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HomeMy WebLinkAboutZMA201900008 Narrative 2019-06-17Parkway Place Tax Map Parcel #: 06100-00-00-167CO & 06100-00-00-16700 Owner of Record: Thomas D. and Clarence.H. Wetsel, Mary W. Hood 27.31 acres to be rezoned from R-4 Residential ("R-411) to PRD Planned Residential Development ZMA Submittal Requirements Submittal Date: June 17, 2019 Narrative (17 copies) 39282442_1 Parkway Place Zoning Map Amendment Application Narrative June 17, 2019 Project Proposal On behalf of Kotarides Developers, LLC ("Kotarides" or the "Applicant'), we hereby request the approval of a Zoning Map Amendment ("ZMA") for Tax Map Parcels 06100-00-00-16700 and 06100-00-00-167CO (the "Property"). We specifically request for the 27.31 acres comprising the Property, located at the intersection of Rio Road East and John Warner Parkway, to be rezoned from R-4 Residential to Planned Residential Development - PRD with proffers. The purpose of this ZMA is to allow for the development of a multi -family apartment community to be known as "Parkway Place" (the "Project"). The development will also include a publicly -accessible trailhead park to provide a community recreational amenity and access to the existing Rivanna Trail system on the Property along John Warner Parkway. Attached as Exhibit A is the Project's concept plan, entitled, "Parkway Place Development," dated June 17, 2019, prepared by Collins Engineering. The Project layout is depicted on Sheet 1, which is referred to herein as the "Application Plan." The Applicant: Kotarides was founded in 1963 by Alex and 0. Pete Kotarides as a small home builder in Virginia Beach. The company has been family -owned and operated for the past 56 years. Kotarides built its first apartment community in 1969 in Virginia Beach, and it continues to own and manage the community. The company develops, builds, and manages all its properties, thus maintaining the quality of facilities and service, and is very focused on being a good neighbor in the communities in which its properties are located. Existing Uses: As shown on Sheet 2 ("Existing Conditions") of the Concept Plan, TMP 61-167C (25.73 acres) contains open fields, several agricultural outbuildings, and the Rivanna Trail; TMP 61-167 is the site of a single-family residence. Both parcels are zoned R-4. The Property is designated for Urban Density Residential and Urban Mixed Use (in Center) in the Comprehensive Plan. The large parcel is subject to a permanent easement on an approximately 5.890 acre area for a public park and trail. A copy of the instrument establishing the easement is included in the application materials. Proposed Uses: Kotarides proposes development of the Property into a multi -family housing development containing 328 dwelling units, which would be a gross density of 12.0 dwelling units per acre (DUA). Sheet 1 of the Concept Plan shows the location of the building envelopes, travelways/parking envelopes, and greenspace. An illustrative plan of the Project is attached as Exhibit E. In the corner of the Property at the intersection of Rio Road and John Warner Parkway, Kotarides is working with the County Parks and Recreation Department to design a Neighborhood Service Center consisting of a trailhead park to provide parking for those accessing Rivanna Trail. The park would include parking and may include gateway monumentation, a gazebo with trail maps, and public art. The Applicant believes that this proposed park amenity providing connectivity to the existing trail system is a more appropriate use for this Neighborhood Service Center than mixed use development that would bring additional traffic to the area. As further beautification of the area and to increase the enjoyment of the Trail, Kotarides also proposes extending the County's wildflower meadow planting project planned for City property at the northeast corner of the Rio intersection onto the eased area along John Warner Parkway, stretching along the western boundary of the Property. As shown and noted on Sheet 1 of the Concept Plan, 13.5 acres of the 27.31 total acreage would be used for common open space, open space dedicated to public use for the proposed trailhead park, active recreation areas, a greenway continuation of the Rivanna Trail, and the existing conservation area. Surrounding Properties: The Property is located within the urban ring just on the edge of the Charlottesville city limits. A number of residential neighborhoods have been developed on surrounding properties, including Belvedere, The Reserve at Belvedere, Dunlora, Dunlora Forest, and Shepherd's Ridge at Dunlora to the north and east off Rio Road West; and Riverrun, Treesdale, Stonehenge, and Stonewater off Rio Road East southeast of the Property. Several institutional uses are in close proximity to the Property as well, including