HomeMy WebLinkAboutZMA201800006 Review Comments Zoning Map Amendment 2018-12-21COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4176
December 21, 2018
Don Franco
Roudabush, Gale & Associates
At72 S. Pantops Drive, Suite A
Charlottesville, VA 22911
dfranco(axoudabush.com / 434-979-8121
RE: ZMA201800006 3223 Proffit Road
Dear Mr. Franco:
Staff has reviewed your revised submittal for the zoning map amendment, ZMA201800006 3223 Proffit Road. We have a
several reamining questions and comments which we believe should be addressed before we can recommend favorably on
your ZMA request. We would be glad to meet with you to discuss these issues.
Review comments are provided below, organized by Department, Division, or agency. Our comments are provided below:
Planning — General Application Comments
1. Please provide an updated project narrative stating the proposed impacts to schools, and police and fire service.
2. Please provide more information on the "component of affordable housing" mentioned in the project narrative.
The Comprehensive Plan recommends a minimum of 15% affordable housing units be provided in developments
subject to rezoning approvals. See additional comments regarding affordable housing in the Neighborhood
Model analysis section below.
a. If it is the intent ro provide affordable units, staff suggests amending the Use Table on the Cover Sheet so
that it states a percentage or actual figure for the quantity of affordable units that will be provided. This
can be done as a percentage or quantity to be fulfilled within the overall project, or by individual block.
Rev. 1: Comment addressed.
3. The application narrative states that no proffers are proposed as part of the rezoning. This means that the
improvements and project layout shown on the Conceptual Plan and Grading Plan will not be a proffered design
of the neighborhood. This includes the proposed right-of-way reservation shown on the Conceptual Plan and
Grading Plan. Staff highly suggests providing a written proffer statement that proffers the proposed right-of-way
reservation, as well as the two internal street interconnections to adjacent parcels to the east and west prior to
requesting a public hearing with the Planning Commission. Choosing to proffer the concept plans as a site layout
will also strengthen the application. Rev. 1: Comment addressed.
4. Please see comment from Kevin McDermott below regarding the TIA recommendation for installation of a left
turn lane into the development on Polo Grounds Road. Rev. 1: Comment addressed.
a. The Turn Lane Warrant Analysis (Table 6, page 11 of the TIA) states that installation of a left turn lane in
the eastbound lane of Proffit Road will be required to accomdate traffic during PM traffic hours if the
proparty is developed with the highest number of possible units. As note by Kevin McDermott, this may
require dedication of right of way from adjacent properties in order to install the required 200-ft. turn lane
and the 200-ft. taper. Please provide further documentation and confirmation from the applicant and
VDOT that the proposed right of way dedication along the front of the subject parcel will be enough to
incorporate the left turn lane and taper. Rev. 1: Comment addressed.
Please revise the concept plans as follows:
a. Re -title the Conceptial Plan to "Block Plan." Rev. 1: Comment addressed.
b. Re -title the Conceptual Grading Plan to "Conceptial Site Layout and Grading Plan." Rev. 1: Comment
addressed_
c. Revise the Sheet Index on the Cover Sheet to reflect the name changes. Rev. 1: Comment addressed.
6. The Conceptual Site Layout and Grading Plan shows proposed lots and quantities of residential units throughout
the development. Is this the actual intended number of lots and unit types in each block? Rev. 1: See comments
under the Proffers section below for necessary revisions to the concept plans.
a. If not, please consider removing the individual lot lines and labels for lots and number of units. Simply
draw the block boundaries and label them. The proposed open space parcels should still be shown but
labeled with an acreage figure. See additional comments from Planning and Zoning staff below. Rev. 1:
See comments under the Proffers section below for necessary revisions to the concept plans.
7. Under Site Data on the Cover Sheet, revise the entry for "Gross Residential Density" by re -wording it to
"Comprehensive Plan Recommended Gross Residential Density: Urban Density Residential (6.01-34 units/acre)."
a. Add a line stating the proposed gross residential density within the overall development. Rev. 1:
Comment addressed.
8. Under Site Data on the Cover Sheet, revise the entry for Recreational Area by stating what block the 450 sq. ft. of
recreation will be provided in. Rev. 1: Comment addressed.
9. Remove the "Proposed Uses" entry in the Use table on the Cover Sheet. See additional comments below for
specifics. Rev. 1: Comment addressed.
10. Add a line in the Use Table on the Cover Sheet stating the required building stepbacks in the R-15 Zoning District
in accordance with Section 4.19 of the Zoning Ordinance. See Zoning comments for additional information. Rev.
1: Comment not fully addressed. In the Use Table on Sheet 1, please add the word "Front" before the
word "Stepback."
I t . Revise the Proposed Non -Residential Area line in the Use Table on the Cover Sheet to state the acreage or square
footage of open space proposed in each block. Rev. 1: See comments under the Proffers section below. The
Use on Sheet 1
12. Clarify the maximum Number of Dwelling Units in the Use Table on the Cover Sheet. Please state the maximum
number of units proposed in each block — the project narrative and Conceptual Grading Plan show different
quantities of residential units in each block from the figures given in the Use Table. Rev. 1: See comments under
the Proffers section below.
13. Add a line to the Use Table on the Cover Sheet stating the proposed acreage of each block. Rev. 1: Comment
addressed.
14. Add a line to the Use Table on the Cover Sheet stating the proposed maximum density per block based on each
blocks acreage. Rev. 1: See comments under the Proffers section below.
15. State all applicable Overlay Zoning Districts as a note in the Site Data table on the Cover Sheet. This includes
AIA — Aiport Impact Area, and Managed Steep Slopes Overlay Zonign District. Rev. 1: Comment addressed.
16. Revise the Conceptual Site Layout and Grading Plan by adding labels to the internal transportation network that
clarifies whether the roads are proposed as public or private streets. Rev. 1: Comment addressed.
a. Pursuant to Section 14-233 of the Subdivision Ordinance, private streets serving single family detached
uses in the development areas require Planning Commission approval. If the applicant is proposing
private streets and the neighborhood will be developed as detached single family lots, please consider
submitting a request for private street authorization in a resubmittal of the ZMA application. Rev. 1:
Comment no longer applicable, streets will be public.
b. Consult Section 14-234 of the Subdivision Ordinance for additional information that must be submitted
justifying approval of any proposed private streets for detached residential uses. Rev. 1: Comment no
longer applicable, streets will be public.
17. Please show proposed parking areas on the Conceptual Site Layout and Grading Plan, see additional comments
below. Rev. 1: Comment not fully addressed. Some of the uses that permitted in the R-15 Zoning District
require parking areas (both by -right and special uses). In order to meet the relegated parking and
pedestrian orientation principles of the Comprehensive Plan, staff is proposing a condition with that will be
added as a note to the concept plans to ensure parking will be relegated to the sides or rear of buildings
located adiacent to Proffit Road. See the Proffers section below.
18. Staff recommends that the the Conceptual Site Layout and Grading Plan be revised to show installation of
pavement and sidewalks to the property boundary at both stub -outs within the development. See Zoning
comments below. Rev. 1: Comment addressed.
19. Please clarify whether the proposed open space will be privately owned or dedicated to public use. Rev. 1:
Comment addressed.
20. In accordance with Section 4.16 of the Zoning Ordinance, the application seems to be missing some information
about open space requirements as follows:
a. The Cover Sheet states that 450 sq. ft. of recreation space will be provided. However, Section 4.16 (1)
states that for residential developments proposing thirty (30) units or more equal to or exceeding four (4)
dwelling units per acre, except for single-family and two-family dwellings developed on conventional
lots, a minimum of two hundred (200) square feet per unit of recreational area shall be provided in
common area or open space on the site. If the neighborhood is developed at the highest possible density
and includes any attached single family or multi -family dwellings, more than 450 sq. ft. of recreation
space will be required. Rev. 1: Comment addressed.
b. Staff suggest revising the Recreational Area note on the Cover Sheet to state that "Recreational areas and
facilities will be provided in accordance with the minimum requirements of Section 4.16 of the Albemarle
County Zoning Ordinance." Rev. 1: Comment addressed.
Comprehensive Plan
Initial comments on how your proposal generally relates to the Comprehensive Plan are provided below. Comments on
conformity with the Comprehensive Plan are provided to the Planning Commission and Board of Supervisors as part of
the staff report.
The Comprehensive Plan identifies Tax Map Parcel (TMP) 032AO-02-00-00200 as Urban Density Residential land use.
This classification calls for primary uses to consist of residential uses at densities between 6.01-34 dwelling units/acre.
Secondary uses in this classification include supporting uses such as religious institutions, schools, commercial, office and
service uses. The proposed rezoning from RA Rurual Areas to R-15 Residential is consistent with the Comprehensive
Plan land use recommendations.
Neighborhood Model
Projects located within the Development Areas are typically reviewed for consistency with each of the Neighborhood
Model Principles found in the Comprehensive Plan. Comments are provided below on relevant aspects of the
Neighborhood Model. More detailed comments may be provided after more detailed plans are provided.
Pedestrian Orientation This principle is partially met. The Grading Plan shows sidewalk installation along all
internal streets. No cut -de -sacs are shown on the Conceptual Plan and Grading Plan.
The Concept Plan and Grading Plan demonstrate that the project will be developed in a
block format. Each block measures less than the 600' in length, which is consistent
with the Comprehensive Plan recommendation for maximum block length.
The application could be strengthened by explaining whether any walking trails will be
provided in the large open space area north of Block 5. The Grading Plan could be
revised so that crosswalks are incorporated into the street design at all points where
ramps are provided on opposite sides of the street at sidewalk termination points. This
includes the sidewalk along Proffit Road where the main neighborhood entrance is
located. Rev. 1: Comment not fully addressed. Please add crosswalks at the
following intersections: east/west crosswalk at Road A/Road B intersection,
east/west crosswalk at Road B/Road C intersection, north/south crosswalk at Road
C/Road D intersection, and east/west at Road C/Road D intersection on the
Conceptual Site Layout and Grading Plan.
Mixture of Uses
This principle is not met. The Use Table on the Cover Sheet is currently unclear. In the
"Allowable Uses" row, it states that all by -right uses and special uses listed in the
Zoning Ordinance for the R-15 Zoning District will be possible within the development.
Rev. 1: Comment addressed.
However, on the next row titled "Proposed Uses" the table states that Single Family
Attached is the only proposed use in all Blocks. Is it the developer's intention to only
provide attached single family uses, and thus eliminate the possibility of all the other
possible by -right and special uses listed in the Zoning Ordinance? If so, this principle
will not be met. Rev. 1: Comment addressed.
If it is the developer's intention for all by -right and special uses listed under Section 18
of the Albemarle County Zoning Ordinance to be possible within the project, staff
suggests revising the Use table on the Cover Sheet as follows:
• Remove the "Proposed Uses" row. Rev. 1: Comment addressed.
• Revise the "Allowable Uses" row to state "All uses listed under Section 18.2.1
of the Albemarle County Zoning Ordinance will be permitted by right within
Blocks 1-5. All uses listed under Section 18.2.2 of the Albemarle County
Zoning Ordinance will be permitted through approval of a special use permit
within Blocks 1-5." Rev. 1: Comment addressed.
• If the applicant wants to eliminate specific by -right and special uses in any or
all of the blocks, those specific uses should be listed individually in the Use
Table on the Cover Sheet as "not permitted in any block." Rev. 1: Comment
addressed.
Neighborhood Centers
This principle is met but could be strengthened through revisions. The Conceptual Plan
and Grading Plan identify an area of outdoor open space in the center of the
neighborhood, which satisfies this principle by providing for a centralized amenity that
will allow for civic engagement where residents can congregate. Rev. 1: Comment
addressed.
However, the application could be strengthened by revising the Use Table on the Cover
Sheet to a minimum required acreage for the proposed open space in Block 3. Rev. 1:
Comment addressed.
Mixture of Housing Types
This principle is partially met. The Cover Sheet clearly explains that all uses permitted
and Affordability
by right and through special use permit in the R-15 Zoning District will be possible
within the development, subject to other County Code requirements. This will allow for
a mixture of uses and housing types (e.g. single family, multifamily, etc.). However, no
firm commitment has been made that more than one housing type will actually be
provided. Please verify. Rev. 1: Comment addressed.
Additionally, the project narrative states that the project will "have a component of
affordable housing." The Comprehensive Plan recommends a minimum of 15%
affordable housing units be provided in developments subject to rezoning approvals.
Rev. 1: Comment addressed.
If the applicant intends to provide affordable housing, please revise the Cover Sheet and
project narrative to state the amount of affordable housing that will be provided in the
project. Staff suggests amending the Use Table on the Cover Sheet so that it states a
percentage or actual figure for the quantity of affordable units that will be provided.
This can be done as a percentage or quantity to be fulfilled within the overall project, or
by individual block. Rev. 1: Comment addressed.
See Zoning comments for additional questions regarding density increase if affordable
housing will be provided. Rev. 1: Comment addressed.
Relegated Parking
This principle is partially met. It appears that new residential buildings adjacent to
Proffit Road in Block 1 will be close to the public right-of-way. No parking is currently
shown between those buildings and Proffit Road.
However, the Grading Plan and Conceptual Plan do not clearly identify any parking lots
or parking spaces. Staff cannot verify that adequate area will exist to provide parking in
a relegated manner. Zoning staff have expressed concern that adequate area may not be
available for the potential 52 units in Block 1. Please revise the plan to show where
parking will be provided. Consider the following:
• Parking should be relegated to the back or side of buildings. Rev. 1:
Please see the proffers section below.
• Front loaded garages should be the exception. There are a number of
blocks that allow for front loaded garages. Alleys should be explored to
be provided in lieu of front garages.
• Parking areas located adjacent to the street should be screened from
streets. Rev. 1: Please see the proffers section below.
• Where front loaded garages are allowed, provide a setback from the
garage to the porch or front of the house (3-5 feet). Rev. 1: Comment
not fully addressed. Please add a line to the Use Table on Sheet 1
stating the non-infill minimum and maximum front -loaded garage
setbacks as specified in Section 4.19 of the Zoning Ordinance.
