HomeMy WebLinkAboutZMA201900009 Narrative Zoning Map Amendment 2019-06-17( PROJECT MANAGEMENT
MP
SHI
CIVIL ENGINEERING
LAND PLANNING
Project Narrative for
Parcel Description:
Current Revision Date:
Pre -Application Meeting Date:
Acreage / Zoning / Land Use:
River's Edge South
ZMA Application Number Impending
Tax Map 32 Parcel 22-K1
June 17, 2019
June 27, 2018
ACREAGE
EXISTING
PROPOSED
COMP PLAN
ZONING
ZONING
DESIGNATION
TMP 32-22K1
5.22
Rural Areas
PRD
Urban Density
Residential &
Private Open
Space
Additional Zoning Considerations: Airport Impact Area (AIA), Entrance Corridor (EC),
Steep Slopes (Preserved/Managed) Overlay District
Location: The property is located at approximately 650 north from Lewis and Clark Drive on
Route-29 North.
Project Proposal:
Incheon Holdings LLC is the Owner of approximately 5.22 acres (the "property") and would like to
rezone from Rural Areas to Planned Residential Development (PRD) to allow for multifamily residential
housing. Incheon Holdings proposes to establish zoning for 72 multifamily units. The Application Plan
will establish a multi -family housing development, taking into consideration a number of environmental
features on -site, making a PRD rezoning most suitable for the property. The intent of the PRD is "to
encourage sensitivity toward the natural characteristics of the site and toward impact on the surrounding
area in land development" (Section 19.1). The site contains both managed and preserved critical slopes
and has areas that are part of the 100-year floodplain and the Water Protection Ordinance. Though the
developable area is designated as 2.63 acres, more consideration is given to these ecological features that
are on -site, reducing buildable area to 1.22 acres. Further details can be found within the Application
Plan. Careful consideration towards the ecologically -sensitive features on -site presents an opportunity for
the development; residents that live in this community will be encouraged to enjoy the outdoors and
immerse themselves in the natural environment within close proximity of their homes.
Consistency with the Comprehensive Plan:
The property is located within the Places29 Master Plan, North Development Area. A portion of the
property fronts on Route 29, approximately 650 south of the Lewis and Clark Drive intersection. A
portion of the property is designated as Urban Density Residential, allocating approximately 2.63 acres of
developable land. Within the Urban Density Residential designation, the category calls for a gross density
between 6-34 units per acre, with the primary use consisting of multifamily and single-family residential.
With the proposed 72 multifamily units, the property is expected to develop with a gross density of 13
units per acre and a net density of 26 units per acre, consistent with the Comprehensive Plan. The
remaining 2.59 acres is designated as private open space, which will preserve the majority of critical
slopes found on -site. Further details can be found within the Application Plan. The proposed project will
incorporate a network of primitive trails in the private open space, as well as primitive buildings and
structures, for recreational use by residents.
Surrounding Uses:
Two major employers are located adjacent to the property. The National Ground Intelligence Center lies
directly north of the property and the University of Virginia's Research Center is across 29 from the site.
University of Virginia's Research Park plans to expand its development into the currently unused portion
of its property. UVA Research Park seeks to create "a fully functioning office and research
environment" 1, without any concrete plans for housing. Additionally, Hollymead Town Center, a major
commercial center, and the Charlottesville Albemarle Airport are both less than two miles from the
property as well.
Impacts on Public Facilities & Public Infrastructure:
The property is within the response district of the Hollymead Fire Station and Hollymead Rescue Squad.
The property is patrolled by the Jefferson Police District, Sector 3, Beat 9.
According to American Community Survey (ACS) 2017 5-year estimates, there are approximately 2.62
people per household in Albemarle County2. As single-family detached housing is not proposed on this
property, it is our position that the household size on this property would be 1.97 people per household
(or 25% smaller than the County average). With a proposed 72 units on -site, there could potentially be
141 new residents within the Jefferson Police District and Hollymead Fire and Rescue District.
1"The Park." UVA Research Park, www.uvaresarchpark.com/the-park/overview/
2 Table "S2501" Occupancy Characteristics. U.S. Census Bureau, 2013-2017 American Community
Survey 5-Year Estimates
Impacts on Schools:
The property lies within the Baker -Butler Elementary School district, Sutherland Middle School district,
and Albemarle High School district. The impact on the school system is substantially determined by the
types of homes built on the property. One type of housing, multifamily, is proposed for the PRD.
Multifamily or townhome developments tend to appeal to childless households, such as young
professionals, college students, empty nesters, and seniors, causing minimal impact on the County school
system. Based on ACS estimates, there are 21,738 Albemarle County residents under the age of 18. With
40,000 households in the County, there are about .54 children per household in Albemarle County. Based
on these estimates, there could be 38 new students in the County public school system. The Weldon
Cooper Center estimates only .3 children per household in single-family attached units, which could
introduce about 21 new students. These estimates could be further reduced when considering students
who are home -schooled or choose to enroll in private schooling.
Impacts on Environmental Features:
As a PRD, many environmental features on -site will be taken into consideration in design. All design and
engineering for improving the property will comply with applicable County and State regulations.
Preliminary stormwater concepts in the Application Plan feature rooftop disconnect sheet flow for one of
the buildings and underground detention facilities below the parking lot. A portion of the parcel is
allocated as preserved and managed slopes, the majority of which will be left undisturbed; 0.05 acres of
managed slopes area will be disturbed.
s Table,';DP05" :ACS Demographic and Housing Estimates. U.S. Census Bureau, 2013-2017 American
Community Survey 5-Year Estimates