 DPZ Partners 57 of 71 Charlottesville South Downtown Code CH 8: Signage Table 8.1 Sign Types Illustrated 8.1.J: Sandwich Sign 8.1.L: Wall Sign 8.1.M: Window Sign © 2019 DPZ Partners 58 of 71 Charlottesville South Downtown Code CH 9: Uses 9. USES 9.1. The uses allowed within the SIA are those identified within Table 9.1 below. 9.2. Uses are limited by Transect Zone according to Table 9.1. Refer to section 34-576 for definition of uses. Table 8.1 Uses T4 T5 T6 Table 8.1 Uses T4 T5 T6 Residential Hotels & Lodging Accessory Apartment (Internal) B B B Hotels / Motels (Up to 100 keys) B B Accessory Apartment (External) A B B Hotels / Motels (Over to 100 keys) B B Accessory Buildings (Residential) A B B B&B B B B Adult Assisted Living B B Homestay B B 1-8 Residents B B B Inn B B >8 Residents B B Boarding: Fraternity or Sorority Adult Day Care B B Boarding House Amateur Radio Antennas Convent/Monastery B B Assembly & Recreation Criminal Justice Facility? Amusement Center C MF Dwelling B B Amusement Enterprises (Temporary) T T SF Detached B B B Amusement Park C SF Attached B B B Arena / Stadium (Indoor) C Townhouse B B B Auditorium B B Two-Family B B B Arena / Stadium (Outdoor) C Family Day Home (1-5 Children) B B B Amphitheater (Outdoor) C C Family Day Home (6-12 Children) C B B Movie Theaters C C Home Occupation B B B Music Hall C C Manufactured Home Parks Museums (Up to 4000 SF) B B Night Watchman’s Dwelling Museums (Up to 10000 SF) B B Nursing Home C B Indoor Recreational Facility (Public) B B Occupancy (3 Unrelated Persons) C B B Indoor Rec Facility B B Occupancy (4 Unrelated Persons) C B B Outdoor Recreational Facilities B B Residential Treatment Facility (1-8) C C Libraries B B Residential Treatment Facility (8+) C C Golf Course C Shelter Care Facility C C Golf Driving Range C Single Room Occupancy Facility C C House of Worship B B B Temporary Family Health Care T T Clubs (Private) C C © 2019 DPZ Partners 59 of 71 Charlottesville South Downtown Code CH 9: Uses Table 8.1 Uses T4 T5 T6 Table 8.1 Uses T4 T5 T6 Commercial Commercial Accessory Buildings B B B Daycare Facility B B B Animal Boarding (Outdoor Pens) Dry Cleaning Business B B Animal Boarding (Indoor Pens) C C Funeral Homes B B Animal Shelter C C Hospital C C Art Gallery C B B Laundromats B B Art Studio B B B Manufactured Home & RV Sales B B Art Workshop B B B Check Cashing Facility B B Assembly (Temporary) T T T Municipal Government Offices B B Assembly Plant (Handcraft) C C Business & Professional Office B B Assembly Plant? Medical Office B B Auto Parts & Equipment Sales C Philanthropic Office B B Gas Station B Property Mgmt Office B B Auto Rental / Leasing B Other Offices B B Auto Repair / Service C B Outdoor Storage (Accessory) A A Auto Sales C C Photography Studios B B Tire Sales / Recapping B Photographic Processing B B Bakery, Wholesale B B Radio / Television Broadcasting B B Banks B B All Night Restaurant B Bowling Alleys B B Drive-Thru Restaurant Car Wash B B Fast Food Restaurant B B Catering Business B B Full Service Restaurant C B B Health Clinic B B 24-Hour Restaurant B Public Health Clinic B B Technology Based Business B B Veterinary Clinic (Outdoor Pens) Service Business B B Veterinary Clinic (Indoor Pens) B B Farmers Market B B B Contractor’s Shop B B Greenhouse / Nurseries B B Data Center B B Grocery Store B B Convenience Store B B B General Retail B B B © 2019 DPZ Partners 60 of 71 Charlottesville South Downtown Code CH 9: Uses Table 8.1 Uses T4 T5 T6 Table 8.1 Uses T4 T5 T6 Commercial Industrial Home Improvement Center B B Accessory Buildings B Pharmacy B B Assembly? B Shopping Centers C B Beverage or Food Processing (Packaging & Bottling) B Shopping Mall Brewery & Bottling Facility Temporary Sales T T Compounding of Cosmetics, B Toiletries, Drugs, & Pharmaceutical Other Retail B B Construction Storage Yards Small Breweries B B Contractor’s Shop (HAZMAT) Micro Producers B B Correctional Facilities Education Frozen Food Lockers Greenhouse / Nurseries (Wholesale) Elementary School B B B Industrial Equip Service & Repair High School B B Janitorial Service Company B College / University C C Kennels Artistic Instruction B B Laboratory, Medical B B Vocational B B B Laboratory, Pharmaceutical B B Other Landscape Service Company Cemetery C C C Laundries B Crematorium Manufactured Home Sales Parking