HomeMy WebLinkAboutZMA201800006 Staff Report Zoning Map Amendment 2019-01-29 • COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: ZMA201800006 3223 Proffit Road Staff: Cameron Langille
Planning Commission Public Hearing: Board of Supervisors Public Hearing:
January 29, 2019 To Be Determined
Owner: Janet H. Lee Trustee of the Janet H. Lee Applicant: Janet H. Lee Revocable Trust-C/O David C.
Revocable Trust- C/O David C. Lee, M.D. Lee, M.D.
Acreage: 7.29 acres Rezone from: RA Rural Areas to R-15 Residential
TMP: 032A0020000200 By-right use: Maximum of 109 dwelling units
Location:3223 Proffit Road
Magisterial District: Rivanna Proffers: Yes
Proposal: Request to rezone 7.29 acres from the Requested #of Dwelling Units: 44 (minimum)- 109
RA Rural Areas district, which allows for residential (maximum)
uses at a density of 0.5 units per acre, to the R-15
Residential zoning district which allows residential
(15 units/acre). A maximum of 109 dwelling units is
proposed at a gross and net density of 14.9
units/acre.
DA (development area)— Hollymead-Places 29 Comp. Plan Designation: Urban Density Residential in the
Master Plan Hollymead-Places29 Master Plan.
Character of Property: Primarily wooded with an Use of Surrounding Properties Southern States
existing single family detached residential structure Cooperative Retail store, Full Gospel Assembly Church and
measuring 552 sq. ft. cemetery, Lighthouse Christian preschool, and undeveloped
land within the future North Pointe community to the north.
Factors Favorable: Factors Unfavorable:
1. The request is consistent with the use and 1. State law precludes localities from accepting proffers
density recommended by the Places29 Master related to affordable housing as part of residential
Plan. rezoning applications. Since the concept plans are
2. The request is consistent with the majority of the being proffered, the County is unable to accept the plan
applicable neighborhood model principles. notations or the written proffer committing to providing
3. The proposed development includes dedication 15% affordable units in the development. Affordable
or right-of-way and construction of upgrades to housing is not a guarantee and is not enforceable at the
Proffit Road recommended by the Places29 site plan or subdivision phase. The application does
Master Plan. not meet Objective 6, Strategy 6b in Chapter 11 of the
4. The application includes a proffered concept plan Comprehensive'Plan.
that will create a street network grid with inter- 2. Technical and substantive revisions to the,proffers are
parcel connections and pedestrian facilities needed.
beyond what is called for the Places29 Master
Plan.
RECOMMENDATION: Staff recommends approval of ZMA201800006 3223 Proffit Road as proposed provided that
the applicant revise the proffer statement in accordance with the County Attorney's recommendations.
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STAFF PERSON: Cameron Langille
PLANNING COMMISSION: January 29, 2019
BOARD OF SUPERVISORS: To Be Determined
ZMA 201800006 3223 Proffit Road
PETITION
PROJECT: ZMA201800006 3223 Proffit Road
MAGISTERIAL DISTRICT: Rivanna
TAX MAP/PARCEL: 032A0020000200
LOCATION: 3223 Proffit Road
PROPOSAL: Rezone property to allow for a higher density residential development.
PETITION: Rezone 7.29 acres from the RA Rural Areas district, which allows for residential uses at
a density of 0.5 units per acre, to the R-15 Residential zoning district which allows residential (15
units/acre). A maximum of 109 dwelling units is proposed at a gross and net density of 14.9
units/acre.
ZONING: RA Rural Areas - agricultural, forestal, and fishery uses; residential density (0.5 unit/acre in
development lots).
OVERLAY DISTRICT: AIA-Airport Impact Area; Managed Steep Slopes
PROFFERS: Yes
COMPREHENSIVE PLAN: Urban Density Residential - residential (6.01 — 34 units/ acre);
supporting uses such as religious institutions, schools, commercial, office and service uses in the
Hollymead-Places 29 Master Plan.
CHARACTER OF THE AREA
The subject property is located'on the north side of Proffit Road (S.R. 649) approximately nine-
hundred (1000) linear feet east of the intersection of Seminole Trail (Route 29) and Proffit Road
(Attachment A). The subject property is zoned RA Rural Area and currently features a single family
detached residential structure measuring 552 sq. ft. and the remainder of the property is wooded. At
the center of the property is an area measuring approximately 8,000 sq. ft. that is classified as
Managed Steep Slopes. An intermittent stream runs east to west through the center of the parcel,
and but this stream is not subject to the County's Water Protection Ordinance (WPO) buffer
requirements. There are no Preserved Steep Slopes or floodplain areas on the parcel.
West of the site is the Southern States Cooperative retail store and warehouse (zoned HC - Highway
Commercial), and east of the property is a cemetery and church building used by the Full Gospel
Assembly of Charlottesville (zoned RA Rural Area). The property to the north is currently
undeveloped and is part of the future North Pointe Community Development, which is zoned
Planned District- Mixed Commercial (PD-MC) and calls for a mixture of single family attached and
detached residential uses. The Lighthouse Christian Preschool, the Maple Grove Christian Church,
and a single family detached residential structure (zoned R-1 Residential) are located south of the
subject property across Proffit Road (Attachment B).