Interconnected Streets and
This principle is partially met. The Conceptual Plan and Grading Plan demonstrate that
Transportation Networks
the development will include street stub -outs to properties to the east and west. In the
future, if those properties are redeveloped, the opportunity to create interconnections
between streets will be available. Rev. 1: Comment addressed.
Staff recommends that the Grading Plan be revised to show installation of pavement and
sidewalks to the property boundary at both stub -outs. Rev. 1: Comment addressed.
Multimodal Transportation
This principle is partially met. The Grading Plan clearly demonstrates that sidewalks
Opportunities
will be provided within the development along new streets. This will allow for both
pedestrian and vehicular travel in a safe and convenient manner.
The proposed right-of-way reservation along Proffit Road is consistent with the
Places29 Master Plan's recommendations as shown on Figure 4.8 Future Transportation
Network.
The Long Term Transit Network map (Figure 4.9 of the Places29 Master Plan) does not
designate any future transit service being provided down profit Road adjacent to the
subject parcel. However, the plan does call for future local collector transit service to
be provided along Worth Crossing and Leake Square, which are located approximately
two -hundred and fifty feet (250') to the west of the subject parcel. The plan also calls
for a future bus rapid transit (BRT) route along Route 29 to the west of the subject
parcel. Therefore, nearby access to public transit will be possible in the future.
However, it is unclear if bike lanes will be installed within the development along the
new street that connects to the adjacent parcels on the east and west.. The application
could be strengthened by revising the Conceptual Plan and Grading Plan to demonstrate
that bike lanes will be or could be installed and striped along the new streets. Rev. 1:
Comment addressed. The Places29 Master Plan Appendix 3 Roadway Cross
Sections does not call for bike lanes along Proffit Road. The internal public streets
will be designed in accordance with the County standards for streets.
Parks, Recreational
This principle is partially met. The Conceptual Plan designates an area of proposed
Amenities, and Open Space
open space that is centralized within the developed portion of the property adjacent to
new residential lots. A large area of open space is also proposed at the northern end of
the property outside of the developed portion. This appears to provide adequate space
for passive outdoor recreational opportunities that will serve the neighborhood
residents.
However, as previously stated, a recreation area larger than 450 sq. ft. may be required
depending on the character of the residential uses. Please revise the Recreation Area
note on the Cover Sheet to state "Recreational areas and facilities will be provided in
accordance with the minimum requirements of Section 4.16 of the Albemarle County
Zoning Ordinance." Rev. 1: Comment addressed.
Buildings and Spaces of
This principle is met. The Conceptual Plan shows sidewalk installation along Proffit
Human Scale
Road, and the internal street and vehicular travelway network proposes sidewalks in
front of the buildings. This will create a sense of enclosure along the streets and make
the development a welcoming environment for pedestrians.
Redevelopment
This principle is met. The property currently contains one single family residential
structure. The rezoning request will allow for redevelopment of the parcel at a higher
density than the current use, in accordance with the Urban Density Residential land use
classification recommended by the Places29 Master Plan.
Respecting Terrain and
This principle is partially met. The property contains Managed Steep Slopes, and the
Careful Grading and Re-
Conceptual Plan and Grading Plan show potential lots and improvements within Block
grading of Terrain
5 encroaching into these areas. Pursuant to Section 18-30.7.4, Managed Steep Slopes
may be disturbed as long as the design standards for disturbancesoutlined in Section 18-
30.7.5 are followed. The application could be strengthened by limiting the size of the
area for residential lots in Block 5 by incorporating it into the proposed open space.
Rev. 1: Comment addressed.
Additionally, information should be provided that retaining walls in the development
will meet the design standards required for the disturbance of managed slopes in section
30.7.5 of the Zoning Ordinance. Rev. 1: Comment addressed.
Clear Boundaries Between
This principle is not applicable to the request. The subject property is located within the
the Development Areas and
Places29 Development Area. No improvements or changes in use near any boundaries
the Rural Area
with the Rural Area are proposed.
Proffers
The application narrative states that no proffers are proposed as part of the rezoning. This means that the improvements
and project layout shown on the Conceptual Plan and Grading Plan will not be a proffered design of the neighborhood.
This includes the proposed right-of-way reservation shown on the Conceptual Plan and Grading Plan. Staff highly
suggests providing a written proffer statement that proffers the proposed right-of-way reservation, as well as the two
internal street interconnections to adjacent parcels to the east and west prior to requesting a public hearing with the
Planning Commission. Choosing to proffer the concept plans as a site layout will also strengthen the application.
Rev. 1: The revised nroiect narrative states that the Conceptual Site Lavout and Grading Plan will be proffered as
part of this ZMA. Sheets 2 and 3 of the concept plans also state that "the site layout is conceptual in nature and
may change with the plan proposal." The only improvement that is clearly labeled/called out as a proffer on the
Conceptual Site Layout and Grading Plan is the Proffit Road right-of-way reservation and associated
improvements along Proffit Road. Staffs original suggestion regarding proffering the plans meant that all four (4)
drawings would be proffered. Based on the applicant's response to the first review comments, some of the original
staff comments have been amended. Staff proposes that the specific items on the concept plans be proffered in
order to strengthen the application and help it meet the neighborhood model principles.
• Since the applicant wishes to retain flexibility in possible uses throughout Blocks 1-4 of the development,
the concept plans (Sheets 2 and 3) should be revised so that the proposed block boundaries of Blocks 1-4
are not shown. As currently proposed, the goal is to allow for development of the parcel for uses other than
open space in the southern 5.2 acres, hereby referred to as the "primary development zone." Therefore,
the concept plans (Sheets 2 and 3) iust need to show and label the primary development zone boundary
(currently blocks 1-4) and the open space block (Block 5).
• The internal street network grid and interparcel connections between the subject parcel and TMPs 32-30
and 32A-02-113 should also be labeled as proffered improvements.
• The Proffit Road right of way reservation and improvements are currently called out as proffered
improvements and should remain that way.
• The road cross sections shown on Sheet 1 for the internal streets and profit Road should be called out as
proffered items.
• The Use Table on Sheet 1 should remove references to Blocks 1-4, and their maximum dwelling units
proposed, block acreages, block density, and acreages of open space per block.
• In order to meet the Comprehensive Plan's density recommendations for this parcel, the Use Table on
Sheet 1 should just state that the parcel will be developed in accordance with the minimum residential
density of 6.01 du/acre as recommended by the Comprehensive Plan.
o Since the property measures 7.29 acres, the minimum number of dwelling units that should be
provided in order to meet the recommended 6.01 du/acre is 44 total dwelling units.
o Please be aware that adding this note to the plans will not preclude the property from being
developed up to a gross density of 15 du/acre, or 109 total dwelling units, should the rezoning be
approved.
• As mentioned in previous comments, the relegated parking principle is not currently met by the
application. Any future parking lots or areas serving buildings adjacent to Proffit Road should have
parking relegated to the side or rear of the buildings. Staff suggests adding a note to the concept plans
stating something such as "Off-street parking areas shall be located to the side or rear of buildings adjacent
to Proffit Road in the primary development zone."
• In the Area Summary under Site Data on Sheet 1, change "Blocks 14" to "Primary Development Zone."
• Revise the "Recreational Area" note under Site Data on Sheet 1 so that the note ends after the words"
private open space" instead of "Blocks 2-5."
• Staff is currently discussing how to handle the proposed 15% affordable housing proposal as stated on the
concept plans. Typically, commitements to providing affordable housing are approved as a written proffer
statement with ZMA applications as opposed to a note on conceptual plans (as currently shown). Staff will
follow up with the applicant once the County Attorney has made a decision on whether the affordable
housing commitment can be accepted as a proffer note on the drawings.
Pending the applicant's response to the recommended revisions to the concept plans as stated above, staff could
make a favorable recommendation for the ZMA with the following general conditions (exact wording subject to
change pednign review by the County Attorney):
1. The property shall be developed in general accord with the concept plans and shall reflect the the
following major elements as shown on the plans:
a. The internal street network grid and interparcel connections between the subject parcel and TMPs
32-30 and 32A-02-1B:
b. All uses other than oven space shall be located within the primary development zone
c. Right-of-way reservation and associated improvements along Proffit Road;
d. The property shall be developed at the minimum residential density recommended by the
Comprehensive Plan for a minimum of 44 total dwelling units.
e. "Off-street parking areas shall be located to the side or rear of buildings adjacent to Proffit Road
in the primary development zone."
f. Pending County Attorney approval, the 15% affordable housing commitment.
Zoning
Zoning comments have been provided by Francis MacCall, fmaccall&albemarle.org, and Kevin McCollum,
kmccollumkalbemarle.org — No Objection.
Planning - Transportation
Comments regarding your proposal's ability to meet site plan or subdivision ordinance requirements in the future have
been provided by Kevin McDermott, kmcdermottgalbemarle.org —No objection.
Albemarle County Department of Fire & Rescue
Comments related to Fire & Rescue have been provided by Shawn Maddox, smaddox&albemarle.org, and are attached.
Engineering and Water Resources
Frank Pohl, fpohl(agalbemarle.org — See recommendation:
1. Work in the intermittent stream is allowed but may still require USACOE permitting.
VDOT
VDOT review still pending, any comments from VDOT will be forwarded to the applicant upon receipt. Please contact
Adam Moore at adam.moore(c�vdot.vir ig nia.gov.
Action after Receipt of Comments
Your project has been deferred for final Board action until April 1, 2019. From this comment letter you will see that staff
recommends changes to your project to help you achieve approval. Without changes, staff cannot recommend approval
and your revised application will be taken to the Planning Commission as submitted.
If the applicant wishes to submit a revised application to address staff comments, please provide a completed copy of the
Zoning Map Amendment Resubmittal Form and the applicable fee.
After you have read this letter, please take one of the actions identified on "Action After Receipt of Comment Letter"
which is attached.
Resubmittal
If you choose to resubmit, please use the attached form. The resubmittal date schedule is provided for your convenience.
Notification and Advertisement Fees
Recently, the Board of Supervisors amended the zoning ordinance to require that applicants pay for the notification costs
for public hearings. In order to proceed to a public hearing with the Planning Commission, the following fees must be
paid prior to the public hearings:
$ 215.00 Cost for newspaper advertisement
$ 342.00 Cost for notification of adjoining owners (minimum $200 + actual postage/$1 per owner after 50 adjoining
owners)
$ 557.00 Total amount due prior to Planning Commission public hearing
Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for the Board hearing needed.
$ 342.00 Additional amount due prior to Board of Supervisors public hearing
$ 899.00 Total amount for all notifications Fees may be paid in advance. Payment for both the Planning Commission
and Board of Supervisors public hearings may be paid at the same time.
Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a
new date.
Feel free to contact me if you wish to meet or need additional information. My email address is blan ig lle(c�r�,albemarle.org.
Sincerely,
Cameron Langille
Senior Planner
Planning Division, Department of Community Development
enc: ZMA201800006 Action After Receipt of Comments
2018 Zoning Map Amendment Resubmittal Schedule
Zoning Map Amendment Resubmittal Form
Review Comments for ZMA201800006 -
Project Name: 33 PROFFIT ROAD
Date Completed: Tuesday, December 04, 2018 DepartmentlaivisionlAgency: Review Sys:
Reviewer: Shawn Maddox Fire Rescue No Obje-Ction
Fire Rescue has no objections to the zoning map amendment_ The following items will need to be addressed during the site
plan process:
1_ Road vridth
2_ Hydrant spacing and placement
3_ Removable bollards with Knox locks for the second emergency access_
Page: County of Albemarle Printed On: '1220120'18
DEPARTMENT OF COMMUNITY DEVELOPMENT
�rRGINI°'
ACTION AFTER RECEIPT OF COMMENT LETTER
FIRST SET OF COMMENTS
In accordance with the attached letter dated December 21, 2018, please do one of the following on or
before January 3, 2019:
(1) Proceed to Planning Commission public hearing on January 29, 2019
(2) Resubmit in response to review comments
(3) Withdraw your application
(1) Request a Planning Commission public hearing date be scheduled
You may request that your application to be scheduled for public hearing with the Planning
Commission. Without revisions as stated in the comment letter, staff cannot make a favorable
recommendation at this time. Please be aware that the earliest date available for a public hearing with
the Planning Commission is January 29, 2019.
The public hearing request will need to be received by January 3, 2019 and all applicable notification
fees must be paid by the close of business on January 3, 2019. This includes the following:
• $ 215.00 Cost for newspaper advertisement
• $ 342.00 Cost for notification of adjoining owners (minimum $200 + actual postage/$1 per
owner after 50 adjoining owners)
• $ 557.00 Total amount due prior to Planning Commission public hearing
(2) Resubmit in response to review comments
Make sure that the resubmittal is on or before a resubmittal date as published in the project review
schedule. The full resubmittal schedule may be found at www.albemarle.org in the "forms" section at
the Community Development page. Be sure to include the resubmittal form on the last page of your
comment letter with your submittal.
The application fee which you paid covers staff review of the initial submittal and one resubmittal.
Each subsequent resubmittal requires an additional fee. (See attached Fee Schedule.)
Revised 10-9-18 MCN
(3) Withdraw Your Application
If at any time you wish to withdraw your application, please provide your request in writing.
Resuhmittals
As stated above, a deferral does not preclude you from resubmitting the application to address
changes based upon the comments. Board action on this application has already been deferred until
April 1, 2019. If you would like to resubmit in order to address staff comments as stated in the letter
dated December 21, 2018, you may do so following the resubmittal schedule. Be sure to include the
resubmittal form on the last page of your comment letter with your submittal.
The application fee which you paid covers staff review of the initial submittal and one resubmittal.
Each subsequent resubmittal requires an additional fee. (See attached Fee Schedule.)
Failure to Respond
An application shall be deemed to be voluntarily withdrawn if the applicant requests deferral pursuant
to subsection 33.52(A) and fails to provide within 90 days before the end of the deferral period all of
the information required to allow the Board to act on the application, or fails to request a deferral as
provided in subsection 33.52(B) or (C).