Garage B B Manufacturing, Light B B Surface Parking (under 20 spaces) C C Moving Companies Surface Parking (over 20 spaces) C C Printing / Publishing Facilities B B Temporary Parking T T Open Storage Yard Helipad Outdoor Storage (Accessory) Communication Facilities C C Research and Testing Laboratories B B Utility Facility C C C Self-Storage Companies C Utility Lines B B B Warehouses C Mobile Food Units P P Welding or Machine Shop C Taxi Stand Wholesale Establishments C Transit Facility B B B Salvage or Vehicle Storage Yard Towing Service Rented Storage Buildings C Legend A: Ancillary Use B: By-Right Use N: Not Permitted C: Conditional Use Permit P: Provisional Use Permit T: Temporary Use Permit © 2019 DPZ Partners 61 of 71 Charlottesville South Downtown Code CH 10: Parking Standards 10.PARKING STANDARDS 10.1.MINIMUM REQUIRED PARKING Applicants must identify on-street and off-street parking facility locations and their capacities, limited by the following: 10.1.1.Off-street parking location and access are subject to the requirements of Section 10.2. 10.1.2.Must demonstrate compliance with shared and minimum parking requirements, according to Table 10.2, and the following minimum parking requirements according to Table 10.1. 10.1.3.Parking requirements may be managed collectively utilizing all on- street and off-street spaces within the SIA. 10.1.4.On-street and off-street parking should be shared with common signage and wayfinding through the SIA. Table 10.1 Minimum Parking Requirements Uses T4 T5 T6 1 spaces / unit 1 space / unit 0.5 spaces / unit Residential 0.5 spaces / adu 0.5 spaces / adu 0.5 spaces / adu Hotel & Lodging 1 space / 1.5 rooms 0.5 space / room Commercial see below Office N/A 3 spaces / 1,000 sq.ft 2 spaces / 1,000 sq.ft Food Service 5 spaces / 1,000 sq.ft 4 spaces / 1,000 sq.ft 3 spaces / 1,000 sq.ft 1 space / 6 fixed seats + 1 space / employee OR 5 1 space / 8 fixed seats + 1 space / employee Assembly spaces / 1,000 sq.ft. for OR 5 spaces / 1,000 sq.ft. for unfixed seats unfixed seats All Other 3 spaces / 1,000 sq.ft 2 spaces / 1,000 sq.ft 1 space / 1,000 sq.ft Assembly per Assembly use; 1 space / staff + 1 space Education for every 5 high school students no minimum Assembly per Assembly use; 1 space / staff + 1 space Higher Education for every 3 students no minimum All Other 2 spaces / 1,000 sq.ft 1 spaces / 1,000 sq.ft no minimum © 2018 DPZ Partners 62 of 71 Charlottesville South Downtown Code CH 10: Parking Standards Table 10.2 Shared Parking Table [sample - req. mins. to change as needed] Use Utilizing Req. Parking / Mon - Fri Mon - Fri Mon - Fri Sat - Sun Sat - Sun Sat - Sun Shared Min. 8am-6pm 6pm-12am 12am-8am 8am-6pm 6pm-12am 12am-8am Parking Standard Residential 60 60% 36 100% 60 100% 60 80% 48 100% 60 100% 60 Hotel & Lodging 0 70% 0 100% 0 100% 0 70% 0 100% 0 100% 0 Commercial see below Office, Ind. 20 100% 20 20% 4 5% 1 5% 1 5% 1 5% 1 Food Service 30 70% 21 100% 30 10% 3 70% 21 100% 30 20% 6 All Other 0 90% 0 80% 0 5% 0 100% 0 70% 0 5% 0 Assembly, Rec. 80 60% 48 100% 80 100% 80 80% 64 100% 80 100% 80 Education 0 60% 0 100% 0 100% 0 80% 0 100% 0 100% 0 All Other 0 70% 0 100% 0 100% 0 70% 0 100% 0 100% 0 Total Req. Spaces 190 125 174 144 134 171 147 © 2018 DPZ Partners 63 of 71 Charlottesville South Downtown Code CH 10: Parking Standards 10.2.OFF-STREET PARKING 10.2.1.Off-street parking design a. All off-street parking stalls and aisles must be dimensioned according to section 34-975, and section 34-977 and the following: i. Parking space width is measured from the centerline of stripes. ii. Tandem parking is permitted for all residential uses, limited to two spaces per each tandem space. iii. Compact car parking may be provided for up to 25% of required parking spaces. (1) Compact car spaces must be a minimum of eight feet wide and 16 feet long. (2) Compact car spaces must be clearly marked or posted for “Compact Cars Only.” 10.2.2.Vehicular parking location a. Off-street parking must be masked from A-streets, pedestrian streets, and open spaces by liner buildings no less than 24 feet in depth. 