SPECIFICS OF THE PROPOSAL
The applicant is proposing to rezone the 7.29-acre parcel from RA Rural Area to R-15 Residential to
allow the parcel to be developed at a minimum of 44 dwelling units and a maximum of 109 dwelling
units. The application does not propose any limitations on the types or quantities of residential uses
permitted within the development (Attachment C). Therefore, the property could be developed as
single family detached, single family attached, multifamily dwellings, or a mixture thereof. The
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applicant has proposed to proffer a concept plan which identifies the developable portions of the
property and areas designated for open space or recreational amenities (Attachment D).
The concept plan will also proffer the layout of the future internal public streets, which is designed as
a grid network (Attachment D). The application proposes to proffer two inter-parcel connections
between the subject property and the Southern States retail store parcel to the west (TMP 032A0-
02-00-001 B0), as well as Full Gospel Assembly of Charlottesville parcel (TMP 03200-00-00-03000)
to the east.
The applicant is proposing to widen Proffit Road through a right-of-way dedication to the County. The
concept plan shows that several improvements will be made along the entire property frontage with
Proffit Road, including installation of curb and gutter, sidewalks, and a planting strip. The proposed
right-of-way dedication and improvements are consistent with recommended cross-section for Proffit
Road as shown on Figure 4.8 Future Transportation Network and Appendix 3 of the Places29
Master Plan.
APPLICANT'S JUSTIFICATION FOR THE REQUEST
The applicant argues that the existing RA zoning does not allow for uses that are consistent with the
Comprehensive Plan's recommended residential densities. The requested R-15 zoning will create,a
transition zone between the primarily non-residential uses along Route 29 and Proffit Road, and the
existing low-density residential neighborhoods such as the Springfield subdivision further east at a
density consistent with Urban Density Residential classification specified in the Master Plan. Please
see Attachment C for a detailed justification statement from the applicant.
COMMUNITY MEETING .
The Community Meeting for this project was held on July 19, 2018 at 6:00pm at the Hollymead Fire
Station in conjunction with the Places29-North Community Advisory Committee meeting. Attendees
representing Albemarle County included David Benish, Chief of Planning, County Supervisor
Norman Dill, and Planning Commissioner Daphne Spain. Several members of the public were in
attendance, and the issues discussed by attendees focused primarily on the potential increase in
traffic that would be generated along Proffit Road. Some attendees stated that they would prefer to
see the property be developed as a single family detached subdivision or townhouses instead of
multifamily residential buildings due to potential viewshed impacts. Staff informed the attendees that
any structures within the development would be required to meet the County's standards for
maximum building heights, and this appeared to alleviate some concerns that the building forms of a
higher density development would be inconsistent with the character of surrounding neighborhoods.
PLANNING AND ZONING HISTORY
There are no prior Zoning Map Amendment applications, Special Use permits, site plans, or
subdivision plats associated with this property.
COMPREHENSIVE PLAN
The Places29 Master Plan calls for all 7.29 acres of the subject property to be developed in accordance
with the Urban Density Residential land use classification (see map inset below):
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Urban Density Residential (orange): this designation calls for primarily residential uses with densities
between 6.01- 34 dwelling units/acre. All housing types are found inl this category, including single
family detached, townhouses, and apartments. Properties designated as Urban Density Residential
should feature two or more housing typed. The classification also allows for retail, commercial, office,
and institutional secondary uses provided they are compatible with the surrounding area.
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The Neighborhood Model: Staff has reviewed the proposal against the Neighborhood Model
Principles and found that it is consistent with the majority of the principles. The application does not
fully meet some aspects of the relegated parking, and buildings and spaces of human scale
principles. However, these principles can be fully met provided that notations on the concept plans,
and the draft proffer statement are slightly revised prior to the Board of Supervisors public hearing.
The detailed Neighborhood Model analysis can be found in Attachment E.
Relationship between the application and the intent and purposes of the requested zoning district:
The purpose and intent of the R-15 Residential zoning district is to:
• Provide for compact, high-density residential development;
• Permit a variety of housing types; and
• Provides incentives for clustering of development and provision of locational, environmental
and developmental amenities
The Places29 Future Land Use Plan calls for properties immediately to the west and north to be
developed as a Neighborhood Service Center and Urban Mixed Use. A variety of retail stores,
commercial service businesses, and outpatient medical offices currently occupy those parcels. The
Master Plan calls for properties immediately to the east to be developed in accordance with the
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Neighborhood Density Residential land use classification (3-6 units/acre). Staff agrees with the
applicant's assertion that the Master Plan intends for the subject property to serve as a transition
zone between primarily non-residential uses along Route 29 and Proffit Road, and the existing low-
density residential neighborhoods such as the Springfield subdivision further east.
This rezoning will permit a new residential development that has flexibility in the types of dwelling
units and lot configurations permitted by right. The requested R-15 zoning district allows for
residential development at densities up to 15 dwelling units/acre, which falls within the density
arrange specified for the UDR land use designation. The proffer specifying that a minimum of 44
units will be required at a density of 6.01 du/acre is consistent with the Master Plan land use
recommendations on the property.
Anticipated impact on public facilities and services:
Streets:
Proffit Road currently provides the sole means of road access to the subject property. The segment
of Proffit Road that provides street frontage to TMP 32A-02-2 features two vehicular travel lanes, but
there is no curb and gutter or sidewalks on either side.
