(A) Purpose. The purpose of the R-4 district is to provide for a greater variety of housing options similar to those traditionally found in and adjacent to the downtown core of the city. This district is intended to help promote the development of more complete, interconnected and walkable neighborhoods and to bolster the economic vitality of Albemarle's downtown and activity centers by encouraging medium to high density neo-traditional, mixed-use neighborhoods and the infill of underdeveloped urban areas with a variety of housing options alongside walkable amenities and retail.
(B) Location. When not otherwise indicated on city plans, the R-4 Neo-traditional Residential District shall be located on infill or redevelopment parcels of at least one acre in size in close proximity to the downtown central business district; in close proximity to designated neighborhood centers in officially adopted city plans; elsewhere in the city at or near the intersection of least one minor collector or higher order street with at least one minor collector or local street when there is an adjacent small-scale commercial or mixed use node and other amenities; adjacent to existing R-4 Districts or development of a similar scale and in other undeveloped areas that can support medium to large neo-traditional, mixed-use neighborhoods with a well-connected hierarchy of streets. In all cases in the R-4 District a large portion of daily amenities, including small scale restaurants, neighborhood oriented shops, professional offices, schools, parks and other recreational opportunities shall be in close walking distance, typically within one quarter to one half mile or less for the majority of residents within the development.
(C) Permissible uses.
(1) Residential. Whenever not explicitly permitted in this section, R-4 developments shall allow for all residential types and uses in all other residential districts, with the exception of mobile homes and modular housing. This shall include single family attached and detached dwellings, accessory dwelling units, two-family duplex, triplex and multifamily and vertical mixed-use dwelling options and residential cluster developments as provided for in Chapter 91. Residential uses and overall densities shall conform with the provisions of this section, but may be reviewed and adjusted by Planning and Zoning Board and City Council to ensure that adequate infrastructure and life-safety measures are in place to maintain quality of life and provision of services for all residents in and immediately adjacent to development.
(2) Non-residential. Non-residential uses are also allowed in the R-4 district with approval. Generally, uses found in other residential districts as well as NBD and RO Districts not requiring drive-thrus or a majority of developed area dedicated to vehicle use and not being detrimental to the residential nature of the district should be deemed permissible. Other small to medium scale neighborhood and pedestrian oriented uses found in other districts may be allowed when such non-residential uses fit the above requirements. To the greatest extent possible, non-residential uses in the R-4 district shall be located along collector or minor arterial streets, near neighborhood entrances or otherwise centrally located as easily accessible, small-scale, mixed use nodes that encourage walkability and better meet the needs of residents within the development and the larger neighborhood. It is the intent, however, that the R-4 district shall remain primarily residential in character, as a whole. Non-residential uses are encouraged in vertical mixed-use structures. Single use commercial structures and uses shall not utilize the majority of a block. In no case shall individual R-4 parcels or larger contiguous development within the district have a predominantly non-residential use, measured by a ratio of the total developed areas or square footage allocated to each use.
(D) Site design and intent of development. The R-4 is a conditional district. Both new development in the R-4 District and redevelopment of existing properties within in the R-4 District shall be innovative in design and achieve higher standards of functionality than those typically required in residential districts within the city. Prior to approval the applicant shall provide a statement of intent of the development, a site plan and additional detailed documents as deemed by City Staff, Planning Board and City Council as sufficient to show that the following criteria are met:
(1) A mix of housing types typically found downtown and throughout the city is permissible and may include vertical mixed-use multi-family dwellings traditional apartments, duplexes and triplexes, single family attached dwelling, small-lot single family detached dwellings and accessory dwelling units.
(2) Density matching or exceeding that traditionally found downtown and immediately adjacent.
(a) Densities in the R-4 district shall be in accordance with § 92.128 of this chapter.
(b) Single family attached and detached housing may utilize the cluster subdivision and reduce lot sizes and dimensions by up to 50% by creating larger neighborhood amenities and additional open spaces.