10.2.3.Vehicular parking access Figure 10.1 Vehicular Parking Access a. Underground parking is not restricted provided it is not visible from A-streets, pedestrian streets, or open spaces. b. Off-street parking facilities may be accessed by vehicles as follows: i. Vehicular access is prohibited from A-streets, except when the parking is bordered only by A-streets. © 2018 DPZ Partners 64 of 71 Charlottesville South Downtown Code CH 10: Parking Standards ii. Vehicular access along B-streets must be spaced a minimum of 350 feet centerline to centerline, measured along the block perimeter, as per Figure 10.1. iii. Vehicular access design is restricted along B-streets as follows: (1) Paved areas for vehicular access are limited to 24 feet in width. (2) Breaks in buildings for vehicular access are limited to 40 feet in total width, including pedestrian and bicycle provisions. c. Pedestrian access to off-street parking must be provided according to Figure 10.1 and as follows: i. Pedestrian access must be provided from adjacent A-streets, pedestrian streets, and open spaces at a minimum centerline spacing of 300 feet. ii. Pedestrian access must be a minimum of 12 feet in width. iii. Breaks in buildings for pedestrian access are limited to 24 feet in total width. 10.2.4.Vehicular parking design a. Off-street parking should be designed to make the most efficient use of land, limiting parking lot size. b. Surface parking lots with a dimension greater than 180 feet should provide a pedestrian walkway according to Figure 10.2 and as follows: Figure 10.2 Surface Parking Design i. Parking lot walkways should span the parking lot in a straight line connecting two ends of the lot. © 2018 DPZ Partners 65 of 71 Charlottesville South Downtown Code CH 10: Parking Standards ii. Walkways should be no less than five feet wide. iii. Trees and shrubs should be planted between walkways and parking spaces to provide shade for pedestrians. c. Surface parking lots must be landscaped according to [reference section of existing landscape requirements - section 34-XX]. d. Portions of parking structures exposed to pedestrian view should be screened as follows: i. Vegetative installations may be used to screen parking along south and west facing elevations. ii. Architectural screens, integrated with the architecture of attached or surrounding buildings, may be used to screen any elevation. (1) Openings should be vertical in proportion, appearing as windows. (2) The elevation should have between 60% and 75% solid wall. iii. Photovoltaic panels may be used to screen elevations conducive to solar energy collection. iv. Parapet walls should be provided at the top floor to shield direct view of rooftop lights. e. For uses requiring more than 20 off-street spaces, no more than 50% of the required surface lot spaces must be open to the sky. [Discuss with City] © 2018 DPZ Partners 66 of 71 Charlottesville South Downtown Code CH 10: Parking Standards 10.3.BICYCLE PARKING 10.3.1.Minimum required bicycle parking is specified by Table 10.3. Table 10.3 Bicycle Parking Requirements Uses Space Requirements Residential (Multi-Family > 5 units) 0.5 space per unit Sororities, Fraternities, Dormitories 1 space per 500 sq.ft. of bedroom area Hotel & Lodging no min. required Commercial: Office 0.2 per 1,000 sq.ft. Commercial: Food Service 0.2 per 1,000 sq.ft. Commercial: Assembly 1 per 1,000 sq.ft. Commercial: All Other 0.2 per 1,000 sq.ft. 10.3.2.Bicycle Parking Location a. Bicycle racks may not be located within: i. Five feet of fire hydrants. ii. Four feet of loading zones and bus stop markers. iii. Three feet of driveways and manholes. iv. Two feet of utility meters and tree planters. b. Bicycle parking located along streets: i. Bicycle racks installed parallel to curbs should be set back from the curb a minimum of two feet. ii. Bicycle racks installed perpendicular to curbs should allow for a minimum clearance of two feet at the curb and five feet of pedestrian walkway with a 56cm bicycle properly locked to the rack. iii. Bicycle racks should be spaced a minimum of 48 inches. iv. Bicycle racks should be located within 100 feet of building entries and be visible from the street. c. Bicycle racks should allow bicycle frames to be locked at two points of contact with the rack. d. Comb and wave type bicycle racks are prohibited. © 2018 DPZ Partners 67 of 71 Charlottesville South Downtown Code CH 10: Parking Standards 10.4.SERVICE AND LOADING 10.4.1.Service, loading, and deliveries should be provided from alleys and B- streets where available. 