One of the major concerns residents expressed during the community meeting was the additional
traffic that would be generated by this development. Residents were concerned that Proffit Road
does not have the capacity to handle the additional vehicle trips that would be generated by new
residential units. Upon recommendation by County and VDOT staff, the applicant completed a Traffic
Impact Analysis (TIA) to analyze how the development would affect traffic volumes along Proffit
Road. The TIA determined that if the property were built out to the maximum 109 multifamily
dwelling units, there would be an additional 789 new daily trips along Proffit Road. VDOT and
County transportation planning staff reviewed the TIA findings, and this increase is not high enough
to warrant off-site road improvements at intersections west of the property, such as the Route
29/Proffit Road intersection. However, the TIA did recommend that a new left turn lane be installed in
the center of Proffit Road to allow vehicles to enter the development without causing congestion in
the eastbound travel lane of Proffit Road.
In order to address the TIA findings, the applicant is proposing to dedicate 0.4 acres of right-of-way
to public use so that Proffit Road can be widened. This will accommodate a new left turn lane in the
center of Proffit Road as recommended by the TIA. Adequate queuing space will be available for
vehicles turning into the development's primary entrance and will not cause congestion for through
traffic heading further east. Other improvements to Proffit Road are also being proffered, such as
installation of curbing and gutter, a 10' wide planting strip, and a 6' wide sidewalk along the full
length of the property. This design is consistent with the recommended future cross section specified
in Appendix 3 of the Places29 Master Plan. The sidewalk proffer is particularly noteworthy since
Proffit Road does not currently feature any pedestrian facilities. The application will lay the
foundation for creating a cohesive pedestrian network that will be fully realized once adjacent
properties redevelop.
Internally, the development will be served by a new public street network designed as a grid.
Although the Places29 Master Plan does not call for new public streets within the subject parcel, the
applicant proposes to proffer two inter-parcel connections that will provide access to adjacent
properties. Public right-of-way will be dedicated to the parcel boundaries with TMP 32-30 to the
east, and TMP 32A-02-1 B to the west. As noted on the concept plan, the pavement of"Road D" will
be extended as far as possible to both parcel lines. Should TMP 32-30 and 32A-02-1 B be
redeveloped in the future, the right-of-way reservation will facilitate creation of a new public street
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network that runs parallel to Proffit Road, further reducing the amount of vehicle trips on surrounding _
public streets.
Schools:
Students living in this area would attend Baker-Butler Elementary School, Sutherland Middle School,
and Albemarle High School. The school division is aware of the proposed development and is
cognizant that Places29 continues to be a growing area. Albemarle County Public Schools have
provided calculations that estimate how many students will be generated at each school level by
housing type. The table below specifies the yield of students generated at each'school level should
the subject property be built out to the maximum number of 109 dwelling units possible under R-15.
Dwelling Type Elementary Middle High Total
Single family (detached) 16.35 8.72 13.08 38.15
Single family (attached) 14.17 5.45 8.72 28.34
Multifamily 28.34 3.27 5.45 37.06
The school system has provided annual estimates of student enrollment at all three schools over the
next ten academic years. Student enrollment at Sutherland Middle School is currently below
capacity, and student enrollment over the next ten years is not projected to exceed its building
capacity even if the rezoning is approved and the property is built out to the maximum 109 dwelling
units.
Baker-Butler Elementary and Albemarle High School are currently over capacity. As the Places29
Master Plan is fully realized, growth must be closely monitored since Baker-Butler Elementary and
Albemarle High School do not have the long-term capacity to support additional residential growth
expected in this part of the County. That being said, dedication of land for two new elementary
schools are proffered commitments of other large developments in the Places29 Development Area.
This includes a 7-acre site within Brookhill and a 12.85-acre site within North Pointe. The Brookhill
development also has a proffer requiring dedication of an approximately 60-acre site along Berkmar
Drive that could be used for a comprehensive public high school. Therefore, there will be increased
capacity for elementary school enrollment in this development area that can alleviate pressures at
Baker-Butler elementary. The potential for alleviating over enrollment at Albemarle High School also
exists, but is contingent upon the school division's long range capital plans for funding and
constructing the new high school op Berkmar Drive.
Fire & Rescue:
The proposed use is not expected to create any new demands on Fire & Rescue services. Based on
the number of dwelling units that will be possible under the requested R-15 Zoning District, a second
point of access along Proffit Road would be required for emergency vehicle access if more than 30
detached or attached single family units or more than 100 multifamily units get constructed. The
applicant has addressed this issue by identifying a second point of access along Proffit Road for
emergency vehicles. Staff have verified that this access point complies with VDOT driveway spacing
requirements, provided that removable bollards are installed.
Utilities:
This project is in the ACSA water and sewer service jurisdictional area. ACSA and RWSA did not
identify any capacity issues with this proposal and water is currently available to the property.
However, the distance to the nearest sewer line is approximately 400 feet and ACSA has stated that
a private pump station may be required to extend sewer lines to the property.
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Anticipated impact on environmental, cultural and historic resources:
There are no known cultural or historic resources on the site. The property contains a small area of
Managed Steep Slopes, which will be treated in accordance with the design guidelines specified in
the County Zoning Ordinance. Any increase in stormwater runoff will be reviewed by County
Engineering Staff during the development phase of the project. Stormwater facilities will be designed
in accordance with the Virginia Stormwater Management Program (VSMP) regulations administered
by the Virginia Department of Environmental Quality (DEQ).
