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HomeMy WebLinkAboutZMA201900016 Narrative Zoning Map Amendment 2019-11-18 BAM B00 GROVE ZONING MAP AMMENDMENT TAX MAP 55, PARCEL 68C & 68D WHITE HALL DISTRICT ALBEMARLE COUNTY, VIRGINIA C r n W n h ` VON r ISt„ _ f 7 gg A i e. E AV No4 y • w k. it.,...0 , , ow . i , ,.. ,„: .. li. .........., .......„ , 7,....„... ....„,,,, - .... . _ -... ! it 4., ,., ....... . , itr74f A . v4i) .11111 y ,' 4 .o _THE Owner& Developer: The Housing Lab LLC: Christopher Fuller fl°USING LAB- PROJECT NARRATIVE Bamboo grove is a 1 1/4 acre parcel within a 10 minute walk of Crozet's downtown area. The proposed project is a small cluster of six small houses gathered around a central green space on the edge of the existing neighborhood of Orchard Acres. Parking will be provided on the northern edge of the buildable area of the site. Common landscaped areas, patio, bicycle parking and mail area will be located between the vehicles and the houses to encourage community building. This type of housing is often referred to as a "Cottage Court", "Bungalow Court", or"Pocket Neighborhood" and provides a housing choice that is desirable, affordable and very rare in the current housing stock. REZONING REQUEST The reasons for requesting a rezoning to R-4 are twofold. The first reason is that the current zoning R-2 has lot size and frontage minimums that make developing any pedestrian friendly neighborhood that respects the natural features of this area nearly impossible. The second reason is to create the economic conditions needed in order to build unsubsidized affordable housing. An increase in the number of dwellings coupled with the ability to construct units of a small size create conditions favorable to creating housing at a price point well below the average sale price of new homes in the area without relying on subsidies from public or private entities. AFFORDABLE HOUSING All of the houses will have a compact design which will help them fit in well with the surrounding neighborhood as well as making them more affordable than almost every new house being constructed in the immediate area. Two will be built and sold as affordable housing in accordance to the County's affordable housing policy, the rest of the houses will be built and sold on the open real estate market. The estimated sales price of each Unit-type is as follows: Units A and B (3 units) -- $420,000 to $380,000 Unit C (2 units) -- $260,000 to $240,000 (to comply with the applicable affordability requirements per the County's Housing Policy). Unit D (1 unit) -- $380,000 to $340,000 Per Zillow, as of 11/15/2019, there are zero single family detached homes built in the last 5 years for sale in the downtown Crozet area. There are new single family detached homes being constructed at Foothill Crossing, Old Trail, and Sparrow Hill where the sale price starts at $410,000+. In addition, the Thomas Jefferson Planning District Commission (TJPDC) released a regional housing assessment (the "Housing Assessment") earlier this year. _Tilt fl9USIMi LAB- The Housing Assessment revealed several pertinent statistics and conclusions: • There is definitively a housing affordability crisis in the area. O 8,990 Urban Renters (City of Charlottesville and Development Areas of Albemarle County) pay more than 30%0 of their incomes for housing costs O 2,560 Urban Homeowners pay more than 50% of their incomes for housing costs • High housing costs in the Urban Areas are causing households to rent or purchase in surrounding localities and commute to work. O 1,400 workers commute to Charlottesville or Albemarle from Augusta County alone o Assuming a cost of approximately 0.58 cents per mile paid 20 days out of the month, commutes can cost between $348 to $766 per month depending on the distance (commuting from Lake Monticello versus Lovingston) o Commutes have an environmental impact from the exhaust of increased cars. Commutes also result in less involvement in communities and time away from families. • There is a need for new, smaller, more affordable housing in the Urban Areas. o The proposed homes are intended to sell for between $240,000 and $420,000— according to the Housing Assessment, an Affordable Unit Purchase Price for households who make 100% of the area median income are: $298,000 for one person, $344,000 for two people, and $384,000 for three people. Therefore, the proposed homes will meet the needs of those intended: the "middle market" buyer. o The Housing Assessment states, "Zoning ordinances that specify the number of units per acre, rather than a Floor Area Ratio that relates the amount of space to the amount of land, incentivize units that are larger and typically more expensive." It also states, "Zoning by the number of units per acre is a disincentive to building smaller, more affordable units." By rezoning the Property, the Applicant is able to overcome this disincentive. o Households are relatively small —63.1% of all households in the region had only one or two persons in 2010 and the average household size in 2018 was 2.45 persons. As stated earlier, the proposed homes in this Project will directly address the need for more "missing middle" housing (homes affordable to those making between 60% and 120% of the Area Median Income). fl°USING LAB= GREENWAY DEDICATION . , ', The area next to the stream running ♦*,, , ' through the property will be dedicated ,& FUTURE TRAILS to the County to use as a part of the k1I1Ø ro osed future reenwa trails stemthat is shown in the Crozet Masterso • Plan. ROPSED TRAI � , 31DEDICATIO �/1 ��i � 1 b�� �` 4111 rillik• 00-*It :•-• PROJECT LOCATIO /F4 fir, * Yellow line is proposed walking trail from Crozet Master Plan ENVIRONMENTAL IMPACTS: LIGHT IMPRINT Stormwater infrastructure will be mostly in the form of rain gardens, native surface landscaping and other green infrastructure techniques. The site lies adjacent to the stream, so care will be taken to filter and slow down the water travelling through the site as much as possible with tools that work with the existing environmental features. The existing topography will be respected and used to enhance the character of the neighborhood. INFRASTRUCTURE IMPACTS: INFILL The existing sewer main serving the existing neighborhoods runs through the property in the stream buffer and there is a sewer stub and water main along Orchard Drive that will be utilized for this project. The water draw and sewer flows are minimal due to the project only being 6 houses. Orchard Drive will be utilized for the vehicle access. The pedestrian network internal to the site will be connected to the pedestrian network on Jarman's gap road. The following is a conservative analysis of average daily traffic (ADT) added to Orchard Drive: 6 Single Family Houses * 10 trips per day = 60 ADT 1 Accessory Unit * 7 trips per day = 7 ADT Total average daily traffic = 67 ADT Due to the small size of the Project, as estimated above, the impact from the Project is expected to be negligible. PROFFERS: AFFORDABLE HOUSING AND PUBLIC TRAILS Two units of affordable housing and the public dedication of land to the public greenway trail system are public benefits offered in exchange for the rezoning. -Tflt fl°USInG LIMB- EXISTING ZONING SUMMARY: R-2 Parcel IDs: 05500-00-00-068CO3 05500-00-00-068D0 Total (Gross) Site Area: 1.24 Acres Residential (Net) Site Area: 0.67 Acres By-right Gross Density: 2 DU/Acre * 1.24 Acre = 2 Dwelling Units (DU) By-right Gross Bonus Density: 3 DU/Acre * 1.24 Acre = 3.7 Dwelling Units (DU) Adjacent neighboring properties are detached single family 1 & 2 story houses Comprehensive Plan Net Density: 6 DU/Acre * 0.67 Acre = 4 DU PROPOSED ZONING SUMMARY: R-4 Proposed Zoning: R-4 Cluster & Bonus Minimum Lot Size: None, Minimum Frontage: None Maximum Number of Dwelling Units (DU): 7 DU Proposed Number of Dwelling Units (DU): 6 DU Proposed Unit Gross Density: 6 DU / 1.24 Acres = 4.85 DU/Acre Proposed Unit Net Density: 6 DU / 0.67 Acres = 9 DU/Acre Base R-4 Zoning: Possible Number of Units: 1.24 Acres * 4 DU/Acre = 4.96 DU Affordability Density Bonus: (Albemarle County Code Section 15.4.3) Provide 2 DU (33%) Affordable Housing (30% maximum density bonus) Only 1 unit of affordable housing is required to meet the Bonus provisions of R-4, however 2 units of affordable housing