10.4.2.Loading spaces must be dimensioned according to section 34-983. 10.4.3.Where alleys or B-streets are not available, on-street loading and deliveries are allowed as follows: a. On-street loading and deliveries are permitted only within designated Loading Zones. b. Commercial loading duration may not exceed 20 minutes. c. Commercial loading must occur between the hours of 6:00 am and 9:00 am, or 2:00 pm and 4:00 pm. d. Express parcel delivery duration may not exceed 15 minutes. e. Express parcel delivery must occur between the hours of 8:00 am and 6:00 pm. f. Residential loading. 10.4.4.Loading docks, dedicated service areas, and refuse service is not permitted along A-streets, pedestrian streets, or open spaces except at service courts, subject to the following: a. Service courts should be spaced a minimum of 300 feet. b. Service courts are limited to 40 feet of lot frontage. c. Service courts should be screened from sidewalk view, noise, and odor. d. Service courts should be screened by architecturally integrated walls and gates, between five and eight feet in height. Walls may be covered with art, wayfinding signage, or vegetation. e. Vehicular access to service courts is limited to 14 feet in width. © 2018 DPZ Partners 68 of 71 Charlottesville South Downtown Code CH 11: Definitions 11. DEFINITIONS A-street means active streets that prioritize pedestrian and bicycle access to commercial and residential spaces, over vehicular access. Affordable dwelling unit, workforce (Type 1 ADU), means dwelling units that are affordable to households with incomes between 80% - 100% of the area mean income (AMI). Affordable dwelling unit, low income (Type 2 ADU), means dwelling units that are affordable to households with incomes between 60% - 80% of the area mean income (AMI). Affordable dwelling unit, very low income (Type 3 ADU), means dwelling units that are affordable to households with incomes between 30% - 60% of the area mean income (AMI). Affordable dwelling unit, very low income (Type 4 ADU), means dwelling units that are affordable to households with incomes less than 30% of the area mean income (AMI). Allee means a regularly spaced and aligned row of trees usually planted along a thoroughfare or path. Arcade means a series of arches, supported by columns, or piers. Arcades may cover sidewalks and may front retail storefronts. Awning means a movable or fixed roof-like structure of canvas or other material, extending over a doorway or from the top of a window, in order to provide protection from the sun. B-street means service streets that prioritize vehicular access to parking and service, over pedestrian and bicycle access. Block face means the sum of all the building facades on one side of a block. Block perimeter means the total length of a line enclosing the block along thoroughfare right-of-ways and lot frontages. Building height means the vertical distance of a building measured by stories. © 2019 DPZ Partners 69 of 71 Charlottesville South Downtown Code CH 11: Definitions Canopy means a fixed-roofed overhanging structure, which provides shade or protection and is in whole or in part self-supporting with open sides. They often stretch from a building’s doorway to a curb. Cluster Court means a collection of buildings on a semi-public, privately owned open space. Colonnade means a row of columns joined by an entablature. Colonnades may cover sidewalks and may front retail storefronts. Display window means a window built to project outward from a storefront for the purpose of displaying merchandise. Entablature means a horizontal, continuous building element supported by columns or a wall. Encroachment means a permitted structure that is allowed to extend into the public right-of-way. Facade, building, means the exterior wall of a building that is set along a frontage line. Framework plan means a planning tool that coordinates, guides, and informs future development within a specified area. Forecourt means a private frontage where a portion of the building is close to the frontage line and the central portion is set back. Frontage line means a property line bordering a public frontage. Facades facing frontage lines define the public realm and are therefore more regulated than the elevations facing other property lines. Frontage Occupation means the length of the frontage that is