Fee Payment
Fees paid in cash or by check must be paid at the Community Development Intake Counter. Make
checks payable to the County of Albemarle. Do not send checks directly to the Review Coordinator.
Fees may also be paid by credit card using the secure online payment system, accessed at
http://www.albemarle.org/department.asp?department=cdd&relpage=21685.
Revised 10-9-18 MCN
FOR OFFICE USE ONLY SP #
Fee Amount $ Date Paid By who? Receipt # Ck# Bv:
Resubmittal of information for
k»
Zoning Map Amendment .N
PROJECT NUMBER THAT HAS BEEN ASSIGNED:
Owner/Applicant Must Read and Sign
I hereby certify that the information provided with this resubmittal is what has been requested from staff
Signature of Owner, Contract Purchaser
Print Name
FEES that may apply:
Date
Daytime phone number of Signatory
❑
Deferral of scheduled public hearing at applicant's request
$194
Resubmittal fees for original Zoning Map Amendment fee of $2,688
❑
First resubmission
FREE
❑
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$1,344
Resubmittal fees for original Zoning Map Amendment fee of $3,763
❑
First resubmission
FREE
❑
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$1,881
To be Daid after staff review for Dublic notice:
Most applications for a Zoning Map Amendment require at least one public hearing by the Planning Commission and one public
hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing a legal
advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees for public notice
are required before a Zoning Map Amendment may be heard by the Board of Supervisors. The total fee for public notice will be
provided to the applicant after the final cost is determined and must be paid before the application is heard by a public body.
➢ Preparing and mailing or delivering up to fifty (50) notices
$215 + actual cost of first-class postage
➢ Preparing and mailing or delivering each notice after fifty (50)
$1.08 for each additional notice + actual
cost of first-class postage
➢ Legal advertisement (published twice in the newspaper for each public hearing)
Actual cost
(averages between $150 and $250)
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
Revised 11/02/2015 Page 1 of 1
2018 Submittal and Review Schedule
Special Use Permits
and Zoning Map
Amendments
Mandatory
Preapp must be
held no later
than this day to
file application
by Deadline for
Filing
Deadline for
Filing
(3 P.M.)
First Set of
Written
Comments
Due to
Applicant
EITHER
Planning
Commission
Public Hearing
if No
Resubmittal is
Necessary
No sooner than
OR
Resubmittal
Deadline `
PLEASE SEE
THE
RESUBMITTAL
SCHEDULE
Monday
Monday
Friday
Tuesday
Monday
Dec 18 2017
Tue Jan 16
Mar 02
Apr 10
**
Feb 05
Tue Feb 20
Apr 06
May 22
**
Mar 05
Mar 19
May 04
Jun 12
**
Apr 02
Apr 16
Jun 01
Jul 10
**
May 07
May 21
Jul 06
Aug 07
**
Jun 04
Jun 18
Aug 03
Sep 04
**
Jul 02
Jul 16
Aug 31
Oct 09
**
Aug 06
Aug 20
Oct 05
Oct 30
**
Aug 27
Sep 17
Nov 02
Dec 04
**
Oct 15
Oct 29
Dec 14
Jan 15 2019
**
Dec 03
Dec 17
Feb 01 2019
Mar 05 2019
**
Dec 17
Tue Jan 15 2019
Mar 01 2019
Apr 02 2019
**
Bold italics = submittal/meeting day is different due to a holiday.
Dates with shaded background are not 2018.
SPs for offsite or electric message signs follow the Variance schedule for the BZA.
2019 dates are tentative.
* Board of Supervisors' worksessions and public hearings will be scheduled after the Planning
Commision's action on applications.
** Resubmittals are accepted on ANY resubmittal Monday listed after the date of the written comments to
the applicant. The PC public hearing date is the earliest date at which the request may be heard after the
corresponding resubmittal deadline date.
to acc
These schedules provide basic information. Please consult with the Planning Division for more
details regarding schedules and processing
2018 Submittal and Review Schedule
Special Use Permits and Zoning Map Amendments
Includes 1 Resubmittal and Review
In most cases, after an initial SP or ZMA application is made, changes will be
recommended by staff to help an applicant more closely achieve conformity with the
Comprehensive Plan or comply with County regulations and requirements, or both. The
following schedule includes a resubmittal that addresses staff comments prior to setting the
public hearing. This schedule represents the scenario that occurs most often with
successful projects.
Mandatory
Preapp must be
held no later than
this day to file
application by
Deadline for
Filinci
Deadline for
Filing
(3 P.M.)
First Set of
Written
Comments Due
to Applicant
Next
Resubmittal Date
(See Schedule)**
Planning
Commission
Public Hearing
Date**
(no sooner than)
Monday
Monday
Friday
Monday
Tuesday
Dec 18 2017
Tue Jan 16
Mar 02
Mar 05
May 01
Feb 05
Tue Feb 20
Apr 06
Apr 16
Jun 26
Mar 05
Mar 19
May 04
May 07
Jul 10
Apr 02
Apr 16
Jun 01
Jun 04
Aug07
May 07
May 21
Jul 06
Jul 16
Sep 25
Jun 04
Jun 18
Aug03
Aug06
Oct 09
Jul 02
Jul 16
Aug 31
Tue Sep 04
Oct 30
Aug 06
Aug 20
Oct 05
Oct 15
Dec 18
Aug 27
Sep 17
Nov 02
Nov 05
Jan 15 2019
Oct 15
Oct 29
Dec 14
Dec 17
Feb 19 2019
Dec 03
Dec 17
Feb 01 2019
Feb 04 2019
Apr 09 2019
Dec 17
Tue Jan 15 2019
Mar 01 2019
Mar 04 2019
May 07 2019
Bold italics = submittal/meeting day is different due to a holiday.
Dates with shaded background are not 2018.
SPs for offsite or electric message signs follow the Variance schedule for the BZA.
2019 dates are tentative.
* Board of Supervisors' worksessions and public hearings will be scheduled after the Planning
Commision's action on applications.
** Resubmittals are accepted on ANY resubmittal Monday listed after the date of the written comments to
the applicant. The PC public hearing date is the earliest date at which the request may be heard after the
corresponding resubmittal deadline date.
to acconTmod
These schedules provide basic information. Please consult with the Planning Division for more
details regarding schedules and processing
2018 Submittal and Review Schedule
Special Use Permits and Zoning Map Amendments
Resubmittal Schedule
Resubmittal Dates
Comments to applicant
for decision on whether
to proceed to Public
Hearing
Payment Due for Public
Hearing Legal Ad
Planning
Commission Public
Hearing No sooner than*
COB Auditorium
Monday
Wednesday
Friday
Tuesday
Dec 18 2017
Jan 17 2018
Jan 26
Feb 20
Wed Jan 03
Jan 31
Feb 09
Mar 06
Jan 15
Feb 14
Feb 23
Mar 20
Jan 29
Feb 28
Mar 16
Apr 10
Feb 05
Mar 07
Mar 16
Apr 10
Tue Feb 20
Mar 21
Mar 30
Apr 24
Mar 05
Apr 04
Apr 06
May 01
Mar 19
Apr 18
Apr 27
May 22
Apr 02
May 02
May 18
Jun 12
Apr 16
May 16
Jun 01
Jun 26
Apr 30
May 30
Jun 01
Jun 26
May 07
Jun 06
Jun 15
Jul 10
May 21
Jun 20
Jun 29
Jul 24
Jun 04
Thu Jul 05
Jul 13
Aug 07
Jun 18
Jul 18
Jul 27
Aug 21
Jul 02
Aug 01
Aug 10
Sep 04
Jul 16
Aug 15
Aug 31
Sep 25
Jul 30
Aug 29
Aug 31
Sep 25
Aug 06
Sep 05
Sep 14
Oct 09
Aug 20
Sep 19
Sep 28
Oct 23
Tue Sep 04
Oct 04
Oct 05
Oct 30
Sep 17
Oct 17
Oct 19
Nov 13
Oct 01
Oct 31
Nov 09
Dec 04
Oct 15
Nov 14
Nov 20
Dec 18
Oct 29
Nov 28
Dec 21
Jan 15 2019
Nov 05
Dec 05
Dec 21
Jan 15 2019
Nov 19
Dec 19
Dec 21
Jan 15 2019
Dec 03
Jan 02 2019
Jan 04 2019
Jan 29 2019
Dec 17
Jan 16 2019
Jan 25 2019
Feb 19 2019
Jan 07 2019
Feb 06 2019
Feb 08 2019
Mar 05 2019
Bold italics = submittal/meeting day is different due to a holiday.
Dates with shaded background are not 2018.
2019 dates are tentative.
Off -date to accommodate holidays.
*Public hearing dates have been set by the Planning Commission; however, if due to unforeseen
circumstances the Planning Commission is unable to meet on this date, your project will be moved to the
closest available aqenda date.
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4176
November 2, 2018
Don Franco
Roudabush, Gale & Associates
At72 S. Pantops Drive, Suite A
Charlottesville, VA 22911
dfranco(axoudabush.com / 434-979-8121
RE: ZMA201800006 3223 Proffit Road
Dear Mr. Franco:
Staff has reviewed your initial submittal for the zoning map amendment, ZMA201800006 3223 Proffit Road. We have a
number of questions and comments which we believe should be addressed before we can recommend favorably on your
ZMA request. We would be glad to meet with you to discuss these issues.
Review comments are provided below, organized by Department, Division, or agency. Our comments are provided below:
Planning — General Application Comments
1. Please provide an updated project narrative stating the proposed impacts to schools, and police and fire service.
2. Please provide more information on the "component of affordable housing" mentioned in the project narrative.
The Comprehensive Plan recommends a minimum of 15% affordable housing units be provided in developments
subject to rezoning approvals. See additional comments regarding affordable housing in the Neighborhood
Model analysis section below.
a. If it is the intent ro provide affordable units, staff suggests amending the Use Table on the Cover Sheet so
that it states a percentage or actual figure for the quantity of affordable units that will be provided. This
can be done as a percentage or quantity to be fulfilled within the overall project, or by individual block.
3. The application narrative states that no proffers are proposed as part of the rezoning. This means that the
improvements and project layout shown on the Conceptual Plan and Grading Plan will not be a proffered design
of the neighborhood. This includes the proposed right-of-way reservation shown on the Conceptual Plan and
Grading Plan. Staff highly suggests providing a written proffer statement that proffers the proposed right-of-way
reservation, as well as the two internal street interconnections to adjacent parcels to the east and west prior to
requesting a public hearing with the Planning Commission. Choosing to proffer the concept plans as a site layout
will also strengthen the application.
4. Please see comment from Kevin McDermott below regarding the TIA recommendation for installation of a left
turn lane into the development on Polo Grounds Road.
a. The Turn Lane Warrant Analysis (Table 6, page 11 of the TIA) states that installation of a left turn lane in
the eastbound lane of Proffit Road will be required to accomdate traffic during PM traffic hours if the
proparty is developed with the highest number of possible units. As note by Kevin McDermott, this may
require dedication of right of way from adjacent properties in order to install the required 200-ft. turn lane
and the 200-ft. taper. Please provide further documentation and confirmation from the applicant and
VDOT that the proposed right of way dedication along the front of the subject parcel will be enough to
incorporate the left turn lane and taper.
5. Please revise the concept plans as follows:
a. Re -title the Conceptial Plan to "Block Plan."
b. Re -title the Conceptual Grading Plan to "Conceptial Site Layout and Grading Plan."
c. Revise the Sheet Index on the Cover Sheet to reflect the name changes.
6. The Conceptual Site Layout and Grading Plan shows proposed lots and quantities of residential units throughout
the development. Is this the actual intended number of lots and unit types in each block?
a. If not, please consider removing the individual lot lines and labels for lots and number of units. Simply
draw the block boundaries and label them. The proposed open space parcels should still be shown but
labeled with an acreage figure. See additional comments from Planning and Zoning staff below.
7. Under Site Data on the Cover Sheet, revise the entry for "Gross Residential Density" by re -wording it to
"Comprehensive Plan Recommended Gross Residential Density: Urban Density Residential (6.01-34 units/acre)."
a. Add a line stating the proposed gross residential density within the overall development.
8. Under Site Data on the Cover Sheet, revise the entry for Recreational Area by stating what block the 450 sq. ft. of
recreation will be provided in.
9. Remove the "Proposed Uses" entry in the Use table on the Cover Sheet. See additional comments below for
specifics.
10. Add a line in the Use Table on the Cover Sheet stating the required building stepbacks in the R-15 Zoning District
in accordance with Section 4.19 of the Zoning Ordinance. See Zoning comments for additional information.
11. Revise the Proposed Non -Residential Area line in the Use Table on the Cover Sheet to state the acreage or square
footage of open space proposed in each block.
12. Clarify the maximum Number of Dwelling Units in the Use Table on the Cover Sheet. Please state the maximum
number of units proposed in each block — the project narrative and Conceptual Grading Plan show different
quantities of residential units in each block from the figures given in the Use Table.
13. Add a line to the Use Table on the Cover Sheet stating the proposed acreage of each block.
14. Add a line to the Use Table on the Cover Sheet stating the proposed maximum density per block based on each
blocks acreage.
15. State all applicable Overlay Zoning Districts as a note in the Site Data table on the Cover Sheet. This includes
AIA — Aiport Impact Area, and Managed Steep Slopes Overlay Zonign District.
16. Revise the Conceptual Site Layout and Grading Plan by adding labels to the internal transportation network that
clarifies whether the roads are proposed as public or private streets.
a. Pursuant to Section 14-233 of the Subdivision Ordinance, private streets serving single family detached
uses in the development areas require Planning Commission approval. If the applicant is proposing
private streets and the neighborhood will be developed as detached single family lots, please consider
submitting a request for private street authorization in a resubmittal of the ZMA application.
b. Consult Section 14-234 of the Subdivision Ordinance for additional information that must be submitted
justifying approval of any proposed private streets for detached residential uses.
17. Please show proposed parking areas on the Conceptual Site Layout and Grading Plan, see additional comments
below.
18. Staff recommends that the the Conceptual Site Layout and Grading Plan be revised to show installation of
pavement and sidewalks to the property boundary at both stub -outs within the development. See Zoning
comments below.
