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HomeMy WebLinkAboutZMA201900010 Narrative 2019-06-17Project Narrative for Parcel Description: Current Revision Date: Pre -Application Meeting Date: Acreage / Zoning / Land Use: ACREAGE TMP 32A-02-2 17.29 3223 Proffit Road ZMA Application Number Impending Tax Map 32A Parcel Number 02-00-00200 June 17, 2019 June 3, 2019 EXISTING ZONING I COMP PLAN DESIGNATION R-15 I Urban Density Residential Additional Zoning Considerations: Airport Impact Area (AIA), Steep Slopes - Managed Overlay District Location: 3223 Proffit Road, Charlottesville VA 22911 Project Proposal: Albemarle Land Development LLC is the Owner of approximately 7.29 acres (the "property") and would like to propose a zoning map amendment to the previously approved ZMA application for TMP 32A-02-2. The approved ZMA201800006 plan proposed no development in the northern, 2.1 acre Block B portion of the property, which was originally designated for open space, recreation, stormwater management facilities, and public utilities only. The approved ZMA201800006 does not account for a cemetery on the eastern adjacent church property that encroaches into TMP 32A-02-2, making development of the property's parcels within the proposed areas difficult; allowing development into Block B would relieve some of the burden in planning construction around the encroaching cemetery. With this zoning map amendment, the proposed maximum number of dwelling units is to be reduced from 109 units to 80 units for the entire property. This reduction is to allow for density in Block B which was previously approved as open space. Consistency with the Comprehensive Plan: The property is within the Places29 North region of Albemarle County. As per the approved ZMA201800006, this amendment works to support the County's designation of this parcel as Urban Density Residential within the Comprehensive Plan. The intent of Urban Density Residential areas is to guide residential development with a density of 6-34 dwelling units per acre. Uses to support the primary residential use, such as retail, commercial, and office is additionally allowed in Urban Density Residential. This application proposes a maximum of 80 dwelling units for the entire property or 10 dwelling units per acre, which is consistent with the recommendation for Urban Density Residential. The Places29 Parks & Green Systems Northern Map indicates that a recommended greenway buffer exists at the northern Block B portion of the property. This was a recommendation as part of the 2015 Comprehensive Plan, but has not been designated as a greenway at this time. It is additionally inconclusive whether an intermittent stream exists within Block B. In consideration of the 2015 Parks & Green Systems map and the possible intermittent stream, the applicant is sensitive to preserving environmental features and is open to working with the County in stewarding sensitive environmental features on the property, as it may or may not have these sensitive features. Regardless of ecological sensitivity, 200 sq.ft per unit will be dedicated to recreational space, as per Section 4.16.1 of the Albemarle County Zoning Ordinance. As the approved ZMA201800006 was originally dedicated to only open space, this amendment proposes that a significant portion of the recreational space will remain in Block B, where the proposed greenway exists. Consistency with Neighborhood Model: As per the approved ZMA201800006, the proposed consistency with the Neighborhood Model remains true. 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. The development will also provide for the fronting of units and relegated parking along Proffit Road. Parking will be provided per the requirements of 4.12 of the Albemarle County Zoning Ordinance. The requested zoning district and concept plan provide for a mixture of housing types and will have a component of affordable housing. 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. Impacts on Public Facilities $ Public Infrastructure As per the approved ZMA201800006, the following impacts on public facilities and public infrastructure remains true. 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 proposed entrance for the subject property is located approximately 530' from the intersection of Proffit Road, Leake Square and Worth Crossing. It is anticipated that the roundabout will not affect the subject property. The current traffic volume for Proffit Road was found in the VDOT 2017 Daily Traffic Volume Estimates Including Vehicle Classification Estimates Jurisdiction Report for Albemarle County, the City of Charlottesville and Town of Scottsville. The segment of Proffit Road between Route 785, Pritchett Lane and Route 29, Seminole Trail is estimated to have an Annual Average Daily Traffic (AADT) of 7,600 and Average Annual Weekday Traffic (AAWDT) of 8,300. If the highest density were achieved on the subject property, the estimated traffic volume would be 725 vehicles per day with multifamily apartments (the highest traffic volume generator for residential uses). A direct comparison for traffic volume rates 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 daycare center and a country store with one gas pump (two fueling stations - one on each side). Both uses could have approximately the same number of vehicles per day. The Comprehensive Plan and the accompanying Places 29 Master Plan have taken into account the higher traffic volumes along the Proffit Road from Worth Crossing to eastern boundary of Development Area. The ultimate condition of Proffit Road in this section will be a two-lane road with a two-way left turn lane in the center. The Conceptual Plan shows the 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. 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 Features As per the approved ZMA201800006, the following impacts on environmental features remains true. 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 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 As per the approved ZMA201800006, the following proposed proffers to address impacts remains true. Proffers are funds and improvements offered by developers and approved by the Board of Supervisors at the time of rezoning to help defray the capital facilities costs associated with the resultant development. At this time, the required capital facilities cost has not been identified. No proffers are currently planned.