occupied by a building. Frontage Yard Type means the configuration of the area between the facade of the building and the frontage line such as a fenced, shallow, cluster court, etc. © 2019 DPZ Partners 70 of 71 Charlottesville South Downtown Code CH 11: Definitions Gallery means a covered sidewalk in front of a retail storefront that supports either a roof or outdoor balcony above. Glazing means the transparent area of a building facade. Habitable Space means building space which use involves human presence with direct view of the enfronting streets or public or private open space, excluding parking garages, self-service storage facilities, warehouses, and display windows separated from retail activity. Open Space means an outdoor area dedicated for public use. Open space types are defined by the combination of certain physical characteristics including their size, their landscaping and their enfronting buildings. (Syn: Public Open Space, Civic Space) Pedestrian street means a thoroughfare without vehicular traffic consisting of a right- of-way and public frontage that provides access to lots and Open Spaces. Setback means the area of a lot measured from the property line to a building facade or elevation that is maintained clear of permanent structures, with the exception of allowed projections. Streetscreen means a freestanding wall built along the frontage line, or aligned with the facade. It may mask a parking lot from the thoroughfare, provide privacy to a side yard, and/or strengthen the spatial definition of the public realm. Temporary Structure means the construction or location of a building or use for a determined period of time, such as construction trailers, sale trailers or temporary portable storage containers. Thoroughfare means a way for use by vehicular and pedestrian traffic and to provide access to lots and Open Spaces, consisting of vehicular lanes and the public frontage. (Syn: street) Transect Zone means a cross-section of the environment showing a range of different habitats. The rural-urban Transect of the human environment used in the Code template is divided into six Transect zones. These zones describe the physical form and character of a place, according to the density and intensity of its land use and urbanism. Transect Zones 4 through 6 (T4, T5, T6) are referenced in this Code. © 2019 DPZ Partners 71 of 71 Charlottesville SIA Density, Parking, and Character Study 02/11/19 Maximum Build-Out-Structured Parking DRAFT Calculations: Max Build-Out Structured Surface Pkg Total Parking Total Parking Ground Floor Single Family Assumptions Block Block Area Office Multi-Family Units Total ft² Pkg Footprint Footprint Spaces Required Commercial & Sm MF MF Unit Size 800 ft² 2,093 du 0 du Total 23.1 AC 736,750 ft² 0 ft² 1,939 sp 2,303 sp 70,180 ft² 0 ft² 1,674,060 ft² 1,744,240 ft² Parking 380 ft² 2,093 du Com Parking Req’d 333.3 Height Res Parking Req’d 1 9+ Stories Miscellaneous 7-8 Stories 5-6 Stories Land Area 23.1 AC 3-4 Stories Density 91 Du/Ha 1-2 Stories Structured Parking 147,350 ft² Floors (Parking) 5 Com Parking Req’d 211 Res Parking Req’d 2093 Total Parking Req’d 2303 Total Parking Provided 1939 Deficit 364 On Street Parking 295 Final -69 Parking Structured Multi-Family Mixed-Use Medium Build-Out-Surface & Structured Parking DRAFT Calculations: Mid Build-Out 1 Structured Surface Pkg Total Parking Total Parking Ground Floor Single Family Assumptions Block Block Area Office Multi-Family Units Total sf² Pkg Footprint Footprint Spaces Required Commercial & Sm MF MF Unit Size 800 ft² 1,103 du 131 du Total 23.1 AC 305,550 ft² 62,990 sp 970 sp 1,269 sp 81,530 ft² 0 ft² 882,630 ft² 964,160 ft² Parking 380 ft² 1,234 du Com Parking Req’d 333.3 Height Res Parking Req’d 1 9+ Stories Miscellaneous 7-8 Stories 5-6 Stories Land Area 23.1 AC 3-4 Stories Density 53 Du/Ha 1-2 Stories Structured Parking 61,110 ft² Floors (Parking) 5 Com Parking Req’d 245 Res Parking Req’d 1103 Total Parking Req’d 1348 Total Parking Provided 970 Deficit 378 On Street Parking 295 Final -83 Parking Structured Surface Town House 2-Over-2 Sm MF Multi-Family Mixed-Use Medium Build-Out-Surface & Under Building Parking DRAFT Calculations: Mid Build-Out 2 Under Bldg Surface Pkg Total Parking Total Parking Ground Floor Single Family Assumptions Block Block Area Office Multi-Family