19. Please clarify whether the proposed open space will be privately owned or dedicated to public use.
20. In accordance with Section 4.16 of the Zoning Ordinance, the application seems to be missing some information
about open space requirements as follows:
a. The Cover Sheet states that 450 sq. ft. of recreation space will be provided. However, Section 4.16 (1)
states that for residential developments proposing thirty (30) units or more equal to or exceeding four (4)
dwelling units per acre, except for single-family and two-family dwellings developed on conventional
lots, a minimum of two hundred (200) square feet per unit of recreational area shall be provided in
common area or open space on the site. If the neighborhood is developed at the highest possible density
and includes any attached single family or multi -family dwellings, more than 450 sq. ft. of recreation
space will be required.
b. Staff suggest revising the Recreational Area note on the Cover Sheet to state that "Recreational areas and
facilities will be provided in accordance with the minimum requirements of Section 4.16 of the Albemarle
County Zoning Ordinance."
Comprehensive Plan
Initial comments on how your proposal generally relates to the Comprehensive Plan are provided below. Comments on
conformity with the Comprehensive Plan are provided to the Planning Commission and Board of Supervisors as part of
the staff report.
The Comprehensive Plan identifies Tax Map Parcel (TMP) 032AO-02-00-00200 as Urban Density Residential land use.
This classification calls for primary uses to consist of residential uses at gross densities between 6.01-34 dwelling
units/acre. Secondary uses in this classification include supporting uses such as religious institutions, schools,
commercial, office and service uses. The proposed rezoning from RA Rurual Areas to R-15 Residential is consistent with
the Comprehsnive Plan land use recommendations.
Neighborhood Model
Projects located within the Development Areas are typically reviewed for consistency with each of the Neighborhood
Model Principles found in the Comprehensive Plan. Comments are provided below on relevant aspects of the
Neighborhood Model. More detailed comments may be provided after more detailed plans are provided.
Pedestrian Orientation
This principle is partially met. The Grading Plan shows sidewalk installation along all
internal streets. No cul-de-sacs are shown on the Conceptual Plan and Grading Plan.
The Concept Plan and Grading Plan demonstrate that the project will be developed in a
block format. Each block measures less than the 600' in length, which is consistent
with the Comprehensive Plan recommendation for maximum block length.
The application could be strengthened by explaining whether any walking trails will be
provided in the large open space area north of Block 5. The Grading Plan could be
revised so that crosswalks are incorporated into the street design at all points where
ramps are provided on opposite sides of the street at sidewalk termination points. This
includes the sidewalk along Proffit Road where the main neighborhood entrance is
located.
Mixture of Uses
This principle is not met. The Use Table on the Cover Sheet is currently unclear. In the
"Allowable Uses" row, it states that all by -right uses and special uses listed in the
Zoning Ordinance for the R-15 Zoning District will be possible within the development.
However, on the next row titled "Proposed Uses" the table states that Single Family
Attached is the only proposed use in all Blocks. Is it the developer's intention to only
provide attached single family uses, and thus eliminate the possibility of all the other
possible by -right and special uses listed in the Zoning Ordinance? If so, this principle
will not be met.
If it is the developer's intention for all by -right and special uses listed under Section 18
of the Albemarle County Zoning Ordinance to be possible within the project, staff
suggests revising the Use table on the Cover Sheet as follows:
• Remove the "Proposed Uses" row.
• Revise the "Allowable Uses" row to state "All uses listed under Section 18.2.1
of the Albemarle County Zoning Ordinance will be permitted by right within
Blocks 1-5. All uses listed under Section 18.2.2 of the Albemarle County
Zoning Ordinance will be permitted through approval of a special use permit
within Blocks 1-5."
• If the applicant wants to eliminate specific by -right and special uses in any or
all of the blocks, those specific uses should be listed individually in the Use
Table on the Cover Sheet as "not permitted in any block."
Neighborhood Centers
This principle is met but could be strengthened through revisions. The Conceptual Plan
and Grading Plan identify an area of outdoor open space in the center of the
neighborhood, which satisfies this principle by providing for a centralized amenity that
will allow for civic engagement where residents can congregate.
However, the application could be strengthened by revising the Use Table on the Cover
Sheet to a minimum required acreage for the proposed open space in Block 3.
Mixture of Housing Types
This principle is partially met. The Cover Sheet clearly explains that all uses permitted
and Affordability
by right and through special use permit in the R-15 Zoning District will be possible
within the development, subject to other County Code requirements. This will allow for
a mixture of uses and housing types (e.g. single family, multifamily, etc.). However, no
firm commitment has been made that more than one housing type will actually be
provided. Please verify.
Additionally, the project narrative states that the project will "have a component of
affordable housing." The Comprehensive Plan recommends a minimum of 15%
affordable housing units be provided in developments subject to rezoning approvals.
If the applicant intends to provide affordable housing, please revise the Cover Sheet and
project narrative to state the amount of affordable housing that will be provided in the
project. Staff suggests amending the Use Table on the Cover Sheet so that it states a
percentage or actual figure for the quantity of affordable units that will be provided.
This can be done as a percentage or quantity to be fulfilled within the overall project, or
by individual block.
See Zoning comments for additional questions regarding density increase if affordable
housing will be provided.
Relegated Parking
This principle is partially met. It appears that new residential buildings adjacent to
Proffit Road in Block 1 will be close to the public right-of-way. No parking is currently
shown between those buildings and Proffit Road.
However, the Grading Plan and Conceptual Plan do not clearly identify any parking lots
or parking spaces. Staff cannot verify that adequate area will exist to provide parking in
a relegated manner. Zoning staff have expressed concern that adequate area may not be
available for the potential 52 units in Block 1. Please revise the plan to show where
parking will be provided. Consider the following:
• Parking should be relegated to the back or side of buildings.
Front loaded garages should be the exception. There are a number of
blocks that allow for front loaded garages. Alleys should be explored to
be provided in lieu of front garages.
Parking areas located adjacent to the street should be screened from
streets.
Where front loaded garages are allowed, provide a setback from the
garage to the porch or front of the house (3-5 feet).
Interconnected Streets and
This principle is partially met. The Conceptual Plan and Grading Plan demonstrate that
Transportation Networks
the development will include street stub -outs to properties to the east and west. In the
future, if those properties are redeveloped, the opportunity to create interconnections
between streets will be available.
Staff recommends that the Grading Plan be revised to show installation of pavement and
sidewalks to the property boundary at both stub -outs.
Multimodal Transportation
This principle is partially met. The Grading Plan clearly demonstrates that sidewalks
Opportunities
will be provided within the development along new streets. This will allow for both
pedestrian and vehicular travel in a safe and convenient manner.
The proposed right-of-way reservation along Proffit Road is consistent with the
Places29 Master Plan's recommendations as shown on Figure 4.8 Future Transportation
Network.
The Long Term Transit Network map (Figure 4.9 of the Places29 Master Plan) does not
designate any future transit service being provided down profit Road adjacent to the
subject parcel. However, the plan does call for future local collector transit service to
be provided along Worth Crossing and Leake Square, which are located approximately
two -hundred and fifty feet (250') to the west of the subject parcel. The plan also calls
for a future bus rapid transit (BRT) route along Route 29 to the west of the subject
parcel. Therefore, nearby access to public transit will be possible in the future.
However, it is unclear if bike lanes will be installed within the development along the
new street that connects to the adjacent parcels on the east and west.. The application
could be strengthened by revising the Conceptual Plan and Grading Plan to demonstrate
that bike lanes will be or could be installed and striped along the new streets.
Parks, Recreational
This principle is partially met. The Conceptual Plan designates an area of proposed
Amenities, and Open Space
open space that is centralized within the developed portion of the property adjacent to
new residential lots. A large area of open space is also proposed at the northern end of
the property outside of the developed portion. This appears to provide adequate space
for passive outdoor recreational opportunities that will serve the neighborhood
residents.
However, as previously stated, a recreation area larger than 450 sq. ft. may be required
depending on the character of the residential uses. Please revise the Recreation Area
note on the Cover Sheet to state "Recreational areas and facilities will be provided in
accordance with the minimum requirements of Section 4.16 of the Albemarle County
Zoning Ordinance."
Buildings and Spaces of
This principle is met. The Conceptual Plan shows sidewalk installation along Proffit
Human Scale
Road, and the internal street and vehicular travelway network proposes sidewalks in
front of the buildings. This will create a sense of enclosure along the streets and make
the development a welcoming environment for pedestrians.
Redevelopment
This principle is met. The property currently contains one single family residential
structure. The rezoning request will allow for redevelopment of the parcel at a higher
density than the current use, in accordance with the Urban Density Residential land use
classification recommended by the Places29 Master Plan.
Respecting Terrain and
This principle is partially met. The property contains Managed Steep Slopes, and the
Careful Grading and Re-
Conceptual Plan and Grading Plan show potential lots and improvements within Block
grading of Terrain
5 encroaching into these areas. Pursuant to Section 18-30.7.4, Managed Steep Slopes
may be disturbed as long as the design standards for disturbancesoutlined in Section 18-
30.7.5 are followed. The application could be strengthened by limiting the size of the
area for residential lots in Block 5 by incorporating it into the proposed open space.
Additionally, information should be provided that retaining walls in the development
will meet the design standards required for the disturbance of managed slopes in section
30.7.5 of the Zoning Ordinance.
Clear Boundaries Between This principle is not applicable to the request. The subject property is located within the
the Development Areas and Places29 Development Area. No improvements or changes in use near any boundaries
the Rural Area with the Rural Area are proposed.
Proffers
The application narrative states that no proffers are proposed as part of the rezoning. This means that the improvements
and project layout shown on the Conceptual Plan and Grading Plan will not be a proffered design of the neighborhood.
This includes the proposed right-of-way reservation shown on the Conceptual Plan and Grading Plan. Staff highly
suggests providing a written proffer statement that proffers the proposed right-of-way reservation, as well as the two
internal street interconnections to adjacent parcels to the east and west prior to requesting a public hearing with the
Planning Commission. Choosing to proffer the concept plans as a site layout will also strengthen the application.
Zoning
Please see the attached zoning comments from Francis MacCall, finaccall&albemarle.org, and Kevin McCollum,
kmccollumgalbemarle. org.
Planning - Transportation
The following comments regarding your proposal's ability to meet site plan or subdivision ordinance requirements in the
future have been provided by Kevin McDermott, kmcdermott(&albemarle.org.
1. The TIA recommends a left turn lane into the site with a 200 ft Taper. This should be shown on the rezoning plan.
Right of Way maybe required from adjacent properties to accomodate this turn lane. This should be
acknowledged in the rezoning plan.
2. Additional right of to accomodate future improvements on Proffit Road should be proffered through this rezoning
and should accomodate the required turn lanes.
Albemarle County Department of Fire & Rescue
Comments related to Fire & Rescue have been provided by Shawn Maddox, smaddoxgalbemarle.org, and are attached.
Engineering and Water Resources
Comments related to engineering and water resources have been provided by Frank Pohl, fpohlggalbemarle.org, and are
attached.
VDOT
VDOT review still pending, any comments from VDOT will be forwarded to the applicant upon receipt. Please contact
Adam Moore at adam.moore@vdot.vir ig nia.gov.
ASCA/RWSA
See attached comments from ACSA and RWSA staff.
Action after Receipt of Comments
Your project has been scheduled for a public hearing by the Planning Commission for (December 18, 2018) which
represents 77 days from acceptance of your application for review. From this comment letter you will see that staff
recommends changes to your project to help you achieve approval. Without changes, staff cannot recommend approval
and your application will be taken to the Commission as originally submitted.
If the applicant wishes to submit a revised application to address staff comments, then you will need to submit a request to
defer action by the Planning Commission and Board of Supervisors in accordance with the attached letter titled "Action
After Receipt of Comments." You may request a deferral for up to 36 months (October 3, 2021). However, pursuant to
subsection 33.52 (A)(2), the application may not be in a state of deferral beyond 32 months after the date the application
was determined to be complete if the Commission has not yet held a public hearing on the application. Please be advised
that you will need to submit all outstanding information necessary for a Commission action by June 3, 2021 according to
the published schedule.
After you have read this letter, please take one of the actions identified on "Action After Receipt of Comment Letter"
which is attached.
Resubmittal
If you choose to resubmit, please use the attached form. There is no fee for the first resubmittal. The resubmittal date
schedule is provided for your convenience.
Notification and Advertisement Fees
Recently, the Board of Supervisors amended the zoning ordinance to require that applicants pay for the notification costs
for public hearings. In order to proceed to a public hearing with the Planning Commission, the following fees must be
paid by November 20, 2018:
$ 215.00 Cost for newspaper advertisement
$ 342.00 Cost for notification of adjoining owners (minimum $200 + actual postage/$1 per owner after 50 adjoining
owners)
$ 557.00 Total amount due prior to Planning Commission public hearing
Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for the Board hearing needed.
$ 342.00 Additional amount due prior to Board of Supervisors public hearing
$ 899.00 Total amount for all notifications Fees may be paid in advance. Payment for both the Planning Commission
and Board of Supervisors public hearings may be paid at the same time.
Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a
new date.
Feel free to contact me if you wish to meet or need additional information. My email address is blan ig llegalbemarle.org.
Sincerely,
Cameron Langille
Senior Planner
Planning Division, Department of Community Development
enc: ZMA201800006 Action After Receipt of Comments
2018 Zoning Map Amendment Resubmittal Schedule
Zoning Map Amendment Resubmittal Form
County of Albemarle
Department of Community Development
Memorandum
To: Cameron Langille, Senior Planner
From: Kevin McCollum, Francis MacCall
Division: Zoning
Date: October 29, 2018
Subject: Initial Review Comments for ZMA201800006 3223 Proffit Rd
The following comments are provided as input from the Zoning Division regarding the above
noted application.
1. The setbacks, allowed uses, proposed uses, maximum building heights, and build to
lines established in the Use Table on the application plan conform to the R-15
regulations outlined in the Zoning Ordinance. The maximum number of dwelling units
proposed, however, do not conform to R-15 regulations.