(3) A mix of uses, including residential and small scale office and neighborhood retail uses that are complimentary and supportive of neighborhood residents is allowed.
(a) Auto-oriented uses and designs and other uses not complimentary to the residential character of the neighborhood shall not be permitted.
(4) An emphasis and priority of walkability along streets and in public spaces.
(a) Five(5) foot minimum paved sidewalks shall be included along both sides of all primary streets, connecting all residences and all non-residential uses as well as parking lots.
(b) Sidewalks and walking paths shall be included in all public areas and amenities.
(c) Parking and off-street vehicular access shall be secondary to pedestrian mobility with non-residential parking lots and residential driveways to the rear of structures to the greatest extent possible.
(d) When deemed to be necessary, curb cuts for front-loaded residential driveways shall not exceed 40% or 12 feet, whichever is less, of the front lot line of any lot and shall be built adjacent to one another to maximize the amount of undisturbed pedestrian streetscape.
(e) Streets shall be designed with narrower travel lanes and lower speeds of around 20 - 25 miles per hour except along existing thoroughfares. The use of speed tables, chicanes and other speed mitigation devices is encouraged.
(f) Intersections shall feature lower curb radii, striped crosswalks, bulb-outs and pedestrian refuges where practical and mid-block crosswalks including these features on longer blocks.
(5) Landscaping and trees to enhance the streetscape.
(a) All primary streets shall feature landscaped areas such as grassed medians and planting strips between sidewalks and curb. Dimensions of such features may vary, but shall be designed to adequately accommodate all proposed plantings. In areas of high pedestrian activity these features may be replaced by wider paved walkways and planting wells similar to those found in downtown.
(b) Small to medium shrubs and medium to large species of street trees shall be planted along both sides of all primary streets such that a semi-continuous canopy is created once fully mature. At a minimum, plantings near the ends of each block and the approximate center of each block shall be required and placed in accordance with required site distance triangles.
(c) All off-street parking areas shall be paved and landscaped in accordance with this chapter, however paving and landscaping exemptions for size of lots shall not apply in this district.
(d) All other requirements of this section shall be in in accordance with § 92.122 of this chapter.
(6) A well-connected and functional street network that compliments and extends the traditional gridded street network of downtown.
(a) To the greatest extent possible, blocks shall be regularly spaced and shorter in length, approximating those found downtown and in adjacent neighborhoods.
(b) To the greatest extent possible a grid or modified grid network of primary streets shall be utilized.
(c) Existing streets and rights-of-way shall be connected to and built to city standard or higher. Logical placement of new streets creating interconnected blocks with the surrounding area and ensuring high levels of connectivity shall be required.
(d) When necessary, streets shall be extended beyond the property boundaries to connect to the existing network or, when deemed impractical, these streets shall be stubbed out the property line to allow for connection in the future.
(e) Culs-de-sac and dead end streets shall be avoided except when there is no other alternative. In such cases culs-de-sac should be of minimum length as possible. In no case shall the number of culs-de-sac to 3 and 4-way intersections exceed a ratio of 1:4.
(f) Exceptions may be made to street widths on blocks utilizing parallel alleys and interior block parking areas when adjacent non-residential uses and high density multi-family are not proposed, off street residential parking lots are provided and on-street parking is otherwise not deemed to be a necessity.
(g) Rights-of-way widths may be reduced when all other requirements of the district can still adequately be met.
(7) Structures shall be placed to frame the street and be at a scale conducive to pedestrian activity.
(a) Building placement and scale for development in the R-4 district shall be in accordance with associated dimensional standards found in this chapter.
(b) Both residential and non-residential structures should be built at or close to the front property line. Small front yards, spaces for proposed trees and setbacks for small porches, stoops and steps are acceptable, but front setbacks larger than 10 feet or more shall be avoided whenever possible.
