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HomeMy WebLinkAboutZMA201800012 Review Comments Zoning Map Amendment 2019-06-26COUNTY OFALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 June 26, 2019 Nicole Scro 912 East High Street, Suite C Charlottesville, VA 22902 RE: ZMA2018-012 Galaxie Farm Ms. Scro: Fax (434) 972-4176 Staff has reviewed your initial submittal for a zoning map amendment (ZMA) for the Galaxie Farm development. We have a number of questions and comments which we believe should be addressed before we can recommend favorably on your ZMA request. We would be glad to meet with you to discuss these issues. Our comments are provided below: General Application Comments: The narrative proposal describes an increase of 9 dwelling units more than the comprehensive plan's recommended density. These units are proposed to be affordable dwelling units as justification for the increased density. However, the comprehensive plan lists a 15% of units affordable housing strategy for all rezonings, and does not afford bonus density for this requirement. For by -right applications using bonus density (including affordable housing) the County does not apply bonus density beyond the recommended comprehensive plan density per Section 2.4.1. 2.4.1 APPLICATION OF BONUS FACTORS Bonus factors shall be applied to the grass density -standard level in accordance with the regulations of the applicable district. except that the resulting density shall not exceed the recomtriended demity. shot�at in the comprehensive plan. -Unless othei­�Aise specifically- provided; bonus factors shall not be permitted for My improvement or design feahue required b�. this ordinance. Chapter 14 of the Code of Albemarle, or any other applicable law or regulation. ), -here permitted_ bonus factors shall be applied in toto only - (Amended 8-14-85) — 2. Staff recommends that the historic structure be incorporated into the development. See comments below from Margaret Maliszewski in response to the most recent submittal: • The residence does retain character defining features, as indicated in my April 26 comment #1. • The ca. 1939 construction date falls within the period of significance for the district. • The resource was not included in the district because of its location along Rt. 20 and proximity to Monticello, as the applicant states. It was included because it is representative of one of the diverse building types and styles reflected in the evolving cultural patterns of the district's settlement. • Although it does appear that the residence has not been maintained in prime condition and has suffered damage, it still retains integrity of location, design, setting, materials, workmanship, feeling and association. Application Plan: 1. Please note for the requested setbacks of 3 feet front and 5 feet rear, encroachments (including decks and front porches) will not be permitted per 4.11.1. 4.11.1 COVERED PORCHES, BALCONIES, C:HLNrti_EYS AND LIRE FEATURES Covered porches, balconies, chumneys. eaves and like architectural features tnav project not snore #Lan four (4) feet into any. regiured proVi-ded that no such feature shall be located closer than six (6) feet to any lot line. (Amended 9-9-92) 2. The ROW extension note for Road C should state the width (50') as well as include the following "50' future right of way- future dedication upon demand of the County". 3. Remove Note I from sheet 7. This future connection and road network will be determined by the County, if and when the County decides to pursue future road connections in this location. Also, the note is for off -site parcels, which is not controlled by this development or developer. 4. The revised plan includes a note that states that the lots and structures are not permitted in the stream buffer, however Blocks 1 and 2 should be revised to show those blocks not within the buffer area. Also, if the intent is for the buffer to be in the open space, Sheet 6 should be revised to show that area as green. In addition, the prior comment regarding preserved slopes not being in lots is still applicable. Note F should include preserved slopes for the lots and structures not permitted. If during the site plan, those preserved slopes are found not be be 25% or greater, then at that time adjustments can be made. 5. Provide a definition for "Naturescapes" and "Sports Fixtures" as these are not defined in the zoning ordinance and it's unclear if these will involve structures that may be in the stream buffer portion of the open space. 6. Provide one foot behind sidewalk and curb for the right of way in all road sections for maintenance of those facilities. In addition, the right of way for Roads B and C should be widened to include the sidewalk and full width of the planting strip. 7. Note A) on the Application Plan, Page 10, "Supplementary Regulation," notes that the County's 15% affordable housing requirements may be met "through a variety of housing types, including but not limited to, for -sale units, rental units or accessory units." However, accessory units are neither shown nor mentioned on any other part of the narrative or the application plan. If these accessory units are to be included to meet the County's 15% affordable housing requirements, they must be included in the rezoning. Transportation: Comments from VDOT have not been provided to date. Comments will be forwarded once they are received. Planning Planning staff's comments are organized as follows: • How the proposal relates to the Comprehensive Plan • The Neighborhood Model analysis • Additional comments from reviewers (See attached) Comprehensive Plan. Comments on how your project conforms to the Comprehensive Plan will be provided to the Planning Commission and Board of Supervisors as part of the staff report that will be prepared for a work session or public hearing. The properties are within the Southern and Western Neighborhoods Master Plan area and are designed as Neighborhood Denisty Residential that allows for residential (3-6 units/acre); supporting uses such as places of worship, schools, public and institutional uses and small-scale neighborhood serving retail and commercial. In addition, a road is designated on the plan that would connect through the properties. A Center is designated on an adjoining property, and it is recommended that due to the number of County owned properties, that a collaborative community process for a small area plan is needed in this location. Other portions of the Comp Plan that will be discussed further as part of the staff report include Historic, Cultural, and Scenic Resources (see Margaret Maliszewski's comments), Development Areas, Housing, Transportation, Parks and Green Systems, and Growth Management. Neighborhood Model General comments on how well the proposed development meets the principles of the