2. The application proposal mentions affordable housing, as well as 40% of the site being
designated as open space. Are there intentions to use density bonuses outlined in
Section 18 of the Zoning Ordinance to increase the maximum allowable density? If so
note this in a revised narrative band on the concept plan.
3. The minimum and maximum front setbacks shall be measured from the new proposed
edge of right of way along the portion that is being designated.
4. The plan does not mention a 15' stepback for buildings where each story of said
building(s) that may begin above 40 feet in height or for each story above the third story,
whichever is less, as required in Section 4.19. Note that this stepback requirements for
the development will apply unless a request is made to the BOS to modify the
requirement.
5. The conceptual grading plan shows a building layout that proposes several dwelling
units that does not match what is written in the narrative or the use table. There appears
Zoning Review Comments for ZMA201800006
to only be 32 units in Block 1 and 35 units in blocks 2-5, totaling 67. The use table
suggests 52 in block 1 and 57 in blocks 2-5. Please clarify on this page that what is
shown regarding the unit count is a concept and may change with a site plan proposal
as long as it does not exceed the gross density approved by the BOS.
6. It is unclear whether or not there will be enough parking for a potential 52 units in block
1. Note that the standard parking requirements for any development will apply unless
alternatives are proposed as allowed in the Zoning Ordinance.
Review Comments for ZMA201800006 -
Project Name: 33 PROFFIT ROAD
Date Completed: Monday, October 29, 2018 DepartmentlaivisionlAgency: Review Sys:
Reviewer: Shawn Maddox -El Fire Rescue Requested Changes
1 _ A second entrance will be required based on proposed density-
2- If building heights are to exceed 30' then 26' unobstructed travel ways must be provided on one contigLIOLIS side of the
structures_
Page: County of Albemarle Printed On: 1013'U2018
Review Comments for ZMA201800006 -
Project Name: 33 PROFFIT ROAD
Date Completed: Monday, October 29, 2018 DepartmentlDivisionlAgency: Review Sys:
Reviewer: LFrank Pohl CDD Engineering Requested Changes
Streets serving the townhouse lots shall meet public/private road standards_ It appears that. there is perpendicular parking in
front of the two 16-unit building that backs into the travelway_ Perpendicular parking is not allowed on streets_
Page: County of Albemarle Printed On: 11 T0220'18
ALBEMARLE COUNTY COMMUNITY DEVELOPMENT — Information from Service Providers
1.
2.
3.
4.
5.
6.
To be filled out by ACSA for ZMA's and SP's
Site is in jurisdictional area for _X water _X sewer water to existing structures only
not in jurisdictional area.
Distance to the closest water line if in the development area is _in Proffit Road feet.
Water pressure is with gallons per minute at psi.
Distance to the closest sewer line if in the development area is _400 feet.
Capacity issues for sewer that may affect this proposal
Requires Rivanna Water and Sewer Authority capacity certification Yes No
Water flow or pressure issues that may affect this proposal
7.
Red flags" regarding service provision (Use attachments if necessary)
_A private pump station may be required to get to sewer.
Cameron Langille
From:
Victoria Fort <vfort@rivanna.org>
Sent:
Monday, October 22, 2018 3:29 PM
To:
Cameron Langille
Cc:
Richard Nelson
Subject:
ZMA201800006 - 3223 Proffit Road
Cameron,
RWSA has reviewed application ZMA201800006 — 3223 Proffit Road. Below is a completed copy of the form that was
provided to us by Elaine Echols for SP & ZMA Applications.
To be filled out by RWSA for ZMA's and SP's
1. Capacity issues for sewer that may affect this proposal None Known
2. Requires Rivanna Water and Sewer Authority Capacity Certification Yes X No
3. Water flow or pressure issues that may affect this proposal None Known
4. "Red Flags" regarding service provision (Use attachments if necessary) None Known
Please let me know if you have any questions.
Thank you,
Victoria
Victoria Fort, P.E.
Senior Civil Engineer
Rivanna Water and Sewer Authority
695 Moores Creek Lane
Charlottesville, VA 22902
(0): (434) 977-2970 ext. 205
(F): (434) 295-1146
1
DEPARTMENT OF COMMUNITY DEVELOPMENT
�rRGINI°'
ACTION AFTER RECEIPT OF COMMENT LETTER
FIRST SET OF COMMENTS
Your project has been scheduled for a public hearing by the Planning Commission for December 18,
2018, which is 77 days from the date your application was accepted for review. State Code requires a
90-day review by the Planning Commission unless the applicant requests deferral. Due to the holidays,
this needs to be scheduled prior to the 90 days in order to comply with State Code.
As you will read in this comment letter, staff recommends changes to your project to help you achieve
approval. Without these changes, staff cannot recommend approval to the Planning Commission.
If you would like to address the comments you must request deferral by November 19, 2018. Please
note that you can submit revisions even if you defer your application.
If you choose not to request deferral, staff will take your project to the Commission as originally
submitted, but without a recommendation of approval. Instructions for requesting a deferral are
outlined below.
Please do one of the following on or before November 19, 2018:
(1) Request deferral, as required by Section 33.52, in these instances:
a. If you would like to resubmit to address comments on the application and you
have not deferred to date.
b. If you would like to take staff recommendation for a work session with the
Planning Commission.
(2) Proceed to Planning Commission public hearing on December 18, 2018
(3) Withdraw your application
(1) Deferral Request and Resubmittal
To request deferral, you must submit a request in writing to defer action by the Planning Commission
and Board of Supervisors. The request may be made by email. You may request a deferral for up to 36
months from the date your application was accepted for review, which is October 3, 2021. However, all
outstanding information necessary for Commission action must be submitted by June 3, 2021,
according to the published schedule. (See Section 18-33.52 of the Albemarle County Code.)
Revised 10-9-18 MCN
(2) Proceed to Planning Commission Public Hearing on December 18, 2018
At this time, you may request that your application proceed to public hearing with the Planning
Commission on December 18, 2018. With this option, staff will take your project to the Commission as
originally submitted, but without a recommendation of approval.
(3) Withdraw Your Application
If at any time you wish to withdraw your application, please provide your request in writing.
Resubmittals
As stated above, a deferral does not preclude you from resubmitting the application to address
changes based upon the comments. If you would like to resubmit after you defer, you may do so
following the resubmittal schedule. Be sure to include the resubmittal form on the last page of your
comment letter with your submittal.
The application fee which you paid covers staff review of the initial submittal and one resubmittal.
Each subsequent resubmittal requires an additional fee. (See attached Fee Schedule.)
Failure to Respond
An application shall be deemed to be voluntarily withdrawn if the applicant requests deferral pursuant
to subsection 33.52(A) and fails to provide within 90 days before the end of the deferral period all of
the information required to allow the Board to act on the application, or fails to request a deferral as
provided in subsection 33.52(B) or (C).
Fee Payment
Fees paid in cash or by check must be paid at the Community Development Intake Counter. Make
checks payable to the County of Albemarle. Do not send checks directly to the Review Coordinator.
Fees may also be paid by credit card using the secure online payment system, accessed at
http://www.albemarle.org/department.asp?department=cdd&relpage=21685.
Revised 10-9-18 MCN
2018 Submittal and Review Schedule
Special Use Permits
and Zoning Map
Amendments
Mandatory
Preapp must be
held no later
than this day to
file application
by Deadline for
Filing
Deadline for
Filing
(3 P.M.)
First Set of
Written
Comments
Due to
Applicant
EITHER
Planning
Commission
Public Hearing
if No
Resubmittal is
Necessary
No sooner than
OR
Resubmittal
Deadline `
PLEASE SEE
THE
RESUBMITTAL
SCHEDULE
Monday
Monday
Friday
Tuesday
Monday
Dec 18 2017
Tue Jan 16
Mar 02
Apr 10
**
Feb 05
Tue Feb 20
Apr 06
May 22
**
Mar 05
Mar 19
May 04
Jun 12
**
Apr 02
Apr 16
Jun 01
Jul 10
**
May 07
May 21
Jul 06
Aug 07
**
Jun 04
Jun 18
Aug 03
Sep 04
**
Jul 02
Jul 16
Aug 31
Oct 09
**
Aug 06
Aug 20
Oct 05
Oct 30
**
Aug 27
Sep 17
Nov 02
Dec 04
**
Oct 15
Oct 29
Dec 14
Jan 15 2019
**
Dec 03
Dec 17
Feb 01 2019
Mar 05 2019
**
Dec 17
Tue Jan 15 2019
Mar 01 2019
Apr 02 2019
**
Bold italics = submittal/meeting day is different due to a holiday.
Dates with shaded background are not 2018.
SPs for offsite or electric message signs follow the Variance schedule for the BZA.
2019 dates are tentative.
* Board of Supervisors' worksessions and public hearings will be scheduled after the Planning
Commision's action on applications.
** Resubmittals are accepted on ANY resubmittal Monday listed after the date of the written comments to
the applicant. The PC public hearing date is the earliest date at which the request may be heard after the
corresponding resubmittal deadline date.
to acc
These schedules provide basic information. Please consult with the Planning Division for more
details regarding schedules and processing
2018 Submittal and Review Schedule
Special Use Permits and Zoning Map Amendments
Includes 1 Resubmittal and Review
In most cases, after an initial SP or ZMA application is made, changes will be
recommended by staff to help an applicant more closely achieve conformity with the
Comprehensive Plan or comply with County regulations and requirements, or both. The
following schedule includes a resubmittal that addresses staff comments prior to setting the
public hearing. This schedule represents the scenario that occurs most often with
successful projects.
Mandatory
Preapp must be
held no later than
this day to file
application by
Deadline for
Filinci
Deadline for
Filing
(3 P.M.)
First Set of
Written
Comments Due
to Applicant
Next
Resubmittal Date
(See Schedule)**
Planning
Commission
Public Hearing
Date**
(no sooner than)
Monday
Monday
Friday
Monday
Tuesday
Dec 18 2017
Tue Jan 16
Mar 02
Mar 05
May 01
Feb 05
Tue Feb 20
Apr 06
Apr 16
Jun 26
Mar 05
Mar 19
May 04
May 07
Jul 10
Apr 02
Apr 16
Jun 01
Jun 04
Aug07
May 07
May 21
Jul 06
Jul 16
Sep 25
Jun 04
Jun 18
Aug03
Aug06
Oct 09
Jul 02
Jul 16
Aug 31
Tue Sep 04
Oct 30
Aug 06
Aug 20
Oct 05
Oct 15
Dec 18
Aug 27
Sep 17
Nov 02
Nov 05
Jan 15 2019
Oct 15
Oct 29
Dec 14
Dec 17
Feb 19 2019
Dec 03
Dec 17
Feb 01 2019
Feb 04 2019
Apr 09 2019
Dec 17
Tue Jan 15 2019
Mar 01 2019
Mar 04 2019
May 07 2019
Bold italics = submittal/meeting day is different due to a holiday.
Dates with shaded background are not 2018.
SPs for offsite or electric message signs follow the Variance schedule for the BZA.
2019 dates are tentative.
* Board of Supervisors' worksessions and public hearings will be scheduled after the Planning
Commision's action on applications.
** Resubmittals are accepted on ANY resubmittal Monday listed after the date of the written comments to
the applicant. The PC public hearing date is the earliest date at which the request may be heard after the
corresponding resubmittal deadline date.
to acconTmod
These schedules provide basic information. Please consult with the Planning Division for more
details regarding schedules and processing
2018 Submittal and Review Schedule
Special Use Permits and Zoning Map Amendments
Resubmittal Schedule
Resubmittal Dates
Comments to applicant
for decision on whether
to proceed to Public
Hearing
Payment Due for Public
Hearing Legal Ad
Planning
Commission Public
Hearing No sooner than*
COB Auditorium
Monday
Wednesday
Friday
Tuesday
Dec 18 2017
Jan 17 2018
Jan 26
Feb 20
Wed Jan 03
Jan 31
Feb 09
Mar 06
Jan 15
Feb 14
Feb 23
Mar 20
Jan 29
Feb 28
Mar 16
Apr 10
Feb 05
Mar 07
Mar 16
Apr 10
Tue Feb 20
Mar 21
Mar 30
Apr 24
Mar 05
Apr 04
Apr 06
May 01
Mar 19
Apr 18
Apr 27
May 22
Apr 02
May 02
May 18
Jun 12
Apr 16
May 16
Jun 01
Jun 26
Apr 30
May 30
Jun 01
Jun 26
May 07
Jun 06
Jun 15
Jul 10
May 21
Jun 20
Jun 29
Jul 24
Jun 04
Thu Jul 05
Jul 13
Aug 07
Jun 18
Jul 18
Jul 27
Aug 21
Jul 02
Aug 01
Aug 10
Sep 04
Jul 16
Aug 15
Aug 31
Sep 25
Jul 30
Aug 29
Aug 31
Sep 25
Aug 06
Sep 05
Sep 14
Oct 09
Aug 20
Sep 19
Sep 28
Oct 23
Tue Sep 04
Oct 04
Oct 05
Oct 30
Sep 17
Oct 17
Oct 19
Nov 13
Oct 01
Oct 31
Nov 09
Dec 04
Oct 15
Nov 14
Nov 20
Dec 18
Oct 29
Nov 28
Dec 21
Jan 15 2019
Nov 05
Dec 05
Dec 21
Jan 15 2019
Nov 19
Dec 19
Dec 21
Jan 15 2019
Dec 03
Jan 02 2019
Jan 04 2019
Jan 29 2019
Dec 17
Jan 16 2019
Jan 25 2019
Feb 19 2019
Jan 07 2019
Feb 06 2019
Feb 08 2019
Mar 05 2019
Bold italics = submittal/meeting day is different due to a holiday.
Dates with shaded background are not 2018.
2019 dates are tentative.
Off -date to accommodate holidays.
*Public hearing dates have been set by the Planning Commission; however, if due to unforeseen
circumstances the Planning Commission is unable to meet on this date, your project will be moved to the
closest available aqenda date.
