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HomeMy WebLinkAboutZMA201900006 Mandatory Comment Letter 2019-06-11J �'IRGII31P COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Fax (434) 972-4126 Memorandum To: Greg Powe From: Tori Kanellopoulos Date: May 7, 2019 Subject: Exploratory/Mandatory Pre -application meeting for Greenfield Terrace, TMP's 04500-00-00- 15800, 157, 166 and 167 The following are County staff comments regarding the above noted pre -application meeting. This meeting satisfies the requirement for a pre -application meeting prior to submittal of your zoning map amendment application ("rezoning") and/or a special use permit application. The purpose of for the meeting is summarized below: The purposes for a pre -application meeting are to: (i) provide the applicant and the county a common understanding of the proposed project; (ii) inform the applicant about the proposed project's consistency with the comprehensive plan, other relevant policies, and county regulations; (iii) broadly identify the planning, zoning and other issues raised by the application that need to be addressed by the applicant; (iv) inform the applicant about the applicable procedure; and (v) allow the director to identify the information the applicant must submit with the application, including the supplemental information delineated in subsection (c). Receiving the relevant supplemental information will allow the application to be comprehensively and efficiently reviewed. The following are staff comments: (ii) Consistency with the Comprehensive Plan: The parcels are designated Flex within the Rio29 Small Area Plan. I i I� L taE The flex area is intended to have the highest amount of flexibility in building form and use. Buildings can have a range of heights and uses, but buildings should be designed to make pedestrians comfortable. 300-400 feet Ede, PA walkways V A range of building sizes allowed ---Height i - 5 stories Sete[ ryes determines elback Regulations no -- prohibiting blank w O V (7 u all, woo L Relegated structured and surface parking is allowed when o consistent with design of surrounding O(7 i� 000 buildings :LEX HEIGHT: Buildings should be 2-5 stories tall. Internal buildings of fewer than 2 stories may be acceptable if they are not along street frontages or adjacent to public spaces/amenities. Building heights of up to 6 stories may be allowed by exception, especially if the development helps achieve other County initiatives such as the provision of affordable housing, consistency with rL0T10r i1 development goals, or if the development is within Opportunity Zone areas. BUILD TO/SETBACK: Buildings should be setback 3 -10 feet from the edge of right-of-way (right-of-way width should be determined by street sections shown in the Connectivity Chapter). Most of the street frontage facade should be built to the setback line to 1) establish consistent building forms on both sides of the street and 2) contribute to a sense of spatial enclosure along the street. STEPBACK: Buildings along Boulevards should be stepped bJLk above 4 stories or 50 feet_ Buildings along Avenues and Local streets should be stepped hack above 3 stories or 40 feet. BUILDING SIZE & LOCATION: The Flex areas may consist of a wide range of building types and sites. Buildings with larger footprints should avoid large, uninterrupted walls along, streets and should incorporate fagade breaks_ to promote walkability. PARKING: Structured and surface parking are permitted in the ilex areas, and both parking types should be allowed as a by -right use through zoning. All parking should be relegated to the sides and behind buildings, and should be screened from streets and public parkslamenites. Shared parking between uses is encouraged to reduce the overall amount of parking needed. BLOCK SIZE: Blocks should be 300 400 feet in length. Larger blocks may be allowed by exception if internal circulation is designed to promote walkkability, frequent fagade breaks are incorporated to allow bicycle/ pedestrian circulation throughout the site, and the minimum vehicular connectivity as shown on the Connectivity Plan is established, GROUND STORY: Flexible RESIDENTIAL: Multi -family residential Single-family attached/ townhouses NON-RESIDENTIAL: Retail sales & general commercial service Hotel Institutional Office/R&D/Flex Light Industrial/ Man ufacturing/Storage/ Distribution/Auto Sales + Service uses may be appropriate when an applicant can demonstrate minimal impacts on surrounding uses, especially residential uses, and the public realm. • The Rio29 Small Area Plan does not include maximum recommended densities. The applicant's proposal to rezone to Planned Residential Development (PRD) would restrict density to 35 units per acre maximum. The proposal of 110 units is consistent with this requirement. • The Rio29 Small Area Plan recommends relegating parking and reducing and sharing parking where possible. This proposal includes a parking reduction and shared parking. Some of the road configurations are preferable based on the Small Area Plan, as they allow for street parking and relegated parking, instead of parking bays. The proposal should also refer to street typologies for local streets and for Rio