The intermittent stream that runs across the subject property lies primarily within the 2.1 acre open
space area proposed at the northern end of the project. The applicant has demonstrated that new
parcels can be created within the development blocks, and any grading or construction activities can
be carried out without disturbing the stream.
Anticipated impact on nearby and surrounding properties:
At the Community Meeting for this project members of the community expressed concerns with the
impacts of this development on surrounding properties and the community. These issues are
summarized below, with staff comments in italics.
• Additional traffic generated by this development will overwhelm Proffit Road and cause travel ,
delays for cars headed to existing neighborhoods east of the subject property.
The applicant has completed a TIA that has been reviewed by VDOT and County
transportation planning staff. The Proffit Road upgrades recommended by the TIA and the
Places29 Master Plan are being proffered as part of the application. These improvements will
minimize travel delays for vehicles using Proffit Road at peak PM travel hours even if the
property is developed at the highest intensity use and density pssible. Furthermore, the
internal street grid pattern is a proffered feature of the plans. The two proposed
interconnections with adjacent properties will allow cars to enter and exit the neighborhood
through alternative routes other than Proffit Road, pending redevelopment of adjacent
parcels.
• The R-15 district allows for a wide variety of housing types, including multifamily apartments.
These types of units are not similar in density or character to the established single-family
detached subdivisions east of the property.
The requested district is consistent with the County's growth management policy and the
Places29 Master plan land use recommendations. The subject property only shares
approximately 250'feet of parcel boundary at the northeast corner with lots in the Springfield
subdivision featuring detached single-family dwellings. The proffered concept plan calls for a
2.1 acre open space area along that entire border which will create a de facto buffer zone to
spatially separate new structures from surrounding low density subdivisions.
Furthermore, the subject property shares its northern border with a high-density residential
block of the future North Pointe development that will contain apartments and single-family
attached dwellings. As this section of Places29 develops, the uses permitted under the R-15
Zoning Classification will be similar in character to planned neighborhoods immediately north
to the project.
• There are large trees at the north end of the subject property that provide value to the area
viewshed and the environment, and neighbors do not want to see the existing vegetation cut
down for new housing.
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The applicant revised their concept plans after the community meeting to preserve 2.1 acres
of open space at the rear of the property where neighbors stated these trees are located.
Public need and justification for the change:
The County's growth management policy says that new residential development should occur in the
designated Development Areas where infrastructure and services are provided rather than in the
Rural Area. This development is adjacent to a Center and is located away approximately 1/3 of a
mile away from the rural area boundary. As previously stated, it will provide a residential transition
zone between Hollymead and other non-residential land uses located closer to Route 29.
Approximately 500' linear feet of Proffit Road will be improved to the future cross-section
recommended by the Places29 Master Plan. In the short-term, this will improve traffic flow for
neighborhoods east of the development traveling toward Route 29. In the long term, the proffered
inter-parcel connections will create a new street network that provides important pedestrian and
vehicular linkages to and from the development to Leake Square, North Pointe, and Route 29.
PROFFERS •
Proffers are contained in the Draft Proffer Statement (Attachment F) and are summarized below.
They are in need of both substantive and technical changes as described in the staff comment •
- provided in italics. Staff have drafted a version of the proffer statement with some revisions to proffer
language that will enhance the applications consistency with the Neighborhood Model principles
(Attachment G).
• Concept Plan: The Draft Proffer Statement states that the property shall be developed in
general accord with the Zoning Map Amendment plans prepared by Roudabush, Gale &
Associates dated June 18, 2018 and revised January 3, 2019 and shall reflect the major
elements described in Proffers A-E.
The notations on the plans related to providing 15% of affordable housing must be removed prior
to approval by the Board of Supervisors.
Staff is also suggesting that the Parking note on Sheet 1 be revised to match the language of
Proffer#4 as recommended by staff in Attachment G. This will strengthen the applications
consistency with the relegated parking principle of the Neighborhood Model.
The Use Table on Sheet 1 should also be revised so that the "Build To Lines"row is retitled to
"Driveway Standards and Garage Setbacks." The standards stated in the table should match the
language of Proffer#5 as recommended by staff in Attachment G. This will strengthen the
applications consistency with the buildings and spaces of human scale principle of the
Neighborhood Model for new parcels located inside of the development which are not adjacent to
Proffit Road.
Sheet 3 should be revised so that Block A, Area 1 is clearly identified on the plans, which will
allow enforcement of Proffer#4 at the site plan or subdivision plat stage.
• Proffer A: Internal street network grid and interparcel connections between the subject
parcel and TMPs 32-30 and 32A-02-1B.
Re-title to "Proffer 1."
• Proffer B: Right-of-way reservation and associated improvements along Proffit Road.
Re-title to "Proffer 2"
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• Proffer C: The property shall be developed at the minimum residential density
recommended by the Comprehensive Plan for a minimum of 44 total dwelling units.
Retitle to "Proffer 3." The language should be simplified to "A minimum of 44 total dwelling units
shall be developed on the property."
• Proffer D: Relegated parking.
Retitle to "Proffer 4."
Staff recommends breaking this proffer into two sub-sections that establish the parking and
driveway locations, as well as the location of front building facades, for residential uses that will
be located adjacent to Proffit Road between Road A and Road C as shown on the concept plans.
Staff will hereby refer to this area as Block A, Area 1.
The first sub-section should state that driveways for single-family attached and detached
residential lots in Block A, Area 1 will enter directly onto internal public streets and that the front
building facades shall face Proffit Road. This will ensure that parking for single-family units will
be relegated and that new structures will have a pedestrian orientation.