Neighborhood Model are provided here. More detailed comments may be provided at a later date if changes are made and/or after more detailed plans are provided. Pedestrian I Sidewalks and trails are provided throughout the development. This principle has Orientation been met. Mixture of Uses . The proposal is for residential uses only, however there are a mixture of uses within the immediate area including schools, assisted living, fire station, shopping, and County owned land designated for institutional. . In addition to the above, the Neighborhood Model principles for mixture of uses discusses how Historic Properties should be respected and that a desire to preserve these resources should be included. As stated above, there are historic buildings on the property that should be incorporated into the development. Neighborhood The Southern and Western Neighborhoods Master Plan indicates that a Center Centers I should be provided on a County owned property near the proposed properties. It further discusses that a small area plan be developed to determine what type of center would be appropriate on the County owned property. While the proposed properties do not include a center, they are important considerations as the County considers how to develop their property. Mixture of Housing Types and Affordability I Interconnected Streets and Transportation Networks Multi -modal . Transportation Opportunities Parks, Recreational 15% affordable housing is offered, however most of the units will only be provided if density is above the recommendations of the Comp Plan. A mix of housing types is permitted within all blocks, but nothing in the application requires a mix of housing types within the development, so the development could end up being built to one housing type. As stated above, more information concerning the right of way for future dedication for Road C should be provided. With revisions this principle can be met. A pedestrian primitive trail is provided along the frontage of the property and bike lanes are provided for Road A. Open space is being provided along the stream buffers where a primitive trail will be located. Amenities, and Open Space Buildings and Space of Human Scale Relegated Parking Redevelopment Respecting Terrain and Careful Grading and Re -grading of Terrain ' Clear Boundaries with the Rural Area Block A provides for an active recreation area. Principle has been met. • Parking should be relegated to the back or side of buildings. It is unclear if a clubhouse is provided in Block 8 if there will be parking and if it will be relegated. • While other developments have been approved in the vinicity to have front loaded garages, that does not mean that form of development, which doesn't meet the Neighborhood Model, should continue. Alleys should be explored to provide relegated parking behind main structures. This proposal is on property that is currently not developed, therefore, this principle does not apply. Preserved slopes and stream buffer are located within Block 1. These slopes cannot be disturbed and lots should be located outside of the slopes. In addition, lots should be located outside of the stream buffer. Rural area is located across the street from this proposal. The buffer will mitigate the impact. Action after Receipt of Comments Please indicate if you would like to move to a public hearing, or if you would like to address the comments listed in this letter. If you would like to move forward with a public hearing, please request this and a date will be scheduled. Resuhmittal If you choose to resubmit, please use the attached form. The resubmittal date schedule is provided for your convenience online at http://www.albemarle.org/upload/images/forms center/departments/Community Development/forms/S pecial Use Permit Applications/Special Use Permit Submittal and Review Schedule.pdf Notification and Advertisement Fees Prior to a public hearing with the Planning Commission the following fees must be paid: $ 215.00 Cost for newspaper advertisement $ 412.00 Cost for notification of adjoining owners (minimum $200 + actual postage/$1 per owner after 50 adjoining owners) $ 627.00 Total amount due prior to Planning Commission public hearing Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for the Board hearing needed. Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. Feel free to contact me if you wish to meet or need additional information. My phone number is (434) 296-5832, x. 3004, and my email address is: mnedostup@albemarle.org. Sincerely, y Megan Nedostup, AICP Principal Planner Planning Services FOR OFFICE USE ONLY SP # or Z A # Fee Amount S Date Paid BY MILL Receipt 0 Ck# BV. Resubmittal of information for Special Use Permit or "` Zoning Map Amendment , •y/ PROJECT 1\`UMBER: ZM A- ,b N8 -O 1 Z PROJECT IXAME: Resubmittal Fee is Requited ❑ Per Request ❑ Resubmittal Fee is Not Required Name of Applicant Signature FEES Phone Number Date Resubmittal fees for Special Use Permit — original Special Use Permit fee of $1,000 © First resubmission FREE © Each additional resubmission $500 � � I Resubmittal fees for original Special Use Permit fee of S2,000 ® First resubmission FREE © Each additional resubmission $1.000 Resubmittal fees for original Zoning Map Amendment fee of $2,500 O First resubmission FREE Each additional resubmission $1,250 Resubmittal fees for original Zoning Map Amendment fee of S3,500 ® First resubmission FREE 0 Each additional resubmission $1,750 f © Deferral of scheduled public hearing at applicant's request — Add'l notice fees mill be required $180 To be paid after staff review for public notice: Most applications for Special Use Permits and Zoning Map Amendment require at least one public hearing by the Planning Commission and one public hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing a legal advertisement in the newspaper and by mailing letters to adjacent property (M'ners. Therefore, at least tiro fees for public notice are required before a Zoning Map Amendment may be heard by the Board of Supen-isors. The total fee for public notice will be provided to the applicant after the final cost is determined and must be paid before the application is heard by a public body. 1 LUa CHECK TO COLTTY OF ALBEMARLEIPAYVIENT AT C0Mn1L'NTTY DEVELOPMENT COL'11'TER i Preparing and mailing or delivering up to fifty (50) notices S200 � actual cost of first-class postage S1.00 for each additional notice � actual Preparing and mailing or delivering each notice after fifty (50) cost of first-class postage Actual cost Legal advertisement (published ft ice in the newspaper for each public hearing) ndnimun of S280 for total of 4publications) County of Albemarle Department of Community Development 401 AIcIntire Road Charlottemllle, VA 22902 Voice: (434) 296-5832 Fag: (434) 972-4126 6, 7: 2011 Page 1 of 1