Units Total sf² Pkg Footprint Footprint Spaces Required Commercial & Sm MF MF Unit Size 800 ft² 1,040 du 39 du Total 23.1 AC 222,285 ft² 95,000 sp 835 sp 1,210 sp 56,495 ft² 0 ft² 832,270 ft² 888,765 ft² Parking 380 ft² 1,079 du Com Parking Req’d 333.3 Height Res Parking Req’d 1 9+ Stories Miscellaneous 7-8 Stories 5-6 Stories Land Area 23.1 AC 3-4 Stories Density 47 Du/Ha 1-2 Stories Under Building Parking 222,285 ft² Floors (Parking) 1 Com Parking Req’d 170 Res Parking Req’d 1040 Total Parking Req’d 1210 Total Parking Provided 835 Deficit 375 On Street Parking 295 Final -80 Parking Underground Surface Tuck-Under Town House 2-Over-2 Multi-Family Mixed-Use Low Build-Out-Surface Parking DRAFT Calculations: Low Build-Out Under Bldg Surface Pkg Total Parking Total Parking Ground Floor Single Family Assumptions Block Block Area Office Multi-Family Units Total sf² Pkg Footprint Footprint Spaces Required Commercial & Sm MF MF Unit Size 800 ft² 555 du 198 du Total 23.1 AC 30,000 ft² 151,810 sp 478 sp 792 sp 78,970 ft² 0 ft² 443,940 ft² 522,910 ft² Parking 380 ft² 753 du Com Parking Req’d 333.3 Height Res Parking Req’d 1 9+ Stories Miscellaneous 7-8 Stories 5-6 Stories Land Area 23.1 AC 3-4 Stories Density 33 Du/Ha 1-2 Stories Under Building Parking 30,000 ft² Floors (Parking) 1 Com Parking Req’d 237 Res Parking Req’d 555 Total Parking Req’d 792 Total Parking Provided 478 Deficit 313 On Street Parking 295 Final -18 Parking Underground Surface Town House 2-Over-2 Sm MF Multi-Family Mixed-Use A Program of Smart Growth America Affordable Housing Potentials of Redevelopment of the IX Property and the Sixth Street Development Under the Form-Based Code 4/1/2019 Height Bonuses The April 26, 2018 bonus height analysis prepared by Partners for Economic Solutions (PES) and the Form-Based Codes Institute (FBCI) tested the feasibility of requiring inclusion of Affordable Dwelling Units (ADUs) in new development in exchange for additional height. The results of that analysis suggest that new development could provide 10 percent of incremental new units affordable to households with incomes at 50 percent1 of Area Median Income (AMI), 15 percent affordable at 60 percent2 of AMI or 20 percent affordable at 80 percent3 of AMI. Affordable$Dwelling$Unit$Bonus$Heights ByARight$ Max.$Add'tl$ Total$ Min$%$of$ Minimum$ADUs1 $by$Affordability$ 1 TAZone Height Bonus$ Height ADUs 50%$of$AMI 60%$of$AMI 80%$of$AMI T"4 3%Stories None 3%Stories 10%"20% 10% 15% 20% T"5 3%Stories +3%Stories 6%Stories 10%"20% 10% 15% 20% T"6 3%Stories +6%Stories 9%Stories 10%"20% 10% 15% 20% 1 Note:% Share%of%units%that%must%be%ADUs%is%calculated%on%the%number%of%incremental%units%made%possible% by%the%additional%height. Development Program The sample redevelopment schemes for the IX Property and Charlottesville Redevelopment and Housing Authority (CRHA) Sixth Street development prepared by DPZ to illustrate the recommended Form-Based Code include four scales ranging from 754 to 2,091 units or 33 to 91 dwelling units per acre. PES designated buildings for condominium development for this analysis. This program will require 10 to 20 years to reach full build-out. Table$2.$Alternative$Development$Programs Development$Scenario Scale Max$Build*Out Mid$Build*Out$1 Mid$Build*Out$2 Low$Build*Out Number'of'Units Apartments/Flats ''''''''''''''''''''1,483 ''''''''''''''''''''''' 638 ''''''''''''''''''''''' 711 ''''''''''''''''''''''' 339 Condominiums ''''''''''''''''''''''' 608 ''''''''''''''''''''''' 502 ''''''''''''''''''''''' 331 ''''''''''''''''''''''' 253 Townhouses '''''''''''''''''''''''' E ''''''''''''''''''''''''' 95 ''''''''''''''''''''''''' 39 ''''''''''''''''''''''' 162 Total $$$$$$$$$$$$$$$$$$$$2,091 $$$$$$$$$$$$$$$$$$$$1,235 $$$$$$$$$$$$$$$$$$$$1,081 $$$$$$$$$$$$$$$$$$$$$$$ 754 Density'(Units'per'Acre) ''''''''''''''''''''''''' 91 ''''''''''''''''''''''''' 53 ''''''''''''''''''''''''' 47 ''''''''''''''''''''''''' 33 Square'Feet'of'Development '''''''''''''1,744,240 '''''''''''''1,119,360 ''''''''''''''''888,765 ''''''''''''''''760,510 1 $38,400 for a family of three 2 $46,100 for a family of three 3 $61,450 for a family of three 1 Affordable Housing Options Height Bonuses Applying the affordable housing requirements to the height bonus yields possible affordable housing units ranging from 11 to 98 units affordable to households at incomes at 50 percent of AMI or 15 to 147 units affordable to households at 60 percent of AMI or 19 to 190 units affordable to households at 80 percent of AMI. Table$3.