The second sub-section will establish the parking standards for multifamily units located within
Block A, Area 1. Parking should be relegated to the side or rear of any multifamily structures in
this section of Block A.
• Proffer E: 15% of the total number of units shall be designated as affordable housing.
The proffer must be removed from the proffer statement because state law precludes localities
from accepting affordable housing commitments as proffers through rezoning applications.
• New Proffer#5 recommended by staff: "Garage Setbacks - Single-family attached and
single-family detached units located outside of Block A, Area 1 as shown on Sheet 3 shall
be subject to the following: front-loading garages shall be setback a minimum of 3 feet
from the front building fagade or front porch."
Providing a new proffer related to garage setbacks for single family detached and attached units
located outside of Block A, Area 1 will ensure that all parcels in the development maintain a
pedestrian orientation and buildings of human scale.
SUMMARY
Staff has identified the following factors which are favorable to this request:
1. The request is consistent with the use and density recommended by the Places29 Master
Plan.
2. The request's consistent with the majority of the applicable neighborhood model principles.
3. The proposed development includes dedication or right-of-way and construction of upgrades
to Proffit Road recommended by the Places29 Master Plan.
4. The application includes a proffered concept plan that will create a street network grid with
inter-parcel connections and pedestrian facilities beyond what is called for the Places29
Master Plan.
Staff has identified the following factors which are unfavorable to this request:
1. State law precludes localities from accepting proffers related to affordable housing as part of
residential rezoning applications. Despite the applicant's assertion that they will provide 15%
of the total units as affordable units, the County is unable to accept the proffered plan
notations or the written proffer committing to providing 15% affordable units in the
development. Affordable housing is not a guarantee and is not enforceable at the site plan or
subdivision phase. The application does not meet Objective 6, Strategy 6b in Chapter 11 of
the Comprehensive Plan.
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2. Technical and substantive revisions to the proffers are needed.
RECOMMENDATION
On the whole, it is staff's opinion that the favorable factors outweigh the unfavorable factors
associated with the request. Staff recommends approval of ZMA201800006 3223 Proffit Road,
provided recommended revisions are made to the proffers and the concept plan, as described
above, prior to the Board of Supervisors meeting.
PLANNING COMMISSION MOTION:
A. If the ZMA is recommended for approval: Move to recommend approval of ZMA201800006.with
proffer revisions as recommended by staff.
B. If the ZMA is recommended for denial: Move to recommend denial of ZMA20180006 with the
reasons for denial (state reasons).
•
ATTACHMENTS:
A— Location Map
B —Zoning Map
C— Project Narrative/"3223 Proffit Road ZMA Narrative — Updated Narrative"
D - Concept Plan /"Zoning Map Amendment—3223 Proffit Road" (dated June 28, 2018, revised
November 19, 2018 and revised January 3, 2019)
E —Staff Analysis of Application's Consistency with the Neighborhood Model Principles
F— Draft Proffer Statement (undated, received January 8, 2019)
G — Draft Proffer Statement— Recommended Revisions
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ATTACHMENT
Attachment B - Zonin• Map
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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 two (2) blocks.The southern
portion of the property, Block A, is intended for development.The northern portion of the
property,Block B,will be preserved as a combination of residue and open space.Trails
and/or recreational spaces will be provided within the open space(s) on the parcel.
The development area contains 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
ATTACHMENT C
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
ATTACHMENT C
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
ATTACHMENT C
IMPACTS ON SCHOOLS, POLICE AND FIRE SERVICES
One of the strategies to continue to meet the goal of growth management includes
providing higher levels of government services in the Development Area. It is more
efficient to provide government services in smaller more population dense areas.
By using the US Census data for Albemarle County,we can estimate the number of
individuals that may be added to the Hollymead community.The average household size is
2.44 personsl.The proposed rezoning would allow between 44 to 109 residential units or
households on the subject property.We can then estimate that there is the potential for an
additional 107 to 266 individuals within the Jefferson Police District and Hollymead Fire
and Rescue District.
The impact on the school system will ultimately be based upon the type of residential
development and the target audience it is marketed to.A multi-family development
marketed towards young professionals or seniors will have a markedly different number of
school age children compared to other residential developments. However,we can still
estimate the number of households that will have school age children. Based upon the 2016
Community Survey information, approximately 28.4% of Albemarle County households
have children under 18 years of age2.We can then estimate that the subject property may
have 13 to 31 households with children under 18 years of age if it follows the County's
current average.
1 QuickFacts Albemarle County,Virginia. US Census Bureau
https://www.census.goviouickfacts/albemarlecountyvirginia
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/S2501/0500000US51003
ZMA 2018-6 Updated Narrative 5
ATTACHMENT C
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ZONING MAP AMENDMENT 4? . 3
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`j - _ REVISIONS
DEp61TIONFOR PROFFil AD ROADWAY IMPROVEMENTS •�. �Y ?I_ t`•.. �,.• ; /:' .`%I '�.�G ,1�. !�-� i. NOVV11BiY
BLOCK ZIACRES(OPEN SPACE) i;,(y/i / .2.. l T„. /.. ".'.-•:,/ r\•'-./ F `
COMREHEINNEFLAN GROSS Re ETVTLAL DENSITY, URBAN DENSITY 01 TO34 DLEAC ( wy > y� -+• -• Y;-•''� ; ;.__ /s'\ �.-1..1 :t. COMMENTS
PROPOSED GROSS RESILJBNTML DENSITY' 15DWAG ) /,3 iS1 . f, ', ',•,\C/ d 1 •...I ,t .; / _i-li / 1 4 1 • REV.PER COUNTY
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PAR/ON(` PARICNCA/EA.SAND FACILITIES MILLEPROVIDED IN ACCORDANCE WITH THEMBANIRI/ ( �•� :�• :r `r.,4 '' '_ -it�, , �--N /J
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FOR SIMGYEfAMNRYATTACNED/.AW15-NO INDIVIDUAL C07 WILL ENTER DIRECTLY OYTD PROFFTr ✓ ^ P .