are proposed. The comprehensive plan recommends 4 dwelling units on this site, but 6 dwellings are proposed; all dwelling units above the comprehensive plan's recommended density are proposed as affordable housing. Bonus Units: 1.24 Acres * 4 DU/Acre * 0.30 = 1.48 DU Development Standards Density Bonus: (Albemarle County Code Section 15.4.2) Dedication of 0.28 Acres for public Greenway: 0.28 Acres * 4 DU/Acre * 2 = 2.24 DU 2.24 DU > 0.74 DU (15% maximum density bonus) Bonus Units: 1.24 Acres * 4 DU/Acre * 0.15 = 0.74 DU Total Density Bonus: Total Bonus from proposed design: 45% Total Possible Number of Units: 1.24 * 4 * 1.45 = 7 DU Total Bonus requested: 21% Total Possible Number of Units: 1.24 *4 * 1.21 = 6 DU ,:Tilt fl9USIIIG LAB- Open Space: Open Space = 0.35 Acres 0.35/1.24 = 28% * Open Space (Including greenway dedication) = 0.63 Acres 0.63/1.24 = 51% * Open space is well over the 25% required for Cluster development * Notwithstanding the conceptual depiction of the site plan herein, the required minimum 25% open space shall apply. COMPREHENSIVE PLAN l The Comprehensive Plan land use is 0.67 E E_o ^_ 41110 acres Neighborhood Density Residential at 3 to 6 dwelling units per acre and 0.57 acres of greenspace. This proposal is consistent with Albemarle k C H. County's Comprehensive plan except for A •q' M the net density metric. Due to dire need for affordable housing in the area and lack of ) at this type of housing choice, two units above the comprehensive plan density are f ? being requested, these two units will be aft sold or rented according to the regulations eh, in Albemarle County Code Section 15.4.3. C All current adjacent uses are residential or ? ..•..._ greenspace and the proposed project is J also residential and greenspace -�► Z ti) * Yellow is neighborhood density residential, Green is greenspace Adjacent Zoning (Gross Density): R-2 to North, South and West (2 to 3 units per acre), R-6 to East (6 to 9 units per acre), Dental Office to South-west • Proposed project is R-4 (5 units per acre) Neighborhood Model Principles: 1. Pedestrian orientation • The Proposed project relegates residential parking to create a shared green space for pedestrians. =Tflt °USING LAB 2. Neighborhood friendly streets and paths • Proposed project intends to directly connect its pedestrian network to the Jarman's Gap sidewalk network, pending approval from neighboring property. • If neighboring properties so desire, the internal walking network of the project will be extended to them. • With the public dedication of the trail, the proposed project lays the groundwork for connecting to the future Pleasant Green riparian greenspace trail. 3. Interconnected streets and transportation networks • Proposed project only has a parking area, no automobile connections are proposed as no through streets make sense for this location. • Proposed project intends to connect to the existing pedestrian and bicycle network at Jarman's gap and connect it to the future greenspace trail system along the stream. 4. Parks and open space as TOTAL PARCEL TOTAL PARCEL I 1 24 acres 53901 Sr 1205 -- \ )y amenities .,� ORCHARD DR • Proposed project • •• * i, dedicates a portion of the TRAIL DEDICATION { stream buffer to the FUTURE I 12091 SF county to use as a part of TRAIL * ••'• (APPROXIMATE) (NOT IN / the future greenspace PROJECT) I �-Sl ‘ trail shown on the Crozet 100'STREAM RFe ' '�•, `\' •,�/ BUFFER --� Op -" Master Plan: Parks & . -. • ; Green Systems Plan. LOT Z OPEkS •CE1 • Open space between the parking lot and the SHARED ATIO° \ dwellings is to be used as EXISTING I- ,:, ' a shared lawn, patio, mail TREE TO a �' `.- '* • / , REMAIN IF area and bicycle parking, POSSIBLE I .No''' • ,, ''i , ) a place to informally COMMON / * MM, �: Ei interact with neighbors. '' ,? � , ��`'- \, �1 a� LOT 3_ // g► z %'�` ,'°,►,'' , i OPEN SPACE 2 / ' : 4 / ���_11��I W1—■1L{�f. 'L/i N.,- / ,.. ^.A� i_. , / C I.I.. I 1 / LOT 4 -'.' -° A. 1 LOT 5 �/ LOT 1 LOT 6 / s o EXISTING OAK — CONNECTIONS IF DESIRED 1, I —--1-CONNECTION IF APPROVED - I 1 AILI o 0 50 Aa ( ORCHARD DR I ` O *Concept Site Plan; see attachment for further information =TMt FUSING LAB- _- 5. Neighborhood centers • The site is located within a 10 minute walk of the Crozet Neighborhood center and less than a 5 minute walk from recreational activities. Vicini May If rtollro No i p. wro. . iirffi 1 mg. ,,,,,,i , , Legend A A I I I kii\t"r iiM; 1.6Vtin r?