HomeMy WebLinkAboutZMA201900001 Narrative 2019-02-19Application Narrative
999 Rio Road East Rezoning
PROJECT PROPOSAL
Basic Overview — Public Need or Benefit:
February 19, 2019
Tax Map Parcel
Owner
Acreage
Zoning
Comprehensive Plan
Land Use Designation
06100-00-00-154BO
Windmill
1.947
R-4
Urban Density
Ventures LLC
Residential
On behalf of Blackbird of Charlottesville, LLC, the contract purchaser of property designated on
the County of Albemarle, Virginia (the "County") tax maps as parcel 06100-00-00-154BO and
having an address of 999 Rio Road East (the "Property"), we propose to rezone the Property
from Residential R-4 to a Neighborhood Model District (NMD). The Property contains
approximately 2 acres. We propose designating the acre fronting Rio Road East for mixed -use,
with the rear acre designated solely for residential.
We envision the mixed -use portion of the redevelopment consisting of two, three-story buildings
with 5,000 square foot footprints (15,000 gross square feet). One building will contain
approximately 12 small, one- and two- bedroom units. The second building will consist of 8
additional units on the second and third floors, with the remaining 5,000 square feet on the first
floor designated for commercial. The commercial space will likely consist of professional
offices and/or a small cafe. The design of the mixed -use portion of the Property will be
dependent upon the eventual tenant(s). Therefore, we would like to maintain flexibility to adapt
to a variety of potential users. Thus, we propose ranges for the proposed residential density and
commercial space within the mixed -use portion of the Property: residential density of 8 to 32
units and commercial space between 500 and 5,000 square feet, with the exception of allowing
up to 10,000 square feet of commercial if it is specifically designated for office space.
Similarly, we envision the residential portion of the Property to consist of 10-12, small 800 to
1,700 square foot, single family detached "cottage" units; however, we request flexibility to
adapt to the market. Therefore, we propose 8-14 single family units — detached or attached.
The Property is surrounded by many residences — mostly from the Belvedere and Dunlora
subdivisions. We are hopeful the eventual commercial users can provide neighborhood services
to such residences, as well as the residents of the Property itself. The Property is also situated in
close proximity to several religious institutions and across the street from the Charlottesville
Albemarle Technical Education Center (CATEC). The commercial users will likely also serve
visitors, students and employees of CATEC and the surrounding religious institutions as well.
Therefore, the proposal will complement and look to serve surrounding properties and
communities.
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The intent of the small "cottage" units are to provide less expensive, single family detached
homes. Currently, the Charlottesville -Albemarle market has a very limited number of newly
constructed single family detached homes that are affordable to the "middle market" buyer.
As of February 19, 2019, according to Zillow, there are 44 single family detached homes for sale
with a Charlottesville address that are at or under $350,000. Of those, only two were constructed
within the previous 3 years. Consistent with national trends, the Charlottesville -Albemarle
market has a clear "missing middle." To afford a home for $350,000, assuming typical mortgage
terms of a 20% down payment ($70,000) and an interest rate of 4.5% over 30 years, to avoid
spending more than 30% of one's income on housing, a family must have an annual income of at
least $68,000 to afford a $350,000 home. According to the Census American Community
Survey (ACS) yearly surveys, the median household income for the Charlottesville, Virginia
metro area was $66,853 in 2017. The intent is for the cottage units to serve the needs of the
median household in the area, where there is currently a clear unmet need.
Intent of Neighborhood Model District:
According to Section 20A.1 of the County Code, the purpose of the Neighborhood Model
District is "to encourage a development form and character that is different from conventional
suburban development by providing the following characteristics:
• Pedestrian orientation;
• Neighborhood friendly streets and paths;
• Interconnected streets and transportation networks;
• Parks and open space as amenities;
• Neighborhood centers;
• Buildings and spaces of human scale;
• Relegated parking;
• Mixture of uses and use types;
• Mixture of housing types and affordability;
• Redevelopment;
• Site planning that respects terrain; and
• Clear boundaries with the rural areas."
In addition, "the NMD is intended to provide for compact, mixed -use developments with an
urban scale, massing, density, and an infrastructure configuration that integrates diversified uses
within close proximity to each other..." Importantly, according to Section 20A.2(b), "an
application is not necessarily required to possess every characteristic of the Neighborhood
Model ... in order to be approved as an NMD." The County Code continues, "the size of the
proposed district, its relationship to a larger neighborhood, or other similar factors may prevent
the application from possessing every characteristic." As noted by the County Code, the small
size of the Property and its proximity to nearby residences may prevent the proposed
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development from containing certain NMD characteristics. However, a rezoning of the Property
to NMD is still warranted in order to achieve a mixture of uses and use types.