Road. • Affordable housing is important to Albemarle County. The County cannot accept proffers for affordable housing until after July 111, 2019. The policy for affordable housing is still in place: http://www.albemarle.org/upload/images/Forms Center/Departments/Community Developm ent/Forms/Comp Plan Round 4/Chapter 9-Housing 6-10-15.pdf. • Impacts to transportation, schools, safety, and parks will need to be addressed. You will need to demonstrate how the development will address impacts. • The plan should address the Neighborhood Model Principles outlined in the Comprehensive Plan. http://www.albemarle.org/upload/images/Forms Center/Departments/Community Developm ent/Forms/Comp Plan Round 4/Chapter 8-Development Areas 6-10-15.pdf (iii) broadly identify the planning, zoning and other issues raised by the application that need to be addressed by the applicant • A parking reduction request will be needed based on this proposal. This request is reviewed by the Zoning Administrator, who makes the final determination. Please refer to §18-4.12 for parking alternatives and options for reducing parking. A maximum of 35 percent reduction may be requested. • A special exception will be required to reduce stepbacks per §18-4.19 (PRD Zoning District uses 4.19 setback and stepback requirements). The stepbacks may be reduced or waived. Please coordinate with zoning to discuss how converting Station Lane into a public street may affect stepback requirements and where stepbacks may be required. • A substitution/waiver request may be needed per §18-4.16 recreational requirements if the applicant would prefer to substitute one or some required tot lots with a different recreational facility. At 110 units, two (2) tot lots would be required and one half (1/2) basketball court would be required. Staff would consider a substitution; past substitutions have included trails or other recreational amenities. • Converting Station Lane into a public street is the preferred street network configuration and supports the goals of the Comprehensive Plan. Continue to coordinate with VDOT and Engineering to see if this is feasible. Parallel parking would also be preferred to parking bays and perpendicular parking. A vacation plat could be required, in which case the applicant should coordinate with all affected property owners. • Consider the Rio29 Small Area Plan when designing frontage and sidewalks along Rio Road. The standards in the SAP should be used. • Architectural Review Board (ARB) review and approval will be required at the site planning stage. There will also be preliminary ARB review during the rezoning stage. • Consider the scale of the development and impact to adjacent properties on Woodburn Road. (iv) applicable procedures • The proposed use requires the submittal of a ZMA application and additional information (see attached checklist). • The applicant is required by ordinance to undertake a community meeting process as part of the review of the rezoning request. • The applicant should work with the Places29 Rio CAC to use their monthly meeting as the Community Meeting for this project. You will also need to coordinate the date with staff and both the PC and BOS member for the district (Bruce Dotson and Ned Gallaway). • Staff will attend the meeting to answer questions, but the applicant is responsible for facilitating the discussion. • Community Meeting — the applicant is required by ordinance to undertake a community meeting process as part of the review of the rezoning/SP request. This meeting should be held, if possible, within 30 days from the date the rezoning application is submitted and can be held prior to the submittal of the rezoning application. Adjacent property owners and neighborhoods (and the Coordinating Reviewer/planner) should receive advance notification of this meeting (date/time/location). • If the applicant knows of any of any waivers or modifications that are needed to implement the proposed plan, staff recommends that those requests be submitted with the initial application. Staff will then determine if the waivers should be approved with the rezoning action or deferred for action with site plan and/or subdivision plat approval. (v) Identify the information the applicant must submit with the application, including the supplemental information • A ZMA application along with the application fee of $2,688, plus the cost of public notice requirements when the application is being processed. • An application plan that is consistent with Zoning Ordinance requirements for the Planned Residential District (PRD) Zoning District. • The latest recorded plat(s). • Authorized owners' signatures. • See attached pre -application checklist for other required information. The checklist will need to be filled out, signed and submitted with the ZMA application. • A concept plan should be submitted with the Zoning Map Amendment application for the proposal. • Waivers/Modifications identified on the checklist and in this letter. • Statement as to how the development will address impacts to transportation, schools, safety, and parks. If you have any further questions, please contact me. Sincerely, Tori Kanellopoulos Planner 434-296-5832 ext. 3270 vkanellopoulos@albemarle.org