FOR OFFICE USE ONLY SP #
Fee Amount $ Date Paid By who? Receipt # Ck# Bv:
Resubmittal of information for
k»
Zoning Map Amendment .N
PROJECT NUMBER THAT HAS BEEN ASSIGNED:
Owner/Applicant Must Read and Sign
I hereby certify that the information provided with this resubmittal is what has been requested from staff
Signature of Owner, Contract Purchaser
Print Name
FEES that may apply:
Date
Daytime phone number of Signatory
❑
Deferral of scheduled public hearing at applicant's request
$194
Resubmittal fees for original Zoning Map Amendment fee of $2,688
❑
First resubmission
FREE
❑
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$1,344
Resubmittal fees for original Zoning Map Amendment fee of $3,763
❑
First resubmission
FREE
❑
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$1,881
To be Daid after staff review for Dublic notice:
Most applications for a Zoning Map Amendment require at least one public hearing by the Planning Commission and one public
hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing a legal
advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees for public notice
are required before a Zoning Map Amendment may be heard by the Board of Supervisors. The total fee for public notice will be
provided to the applicant after the final cost is determined and must be paid before the application is heard by a public body.
➢ Preparing and mailing or delivering up to fifty (50) notices
$215 + actual cost of first-class postage
➢ Preparing and mailing or delivering each notice after fifty (50)
$1.08 for each additional notice + actual
cost of first-class postage
➢ Legal advertisement (published twice in the newspaper for each public hearing)
Actual cost
(averages between $150 and $250)
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
Revised 11/02/2015 Page 1 of 1
EPRPcEPR, P,C. "ENGINEERING & PLANNING RESOURCES"
902 E JEFFERSON ST. UNIT 101, CHARLOTTESVILLE,VA 22902
MEMORANDUM
TO: AMMY GEORGE, LA FROM: BILL WUENSCH, P.E., PTOE
ORGANIZATION: ROUDABUSH,GAYLE,&ASSOCIATES DATE: NOVEMBER 21,2018
PHONE NUMBER: SENDER'S REFERENCE NUMBER:
RE: PROFITT ROAD APARTMENTS - VDOT COMMENT YOUR REFERENCE NUMBER:
RESPONSE ON THE TIA
❑URGENT X FOR YOUR USE ❑PLEASE COMMENT ❑PLEASE REPLY 0 PLEASE RECYCLE
The following is being provided in response to VDOT's review letter dated November 13, 2018
on the subject project traffic study.
Comment: Please provide explanation for the improved delay times in the 2023 build scenario
versus no-build.
Response: The analysis results indicated that the overall intersection delay increases slightly
under the build condition. However, there is a slight decrease in delay for the NB and SB route
29 approaches. This is due to the optimization of the signal timing splits which is an automated
process in the Synchro model. In build conditions, optimizing the splits takes away 0.5 second
from EB/WB and gives it to Rt 29 NB/SB. So in the results, in build conditions, delays on Rt 29
NB/SB are a little shorter (less than 0.5 second)than in no build conditions,the delays on
EB/WB are a little longer(a few seconds), and the delays on the overall intersection are a little
longer (about one second). I believe the thing to focus on in the analysis results is the overall
change in delay since signal splits can be adjusted in any manner desired in the field, however
the overall delay is somewhat of a proxy for the volume to capacity ratio at the intersection.
Please let us know if additional information is needed in coordination with VDOT's review of
the study.
i 11.1 J.
C
COMMONWEALTH of VIRQINIA
DEPARTMENT OF TRANSPORTATION
1601 Orange Road
Culpeper;Virginia 22701
Stephen C.Brich, P.E.
Commissioner
November 13, 2018
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Cameron Langille
Re: 3223 Proffit Road r Zoning Map Amendment
ZMA-2018-00006
Review#1
Dear Mr. Langille:
The Department of Transportation,Charlottesville Residency Transportation and Land Use
Section has reviewed the above referenced plan as provided by Roudabush, Gale, & Associates,
revised 19 November 2018, and offers the following comments:
1. We have not received response to our previous comment concerning the EPR traffic
study.
2. Turn lanes and tapers will be required, as warranted, on the site/subdivision plan(s).
A VDOT Land Use Permit will be required prior to any work within the right-of-way. The
owner/developer must contact the Charlottesville Residency Transportation and Land Use
Section at (434)422-9399 for information pertaining to this process. If further information is
desired, please contact Justin Deel at 434-422-9894.
Sincerely,
Adam J. Moore, P.E.
Area Land Use Engineer
Charlottesville Residency
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
Ira ROUDAB!SH, GALE & ASSOCIAtES, INC. A
A PROFESSIONAL CORPORATION g p
LAND SURVEYING Serving Virginia Since 1956
ENGINEERING
LAND PLANNING ENGINEERING DEPARTMENT SURVEY DEPARTMENT
172 SOUTH PANTOPS DRIVE,STE.A 914 MONTICELLO ROAD
JIM L.TAGGART,P.E. CHARLOTTESVILLE,VA 229 II CHARLOTTESVILLE,VA 22902 WILLIAM J.LEDBETTER,L.S.
DON FRANCO,P.E. PHONE(434)979-8121 PHONE(434)977-0205 BRIAN D.JAMISON,L.S.
DAVID M.ROBINSON,F.E. FAX(434)979-1681 FAX(434)296-5220 DAVID A.JORDAN,L.S.
AMMY M.GEORGE,L.A. INFO@ROUDABUSH.COM KRISTOPHER C.WINTERS,L.S.
November 19, 2018
Mr. Cameron Langille,Senior Planner
Albemarle County
Community Development
401 McIntire Road
Charlottesville,VA 22902
RE: ZMA 201800006 3223 Proffit Road
Dear Mr. Langille,
I have reviewed the comments from November 2, 2018, and below you will find my
individual response to each comment.
Planning- General Application Comments
1. Please provide an updated project narrative stating the proposed impacts to schools,
and police and fire service.
The Narrative has been updated in include the impacts to schools, police and fire
service.
2. Please provide more information on the "component of affordable housing" mentioned
in the project narrative.The Comprehensive Plan recommends a minimum of 15%
affordable housing units be provided in developments subject to rezoning approvals.
See additional comments regarding affordable housing in the Neighborhood Model
analysis section below.
a. If it is the intent to provide affordable units, staff suggests amending the Use
Table on the Cover Sheet so that it states a percentage or actual figure for the
quantity of affordable units that will be provided. This can be done as a
percentage or quantity to be fulfilled within the overall project, or by
individual block.
The Use Table has been updated to provide the percentage of affordable
units that will be provided within the overall project.
ZMA2018-6 3223 Proffit Road 1
3. The application narrative states that no proffers are proposed as part of the rezoning.
This means that the improvements and project layout shown on the Conceptual Plan
and Grading Plan will not be a proffered design of the neighborhood. This includes the
proposed right-of-way reservation shown on the Conceptual Plan and Grading Plan.
Staff highly suggests providing a written proffer statement that proffers the proposed
right-of-way reservation,as well as the two internal street interconnections to adjacent
parcels to the east and west prior to requesting a public hearing with the Planning
Commission. Choosing to proffer the concept plans as a site layout will also strengthen
the application.
The Narrative has been revised to state the Conceptual Site Layout and Grading
Plan will be proffered with this project application.
4. Please see comment from Kevin McDermott below regarding the TIA recommendation
for installation of a left turn lane into the development on Polo Grounds Road.
a. The Turn Lane Warrant Analysis (Table 6,page 11 of the TIA) states that
installation of a left turn lane in the eastbound lane of Proffit Road will be
required to accommodate traffic during PM traffic hours if the property is
developed with the highest number of possible units.As note by Kevin
McDermott,this may require dedication of right of way from adjacent
properties in order to install the required 200-ft. turn lane and the 200-ft.
taper. Please provide further documentation and confirmation from the
applicant and VDOT that the proposed right of way dedication along the front
of the subject parcel will be enough to incorporate the left turn lane and
taper.
The Potential Road Improvement Plan has been updated to show the
200'left turn lane with 200'taper for the site's primary entrance. The
Turn Lane Warrant Analysis was based upon the highest use of the
property, 109 multi-family apartments.At this time,we have not
limited the use of the property to multi-family apartments.The Turn-
Lane Warrant Analysis will be recalculated when the final use(s) of the
property is set to determine if in fact the 200' Left Turn Lane and 200'
Taper are needed.
5. Please revise the concept plans as follows:
a. Re-title the Conceptual Plan to "Block Plan."
The sheet title has been revised as requested.
b. Re-title the Conceptual Grading Plan to "Conceptual Site Layout and Grading
Plan."
The sheet title has been revised as requested.
ZMA2018-6 3223 Proffit Road 2
c. Revise the Sheet Index on the Cover Sheet to reflect the name changes.
The Sheet Index has been revised to reflect the name changes to Sheet 2
and 3.
6. The Conceptual Site Layout and Grading Plan shows proposed lots and quantities of
residential units throughout the development. Is this the actual intended number of lots
and unit types in each block?
a. If not,please consider removing the individual lot lines and labels for lots
and number of units. Simply draw the block boundaries and label them. The
proposed open space parcels should still be shown but labeled with an
acreage figure. See additional comments from Planning and Zoning staff
below.
In order to maintain some flexibility with the lots,the individual lot
lines and labels have been removed from the Conceptual Site Layout
and Grading Plan.The current layout has been revised based upon
comments received from Fire/Rescue and as a result,the blocks
numbers have been revised.
7. Under Site Data on the Cover Sheet, revise the entry for"Gross Residential Density" by
re-wording it to "Comprehensive Plan Recommended Gross Residential Density: Urban
Density Residential (6.01-34 units/acre)."
The note has been updated as requested.
a. Add a line stating the proposed gross residential density within the overall
development.
A line has been added to show the proposed gross residential density.
8. Under Site Data on the Cover Sheet, revise the entry for Recreational Area by stating
what block the 450 sq. ft. of recreation will be provided in.
The Recreation Area note has been revised to state that the recreation area(s)
will be in Block(s) 2 and/or 5.
9. Remove the "Proposed Uses" entry in the Use table on the Cover Sheet. See additional
comments below for specifics.
Acknowledged.
10.Add a line in the Use Table on the Cover Sheet stating the required building step backs
in the R-15 Zoning District in accordance with Section 4.19 of the Zoning Ordinance. See
Zoning comments for additional information.
The required building step backs have been added to the Use Table.
ZMA2018-6 3223 Proffit Road 3
11.Revise the Proposed Non-Residential Area line in the Use Table on the Cover Sheet to
state the acreage or square footage of open space proposed in each block.
A line for the Proposed Non-Residential Area/Open Space has been added to the
Use Table.
12. Clarify the maximum Number of Dwelling Units in the Use Table on the Cover Sheet.
Please state the maximum number of units proposed in each block-the project
narrative and Conceptual Grading Plan show different quantities of residential units in
each block from the figures given in the Use Table.
The maximum number of dwelling units for each block has been updated on the
Use Table.
13.Add a line to the Use Table on the Cover Sheet stating the proposed acreage of each
block.
A line for the proposed area of each block has been added to the Use Table.
14.Add a line to the Use Table on the Cover Sheet stating the proposed maximum density
per block based on each blocks acreage.
A line for the proposed maximum density based upon the block area has been
added to the Use Table.
15.State all applicable Overlay Zoning Districts as a note in the Site Data table on the Cover
Sheet.This includes AIA-Airport Impact Area, and Managed Steep Slopes Overlay
Zoning District.
The Current Zoning has been updated on the Cover Sheet to include the Airport
Impact Area and Managed Steep Slopes Overlay.
16.Revise the Conceptual Site Layout and Grading Plan by adding labels to the internal
transportation network that clarifies whether the roads are proposed as public or
private streets.
The proposed streets will be public streets and have been labeled as such on the
plan.
a. Pursuant to Section 14-233 of the Subdivision Ordinance, private streets
serving single-family detached uses in the development areas require
Planning Commission approval. If the applicant is proposing private streets
and the neighborhood will be developed as detached single-family lots,
please consider submitting a request for private street authorization in a
resubmittal of the ZMA application.
Acknowledged.
ZMA2018-6 3223 Proffit Road 4
,
b. Consult Section 14-234 of the Subdivision Ordinance for additional
information that must be submitted justifying approval of any proposed
private streets for detached residential uses.
Acknowledged.
17. Please show proposed parking areas on the Conceptual Site Layout and Grading Plan
see additional comments below.
In order to maintain the flexibility to allow for multiple residential uses,the
individual parking area are not shown.To specify that adequate parking will be
provided,a note has been added to the Site Data on the Cover Sheet to state
"Parking areas and facilities will be provided in accordance with the minimum
requirements of section 4.12 of the Albemarle County Zoning Ordinance."
18.Staff recommends that the Conceptual Site Layout and Grading Plan be revised to show
installation of pavement and sidewalks to the property boundary at both stub-outs
within the development. See zoning comments below.
The sidewalks and pavement areas are shown to the property boundaries at each
stub-out location to illustrate the intent of extensions in the future.The right-of-
way will be dedicated to the external property line to accommodate such
improvements in the future.At the road plan stage,the pavement and sidewalks
will be extended as close to the property line as practical.
19. Please clarify whether the proposed open space will be privately owned or dedicated to
public use.
The open space will be for the residents of the property and therefore will be
private.
20. In accordance with Section 4.16 of the Zoning Ordinance,the application seems to be
missing some information about open space requirements as follows:
a. The Cover Sheet states that 450 sq. ft. of recreation space will be provided.
However, Section 4.16 (1) states that for residential developments proposing
thirty (30) units or more equal to or exceeding four (4) dwelling units per
acre, except for single-family and two-family dwellings developed on
conventional lots,a minimum of two hundred (200) square feet per unit of
recreational area shall be provided in common area or open space on the site.
If the neighborhood is developed at the highest possible density and includes
any attached single family or multi-family dwellings, more than 450 sq. ft. of
recreation space will be required.
The note now reads "Recreational areas and facilities will be provided
in accordance with the minimum requirements of Section 4.16 of the
Albemarle County Zoning Ordinance; 200 sf per lot."