CONSISTENCY WITH THE COMPREHENSIVE PLAN
The Property's land use designation is Urban Density Residential, which calls for density
between 6.01 to 34 dwelling units per acre. The proposed density ranges from approximately 8
to 24 dwelling units per acre (8-14 units within the residential and 8-32 units within the mixed -
use portion of the Property). Therefore, the proposed residential density is consistent with the
Property's land use designation within the Comprehensive Plan.
In addition, the Urban Density Residential land use designation calls for a maximum building
height of 4 stories or 45 feet, with two or more housing types preferred in each development.
We are proposing two, three-story buildings — with the flexibility to increase the height of such
buildings limited to four stories. In addition, we are proposing two housing types: single family
and multifamily units.
Neighborhood, Community & Regional Retail, Office/R&D/Flex, Institutional, and General
Commercial Service are secondary land uses in the Urban Density Residential land use
designation, with a limitation on retail -only single -building footprints of 5,000 square feet. Per
Table A, only the uses listed above that are secondary uses within Urban Density Residential are
allowed on the Property. In addition, per Table B of the Code of Development, retail uses are
limited to 5,000 square feet. Therefore, our commercial space within the mixed -use portion of
the Property is also consistent with the Comprehensive Plan.
The applicable Parks and Green Systems Map shows a multi -use path extending along the front
of Rio Road East and Belvedere Boulevard, linking the Property to the Rivanna Trail. Our
application plan shows such extension, consistent with the Parks and Green Systems Map of the
Comprehensive Plan.
The proposal also achieves other goals of the Comprehensive Plan, such as, Objective 4 of the
Housing Section of the Comprehensive Plan, which states, "Provide for a variety of housing
types of all income levels and help provide for increased density in the Development Areas." As
stated earlier, allowing smaller -sized, single family detached housing, enables the construction of
a less expensive housing product type — meeting the needs of an underserved section of the
market.
Characteristics of Neighborhood Model Districts.-
0 Pedestrian orientation;
As noted above, the proposal consists of extending the existing multi -use
path, linking the Property to the extensive Rivanna Trail network. This
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will allow residents of the development easy access to this extensive trail
network as well as the parks and green spaces located along such trails.
• Neighborhood friendly streets and paths;
The extension of the multi -use path, noted above, will also contribute to
the eventual connection of the Rivanna Trail to the Belvedere subdivision,
allowing such residents to enjoy walkable access as well.
There is very little internal street network due to the small size of the
Property.
• Interconnected streets and transportation networks;
As noted above, there is very little internal street network due to the small
size of the Property. The extended multi -use path does provide connection
to the Rivanna Trail and Belvedere subdivision.
There is a small 20-foot strip of property owned by Bondstone Ventures,
LLC, successor to Robert Hauser Homes, Inc., located between the
Property and the subdivision on Fowler Ridge Court. Therefore, the
project cannot connect to such residences.
• Parks and open space as amenities;
The proposal consists of a shared common open space on the residential -
only portion of the Property. Such common space will include
landscaping to shelter quiet spaces to read or gather, as well as natural
playscapes. The area between the apartments and entrance to the Property
in the mixed -use block will be landscaped and usable for a small dog park.
In addition, within the mixed -use portion of the Property, the space at the
corner of the 5,000 square foot buildings will be used as a plaza serving
the residential and commercial tenants.
• Neighborhood centers;
Not applicable. The Property is not located at a "Center."
0 Buildings and spaces of human scale;
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The buildings will likely be three -stories. Per Table B of the Code of
Development, buildings on the Property are restricted to a maximum of
four -stories and 45 feet, consistent with a human scale development.
• Relegated parking;
The parking is relegated to behind the buildings fronting Belvedere
Boulevard and Rio Road East. The streetscape along Belvedere
Boulevard will consist entirely of building frontage and/or greenspace.
• Mixture of uses and use types;
The proposed redevelopment consists of commercial space, multifamily
units, and single family units thereby achieving the goal of a mixture of
uses and use types.
0 Mixture of housing types and affordability;
The proposed redevelopment consists of multifamily and single family
units. The single-family units are intended to be less expensive than the
average home on the market in the area — see "Basic Overview — Pubic
Need or Benefit" above.
• Redevelopment;
The Property currently consists of an abandoned single family dwelling
and shed. We propose to redevelop the Property into a mixed -use
development with various uses and housing types.
• Site planning that respects terrain; and
The Property is mostly flat and therefore redevelopment will involve very
little land disturbance.
