HomeMy WebLinkAboutZMA202000006 Narrative Zoning Map Amendment 2020-04-20SPRING HILL VILLAGE
REZONING AMENDMENT
ZMA 2020-000
ZONING MAP AMENDMENT
NARRATIVE
COLLINS
April 20, 2020
I. Proieet Narrative
Spring Hill Village in a mixed -use development with a total of 12.63 acres located between Route
20 and Avon Street Extended. The project was rezoned in 2013 to a Neighborhood Model District,
with proffers. The applicant is submitting a zoning map amendment to amend the proffers, as outlined
below.
The original Spring Hill Village Application Plan contemplated a full access intersection at both
Avon Street Extended (State Route 742) and Scottsville Road (State Route 20). The full access
intersection at Avon Street Extended functions well with the overall traffic on this section of the
roadway with the existing conditions of the road and the current speed limit. However, the full access
intersection proposed at Route 20 requires significant road improvements for the intersection. Due to
the volume of traffic and posted speed limit on the Route 20 roadway, a left turn lane is warranted for
any volume of cars turning left into the development. The proposed turn lane improvements extend
approximately 1,100 linear feet south along Route 20 from the full access intersection and
approximately 800 linear feet north. While the turn lane improvements can be accommodated within
the existing right-of-way, the improvements will have a substantial impact on the adjacent properties,
especially the properties located to the south of the project.
During the design phase and build -out of the property, the applicant has reassessed the need for a
full access intersection at Route 20. The expected left turns into the development along Route 20 from
vehicles heading north is minimal, less than 5 cars a day. In addition, these vehicles have the option
to turn left at Avon Street Extended and then turn right into the Spring Hill Village neighborhood.
Eliminating the left turn on Route 20 would not prohibit these vehicles from safely entering the site
from Avon Street Extended. However, removing the ability to turn left into the Spring Hill Village
would eliminate a significant amount of roadwork along Route 20, and would drastically reduce the
impacts of this development on the adjacent properties.
The attached updated application plan illustrates a proposed right turn in, right turn out, and left
turn out at the intersection of Route 20, but eliminates the left turn into the development. Concrete and
landscaped islands are proposed at the intersection to channelize the traffic movements and prevent a
left turn in movement from Route 20.
Due to the complexity and impacts of a full intersection along Route 20, the original rezoning
application and proffers had specific language in regards to the improvements. The applicant is
processing a rezoning amendment to remove these improvements from the requirements of the
rezoning and proffers, and proceed with the modified intersection design.
In addition to the turn lane improvements along Route 20, an eight feet wide concrete sidewalk
was required along the frontage of the property. With the modifications to the intersection and
reduction of the turn lane improvements along Route 20, the applicant is proposing an alternative
design to the pedestrian connection, similar to other projects recently approved along the Route 20
corridor. In lieu of the concrete sidewalk along the roadway, the applicant it proposing to construct a
pedestrian pathway through the linear park along the frontage of the property. This pathway would
move pedestrians further away from Route 20, creating a benefit to the safety of the pedestrian and
creating an overall better walking experience.
U. Consistency with the Comprehensive Plan
The property is located within the community mixed -use designation on the Comprehensive Plan
and the existing zoning is Neighborhood Model District, which is consistent with the Comprehensive
Plan. The proposed changes will not have any effect on the consistency of the project with the
Comprehensive plan. The Comprehensive land use map is shown in Figure #1 and the Rezoning Map
is shown in Figure 2 of the narrative.
III. Conformance with the Neiehborhood Model District Principles
Section 10 of the approved Spring Hill Village Code of Development summarizes the conformance
of the project with the Neighborhood Model District Principles. The proposed changes with this
rezoning amendment will not affect the consistency of the project with the Neighborhood Model
Principles as listed within the approved Code of Development. These principles are also attached to
this narrative.
IV. Impacts to Public Infrastructure and Environmental Features.
The proposed amendment to the Spring Hill Village Rezoning plan and proffers will reduce the
impacts to the public infrastructure and public facilities. The modification to the full access
intersection at Route 20 will reduce the impacts and requirements along Route 20. In addition, the
amendment will reduce the environmental impacts by eliminating some significant disturbances to the
existing buffers along the Route 20 corridor for many of the adjacent properties.
Figure 1: Comprehensive Plan
ure 1: Zoning Map
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Figure 3: Resource Map
Figure 4: Context Map
Route 20 It can be used for a variety of sports and ar area to walk pets. Pocket Park 112
is opsvgnad to host a communal vegetable gardening and even a dwarf fruit tree
orchard. A garden shed to house tools and a small covered shelter to provide shade are
also proposed. Pocket Park 43 is an area adjacent to the main connector road and is a
small eddy off of the road where one can sit and relax on a bench amongst trees, shrubs
and flowers. Pocket Park 44 is across the street from 43 and is proposed to be set up as
a shady retreat within a bosque of trees. Pocket Park N5 is located at the intersection of
the connector road and Avon Street Extended. It is envisioned as a possible location for
a school bus stop. As such it will provide an alcove with landscaping and seating where
children can await the bus and parents can congregate as they wait for kids to be
dropped off.
As the community develops and its demographics evolve the uses within these amenity
areas may also evolve. It is the Applicant's intent that the central park be developed as
described, but that the residents of Spring Hill 'viiidge hdVe d ]dy ill lluw the puLKel polkS
are used or further improved.
9.1 Water & Sewer
Water shall be provided through a connection to the public water system located in or
along Avon Street Extended. Sanitary sewer service will be extended to the subject site
along Route 20 from its current terminus near the Kappa Sigma property. A conceptual
layout of the water and sewer systems is shown on the drawings submitted.
