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TABLE 1 (revised 3/5/04) |
"MASTER MATRIX" CROZET PLACE TYPES AND DESIGN GUIDELINES |
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Place Type |
Hamlet |
Neighborhood/Village |
Downtown |
District |
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Definition |
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A discernible place with a focal point and boundary that maintains and
fosters primarily residential, institutional (i.e. places of worship) or
recreational activities. 50% of its land area is dedicated to open space
(either a preserve or reserve.) It is still organized in accordance with a
pedestrian scale (i.e. from the focal point to its farthest most developed
edge is approximately 1/4 mile or a 5 minute walk.) Its boundary is
typically an agricultural or natural area. However due to its limited mix of
land use, it is not self-sufficient. |
A discernible place with a focal point and boundary that maintains and
fosters social, cultural and economic activities. It is the "building
block"of towns and cities. Intensity of land use and density decreases from
center to edge. The area of a neighborhood, from its center to edge is
approximately the area of a circle with a 1/4 mile radius(a 5 minute
walk.) |
A downtown exhibits greater density and formal design than a
Neighborhood/Village or Hamlet. It is the commercial "hub" for several
neighborhoods/villages and/or hamlets, affecting a market area approximately
2 to 5 miles out from its center. |
Employment center which may be single use or mixed use area. |
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Areas |
Center (CT4) |
General (CT3) |
Edge (CT1 & CT2) |
Center (CT5) |
General (CT4) |
Edge (CT3) |
Center (CT6) |
General (CT5) |
Edge (CT4) |
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General Description |
Function |
A focal point with a variety of residential types and a very limited mixture
of uses. |
Supports center with predominately residential uses, especially
single-family detached. |
Preservation of open space & historic agricultural activities. Clearly
defines the edge of development. |
A focal point with a mix of uses, residential types and amenities. Nearby
residential densities are sufficient to support some of these activities,
however its market area may extend beyond the 1/4 mile radius. |
Supports center with a variety of residential types and some mixture of
uses. |
Supports center with predominately residential uses, especially
single-family detached. |
The commercial "hub" for several neighborhoods and/or villages, affecting an
area approximately 2 to 5 miles out from its center. |
Supports center with a mix of uses, residential types and amenities. |
Supports center with a variety of residential types and some mixture of
uses. |
Employment center which may be single use or mixed use area. |
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Land Use Relationships |
20-40% of the total Hamlet area. |
10-30% of the total Hamlet area. |
Up to 50 % of the total Hamlet area. |
20% (+/-) of the total Neighborhood area. |
30-50% of the total Neighborhood area. |
30-50% of the total Neighborhood area. |
20-50% of the total Downtown area. Junction of two to three neighborhood
centers at an intersection or existing "hub" of activity. |
10-30% of the total Downtown area. |
10-30% of the total Downtown area. Two to three neighborhood general/edge
zones support the Downtown center. |
If single use, typically no more than 20 % of the neighborhood or downtown
area. |
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*Land Uses See TABLE 2 for a description of
Land Uses |
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Density |
Net Residential Density |
4.5 d.u./ac. Sfd, sfa & duplexes; up to 12 d.u./ac. for townhouses and
apartments; up to 18 d.u./ac. in mixed use setting |
3.5-4.5 units/acre. |
Very low residential density no greater than 1 unit/20 acres |
Up to 12 d.u/ac.; up to 18 d.u./ac. in a mixed use setting |
4.5 d.u./ac. Sfd, sfa & duplexes; up to 12 d.u./ac. for townhouses and
apartments; up to 18 d.u./ac. in mixed use setting |
3.5-4.5 units/acre. (6.5 units/acre if accessory apartments added for 50 %
of the residential stock.) |
Up to 18 d.u./ac.; up to 36 d.u./ac. in mixed use setting |
Up to 12 d.u/ac.; up to 18 d.u./ac. in a mixed use setting |
4.5 d.u./ac. Sfd, sfa & duplexes; up to 12 d.u./ac. for townhouses and
apartments; up to 18 d.u./ac. in mixed use setting |
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Lot Area & Coverage |
2500 SF average, 60% maximium lot coverage |
10,000 SF average, 40% maximum lot coverage |
generally 5-20 ac., maximum lot coverage NA |
1500 SF minimum, 80 maximum lot coverage |
2500 SF average, 60% maximium lot coverage |
10,000 SF average, 40% maximum lot coverage |
No minimum lot size, 100% maximum lot coverage |
1500 SF minimum, 80 maximum lot coverage |
2500 SF average, 60% maximium lot coverage |