ZMA2018-6 3223 Proffit Road 5
b. Staff suggest revising the Recreational Area note on the Cover Sheet to state,
"Recreational areas and facilities will be provided in accordance with the
minimum requirements of Section 4.16 of the Albemarle County Zoning
Ordinance."
The note has been updated as requested.
Planning- Comprehensive Plan
The Comprehensive Plan identifies Tax Map Parcel (TMP) 032A0-02-00-00200 as Urban
Density Residential land use. This classification calls for primary uses to consist of
residential uses at gross densities between 6.01-34 dwelling units/acre. Secondary uses in
this classification include supporting uses such as religious institutions, schools,
commercial, office and service uses. The proposed rezoning from RA Rural Areas to R-15
Residential is consistent with the Comprehensive Plan land use recommendations.
Acknowledged.
Planning- Neighborhood Model
1. Pedestrian Orientation.This principle is partially met.The Grading Plan shows sidewalk
installation along all internal streets. No cul-de-sacs are shown on the Conceptual Plan
and Grading Plan. The Concept Plan and Grading Plan demonstrate that the project will
be developed in a block format. Each block measures less than the 600' in length,which
is consistent with the Comprehensive Plan recommendation for maximum block length.
The application could be strengthened by explaining whether any walking trails will be
provided in the large open space area north of Block 5.The Grading Plan could be
revised so that crosswalks are incorporated into the street design at all points where
ramps are provided on opposite sides of the street at sidewalk termination points. This
includes the sidewalk along Proffit Road where the main neighborhood entrance is
located.
Walking trails will be a part of the project within the large open space area at the
rear of the property. Crosswalks and a trailhead location have been added to the
plans.
2. Mixture of Uses.This principle is not met. The Use Table on the Cover Sheet is currently
unclear. In the "Allowable Uses" row, it states that all by-right uses and special uses
listed in the Zoning Ordinance for the R-15 Zoning District will be possible within the
development.
However, on the next row titled "Proposed Uses" the table states that Single Family
Attached is the only proposed use in all Blocks. Is it the developer's intention to only
provide attached single-family uses, and thus eliminate the possibility of all the other
possible by-right and special uses listed in the Zoning Ordinance? If so,this principle
will not be met.
ZMA2018-6 3223 Proffit Road 6
If it is the developer's intention for all by-right and special uses listed under Section 18
of the Albemarle County Zoning Ordinance to be possible within the project, staff
suggests revising the Use table on the Cover Sheet as follows:
• Remove the "Proposed Uses" row.
The Proposed Uses row has been removed.
• Revise the "Allowable Uses" row to state"All uses listed under Section 18.2.1 of
the Albemarle County Zoning Ordinance will be permitted by right within Blocks
1-5.All uses listed under Section 18.2.2 of the Albemarle County Zoning
Ordinance will be permitted through approval of a special use permit within
Blocks 1-5."
The Allowable Uses have been revised as requested.
• If the applicant wants to eliminate specific by-right and special uses in any or all
of the blocks,those specific uses should be listed individually in the Use Table on
the Cover Sheet as "not permitted in any block.
Acknowledge.
3. Neighborhood Centers. This principle is met but could be strengthened through
revisions.The Conceptual Plan and Grading Plan identify an area of outdoor open space
in the center of the neighborhood,which satisfies this principle by providing for a
centralized amenity that will allow for civic engagement where residents can
congregate.
However, the application could be strengthened by revising the Use Table on the Cover
Sheet to a minimum required acreage for the proposed open space in Block 3.
The block numbers have been revised with the addition of the second entrance.
The line for Proposed Non-Residential Use/Open Space has been added to the Use
Table.The open space in Block 2 would still act as a central feature for the
neighborhood.
4. Mixture of Housing Types and Affordability.This principle is partially met. The Cover
Sheet clearly explains that all uses permitted by right and through special use permit in
the R-15 Zoning District will be possible within the development, subject to other
County Code requirements.This will allow for a mixture of uses and housing types (e.g.
single family, multifamily, etc.). However, no firm commitment has been made that
more than one housing type will actually be provided. Please verify.
As stated above, any use allowed in the R-15 zoning district will be possible and a
housing type or types has not been decided upon at this time.
Additionally, the project narrative states that the project will "have a component of
affordable housing." The Comprehensive Plan recommends a minimum of 15%
affordable housing units be provided in developments subject to rezoning approvals.
ZMA2018-6 3223 Proffit Road 7
The Narrative has been updated to state that 15% of the total housing units
within the project will be affordable.
If the applicant intends to provide affordable housing, please revise the Cover Sheet and
project narrative to state the amount of affordable housing that will be provided in the
project. Staff suggests amending the Use Table on the Cover Sheet so that it states a
percentage or actual figure for the quantity of affordable units that will be provided.
This can be done as a percentage or quantity to be fulfilled within the overall project, or
by individual block.
The Use Table has been updated to state that 15% of the total housing units
within the project will be affordable.
See Zoning comments for additional questions regarding density increase if affordable
housing will be provided.
Acknowledged.
5. Relegated Parking.This principle is partially met. It appears that new residential
buildings adjacent to Proffit Road in Block 1 will be close to the public right-of-way. No
parking is currently shown between those buildings and Proffit Road.
However,the Grading Plan and Conceptual Plan do not clearly identify any parking lots
or parking spaces. Staff cannot verify that adequate area will exist to provide parking in
a relegated manner. Zoning staff have expressed concern that adequate area may not be
available for the potential 52 units in Block 1. Please revise the plan to show where
parking will be provided.
In order to maintain the flexibility to allow for multiple residential uses,the
individual parking area are not shown.To specify that adequate parking will be
provided, a note has been added to the Site Data on the Cover Sheet to state
"Parking areas and facilities will be provided in accordance with the minimum
requirements of section 4.12 of the Albemarle County Zoning Ordinance."
Consider the following:
• Parking should be relegated to the back or side of buildings.
Acknowledged.
• Front loaded garages should be the exception.There are a number of blocks that
allow for front loaded garages.Alleys should be explored to be provided in lieu
of front garages.
Due to the size of the property,alleys will not be a part of the roadway
network.
• Parking areas located adjacent to the street should be screened from streets.
Acknowledged.
ZMA2018-6 3223 Proffit Road 8
• Where front loaded garages are allowed, provide a setback from the garage to
the porch or front of the house (3-5 feet).
Acknowledged.
6. Interconnected Streets and Transportation Networks.This principle is partially met. The
Conceptual Plan and Grading Plan demonstrate that the development will include street •
stub-outs to properties to the east and west. In the future,if those properties are
redeveloped,the opportunity to create interconnections between streets will be
available.
Staff recommends that the Grading Plan be revised to show installation of pavement
and sidewalks to the property boundary at both stub-outs.
The The sidewalks and pavement areas are shown to the property boundaries at
each stub-out location to illustrate the intent of extensions in the future.The
right-of-way will be dedicated to the external property line to accommodate such
improvements in the future.At the road plan stage,the pavement and sidewalks
will be extended as close to the property line as practical.
7. Multimodal Transportation Opportunities.This principle is partially met. The Grading
Plan clearly demonstrates that sidewalks will be provided within the development
along new streets.This will allow for both pedestrian and vehicular travel in a safe and
convenient manner.
The proposed right-of-way reservation along Proffit Road is consistent with the
Places29 Master Plan's recommendations as shown on Figure 4.8 Future
Transportation Network.
The Long Term Transit Network map (Figure 4.9 of the Places29 Master Plan) does not
designate any future transit service being provided down profit Road adjacent to the
subject parcel. However, the plan does call for future local collector transit service to be
provided along Worth Crossing and Leake Square,which are located approximately
two-hundred and fifty feet (250') to the west of the subject parcel.The plan also calls
for a future bus rapid transit(BRT) route along Route 29 to the west of the subject
parcel. Therefore, nearby access to public transit will be possible in the future.
The future transit services have been added to the Narrative.
However, it is unclear if bike lanes will be installed within the development along the
new street that connects to the adjacent parcels on the east and west.The application
could be strengthened by revising the Conceptual Plan and Grading Plan to demonstrate
that bike lanes will be or could be installed and striped along the new streets.
Bike lanes are not planned within the development at this time. Dedicated bike
lanes are not part of the Proffit Road Cross Section in the Places 29 Master Plan. It
does not make sense to have bike lanes on a small project that dead end at the
exterior property line.
ZMA2018-6 3223 Proffit Road 9
8. Parks, Recreational Amenities, and Open Space.This principle is partially met. The
Conceptual Plan designates an area of proposed open space that is centralized within
the developed portion of the property adjacent to new residential lots.A large area of
open space is also proposed at the northern end of the property outside of the
developed portion. This appears to provide adequate space for passive outdoor
recreational opportunities that will serve the neighborhood residents.
However, as previously stated, a recreation area larger than 450 sq. ft. may be required
depending on the character of the residential uses. Please revise the Recreation Area
note on the Cover Sheet to state "Recreational areas and facilities will be provided in
accordance with the minimum requirements of Section 4.16 of the Albemarle County
Zoning Ordinance."
The requested note has been added to the Cover Sheet.
9. Buildings and Spaces of Human Scale.This principle is met. The Conceptual Plan shows
sidewalk installation along Proffit Road, and the internal street and vehicular travelway
network proposes sidewalks in front of the buildings.This will create a sense of
enclosure along the streets and make the development a welcoming environment for
pedestrians.
Acknowledged.
10.Redevelopment. This principle is met. The property currently contains one single-family
residential structure. The rezoning request will allow for redevelopment of the parcel at
a higher density than the current use, in accordance with the Urban Density Residential
land use classification recommended by the Places29 Master Plan.
Acknowledged.
11.Respecting Terrain and Careful Grading and Regrading of Terrain.This principle is
partially met. The property contains Managed Steep Slopes, and the Conceptual Plan
and Grading Plan show potential lots and improvements within Block 5 encroaching
into these areas. Pursuant to Section 18-30.7.4, Managed Steep Slopes may be disturbed
as long as the design standards for disturbances outlined in Section 18-30.7.5 are
followed. The application could be strengthened by limiting the size of the area for
residential lots in Block 5 by incorporating it into the proposed open space.
A note has been added to the plans stating that the design standards outlined in
Section 18-30.7.5 must be followed when and if the managed steep slopes are
impacted by the final design.
Additionally, information should be provided that retaining walls in the development
will meet the design standards required for the disturbance of managed slopes in
section 30.7.5 of the Zoning Ordinance.
A note has been added to the plans stating that the design standards outlined in
Section 18-30.7.5 must be followed for the design of the retaining wall if one is
proposed within the managed steep slopes area.
ZMA2018-6 3223 Proffit Road 10
12. Clear Boundaries Between the Development Areas and the Rural Area. This principle is
not applicable to the request.The subject property is located within the Places29
Development Area. No improvements or changes in use near any boundaries with the
Rural Area are proposed.
Acknowledged.
Planning-Transportation
1. The TIA recommends a left turn lane into the site with a 200 foot Taper. This should be
shown on the rezoning plan. Right of Way maybe required from adjacent properties to
accommodate this turn lane. This should be acknowledged in the rezoning plan.
The Potential Road Improvement Plan has been updated to show the 200'left
turn lane with 200'taper for the site's primary entrance.The Turn Lane Warrant
Analysis was based upon the highest use of the property, 109 multi-family
apartments.At this time,we have not limited the use of the property to multi-
family apartments.The Turn-Lane Warrant Analysis will be recalculated when
the final use(s) of the property is set to determine if in fact the 200' Left Turn
Lane and 200'Taper are needed.
2. Additional right of to accommodate future improvements on Proffit Road should be
proffered through this rezoning and should accommodate the required turn lanes.
The on-site right-of-way dedicated with this rezoning will accommodate the one
half of the cross section of Proffit Road shown in Appendix 3 of the Places 29
Master Plan; a left turn lane,travel lane,landscape strip and sidewalk.
Planning- Natural Resources
A formal determination about the status of the stream on the property,perennial vs.
intermittent, should be made. If the stream is perennial,then a 100' vegetated buffer is
needed per the County's WPO. Since the property is currently forested,the stream and
water quality are protected. If the stream is determined to be intermittent,we should
strive to retain as much of the existing forested buffer along the stream as possible, in
order to protect stream health and water quality. This would potentially affect plans for
Block 5 (as shown in the Conceptual Plan dated 6/18/18) and the Managed Steep Slopes
within Block 5. Per aerial imagery, much of the wooded buffer along this stream and Flat
Branch (into which it empties) is intact all the way, until Flat Branch empties into the North
Fork Rivanna River.
The field study has determined that the stream is intermittent. Hirshman Water&
Environment,LLC used the Fairfax Method for Perennial Stream Mapping at three
points along the stream to make that determination.The results of the field study
follow the findings for the North Pointe property. For North Pointe,the perennial
stream and stream buffer begin in the middle of that property and do not extend to
the shared property line with the subject property.
ZMA2018-6 3223 Proffit Road 11
A significant portion of the stream is located within the Open Space. It is the intent to
keep a majority of the Open Space are the rear of the property undisturbed.
Zoning
1. The setbacks, allowed uses, proposed uses, maximum building heights, and build to
lines established in the Use Table on the application plan conform to the R-15
regulations outlined in the Zoning Ordinance.The maximum number of dwelling units
proposed, however, do not conform to R-15 regulations.
The maximum number of dwelling units is 15 units per acre,which is allowed
under R-15. 7.29*15=109.35 dwelling units per acre.
2. The application proposal mentions affordable housing, as well as 40% of the site being
designated as open space.Are there intentions to use density bonuses outlined in
Section 18 of the Zoning Ordinance to increase the maximum allowable density? If so,
note this in a revise narrative band on the concept plan.
The application will allow the final design to apply for Density Bonuses per the
Zoning Ordinances.The Density Bonuses of affordable housing and roadway
improvements will be excluded since they have already been taken into account
during the rezoning process.
3. The minimum and maximum front setbacks shall be measured from the new proposed
edge of right of way along the portion that is being designated.
Acknowledged.