-74-... Ash � �9F,V� 44 it TCF.�� ii '---. _ ; 2y� �� •, �. Vicinity Analysis: , 4 I"'Uavi ! ! � ��pb� •�90 1 ' � o,(y sr. � � construction/ !T� .O M A �t Views of Water �O � Sr - ¢ ��O� +r Views of Mountains r4ç � —d« ,.�, , 04,6•. �_w....� ^O' � RF� �,' s liiPost Office LibR m Mi4itt. I r ., Hardware Store^ Shops.Restaur�Z . Markets Churcp, Space.Places M4rine+.'�r -j - • /i1 rr, Plaza(pendingconstruction) nesq % � R'D:RO Ili ...1Cali . &, 5 MIN WALK • aka ` i q . /;A./A. "J— a ..--,,„- -z. .alprit',., 1. ,..• r LI 4 SI NI am r• OA D4' ,` 4.ia'. ,I sn4 l3if� • a 4 a roep'R3r _....14.4 it **' .../kti_''-n " a ,Arr 4...., ....... "Prirw-,,,,j_ $.1t t 14 Wasp Opitolli 4 0, 'IR pa S830 ' apt 7 „44...,,..4t,..44..." . .. :.,5 if__ A 'VEGA, ,,..14/4/8 it'""4 r r - ielerli w..a r.<.,ww...o•,.•w w�v.�w.c.�«..e wv......a ax.s«.,... w,a.. 6. Buildings and spaces of human scale • Proposed buildings are 2 `_ story vernacular residences with front porches facing the shared - _ greenspace. -�+�, „ __ • Proposed site layout 1 a -.: emo creates well defined 7. _ a outdoor rooms between 'Pt ='a buildings. _ 1 r ' . ' I ' • Proposed site layout and - ,a !e i n. building design "nests" the ''fl' t .„,,,�r ...4v4,/ '' ., houses together so that . y{.St, 1• `' privacy is maintained. r x ,4''., ikr ir r , :` 71 * Rendering is to show intent, but the exact structures to be built will look slightly different. -TM[ fl9USIIG LAB= 7. Relegated parking • Proposed project has a remote parking lot for all but two residences, relegating it from the housing. it is adjacent to Orchard Drive, but will be buffered by plantings. 8. Mixture of uses and use types • The site is a mixture of greenspace and residential. Uses other than these are not realistic for this small of a site and the adjacent density. The neighborhood center is within a 10 minute walk. 9. Mixture of housing types and affordability • All housing units will be smaller than average homes being built in the area. • A mixture of single family attached and detached is possible, but due to the small size and tight economic constraints of the site it is likely only single family detached will be built. There will be a mixture of home size; units will range from 900 to 1800 sq ft. • 2 units will be "affordable" as defined by the County's HousingPolicy. 10. Redevelopment • Proposed project is infill. 11. Site planning that respects terrain • Proposed project intends to follow the existing terrain and save as many healthy trees as possible. No large retaining walls are planned for the site. Stormwater management will be improved on the site using green infrastructure and light imprint tools. http://lightimprint.orq/ 12. Clear boundaries with the rural areas. • This site is not a boundary between rural and urban. =TM[ The Housing Lab Christopher Fuller fl°u CINQ 92 Oak Forest Cir, Charlottesville, VA 22901 LAB_ chris(a thehousinglab.org 248-535-6088 Subject: Bamboo Grove Waivers In order to support the pedestrian oriented design of the Bamboo Grove project, several waivers are being requested. Bamboo Grove is the working title of the project at tax map 55, parcel 68c &68d in the White Hall district in Albemarle County, Virginia. It is a "cottage court" design, which intends to encourage community through the design of the site by relegating parking, building compact housing, and creating shared amenity spaces between the vehicles and the dwelling units. 