Charlottesville Albemarle Technical Education Center (CATEC) immediately northeast across John Warner Parkway, several churches on Rio Road, and Charlottesville Waldorf School and Charlottesville Catholic School to the south. Please refer to the Vicinity Maps attached as Exhibit C and Exhibit D for the location of the project in the context of existing roadways and walking trails, neighborhoods, parks, and institutional uses and businesses. Consistency with the Comprehensive Plan The Places29 Master Plan for the Northern Development Areas (the "Master Plan") land use plan designates the Property for Urban Density Residential with the portion at the eastern corner as Urban Mixed Use (in Centers). Please see the Comprehensive Plan excerpt attached as Exhibit B. The Urban Density Residential designation "is used in areas around Centers where multifamily housing with a gross density range between 6.01 and 34 units per acre is desired." (See Master Plan, Ch. 4, "Land Use Designs"). Primary uses within such areas are multifamily and single-family residential. As further detailed in the "Primary and Secondary Uses" section of Chapter 4, residential buildings should not be taller than four (4) stories unless by exception. The Project fits squarely within the desired primary use for areas designated as Urban Density Residential as it will be a multi -family residential development with proposed density of twelve (12) DUA. All buildings are proposed as three-story buildings. In the Urban Density Residential areas, secondary uses may include retail, commercial, and office uses that support the neighborhood, open space, and institutional uses. The eastern corner of the Property at the intersection of Rio and John Warner Parkway is designated Urban Mixed Use (in Centers), which means a location where a Neighborhood Service Center is desirable. Table LU 1: Land Uses in Centers and Uptown indicates that a Neighborhood Service Center (NS) should have a minimum of one (1) small green park conveniently located and intended to be a central focal point of the center with additional open space as necessary, depending on the intensity and mix of uses. The proposed trailhead park will serve as a gateway to the Rivanna Trail that runs along the Parkway side of the Property, providing parking to those beyond walking distance and a green area and information center for trail visitors. Impacts on Public Facilities & Public Infrastructure This Project has been designed to have a minimal effect on the existing public infrastructure. The Property is located within the jurisdictional area for County water and sanitary sewer service. There is an existing 12" waterline along Rio Road that will provide water and fire flow protection to accommodate the proposed density and use of the Property. A sanitary sewer extension will be installed across Meadow Creek and the city property to the south of the Property. The existing water and sanitary sewer utilities are adequately sized to accommodate the Project. 2 The proposed frontage improvements along Rio Road are designed to mitigate the additional traffic from the proposed development and help address some existing traffic issues with the Dunlora and Rio Road intersection created by existing development. A Traffic Impact Analysis report is included with this Application. The report includes the analysis and distribution of the traffic generated from the proposed development. The report also outlines the proposed roadway improvements to mitigate the traffic impacts from the fully -completed development. Four movement points are highlighted where wait times are undesirably high. These delays will increase over time with or without Parkway Place, but the proposed improvements will lessen the increased times in some locations. Most notably, the lane delay turning left out of Dunlora Forest, without road improvements, is expected to increase to an extremely high level without this Project. With the Project's proposed road improvements, the wait time will decrease over today's levels and will be a dramatic improvement over the level that would be experienced without the Project. Please see the attached Traffic Impact Analysis for further details. All planned or proposed traffic improvements are subject to change based on direction from VDOT. The proposed traffic improvements are shown on Sheet 3 ("Entrance Frontage Improvement Exhibit") of the Concept Plan. The total impacts of the apartment complex on the school system is minimal, due to the total number of 3- bedroom units within the development. Less than 10% of the total number of units will be 3-bedroom units, and one third of the units will be one -bedroom units. The total number of expected school students per year from this Project is fewer than 20 students. Impacts on Environmental Features The Project is proposing to include