4. The plan does not mention a 15' step back for buildings where each story of said
building(s) that may begin above 40' in height or for each story above the third story,
whichever is less, are required in Section 4.19. Note that this step back requirements
for the development will apply unless a request is made to the BOS to modify the
requirement.
Acknowledged.The step back requirement found in Section 4.19 has been added
to the Use Table.
5. The conceptual grading plan shows a building layout that proposed several dwelling
units that does not match what is written in the narrative or the use table. There
appears to be only 32 units in Block 1 and 35 units in Blocks 2-5,totaling 67. The use
table suggests 52 in Block 1 and 57 in Blocks 2-5. Please clarify on this page what is
shown regarding the unit count is a concept and may change with the site plan proposal
as long as it does not exceed the gross density approved by the BOS.
In order to maintain some flexibility in the layout,the building footprints and lot
lines have been removed from the Conceptual Site Layout and Grading Plan.A
note has been added to the plans stating that the plan is conceptual and may
ZMA2018-6 3223 Proffit Road 12
change with the site plan proposal as long as it does not exceed the gross density
approved with the rezoning.
6. It is unclear whether or not there will be enough parking for the potential 52 units in
Block 1. Note that the standard parking requirements for any development will apply
unless alternatives are proposed as allowed in the Zoning Ordinance.
Acknowledged.A note has been added to the Site Data on the Cover Sheet to state
"Parking areas and facilities will be provided in accordance with the minimum
requirements of section 4.12 of the Ablemarle County Zoning Ordinance."
Albemarle County Department of Fire &Rescue
1. A second entrance will be required based upon the proposed density.
A second emergency entrance has been added to the plan.At the Pre-Application
meetings,VDOT stated that it would not support two entrances for this project.
The second entrance will be designed for use by emergency vehicles only and will
not be open for regular traffic.
2. If building heights are to exceed 30', then 26' unobstructed travel ways must be
provided on one contiguous side of the structures.
Acknowledged.
Engineering and Water Resources
Streets serving the townhouse lots shall meet public/private road standards. It appears
that there is perpendicular parking in front of the two 16 unit buildings that backs into the
travel way. Perpendicular parking is not allowed on streets.
Acknowledged. The perpendicular parking has been removed.
Virginia Department of Transportation
Please provide explanation for the improved delay times in the 2023 build scenario versus
no build.
This comment has been forwarded to EPR for clarification. The response will be
forward on to the County and VDOT when it is received.
If you have any questions or comments, please feel free to contact me.
Sin rely,
A m 2e4
A
ZMA2018-6 3223 Proffit Road l :>
RECEIVED
Nov 1 9 2018
E O
DEVELOPMENT
3223 Proffit Road ZMA Narrative
PROJECT PROPOSAL
Existing Conditions:
The subject property is located on the northern side of State Route 649, Proffit Road,
approximately 0.2 miles east of the intersection of Route 649 and Route 29. The 7.3 acre
parcel is currently zoned RA (Rural Area) with Steep Slopes Managed and Airport Impact
Overlays.The subject property is currently wooded with an intermittent stream bisecting
the site into a southern and northern half.
Adjacent Parcels:
To the East,the Full Gospel Assembly of Charlottesville and the Springfield subdivision.
Both properties are zoned RA.
To the West, Southern States retail store and warehouse.The property is zoned Highway
Commercial
To the North, the future community North Pointe. The rezoning application plan,
ZMA2000-9,shows a mix of single-family attached homes (townhomes, duplexes and
apartments) in the area directly north of the subject property.
To the South, the Lighthouse Worship Center,the Maple Grove Christian Church, a
shop/storage building and a single-family residence.All of these properties are zoned R1.
COMPREHENSIVE PLAN DESIGNATION
The Places 29 North region is a diverse growing area within Albemarle County.The region
serves as an economic and residential hub.The rezoning of the subject property will
continue the County's goal of fostering growth within the designated growth areas.
Consistency with Comprehensive Plan
The subject property is currently zoned RA (Rural Area) but is designated as Urban Density
within the Places 29 Master Development Area in the Comprehensive Planning.
The Urban Density areas are intended primarily for residential uses with a density of 6 to
34 dwelling units per acre, but secondary uses for this area include retail, commercial and
office. The areas were intended to serve the Mixed Use Centers that are spaced along Route
29. The appropriate zoning districts to populate the Urban Density parcels like the subject
property include residential districts R-6 through R15; PRD, Planned Residential District,
primarily residential uses; PUD, Planned Unit Development, a mix of residential,
commercial and retail uses; and NMD, Neighborhood Model Development, a mix of
residential, commercial and retail uses.
Proposed Development:
This application is proposing to rezone the property to R-15. This zoning would allow a
gross maximum density of 15 dwelling units per acre,which would be equal to a maximum
ZMA 2018-6 Updated Narrative 1
of 109 dwelling units on the subject property.Affordable units are planned as part of this
project; 15% of the units within this project will be affordable.
On the Conceptual Plan,the subject property is divided into five (5) blocks for development
on the southern half of the property. It is intended that this development will be residential
uses.The northern half of the property will be preserved as a combination of residue and
open space. Trails and recreational spaces will be provided within the open space(s) on the
parcel.
The five blocks are linked via a vehicular connection with accompanying pedestrian
sidewalks.The Conceptual Plan also shows that there is a potential to begin to establish a
parallel transportation network using intra-parcel connections to the parcels to the east
and west of the subject property.
The Conceptual Plan also illustrates a Right-of-Way reservation along Proffit Road for
transportation and pedestrian connectivity improvements. These improvements will follow
the street cross-section designated in the Master Plan for Places 29 North.
Looking at the Places 29 North Future Land Use Map, the subject property is located
between the higher intensity use of Urban Mixed Uses area (in Centers and around Centers)
and lower intensity use of the Neighborhood Density area. Urban Mixed Uses area
anticipates a variety of uses from retail, services, offices and high density residential.The
Neighborhood Density area anticipates a residential use with a density of 3 to 6 dwelling
units per acre. The subject property aligns with the transitional idea between the two
disparate use zones with an anticipated density of 9 to 15 dwelling units per acre.
IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE
The intersection west of the subject property, Proffit Road, Leake Square and Worth
Crossing,has been identified by VDOT as a problematic intersection.As part of the solution
to this situation,this intersection will be developed as a roundabout.The roundabout is a
proffered Phase 1 Improvement for the North Pointe community. However,the exact
timeline of the design and construction for this improvement is unknown.
The main entrance for the subject property is located ±620' from the intersection of Proffit
Road, Leake Square and Worth Crossing.A second, emergency only entrance is ±410 from
the Proffit Road and Leak Square intersection. It is anticipated that the roundabout will not
affect the subject property.
Due to the existing traffic conditions on Proffit Road and at the number of accidents at the
Leake Square and Worth Crossing intersection,a Traffic Impact Analysis has been
completed using feedback from the County and VDOT. The existing traffic volumes were
generated from field-collected data and a factoring rate that was coordinated with VDOT.
The traffic volume for the build condition is based upon the maximum density of the
residential use that would generate the highest traffic volumes, in this case, 109 multi-
family apartments. For the multi-family apartments, the traffic generated would be
ZMA 2018-6 Updated Narrative 2
•
approximately 783 new daily trips, 52 new AM peak hour trips and 64 new PM peak hour
trips.
The study determined that for this stretch of roadway and Proffit Road, Leake Square/
Worth Crossing intersection, the impact of the proposed development is minimal. The 2023
level of service would be the same if the project is built or not built. This determination is
based upon two factors: traffic delays and additional length of traffic queues.The traffic
delay in the 2023 build conditions is equal to or less than one second longer. In the 2023
build conditions, it was found that for the queue of the Route 29/Proffit Road intersection,
one (1) additional car in the AM peak hour and six (6) additional cars in the PM peak hour.
For the queue of the Proffit Road/Worth Crossing and Leake Square, two (2) additional
cars in the AM peak hour and four (4) additional cars in the PM peak hour.The queue for
Proffit Road/Pritchett Lane would be the same in the 2023 build or not build scenarios.
A direct comparison for traffic volume rates between the existing zoning and proposed
rezoning could not be established with the by-right uses in the RA zoning district. The by-
right uses have minimal traffic generation rates or only short periods of high traffic rates.
The special permit uses within the RA district can give us a potential comparison. Two
potential uses with a similar traffic generation rate are a daycare center and a country
store with one gas pump (two fueling stations - one on each side). Both uses could have
approximately 1,000 vehicles per day.
The potential increased traffic volumes expected for this section of Proffit Road within the
development area have been taken into account in the Comprehensive Plan and the
accompanying Places 29 Master Plan. The proposed road cross section for Proffit Road
from Leake Square/Worth Crossing to Pritchett Lane is a shared left hand turn land and
one travel lane in each direction. The Conceptual Plan shows the proposed Right-of-Way
Dedication area along Proffit Road so that these planned transportation improvements can
be constructed along with a multi-use path or sidewalk.
In addition to personal vehicle access to and from the property,the Long-Term Transit
Network for Places29 Master Plan has a future local collector transit service to be located
at the intersection of Proffit Road,Worth Crossing and Leake Square.This intersection is
approximately 250' to the west of the subject property. There are also plans for a future
bus rapid transit route along Route 29.
Subject property will be served by public water and sewer. The subject property is also
located within the ACSA Jurisdictional Area for both water and sewer.
IMPACTS ON ENVIRONMENTAL FEATURE
The subject property is bisected by an intermittent stream.The type of stream was verified
using the Fairfax Method for Perennial Stream Mapping. Three locations along the stream
were selected based upon differing characteristics and the desire to sample typical areas
along the stream length. By the Fairfax Method Data sheets, it was determined that none of
ZMA 2018-6 Updated Narrative 3
the selected areas met or exceeded 25 points on the scale,which would have indicated that
the stream was perennial.
Stormwater management on site will be controlled by Best Management Practices (BMP)
that meet the Virginia Stormwater Management Program (VSMP) requirements.
PROPOSED PROFFERS TO ADDRESS IMPACTS
The Conceptual Site Layout and Grading Plan will be proffered as part of this application.
This includes the on-site right-of-way dedicated with this rezoning will accommodate the
one half of the cross section of Proffit Road shown in Appendix 3 of the Places 29 Master
Plan; a left turn lane, travel lane, landscape strip and sidewalk.
CONSISTENCY WITH NEIGHBORHOOD MODEL
The Conceptual Plan for the subject property imagines for the traditional neighborhood
design that is familiar with Albemarle County residents and visitors. The proposed
development will have sidewalk connections within the subject property, and will have
connections into the larger pedestrian system that be located in the region in the future.
Street sections will be consistent with current County standards to provide accessible
routes for residents and emergency services,while providing sidewalks along their lengths.
The Conceptual plan allows for the possible future inter-parcel connections to the
properties to the east and west of the subject property. Green spaces within the
development blocks will serve as amenities for the residents. The maximum building height
will be 45', approximately 3 floors along with the roof. This building height is consistent
with the maximum set forth in the Zoning Ordinance and is found within many
developments in Albemarle County. Parking will be provided per the requirements of 4.12
of the Albemarle County Zoning Ordinance.The requested zoning district provides for a
mixture of housing types and a minimum of 15% of those housing units will be affordable.
The layout of proposed blocks and streets follow the natural terrain and maintains a large
portion of the property as open space.
Several of the characteristics sought after in the Neighborhood Model will not be able to be
fully achieved on the subject property.
The neighborhood centers typically have services or institutional uses. In an Urban Density
Land Use Area, the primary use is set to be residential use. The planned residential use of
the subject property will be best served by being interconnected with the neighborhood
centers of Hollymeade and North Pointe via vehicular and pedestrian connections.
The characteristic of mixed uses and mixed types will not be a part of the subject property.
The smaller size of the subject property does not make it feasible to have multiple uses.
The subject property is located wholly in the Places Development Area.The rezoning of the
subject property is meant to be a transitional area between the higher intensity use of
Urban Mixed Uses area and lower intensity use of the Neighborhood Density area.
ZMA 2018-6 Updated Narrative 4
IMPACTS ON SCHOOLS, POLICE AND FIRE SERVICES
One of the goals of the Comprehensive plan is to channel growth into the Development
Areas. The government provided services needed by the County's residents are easier to
provide in the more population dense Development Areas. By rezoning the subject
property to higher density rate of 15 dwelling units per acres,the anticipated growth will
be taking place within the designated Development Areas.
The average household size in Albemarle County is 2.44 persons according to the US
Census'with 28.4% of households having children under 18 years of age2. The proposed
rezoning for R-15 would allow a maximum of 104 residential units,which would equal
approximately 254 residents and of those, 72 would be under the age of 18.
QuickFacts Albemarle County,Virginia. US Census Bureau
https://www.census.goviquickfacts/albemarlecountvvirginia
2 OCCUPANCY CHARACTERISTICS 2012-2016 American Community Survey 5-Year Estimates US Census Bureau
https://factfinder.census.gov/bkmk/table/1.0/en/ACS/16 SYR/52501/0500000US51003
ZMA 2018-6 Updated Narrative 5
RECEIVED
Nov 1 9 20i11
COMMUNITY
DEVELOPMENT
Cameron Langille
From: Victoria Fort <vfort@rivanna.org>
Sent: Monday, October 22,2018.3:29 PM
To: Cameron Langille
Cc: Richard Nelson
Subject: ZMA201800006- 3223 Proffit Road
Cameron,
RWSA has reviewed application ZMA201800006—3223 Proffit Road. Below is a completed copy of the form that was
provided to us by Elaine Echols for SP&ZMA Applications.
To be filled out by RWSA for ZMA's and SP's
1. Capacity issues for sewer that may affect this proposal None Known
2. Requires Rivanna Water and Sewer Authority Capacity Certification Yes X No
3. Water flow or pressure issues that may affect this proposal None Known
4. "Red Flags" regarding service provision (Use attachments if necessary) None Known
Please let me know if you have any questions.
Thank you,
Victoria
Victoria Fort,P.E.
Senior Civil Engineer
Rivanna Water and Sewer Authority
695 Moores Creek Lane
Charlottesville,VA 22902
(0):(434)977-2970 ext.205
(F):(434)295-1146
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