1. Private Street Authorization: We request that the new street shown on the plans be authorized as a private street. The street will provide vehicle access to the dwelling units, access to relegated parking for some of the dwelling units, "frontage"for subdivision of lots,and for emergency vehicle access.The street is less than 150'long so will not require a turnaround. The street will not be able to meet the public street standards because it will be attached to stand alone 90° parking.The 90° parking is being provided to separate the vehicles from the common pedestrian amenity space by relegating the vehicles to the edge of the site.This common pedestrian amenity space between the dwelling units and the relegated parking is a significant feature of the"cottage courtyard"site design typology which encourages informal pedestrian interaction championed by the neighborhood model principles. -Tflt fl9USING LAB= TOTAL PARCEL TOTAL PARCEL \ 1 24 acres 53901 SF 1205 t - ORCHARD DR ' --. TRAIL DEDICATION FUTURE 12091 SF TRAIL .Y " (APPROXIMATE) NATURE TRAIL PROJECT) I St,.ST\ '`. '`,'' /.�1,- '"`✓s 1 100'STREAM yy BUFFER e4bcF, ,*'`. --NJ STREAM • R .x r`. ' UNIT KEY �' "A"DETACHED HOME /-' \ �`�r' "B"DETACHED CORNER LOT HOME I . �� " -- "C"AFFORDABLE COTTAGES LOT 2 OPENsS •CE 1 "D"COTTAGE SHARED NOTE:HOME"A'ON LOT 2 AND'B" \� -ON LOT 1 ARE ON BY-RIGHT LOTS PATIO <1, 4 / • '� AND MAY BE CONSTRUCTED EXISTING ' `` I DURING THE REZONING PROCESS TREEEMTO �� �.,,� t I . REMAIN IF + I POSSIBLE ` w\I I / _ RAIN GARDEN SWM o +a /41‘~sue. . I J Jt "'"" PARKING AREA •• C4 COMMON / 1 AREA __-._. '�.` '�.a \' /_ 100'STREAM BUFFER ��r -�- CULVERT '- LOT 3 "�._ ��` 5'4 OPEN SPACE 2 / '�,j '/ / � 111 DRAINAGE EASEMENT LOT 4 . . / — ; , it LOT 5 ` •a KEY • LOT 1 ASPHALT LOT 6 EXISTING OAK O{ PEDESTRIAN TRAILS • CONNECTIONS IF DESIRED SIDEWALK/GRADE BEAMS CONNECTION IF APPROVED 1 U 0' . 1193 FIRE LANE 50' S ORCHARD DR IL ( '' - - ---- - • 1 a PERMEABLE PATIO -- i BUILDING 5964 JARMANS 4 FOOT CONTOURS r-----`" PORCH GAP RD EXISTING SIDEWALK - STREAM *BUILDING FOOTPRINTS,PORCHES, PARCEL BOUNDARIES SETBACKS/EASEMENTS PATHS,AND LANDSCAPING ARE GREEN TORMWATER CONCEPTUAL ONLY. MANAGEMENT Conceptual Site Plan Section 14-233 states: "A private street may be authorized in the development areas under the following circumstances,provided that the findings required by section 14-234(C)are made" Neighborhood model development. The proposed private street(s)would enable the principles of the neighborhood model to be more fully implemented than could be achieved with a public street, without diminishing other principles of the neighborhood model, in the following circumstances: (i)the subdivision would have a streetscape more consistent with the neighborhood model; (ii)the subdivision design would allow it to better achieve the density goals of the comprehensive plan =Tflt fl°USING LAB- (iii)rear vehicular access to buildings would be provided so that the buildings may face a common amenity; (iv)a significant environmental resource would be protected;or(v)relegated parking would be provided to a greater extent than could otherwise be provided. Section 14-234 states: "A private street may be authorized in the development areas under the following circumstances,provided that the findings required by section 14-234(C)are made" 1) "The private street will be adequate to carry the traffic volume which may be reasonably expected to be generated by the subdivision." The VDOT Subdivision street design guide TABLE 2 states that a 20'width roadway can handle up to 1500 average daily traffic(ADT). 6 Single Family Houses* 10 trips per day= 60 ADT 1 Accessory Unit * 7 trips per day= 7 ADT Total average daily traffic= 67 ADT A 20'wide street is far more than adequate to handle the expected traffic volume 2) "The comprehensive plan does not provide for a public street in the approximate location of the proposed private street." The comprehensive plan does not contemplate a public street through this parcel. 1 E ev1^_ 00 7v 'DR J c`y 1 A,y q ,r aft 7'4 11.11 L ista I, 2 J _ air IJ Si 6 \ Crozet Comprehensive Plan Land Use Map _TMt fl9USIrG LAB_ 3) "The fee of the private street will be owned by the owner of each lot abutting the right- of-way thereof or by an association composed of the owners of all lots in the subdivision, subject in either case to any easement for the benefit of all lots served by the street;" A homeowner's association will be formed upon development of the residential units and such association will bear the cost of maintenance of the private street,parking and the shared amenity spaces. 