$Affordable$Housing$Opportunities$Associated$with$Redevelopment$of$the$IX$Property$and$CRHA's$Sixth$ Street$Development Development$Scenario Max$Build*Out Mid$Build*Out$1 Mid$Build*Out$2 Low$Build*Out Affordable$Dwelling$Units$Potentially$ Generated$by$Height$Bonuses At#50%#of#Area#Median#Income#or ####################### 98 ####################### 50 ####################### 29 ####################### 11 At#60%#of#Area#Median#Income#or ##################### 147 ####################### 72 ####################### 42 ####################### 15 At#80%#of#Area#Median#Income ##################### 190 ####################### 96 ####################### 55 ####################### 19 Affordable#Housing#Contributions# Generated#with#Special#Use#Permit $3,785,000 $2,347,000 $1,882,000 NA Affordable$Units$Supported$by$Special$ Use$Permit$Contributions$If$Used$to$ Match$Low*Income$Housing$Tax$Credits$ (60%$of$AMI) ##################### 126 ####################### 78 ####################### 62 NA Annual#TaxNIncrement#Financing# Revenues#at#BuildNOut#(25%#to#Affordable# Housing) $788,000 $554,000 $426,000 $343,000 Housing$Vouchers$for$30%$of$AMI$ Potentially$Funded$with$TIF$Revenues 99 69 53 43 Special Use Permit Contributions If the properties were developed with a Special Use Permit (SUP), the developer would have the option of making an affordable housing contribution equal to $2.261 per square foot of residential development. Such contributions would range from $1.88 to $3.78 million depending on the intensity of development. Based on the City’s average contribution of $30,000 per unit to assist in the development of affordable housing (typically developments receiving Low-Income Housing Tax Credits), these contributions would support 62 to 126 units of housing affordable to households at 60 percent of AMI. Tax-Increment Financing One potential option for generating additional City financial support for affordable housing would be commitment of a portion of the incremental real property tax revenues generated by the development to the affordable housing fund. This would mimic tax-increment financing. At full build-out, the development would yield $1.37 to $3.2 million in annual incremental property tax revenues (constant 2019 dollars) based on the current tax rate of $0.95 per $100 of assessed value. This analysis assumes that one-quarter of the increment would be committed to affordable housing. One option for those funds would be to fund rental vouchers for existing units. The funds generated at full build-out could provide City- supported housing vouchers for 43 to 99 households at 30 percent of AMI. All of these estimates depend on full development with the assumed mix and square feet of development. As noted earlier, this could require 10 to 20 years of development depending on the market. 2 Affordable Housing Potentials of Redevelopment Under the Form- Based Code Height Bonuses The April 26, 2018 bonus height analysis prepared by Partners for Economic Solutions (PES) and the Form-Based Codes Institute (FBCI) tested the feasibility of requiring inclusion of Affordable Dwelling Units (ADUs) in new development in exchange for additional height. The results of that analysis suggest that new development could provide 10 percent of incremental new units affordable to households with incomes at 50 percent1 of Area Median Income (AMI), 15 percent affordable at 60 percent2 of AMI or 20 percent affordable at 80 percent3 of AMI. Table$1.$Affordable$Dwelling$Unit$Bonus$Heights ByCRight$ Max.$Add'tl$ Total$ Min$%$of$ Minimum$ADUs1 $by$Affordability$ 1 TCZone Height Bonus$ Height ADUs 50%$of$AMI 60%$of$AMI 80%$of$AMI T"4 2%Stories +1%Story 3%Stories 10%"20% 10% 15% 20% T"5 3%Stories +3%Stories 6%Stories 10%"20% 10% 15% 20% T"6 3%Stories +6%Stories 9%Stories 10%"20% 10% 15% 20% 1 Note:% Share%of%units%that%must%be%ADUs%is%calculated%on%the%number%of%incremental%units%made%possible% by%the%additional%height. Development Program The sample redevelopment schemes for the IX Property and Charlottesville Redevelopment and Housing Authority (CRHA) Sixth Street development prepared by DPZ to illustrate the recommended Form-Based Code include four scales ranging from 754 to 2,091 units or 33 to 91 dwelling units per acre. PES designated buildings for condominium development for this analysis. This program will require 10 to 20 years to reach full build-out. 1 $38,400 for a family of three 2 $46,100 for a family of three 3 $61,450 for a family of three Table$2.