dedication of 1.1 acres of open space to public use at the intersection of Rio Road and John Warner Parkway. This property could be used for a trailhead, providing parking and other amenities to the existing 5+/- acre easement already dedicated on the property for a bicycle and pedestrian trailway. The resulting aggregate 6+ acre public open space dedication would commit one quarter of the Property to open space public use. In addition, there are existing preserved steep slopes along the stream banks and adjacent to Meadow Creek that will be preserved with this development. These preserved steep slopes will be protected as common open space on the property and will not be disturbed. Upland pocket park areas are also proposed within the development for active recreational amenities. These amenities include a pool, a clubhouse, and an active recreational field. Finally, a 10' pedestrian/bike trail will extend the existing Rivanna Trail on the north side of the Property along Rio Road on the east side of the Property. The total amount of proposed open space, which includes open space dedicated to public use (trailhead park), active recreation areas, the conservation area, the greenway, and common open space, is approximately 51% of the Property's acreage (less the acre to be dedicated for the Rio Road improvements). Please see the locations and acreage calculations of open space on the Application Plan. There are no proposed impacts to the existing streams or wetlands on the property. The Property is being clustered with this development, and all proposed development will be limited to the areas outside of the critical slopes, including the preserved and managed slopes, and outside of the existing floodplain, streams, and wetland areas on the Property. Please see the Sheet 4 of Exhibit A, entitled "Grading, Stormwater Management, & Utility Plan." Proposed Proffers to Address Impacts Please see the attached Proffer Statement. 3 Exhibits A Parkway Place Development Concept Plan: Sheet 1: PRD Application Plan (the "Application Plan") Sheet 2: Existing Conditions Sheet 3: Entrance Frontage Improvement Exhibit Sheet 4: Grading, Stormwater Management & Utility Plan B Zoning Map; Comprehensive Plan Land Use Map C Vicinity with Walking Radius Map D Vicinity with Driving Radius Map E Parkway Place Development Illustrative Plan (6 sheets) 39537628_1 4 Parkway Place Tax Map Parcel #: 06100-00-00-167CO & 06100-00-00-16700 Owner of Record: Thomas D. and Clarence H. Wetsel, Mary W. Hood 27.31 acres to be rezoned from R-4 Residential ("R-4") to PRD Planned Residential Development ZMA Submittal Requirements Submittal Date: June 17, 2019 Proffer Statement (1 copy) 39282442_1 PROFFER STATEMENT ZMA No. Original Proffers X Amendment Project Name: Parkway Place Tax Map and Parcel Number(s): 06100-00-00-167CO and 06100-00-00-16700 Owner(s) of Record: Thomas D. Wetsel, Clarence H. Wetsel, and Mary W. Hood Date of Proffer Signatures: Approximately 27.31 acres to be rezoned from R-4 Residential to PRD — Planned Residential Development Thomas D. Wetsel, Clarence H. Wetsel, and Mary W. Wood are the sole owners (collectively, the "Owner") of Tax Map and Parcel Numbers 06100-00-00-167CO and 06100-00-00-16700 (the "Property"), which is the subject of rezoning application ZMA No. , a project known as "Parkway Place" (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. I. Development of the Property shall be in general accord with the plan entitled, "Parkway Place Development PRD Application Plan," prepared by Collins Engineering, dated June 17, 2019, and attached hereto as Exhibit A (the "Application Plan"). To be in general accord with the Application Plan, the development shall reflect the following major elements within the development essential to the design of the development: a. Location and existence of the trailhead park with associated parking in the area shown and identified as "Open Space 1.1 Acres to be Dedicated to Public Use" on the Application Plan. Minor modifications to the plan that do not conflict with the elements above may be made to ensure compliance with the Zoning Ordinance. 2. Rio Road Improvements: to mitigate traffic impacts, prior to obtaining the first building permit, the Owner shall widen Rio Road East along the frontage of the Property, construct a median and protected left -turn lane out of Dunlora Drive, and construct a right -in public accessway from eastbound Rio Road East for the public to access the Trailhead Park. The described Rio Road Improvements are subject to modification by direction of the Virginia Department of Transportation (VDOT). Signature Page for Proffer Statement for Parkway Place, ZMA No. _ TMPs 06I00-00-00-167CO and 06100-00-00-16700 OWNERS: Thomas D. Wetsel by his attorney -in -fact. Mary W. Hood Clarence H. Wetsel by his attorney -in -fact, Helena Wetsel Mary W. Hood