4) "Except where required by the commission to serve a specific public purpose, the private street will not serve through traffic nor intersect the state highway system in more than one location; " The private street does not go through the entire parcel, so will only serve the dwelling units in this project. 5) "If applicable, the private street has been approved in accordance with section 30.3, flood hazard overlay district, of the zoning ordinance and other applicable law." The property is not located within a flood hazard overlay district. 2. Waiver of Various Private Street Design Requirements: We request that the requirement for Sidewalks and Curb and Gutter be waived for the north side of the street. No waivers are requested for the south side of the street. No dwellings are fronted on the north side of the street as this side is adjacent to the 100' stream buffer and a complete pedestrian network is proposed on the south side of the street. Sidewalks on the north side of the street would be useless. A rain garden or bioswale functioning as stormwater management as well as a planting strip is planned to be located nearly continuously along the north edge of the street to treat water from street. Curb and Gutter would prevent this system from optimal operation. DWELLING UNIT PORCH 100'TO STREAM COMMON AREA PLANTING STRIP _ - -� RAIN GARDEN WIDTH OVERFLOW I / TO SUIT REQUIRED CAPACITY CURS SIDEWALK f 1• PARKING STALL TRAVEL LANES ADJACENT TO PARKING �•+,� „ ... _ _---cam,'.-Y r, SURFACE LANDSCAPING �TM-'-��i_..�•Lj,:_�i_�j,' + 3 Concept Street Section• STREAM BUFFER 1/8"= .STREET SECTION SHALL COMPLY WITH COUNTY STANDARDS AS APPLICABLE Conceptual Private Street Section =TMt fl9UIN LAB- - Section 14-410(H)states: "Curb, curb and gutter, sidewalks and planting strips. In the development areas, streets shall be constructed with curb or curb and gutter, sidewalks and planting strips. Sidewalks and planting strips shall designed and constructed in compliance with section 14-422." Section 14-410(l)states: "Variation of or exception to requirement for curb or curb and gutter. The requirement for curb or curb and gutter may be varied or excepted by the commission as provided in section 14-203.1." Section 14-203.1(82)states: "The agent or the commission may approve a request for a variation to substitute a required improvement upon finding that because of an unusual situation, the subdivider's substitution of a technique, design or materials of comparable quality from that required by the applicable regulation results in an improvement that substantially satisfies the overall purposes of this chapter in a manner equal to or exceeding the desired effects of the requirement in the applicable regulation. 3. Waiver for Offsite Parking: We request a waiver for the requirement that parking be provided on each lot for each single family detached unit.The proposed parking layout is a stand alone 90° parking area attached to the street in order to reduce impervious area and allow for the creation of a common pedestrian amenity space between the vehicle parking and the dwelling units. The shared parking spaces will be located on single family lots, however they are not necessarily going to be located on the lots that each parking space serves.A shared parking easement will be overlaid on the parking area which will be owned and maintained by the homeowners' association.A homeowner's association will be formed upon development of the residential units and such association will bear the cost of maintenance of the private street,parking and the shared amenity spaces. Section 4.12.5 states "Parking areas on same lot as primary use;exception. All parking spaces shall be established on the same lot with the primary use to which it is appurtenant, except as authorized by section 4.12.8." Section 4.12.8 states "The alternatives described herein are intended to promote more creative design, allow higher density in those zoning districts in the development areas, and reduce impervious area by allowing the parking requirements of this section to be satisfied, in whole or in part, by street parking, shared parking, and off-site stand alone parking."