$Alternative$Development$Programs Development$Scenario Scale Max$Build*Out Mid$Build*Out$1 Mid$Build*Out$2 Low$Build*Out Number'of'Units Apartments/Flats ''''''''''''''''''''1,483 ''''''''''''''''''''''' 638 ''''''''''''''''''''''' 711 ''''''''''''''''''''''' 339 Condominiums ''''''''''''''''''''''' 608 ''''''''''''''''''''''' 502 ''''''''''''''''''''''' 331 ''''''''''''''''''''''' 253 Townhouses '''''''''''''''''''''''' E ''''''''''''''''''''''''' 95 ''''''''''''''''''''''''' 39 ''''''''''''''''''''''' 162 Total $$$$$$$$$$$$$$$$$$$$2,091 $$$$$$$$$$$$$$$$$$$$1,235 $$$$$$$$$$$$$$$$$$$$1,081 $$$$$$$$$$$$$$$$$$$$$$$ 754 Density'(Units'per'Acre) ''''''''''''''''''''''''' 91 ''''''''''''''''''''''''' 53 ''''''''''''''''''''''''' 47 ''''''''''''''''''''''''' 33 Square'Feet'of'Development '''''''''''''1,744,240 '''''''''''''1,119,360 ''''''''''''''''888,765 ''''''''''''''''760,510 Affordable Housing Options Height Bonuses Applying the affordable housing requirements to the height bonus yields possible affordable housing units ranging from 26 to 98 units affordable to households at incomes at 50 percent of AMI or 36 to 147 units affordable to households at 60 percent of AMI or 47 to 190 units affordable to households at 80 percent of AMI. Table$3.$Affordable$Housing$Opportunities$Associated$with$Redevelopment$of$the$IX$Property$and$CRHA's$Sixth$ Street$Development Development$Scenario Max$Build*Out Mid$Build*Out$1 Mid$Build*Out$2 Low$Build*Out Affordable$Dwelling$Units$Potentially$ Generated$by$Height$Bonuses At#50%#of#Area#Median#Income#or ####################### 98 ####################### 53 ####################### 36 ####################### 26 At#60%#of#Area#Median#Income#or ##################### 147 ####################### 76 ####################### 52 ####################### 36 At#80%#of#Area#Median#Income ##################### 190 ##################### 102 ####################### 68 ####################### 47 Affordable#Housing#Contributions# Generated#with#Special#Use#Permit $3,785,000 $2,347,000 $1,882,000 $1,541,000 Affordable$Units$Supported$by$Special$ Use$Permit$Contributions$If$Used$to$ Match$Low*Income$Housing$Tax$Credits$ (60%$of$AMI) ##################### 126 ####################### 78 ####################### 62 ####################### 51 Annual#TaxMIncrement#Financing# Revenues#at#BuildMOut $3,151,000 $2,215,000 $1,703,000 $1,373,000 Housing$Vouchers$for$30%$of$AMI$ Potentially$Funded$with$TIF$Revenues 394 277 213 172 Special Use Permit Contributions If the properties were developed with a Special Use Permit (SUP), the developer would have the option of making an affordable housing contribution equal to $2.261 per square foot of residential development. Such contributions would range from $1.54 to $3.78 million depending on the intensity of development. Based on the City’s average contribution of $30,000 per unit to assist in the development of affordable housing (typically developments receiving Low-Income Housing Tax Credits), these contributions would support 51 to 126 units of housing affordable to households at 60 percent of AMI. Tax-Increment Financing One potential option for generating additional City financial support for affordable housing would be commitment of the incremental real property tax revenues generated by the development to the affordable housing fund. This would mimic tax-increment financing. At full build-out, the development would yield $1.37 to $3.2 million in annual incremental property tax revenues (constant 2019 dollars) based on the current tax rate of $0.95 per $100 of assessed value. One option for those funds would be to fund rental vouchers for existing units. The funds generated at full build-out could provide City-supported housing vouchers for 172 to 394 households at 30 percent of AMI. All of these estimates depend on full development with the assumed mix and square feet of development. As noted earlier, this could require 10 to 20 years of development depending on the market.