• Clear boundaries with the rural areas
Not Applicable. The Property is not nearby the boundary between the
rural and development areas.
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According to Section 20A.9(a)(4) and (b)(4), the minimum area devoted to green space and
amenity space may be reduced by the Board of Supervisors. When making such reduction, the
Board shall consider: (1) the relationship of the site to adjoining or nearby properties containing
public green space such as parks or natural areas, and amenities, (2) the known future uses of the
adjoining properties; and (3) whether a reduction would better achieve the neighborhood model
goals of the Comprehensive Plan.
Per Table C of the Code of Development, 20% green space is proposed, meeting the
requirements of Section 20A.9(a)(4). However, only 13% of the Property is available for
amenity space. We would like to request a reduction to allow the percentages of amenity space
noted in Table C of the Code of Development.
As noted previously, the extension of the multi -use path would allow residents of the
development access to the Rivanna Trail and the parks and green space along such network.
Nearby parks connected by this trail include McIntire Park, with amble recreational fields and
courts, skate park, and proposed botanical gardens. Given the development's walkable access to
the Rivanna Trail, the common area at the center of the residential portion of the Property as well
as the green space and plaza along the sides of the mixed -use buildings, the development has
sufficient amenity space. Given the constrained size of the Property, it is difficult to achieve the
other NMD goals of a mixed -use development with varying uses and use -types without a
reduction from the 20% required amenity space of Section 20A.9(b)(4).
IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE
Transportation Impacts.-
VDOT has committed to conducting a traffic study of the corridor, specifically focused on the
intersection of Rio Road East and Belvedere Boulevard. The Applicant will work with VDOT
and other impacted landowners to ensure the improvements recommended by VDOT come to
fruition, thereby enabling the improved safety and functionality of this important intersection.
The estimated vehicular trips from the proposed development are as follows:
Assuming 5,000 square feet of General Office and 5,000 square feet of Retail:
AM
PM
Use Description
ITE
Qty
in
out
Total
in
out
Total
Single Family Detached
210
14 units
3
10
13
11
6
17
Multi -Family Housing
220
32 units
5
14
19
14
9
23
Retail
814
5000 sf
12
12
23
19
19
37
General Office
710
5000 sf
11
1
12
1
6
7
Total
31
36
67
44
40
84
11
Assuming 10,000 of General Office:
AM
PM
Use Description
ITE
Qty
in
out
Total
in
out
Total
Single Family Detached
210
14 units
3
10
13
11
6
17
Multi -Family Housing
220
32 units
5
14
19
14
9
23
General Office
710
10000 sf
19
3
22
3
11
14
Total
28
26
54
27
27
54
The two tables above estimate the number of vehicular trips upon redevelopment of the Property.
The first table assumes the commercial portion of the Property consists of 5,000 square feet of
Retail and 5,000 square feet of General Office. The second table assumes the commercial
portion of the Property consists of 10,000 square feet of General Office.
The first configuration of the Property would produce the most amount of traffic. In this
scenario, the total number of additional "peak" hour morning trips would be 67 and the total
number of additional "peak" hour afternoon trips would be 84. The total number of annual
average daily traffic (AADT) for 2017 on Rio Road East was 28,000. Therefore, the total
number of additional vehicular trips from the development will be minimal compared to the
existing traffic pattern surrounding the Property (0.3% to 0.2% increase).
Parking and Loading Needs Study:
There is a total of 69 parking spaces proposed within the project. Of those, 47 will serve the
mixed -use block and 22 will serve the residential -only block.
Within the mixed -use block, the minimum required parking spaces varies depending on the
mixture of residential and commercial. The below details the extremes of the required minimum
parking spaces based on differing mixtures of uses and use -types.
The below is based on the minimum parking requirements outlined in Section 4.12.6 of the
County Code:
• 1.50 parking spaces per one -bedroom multifamily unit
• 2.00 parking spaces per two -bedroom multifamily unit
• 2.00 parking spaces per single family detached unit
• 2.00 parking spaces per townhome (or single family attached unit) with 2 or more
bedrooms
• 1 space per 200 square feet of net office floor area (80% gross floor area)
• 1 space per 100 square feet of retail sales area (80% gross floor area) for the first
5,000 square feet
Assuming the maximum allowable density and minimal commercial space, the minimum
required parking for the mixed -use block is 51 parking spaces.
• The total above assumes all one -bedrooms (1.5 x 32 units = 48 parking spaces)
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• The total above assumes the remaining buildable square footage (500 square feet)
consists of the lowest intensity commercial use (office).