ROAD LOTS WILL FRONT CRTOINTERNAL ROADNE7%0RK OFFS ottt,PARKING SHALL BE / X' , --s .: r 1 , ,
SETBACK FRLMMPROFFTTR AOINACCORDAMC£YNTNSECTIOIN4.19 OF THEALBEM4RLE COUNTY .ev " t / .�. r7.�ria !•L▪ „! i /I,; .�__
B7NPOG ORDINANCE OFFSTR/$TPARIGNGADJACENT TO PROFFIT ROAD SHALL RE SCREENED \ , '� r-4�1'�"' '-.Y' •11'T :l :_-- _
BY BUILDINGS,LAADSCAPWNG,PERIMAFNTSTRUCTURES OR OTHER ACCEPTABLEMETNOOS PER ` S 1"[ k`' , �. 5�=-/i• ,,1 ...1
DATE
SECTI0 N327..9 OF THE LEEMARLE COLNTYZONRNG ORDINANCE 't' -�• I. I t
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.4 = `�' j `.�% ' JUNE 18,2018
FOR ARAD-FAIRLY.OFF-STEETPARKING SHALL ERELEGATED TO THE SDEOR NEAROFy -, F, !'w`�f y(}hT � .N �' + JBUDINGSAO.LALENTTOPROFF?ROMD FA DRROP#F/PICK-L/PAREA 1S PROPOSED BE7MEEN '- c /;;`(C�-- iT-�4 - 7�� — J411AINTHER.DING AND PROFF/TROAD AL ISO OFFSTREETPARKINGAREA CAN BE IN LURED TO f\ w` ' n� } �`ACCQIWMTEADAA!II FANDGLESTSPAOES.THIS RANTED OFFSTREETPM10M^SHALL r �; �� •H y1 SCALE
E SCREENED BYLANDSOAPAG P9lMMENTSTRUCTURES OR OTHER ACCEPTABLE MEtTAN r _ ' '
PER SECTION 3279OF71EALHANARIE COIANTT'ZOAMAVG OROYWMCE. PROEM ROAD Z• p;'. L �\7(t" ; I Yj 1!1 t ::,i 7 f(T .
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CRITICAL SLOPES CONTAINS
THE FROFERTV CONTAIAREAS OF MANAGED SLOPES F.. 1'�1TJOOF�TI—TYPICAL SECTION Q
FLODOFLASL VE SUBJECT PROPERTY IS LOCATED KM/H ZONE A'AS SHORN ON FLOOD MSLFANCERATE RIGHT—OF—WAY DEDICATION
MAP COMMNITYPAAEL NUMER510003C 0145 D.EFFECTNELIATE FEBRUARYA 2,25. ALONG PROFFIT ROAD L11Y 1 O
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THE SFEIS NOT LOCATED WITHIN THE AGRICULTURAL-FORESTAL DISTRICT AL USES LISTED TED UNDER SECTION 182.1 OF THE ALBEMARLE COUNTY ZONING ORDINANCE BE RECREATION,STORMWATER Z S
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BY RIGHT WITHIN BLOCK ALL USES LISTED UNDER SECTION 182.2 OF THE ALBEMARLE MWAGEMENT FACILITIES, W p
7IBS SIT ELSIND7LLIG7HI NTIJYNTIE IW7EPSIEDAFA PUBGC WATER SUPPLY RESERVOIR ALLOWED USES COWRY ZONING ORDINANCE WILL BE PERMITTED THROUGH APPROVAL OF A SPECIAL USE PERMIT WITHIN PUBLIC UTRITIEs,AND/OR Ill
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\ _ BIOCE A. OPEN SPACE ACOAFFORDABLE UNITS Of TOTAL RESIDENTIAL UNITS WITHIN THE PROJECT WILL BE AFFORDABLE cc < IL i
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FRONT MINIMUM:5'FROM RIGHT-OF-WAY W O
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�� SIDE:1D BUILDING SEPERATION UNLESS THE BUILDING SHARES A COMMON WALL
REAR:2D 2 CC
U 0) FRONT STEPBA06 FOR EACH STORY THAT BEGINS ABOVE 40 FEET IN HEIGHT OR FOR EACH STORY ABOVE THE THIRD STORY,
WHICHEVER IS LESS,THE MINIMUM STEPBACK SHALL BE 15 FEET Z M
\ FRONT MINIMUM S' N
J\ FRONT MM70MUM 25'FROM THE flIGHT-OFWAY OR THE EXTERIOR EDGE OF THE SIDEWALK IF THE
SIDEWALK IS OUTSIDE OF THE RIGHT-0FWAY O
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Attachment E — ZMA201800006 3223 Proffit Road
Staff Analysis of Application's Consistency with Neighborhood Model Principles
Pedestrian The applicant is providing sidewalks, crosswalks, and street trees along all
Orientation roadways within the development. A trailhead will be provided between the
development blocks and the 2.1 acre open space area at the north end of the
property. This principle has been addressed.