(c) Parking shall not be located in the front yard of properties in this district except when necessary for emergency and accessibility purposes. When necessary, short driveways off primary streets meeting all other applicable requirements of this district may be included to access front-loaded garages or parking areas in side and rear yards, however this shall not be predominant throughout any development. Parking lots immediately adjacent to street intersections shall be avoided.
(d) Rear loaded garages, alley carriage houses and driveways, and shared parking in rear and side yards are encouraged.
(e) Detached accessory dwelling units and other accessory structures meeting all other requirements of this chapter are permissible and encouraged in rear yards.
(f) All primary structures shall be placed facing primary streets in the interior of the development and along external boundary streets in the R-4 District or along pedestrian plazas and open spaces to the greatest extent possible. When necessary, single family attached and detached homes may face and have access exclusively by public alleyways and any residential structures may be accessed by small centralized parking areas with looped, public drives. However, in no case shall any of these make up the majority of building orientations of any R-4 development.
(8) Easily discernable neighborhood center or centers within a short walk of all residences.
(a) Such centers may consist of, public plazas, parks and open spaces and may be bordered by higher intensity residential, commercial and mixed use structures or when deemed wide enough for practical and safe use, in between two parallel primary streets or in conjunction with an avenue or boulevard.
(b) In all cases such features shall be on developable land, located at or near the approximate center of the development unless deemed to be of benefit to the larger community or to future development and still easily accessible by foot from all points within.
(c) All centers shall, at a minimum, feature passive use amenities for residents and users including such features as playgrounds, walking trails, benches and landscaping. When deemed to be consistent with the intensity of development and practical for the use of residents other more high intensity recreational amenities should be included.
(d) Public plazas, parks and open spaces shall count towards required open space minimums of the subdivision and zoning chapters of city ordinance and may be increased in size with additional land through the cluster ordinance.
(e) All public areas and open space shall be deeded to and maintained by a homeowners' association, other private organization or the city when approved. Plan for long term maintenance and management of these areas shall be approved with the development plan.
(E) Conditional approval of plans. All development within the R-4 District shall require approval of a detailed site and development plan including proposed uses, site layout, management plan, anticipated phasing and other documents as deemed necessary by Planning and Zoning Board and City Council and consistent with §§ 92.090
and 92.141
. Said plans shall be reviewed by Planning and Zoning Board and approved as part of a public hearing by City Council prior to or at the time of the required land use map amendment rezoning the subject property or properties to the R-4 District, as well as prior to significant changes to properties within the R-4 District. The initial review and approval of said plans shall follow all state and local public hearing requirements consistent with land use map amendments. The Planning and Development Services Department shall maintain record of all approved plans for future reference. All subsequent subdivision phases and individual site plans shall adhere to the approved plans.
(F) Changes to approved plans and existing development. The Director of Planning and Development Services, or his or her designee, shall require that proposed changes to design or use within an existing development, in whole or in part, or to individual properties in the R-4 District be reviewed and approved by the Planning and Zoning Board when meeting the following criteria: increases in the square footage or intensity of non-residential uses, a significant reduction to on-site amenities or open space, reduction or major changes in functionality of parking, vehicular or pedestrian circulation, reductions in approved landscaping, other changes in design or use not consistent with the original intent of the approved development. Planning and Zoning Board may, at its discretion, approve such changes or, when deemed a significant change to the original intent of the development may defer it's decision and recommend that City Council consider the approval. Small changes to approved residential types and densities, but not affecting the overall design or functionality of the development, must meet the use and dimensional requirements of this chapter, but do not require additional approvals.
(G) Applicability. Where not otherwise stated, all development within the R-4 district shall be in compliance with all other sections of the city zoning and subdivision ordinances including area, yard and height requirements of this chapter. Where there is deemed to be conflict between this section and others, this section shall apply.
(Ord. 99-43, passed 9-7-99; Am. Ord. 06-08, passed 4-3-06; Am. Ord. 18-31, passed 9-4-18; Am. Ord. 21-02, passed 1-19-21; Am. Ord. 21-26, passed 7-12-21)