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Block Dimensions |
250-500.' Maximim Perimeter = 2400.' |
250-500.' Maximim Perimeter = 3000.' |
NA |
250-500.' Maximim Perimeter = 2000.' |
250-500.' Maximim Perimeter = 2400.' |
250-500.' Maximim Perimeter = 3000.' |
250-500.' Maximim Perimeter = 2000.' |
250-500.' Maximim Perimeter = 2000.' |
250-500.' Maximim Perimeter = 2400.' |
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Spatial Enclosure |
Range of Building Heights |
1-2.5 stories from main entry @ street level.(3 stories by exception.) |
1-2 stories from main entry @ street level. (2.5-3 stories by exception. |
NA |
1.5-3.5 stories from main entry @ street level. |
1-2.5 stories from main entry @ street level.(3 stories by exception.) |
1-2 stories from main entry @ street level. (2.5- 3 stories by exception.) |
2-4 stories from main entry @ street level.(5 stories by exception to
accommodate grades & pre-existing buildings.) |
1.5-3.5 stories from main entry @ street level. |
1-2.5 stories from main entry @ street level.(3 stories by exception.) |
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Building Height/Street Width Ratio |
Maximum ratio=1:2. Minimum ratio =1:4. |
Maximum ratio=1:4. Minimum ratio = 1:6. |
NA |
Maximum ratio =1:2. Minimum ratio =1:4. |
Maximum ratio=1:2. Minimum ratio =1:4. |
Maximum ratio=1:4. Minimum ratio = 1:6. |
Maximum ratio =1:2. Minimum ratio =1:3. |
Maximum ratio =1:2. Minimum ratio =1:4. |
Maximum ratio=1:2. Minimum ratio =1:4. |
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Tree Canopy |
When spatial enclosure falls below 1:3, enclosure by tree canopy is1:2
except @ retail establishments |
Spatial enclosure by canopy at least 1:3. |
NA |
When spatial enclosure falls below 1:3, enclosure by tree canopy is 1:2
except @ retail establishments. |
When spatial enclosure falls below 1:3, enclosure by tree canopy is1:2
except @ retail establishments. |
Spatial enclosure by canopy at least 1:3. |
When spatial enclosure falls below 1:3, enclosure by tree canopy is 1:2
except @ retail establishments. |
When spatial enclosure falls below 1:3, enclosure by tree canopy is 1:2
except @ retail establishments. |
When spatial enclosure falls below 1:3, enclosure by tree canopy is1:2
except @ retail establishments. |
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Building Siting |
*Lot Type See TABLE 3 - Crozet DA Master
Plan, July 9, 2003, RPG-NBLA |
Village, cottage, duplex, retail, townhouse and live/work lots. |
Primarily cottage and village lots. Estate lots acceptable. |
NA for CT1. Farmsteads/agriculture possible in CT2. |
Cottage, duplex, townhouse, live/work, plex and multifamily lots, some
commercial lots. |
Village, cottage, duplex, retail, townhouse and live/work lots. |
Primarily cottage and village lots. |
Commercial, multifamily, live/work and townhouse lots. |
Cottage, duplex, townhouse, live/work, plex and multifamily lots, some
commercial lots. |
Village, cottage, duplex, retail, townhouse and live/work lots. |
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*Frontage Type See TABLE 4 - Crozet DA Master
Plan, July 9, 2003, RPG-NBLA |
Arcades, dooryards, porch & fence. |
Common lawn (@ thoroughfares w/high design speeds), porch & fence. |
NA |
Shop, Arcade, Dooryard and Stoop, Porch and Fence. |
Arcades, dooryards, porch & fence. |
Common lawn ( @ thoroughfares w/high design speeds), porch & fence. |
Shop, Arcade and Stoop. |
Arcades, dooryards, stoops, porch & fence. |
Arcades, dooryards, porch & fence. |
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Side Setbacks |
5-20' maximum. |
5-30' maximum. |
NA |
0-15' maximum. |
5-20' maximum. |
5-30' maximum. |
0-8'. |
0-15' maximum. |
5-20' maximum. |
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Sources: The Neighborhood Model (Torti-Gallis.CHK), New Urbanism:
Comprehensive Report and Best Practices Guide, Lexicon of the New Urbanism (DPZ),
The Regional City (Calthorpe & Fulton) and NCDOT-TND Street Design
Standards. |
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* Linked to more detailed charts and drawings (i.e. plan and sections.) |
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The Crozet Master Plan, an adopted part of the Albemarle County
Comprehensive Plan, is intended as a general guide for future development
and systematic change in the Community of Crozet. The Comprehensive Plan is
advisory in nature and, with its accompanying maps, charts and other
supplementary information, it sets forth the County's long-range
recommendations for the development of land within its jurisdiction. The
Comprehensive Plan also serves as a guide for the development and
implementation of the Zoning Ordinance. Development guidelines contained in
the maps, charts and other supplementary materials in the Comprehensive Plan
are intended as targets rather than specific requirements, consistent with
the advisory nature of the document. |