Mixture of Uses The Places29 Master Plan calls for this area to be developed primarily
residentially. The Urban Density Residential designation intends for a variety of
unit types to be provided. The application does not restrict any uses permitted
by-right in the R-15 district, and will still allow for special uses within the
development subject to approval of a special use permit. This principle has
been addressed.
•
Neighborhood A 2.1 acre open space area is provided within the development that will offer
Centers residents an outdoor recreation and amenity area. A trail connection leading
up to the future North Pointe development is also proposed. This principle has
been addressed.
Mixture of Housing The applicant intends to construct a mixture of single-family attached and
Types and multifamily dwellings within the project. The applicant has offered to proffer
Affordability 15% affordable housing within the project, but state law regarding what kinds
of proffers localities are allowed to accept prevent affordable housing from
being proffered with a residential rezoning application. It is not possible to
assure that affordable units will be guaranteed components of the
neighborhood. Nevertheless, affordable housing could still be provided at the
option of the developer once site design is initiated. Planning staff will
coordinate with the Chief of Housing to offer the developer avenues for
providing affordable units outside of the rezoning process.
The North Pointe neighborhood is a designated Center in the Places29 Master
Plan and has already been approved for a variety of housing types, including
detached single family, attached single family, and multifamily. The requested
R-15 district will allow for a mixture of housing types that complement the
North Pointe development. This principle has been addressed.
Interconnected The applicant proposes grid pattern of public streets within the development
Streets and and is proffering a network that contains no cul-de-sacs. Two street
Transportation interconnections are also being proffered to facilitate the creation of a public
Networks road running east to west, parallel to Proffit Road. This principle has been
addressed.
ATTACHMENT E
Multi-modal Sidewalks are provided along Proffit Road and inside of the development.
Transportation Crosswalks are provided at all street intersections within the project. The Long
Opportunities Term Transit Network map (Figure 4.9 of the Places29 Master Plan) does not
designate any future transit service being provided down Proffit Road 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. This principle has been addressed.
Parks, Recreational A 2.1 acre open space area is proposed at the northern end of the property.
Amenities, and Open This will provide adequate space for passive outdoor recreational opportunities
Space . that will serve the neighborhood residents. Additionally, this open space area
will potentially provide a trail system that can be used by residents of North
Pointe in the future. This principle has been addressed.
Buildings and Space The Conceptual Plan shows sidewalk installation along Proffit Road, and the
of Human Scale internal street and vehicular travel way network proposes sidewalks in front of
residential blocks. The street grid network will result in residential buildings
facing public streets and will eliminate the potential for double frontage lots
This will create a sense of enclosure along the streets and make the
development a welcoming environment for pedestrians.
For any residential units that will be located adjacent to Proffit Road between
Road between Road A and Road C (hereinafter referred to as Block A, Area
1), staff believes that the Draft Proffer Statement should be revised so that
Proffer#D specifies that the front of the buildings of single-family attached and
detached residential units should face Proffit Road, and that driveways should
be rear loaded and only enter onto the internal public streets. Staff have
informed the applicant that the concept plans should identify this area as
"Block A, Area 1" on Sheet 3.
This principle has been addressed subject to the revisions to Proffer#D
specified in the staff report.
Relegated Parking The Draft Proffer Statement states that no single-family attached dwellings will
enter directly onto Proffit Road and lots will front directly onto internal public
streets. This will ensure that driveways and parking spaces for attached single
family units will be relegated from Proffit Road.
The Draft Proffer Statement also states that parking for multi-family units will
be relegated to the side or rear of buildings directly adjacent to Proffit Road,
which meets the intent of the relegated parking principle.
ATTACHMENT E
Additional requirements for screening in the form of landscaping or constructed
materials are also specified in the Draft Proffer Statement, which further helps
this principle be met.
However, the proffer statement should be revised to specify that parking for
detached single-family residential uses in Block A, Area 1 will also be located
behind new buildings.
Staff also recommends adding a new proffer stating that garages for single
family attached and detached units located in Block A outside of Area 1 should
be setback a minimum of 3' from the front building facade or front porch in
order to achieve relegated parking for units within the development that are not
adjacent to Proffit Road.
• This principle has been addressed subiect to the revisions to Proffer#D
specified in the staff report.
Redevelopment 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. This principle
has been addressed.
Respecting Terrain The Conceptual Site Layout and Grading Plan demonstrates that construction
and Careful Grading activities can be carried out in compliance with design standards for
and Re-grading of disturbances to Managed Steep Slopes as specified in Section 18-30.7.5 of
Terrain the Zoning Ordinance. The proposed open space block also provides a de
factor buffer around the intermittent stream channel which provides a layer of
protection beyond what the County Code requires. This principle has been
addressed.
Clear Boundaries with The proposed development is centrally located in the development area and
the Rural Area does not share any boundaries with the rural areas. This principle is not
. applicable.
