HomeMy WebLinkAboutZMA201900006 Mandatory Comment Letter 2019-06-11J
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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.
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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
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walkways V
A range of building
sizes allowed ---Height
i - 5 stories
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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