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HomeMy WebLinkAboutZMA201900003 Narrative 2019-04-09PROJECT MANAGEMENT SHIMPCIVIL ENGINEERING LAND PLANNING ENGINEERINGa Project Narrative for Royal Fern ZMA 2019- Parcel Description: Tax Map 76 Parcel 54, Tax Map 76 Parcel 46A, and a portion (0.75 acres) of Tax Map 76 Parcel 46F Current Revision Date: March 15, 2015 Pre -Application Meeting Date: February 25, 2019 Acreage / Zoning / Land Use: ACREAGE EXISTING PROPOSED COMP PLAN DESIGNATION ZONING ZONING TMP 76-54 3.43 R-10 PUD Community Mixed -Use (up to 34 DUA) TMP 76-46A 10.16 R-2 PUD Urban Density (6-34 DUA) And Community Mixed -Use (up to 34 DUA) TMP 76-46F 0.75 CO PUD Urban Density (6-34 DUA) (portion) Additional Zoning Considerations: Airport Impact Area (AIA), Entrance Corridor (EC), and Steep Slopes (Managed) Overlay District Location: The property is located at the intersection of 51h Street and Old Lynchburg Road across from the 5th Street County Offices. A portion of parcel 46A and the 0.75 acre portion of parcel 46F are located on the south side of Old Lynchburg Road between Country Green Road and Mountainwood Road. Project Proposal: 5th Street Forest is the Owner of approximately 13.59 acres and is the contract purchaser of 0.75 acres (collectively, the "property") and would like to rezone from Residential (R-2 and R-10) and Commercial Office (CO) to Planned Unit Development (PUD) to allow for office, flex space, storage/light industrial space, along with residential uses (multi -family, townhomes, and single family attached housing). Section 20.7.1 of the Zoning Ordinance requires that the minimum area for establishment of a PUD district is one hundred acres. In conjunction with this PUD zoning request, the Applicant is requesting a special exception in accordance with Section 33.43 to allow the establishment of the district on a property that does not meet the requirement of Section 20.7.1. 5th Street Forest proposes to establish zoning for 150 multi -family homes, 80 townhomes, and 2 acres of commercial property. The existing zoning district boundaries (for the property) appear to have been established without consideration of existing and proposed transportation networks, utilities, subdivisions, and site plans. The Application Plan will establish: 1) A commercial center will provide a new streetscape on the corner of Old Lynchburg Road and 51h Street Extended, 2) A residential development will provide a new streetscape along Old Lynchburg Road (adjacent to the commercial center) along with an internal streetscape along a new street connection between Sterling University Housing (Wahoo Way) and Old Lynchburg Road, and 3) A multi -family housing development will provide a new streetscape, addressing the corner on the corner of Old Lynchburg Road and Country Green Road and continuing along the frontage of Mountainwood Road. Consistency with the Comprehensive Plan: The property is located within the Southern and Western Urban Neighborhoods Development Area. A portion of the property (approximately 8.6 acres) is fronting on 5th Street Extended and is located directly across from the 5th Street County office complex (which is designated as a neighborhood center on the future land use map). This portion of the property is designated as Community Mixed Use on the future land use map which accommodates the proposed commercial use along with a maximum of 34 residential units per acre. The remaining acreage (approximately 5.7) of the property lies on the south side of Old Lynchburg Road and is designated as Urban Density on the future land use map. Urban Density accommodates 6-34 units per acre of residential use and multi -family housing is proposed in this area. Additionally, this area of Albemarle County has been recognized by the Governor as a U.S. Department of the Treasury "Qualified Opportunity Zone", which provides a new revitalization tool for low-income census tracts in the Commonwealth. The multi -family and attached housing proposed with this application will address the needs of State and Federal housing objectives along with the housing objectives outlined in Chapter 9 of the County Comprehensive Plan. The proposed project anticipates streetscape improvements, including multi -use trails, sidewalks, and plantings along Th Street Extended, Old Lynchburg Road, Country Green Road, and Mountainwood Road. These improvements will link existing neighborhoods and uses surrounding the property. Surrounding Uses: Two multi -family housing developments (one existing and one under construction) are located on the north side of the property. These apartments serve (and are proposed to serve) as off -campus housing for University of Virginia students. A nine -acre office park, owned by the Region Ten Community Service Board, is located adjacent to the property, sharing a western boundary. And various housing and commercial uses are located along Country Green Road and Mountainwood Road, to the south of the property. From a bird's eye perspective, the surrounding uses (including the 5th Street County office complex) are consistent with a PUD application plan, creating a mixed -use center around the County offices and the intersection of Old Lynchburg Road and 5th Street Extended. Impacts on Public Facilities & Public Infrastructure: In addition to the proposed improvements to sidewalks, trails, and landscaping as mentioned above, traffic improvements to 5th Street Extended, Old Lynchburg Road, and Country Green Road are proposed with this zoning request. Please refer to the accompanying Traffic Impact Analysis and Application Plan. The property is within the response district of the Monticello Fire Station and Monticello Rescue Squad and lies adjacent to the response district of the City Fire and Rescue. The property is patrolled by the Blue Ridge Police District, Sector 6, Beat 4 and the Albemarle County Police headquarters is located across 5th Street Extended from the property. According to American Community Survey (ACS) 2017 5 year estimates, there are approximately 2.62 people per household in Albemarle County'. 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 maximum of 230 units proposed on the site, there could potentially be 453 new residents within the Blue Ride Police District and Monticello Fire and Rescue District. The 51h Street Station Regional Mixed -Use Center is located one mile north of the property and the proposed Biscuit Run State Park is located one mile south of the property. In addition to the County Police headquarters, the County Registrar, the Virginia Cooperative Extension, and various other County resources are located in the office complex across 5th Street Extended from the property. Impacts on Schools The property lies within the Cale Elementary School district, Burley Middle School district, and Monticello High School district. The impact on the school system is substantially determined by the type of homes built on the property. For example, a multi -family or townhome development marketed towards childless households like seniors, college students, and young professionals will have minimal impact on the County school system. According to ACS estimates there are 21,738 Albemarle County residents under the age of 18. With 40,000 households in the County, there are approximately .54 children per household in Albemarle Countyz. There could potentially be 244 new pupils in the Albemarle County Public School (ACPS) System based on these estimates. The Weldon Cooper Center estimates only .3 children per household in single family attached units --if these types of units are built, the estimated number of new pupils in ACPS would be one hundred thirty-six (136). This number would be reduced even further for students who are home -schooled and for students who attend private schools. 'Table "S2501" Occupancy Characteristics. U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates z Table TP05" ACS Demographic and Housing Estimates. U.S. Census Bureau, 2013-2017 American Community Survey 5- Year Estimates Impacts on Environmental Features: All design and engineering for improving the property will comply with applicable County and State regulations. Regional Stormwater Management facilities have been constructed for the Sterling University Housing project (Wahoo Way). These facilities have been designed to accommodate some of, if not all, of the proposed runoff from the property. Any additional stormwater management design will be consistent with similar urban development projects and will utilize a combination of features, such as on -site surface facilities, on -site underground stormwater management facilities, and/or off -site nutrient credits. Proposed Proffers to Address Impacts: Please see the draft proffer statement, included with this application. The application plan will also be proffered as part of this application.