Assuming the maximum commercial space, the minimum required parking for the mixed -use
block is 76 parking spaces.
• The total above assumes 8 two -bedroom multifamily units (2.00 x 8 units = 16
required parking spaces)
• The total above assumes 5,000 square feet of retail (40 required spaces) and 5,000
square feet of office space (20 required spaces)
Assuming the maximum allowable density, the minimum required parking for the residential -
only block is 28 parking spaces (2.00 x 14 units). Assuming the minimum allowable density, the
minimum required parking for the residential -only block is 16 parking spaces (2.00 x 8 units).
Therefore, combining the two blocks, the minimum parking requirement will range from
67 parking spaces to 104 parking spaces.
Pursuant to Section 4.12.10 of the County Code, parking spaces are allowed to be shared among
two (2) or more uses that typically experience peak parking demands at different times. The
code continues, "because parking spaces are shared, the total number of parking spaces that
would otherwise be required may be reduced." The zoning administrator may reduce the
aggregate minimum number of required parking spaces, provided each use participating in the
shared parking experiences peak parking demands at different times.
As per the trip generation tables above, it is clear the commercial and residential uses experience
peak parking demands at different times. In the morning "peak" hours, for the Retail and
General Office uses, on average, 19-23 cars are estimated to enter the site and 3-4 are estimated
to exit. In contrast, for the residential uses, on average, only 8 cars are estimated to enter and 24
are estimated to exit. This demonstrates that in the morning "peak" hours, the commercial uses
will likely generate more traffic entering the site while the residential uses will likely generate
more traffic exiting the site. The reverse occurs in the afternoon "peak" hours.
In the afternoon "peak" hours, the commercial uses will likely generate more traffic exiting the
site while the residential uses will likely generate more traffic entering the site.
Due to the relationship of the above uses, we request the maximum aggregate reduction of the
minimum required parking spaces (35%). If such a reduction were granted, the range of
minimum required parking spaces would be reduced to between 43 and 67. Therefore, with the
35% reduction, the 69 proposed parking spaces will be able to accommodate the entire range of
possible mixture of uses and use -types.
Stormwater Management Facilities:
Stormwater will be addressed by an underground detention / BMP located in the parking lot of
the mixed -use lot as shown on the enclosed conceptual grading plan.
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IMPACTS ON ENVIRONMENTAL FEATURES
None. There are no streams or critical slopes located on the Property
Currently, the Property consists of a vacant single family home and shed. The front of the
Property is cleared, with well -maintained landscaping, while the back of the Property consists of
a wooded area. The Property also slopes slightly in the back portion; however, such slopes are
minimal and therefore redevelopment of the Property would consist of very little land
disturbance.
PROPOSED PROFFERS TO ADDRESS IMPACTS
Due to the small size of the proposed redevelopment, we do not believe there are appropriate
proffers needed to address the minimal impacts from the development.
OTHER SPECIAL STUDIES
Fire Access Along Eastern Boundary of the Property:
There is a small, 20-foot strip of property located between the Property and Fowler Ridge Court.
This property is utilized as a portion of the required fire access for the development along Fowler
Ridge Court. It may have been conveyed as an easement to the County by that certain deed
dated October 3, 2016, recorded in the Clerk's Office of the County Circuit Court in Deed Book
4830, page 20 (enclosed). The Applicant will coordinate with the Albemarle County Service
Authority (ACSA) to ensure the correct ownership and acquisition of a necessary sewer
easement for development of the Property.
The Fowler Ridge Court community's fire access consists of a 50' easement through: (1) this 20-
foot strip of land, (2) a portion of Fowler Ridge Court itself, and (3) designated open space
between existing homes and Shepard's Ridge. See the enclosed plats for reference. No portion
of the Property acts as fire access for the adjacent communities. The Applicant will supplement
its application with an updated survey of the Property evidencing the above.
Incorrect GIS Label of Ownership of Adjacent Property
There is a small triangular shaped parcel located between the Property and Belvedere Boulevard
that is labeled in the County's GIS as currently owned by the Belvedere Neighborhood
Association, Inc. The parcel is a small portion of County tax map parcel 062GO-01-00-OOOAO.
However, pursuant to that certain Certificate of Take dated December 5, 2007, and recorded in
the Clerk's Office of the County Circuit Court in Deed Book 3617, page 633 (enclosed), this
parcel was taken by the Virginia Department of Transportation (VDOT) for Belvedere Boulevard
right-of-way. Therefore, the Applicant is able to provide a vehicular accessway through this
right-of-way to/from the proposed cottage units to/from Belvedere Boulevard.
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