ATTACHMENT E
Original Proffers X
Amendment
DRAFT PROFFER STATEMENT
ZMA No.201800006—3223 Proffit Road
Tax Map and Parcel Number(s):032A0-02-00-00200
Owner(s)of Record:JANET IL LEE,TRUSTEE,THE JANET H LEE REVOCABLE TRUST
Date of Proffer Signature: [INSERT DATE THE PROFFERS ARE SIGNED]
7.3 acres to be rezoned from RA to R-15
JANET IL LEE,TRUSTEE,THE JANET H LEE REVOCABLE TRUST,is the owner(the"Ozone?')of
Tax Map and Parcel Number 032A0-02-00-00200(the"Property")which is the subject of rezoning application
ZMA No.201800006,a project known as"3223 PROFFIT ROAD"(the"Project').
Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance,the Owner hereby voluntarily proffers the
conditions listed below which shall be applied to the Property if it is rezoned to the zoning district identified
above. These conditions are proffered as a part of the requested rezoning and the Owner acknowledges that the
conditions are reasonable.
The property shall be developed in general accord with the Zoning Map Amendment plans prepared by
Roudabash,Gale&Associates,dated June 18,2018 revised January 3,2019 and shall reflect 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. Right-of-way reservation and associated improvements along Proffit Road;
c. The property shall be developed at the minimum residential density recommended by the
Comprehensive Plan for a minimum of 44 total dwelling units.
d. Relegated Parking-The following note has been added to the Cover Sheet in regards to relegated
parking—"For single-family attached units—No individual lot will enter directly onto Proffit
Road;lots will front onto internal road network.Off-street parking shall be setback from Proffit
Road in accordance with Section 4.19 of the Albemarle County Zoning Ordinance.Off-street
parking adjacent to Proffit Road shall be screened by buildings,landscaping,permanent
structures or other acceptable methods per Section 32.7.9 of the Albemarle County Zoning
Ordinance.For multi-family,off-street parking shall be relegated to the side or rear of buildings
adjacent to Proffit Road.If a drop-off/pick-up area is proposed between the building and Proffit
Road,a limited off-street parking area can be included to accommodate ADA accessible and guest
spaces.This limited off-street parking shall be screened by landscaping,permanent structures or
other acceptable methods per Section 32.7.9 of the Albemarle County Zoning Ordinance.
e. 15%of the total number of units shall be designated as affordable housing.
OWNER
By:DAVID C.LEE
Title:TRUSTEE
JANET IL LEE,TRUSTEE,THE JANET H LEE REVOCABLE TRUST
----___yt_. . _-------- -_-- - _ ATTACHMENT F
Original Proffers X
Amendment
DRAFT PROFFER STATEMENT
ZMA No. 201800006—3223 Proffit Road
Tax Map and Parcel Number(s): 032A0-02-00-00200
Owner(s)of Record: JANET H. LEE,TRUSTEE,THE JANET H LEE REVOCABLE TRUST
Date of Proffer Signature: [INSERT DATE THE PROFFERS ARE SIGNED]
7.3 acres to be rezoned from RA to R-15
JANET H. LEE,TRUSTEE,THE JANET H LEE REVOCABLE TRUST,is the owner(the"Owner")of Tax
Map and Parcel Number 032A0-02-00-00200(the"Property") which is the subject of rezoningapplication ZMA
No.201800006,a project known as"3223 PROFFIT ROAD"(the"Project").
Pursuant to Section 334 of the Albemarle County Zoning Ordinance,the Owner hereby voluntarily proffers the
conditions listed below which shall be applied to the Property if it is rezoned to the zoning district identified
above. These conditions are proffered as a part ofthe requested rezoning and the Owner acknowledges that the
conditions are reasonable.
The property shall be developed in general accord with the plans titled`Zoning Map Amendment—3223 Proffit
Road"plena prepared by Roudabush,Gale&Associates,dated June 18,2018 revised January 3,2019 and
and shall reflect the following major elements as shown and noted on the plans:
1. The internal street network grid and interparcel connections between the subject parcel and TMPs
03200-00-00-03000 and 032A0-02-00-001 B0,
2. Right-of-way reservation and associated improvements along Proffit Road;
3. A minimum of 44 total dwelling units shall be developed on the property.
4. Parking Standards-The following note has been added to the Cover Sheet in regards to relegated
parking. The following standards shall apply to uses located within Block A,Area 1 as shown on Sheet
3 of the plans:
A. For single-family attached and single-family detached units—Front building facades shall face
Proffit Road.No individual lot will driveways shall enter directly onto Proffit Road;
driveways shall be rear-loaded and only enter onto the internal road network.Ofvf�rreet-pafking
,
Front building facades shall face Proffit Road.
B. For multi-family-off-street parking shall be relegated to the side or rear of buildings adjacent to
Proffit Road and shall be accessed from the internal road network.Ifadrop-off/pick-up area is
proposed between multifamily buildings and Proffit Road,a limited off-street parking area can be
included to accommodate ADA accessible and guest spaces.This limited off-street parking shall be
screened by landscaping,permanent structuresor other acceptable methods per Section 32.7.9 of
the Albemarle County ZoningOrdinance.
5. ,col efthe total n mber efunits shall 4e designated ., ff rdable housing
5. Garage Setbacks-Single-family attached and single-family detached units located outside of Block A,
Area 1 as shown on Sheet 3 shall be subject to the following: front-loading garages shall be setback a
minimum of 3 feet from the front building façade or front porch.
OWNER
By: DAVID C. LEE
Title: TRUSTEE
JANET H.LEE,TRUSTEE,THE JANET H LEE REVOCABLE TRUST ATTACHMENT G