9.2 Stormwater
A preliminary layout of the storm sewerage system and stormwater management
concept is shown on the drawings submitted.
9.3 Dedications
Areas dedicated to the County for public use, other than streets dedicated by recorded
subdivision plat, shall be conveyed to the County only in such manner and form
approved by the County Attorney.
10. CONFORMANCE WITH NEIGHBORHOOD MODEL DISTRICT PRINCIPLES
10.1 Pedestrian Orientation
The subject site lies on the outskirts of the growth area designated as Neighborhood 4. This side
of town has seen a great deal of new development and a number of projects are underway. The
southernmost section of Neighborhood 4 has yet to mature to the point where it is a true
"neighborhood." For that reason, and partially due to the challenging terrain, the community at
large is not currently considered walkable. Noticeable gaps in infrastructure such as sidewalks
are now being filled in by new development, and soon the entire neighborhood will be linked in
such a way that the needs for pedestrian and bicycles will be fully met.
Spring Hill Village is proposing to do its part to fill in the gaps with regard to the pedestrian
issue. Area along the frontage of Avon Street Extended will be set aside for the installation of
such a connection already present in the corridor. The extension of this system will help
integrate Spring Hill Village into the fabric of the evolving neighborhood.
Within Spring Hill Village itself, a simple, intuitive system of sidewalks connects the residential
buildings to one another and directs residents toward the central community space, which
includes a number of recreational and social opportunities. Furthermore, connections between
the residential and possible commercial sections of Spring Hill Village are provided.
10.2 Neighborhood -Friendly Streets and Paths
Spring Hill Village is served by a formal system of public streets which connect all internal
portions of the community together as well as connect Route 20 with Avon Street Extended.
Roadside sidewalks flow throughout the community. On and off-street parking are provided.
An intensive street tree program will compliment the project by providing additional ambiance,
welcome shade and serve as a visual foil between the roadways, pedestrians on the sidewalks,
and the buildings.
10.3 Interconnected Streets and Transportation Networks
It was difficult due to the native topography of the site, but the plan calls for providing a
vehicular connection through the property between Avon Street Extended and Route 20.
Opportunities do exist to provide interconnectivity to adjacent parcels. Some of these
properties have been developed and others remain in single-family use. An opportunity to
connect to the property(s) north of Spring Hill Village has been accommodated. The residents
south of the proposed development have expressed a desire not to have such a connection.
10.4 Parks and Open Space as Amenities
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2.83 acres have been set aside for internal community use. It will include improvements
directed toward active as well as passive recreational use, social gatherings and communal
gardening.
10.5 Neighborhood Centers
The "neighborhood center" for Spring Hill Village will be the park. Businesses that may choose
to locate in Blocks A or B could be of a nature that they too would serve as gathering places
within the community. In a broader context, this precinct is anchored by South Side Shopping
Center located at the intersection of Avon Street Extended and Mill Creek Drive. A large grocery
store and number of convenience -related businesses are located there. A bank, a convenience
store with fuel service, and other commercial ventures compliment the food store and retail
enterprises. A variety public services and facilities have been --onstructed. Included are a new
high school, a fire/rescue station and a planned branch library. Additional business activity
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Spring Hill Village will find the existing neighborhood center convenient and a place where they
will regularly patronize.
10.6 Buildings and Spaces of Human Scale
Spring Hill Village is intended to be a quality, mixed -use community. Architecture, streetscape,
and amenity spaces have been coordinated to create a comfortable and safe environment for
residents and their guests
Buildings fronting on Avon Street Extended will have three or more stories to provide an
architectural facade to the community and to ensure that those traveling on the roadway do
not consistently look down onto rooftops. The middle of the community may have structures of
one or two -stories. Along the Route 20 frontage buildings may again increase in height in
response to their intended use. From within the development buildings will appear to diminish
in size due to the fact that they are terracing down the hillside. Due to the terrain falling
steadily away views of Carter's Mountain will be afforded from almost every vantage point.
10.7 Relegated Parking
Most of the required parking for Spring Hill Village will occur on individual lots or in parking lots
adjacent thereto. The remaining required parking will be provided on the public roadways.
Blocks A, B and C are where most of the relegated parking is currently proposed.
10.$ Mixture of Uses and Use Types
Spring Hill Village is proposed as a NMD with an opportunity for complementary non-residential
uses to develop along the eastern and northern boundaries (Blocks A, B and Q. The property
enjoys ready access to the neighborhood shopping center, schools, public services, and
Interstate 64. It is also an easy commute to oowntown Charlottesville. Rather than compete
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with this robust development, Spring Hill Village attempts to provide desirable housing in a
convenient location while also filling a need for a business location on the south side of the City.
10.9 Mixture of Housing Types and Affordability
Spring Hill Village will offer single-family detached and attached home sites. Apartments may be
included in Block B. Fifteen (15) percent of the residences will be designated as "affordable"
according to Albemarle County's definition of affordable rental housing.
10.10 Redevelopment
The property is not being redeveloped.
10.11 Site Planning that Respects Terrain
The terrain of the subject property is challenging. The layout of building blocks, travelways, and
improvements in Spring Hill Village responds to the topography of the site, which will result in a
pleasing and well -organized community. Although considerable grading will take place, the lay
of the land within the project will still reflect the original topography of the site.
10.12 Clear Boundaries with the Rural Areas
To the west and north Spring Hill Village is bordered by commercial and industrial
development. To the east lies Route 20 which represents a clear boundary between the eastern
limits of Neighborhood 4 and the farmland designated as Rural Areas. Immediately south lie
several other single-family homes beyond which the character of the corridor changes over to a
rural setting and this also represents the southern limits of Neighborhood 4.
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