HomeMy WebLinkAboutZMA200400017 Staff Report 2006-01-23COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE:
ZMA- 2004 -017 Wickham Pond
SU BJ ECT /PROPOSAL /REQU EST:
Weather Hill Development, LLC has requested a
rezoning from Rural Area, R -A zoning district, to
Neighborhood Model — NMD for 107 residential
units of a property located at 5023 Three
Notch'd Road, Route 240, (also known as Last
Nickel Farm).
STAFF CONTACT(S):
Cilimberg, Benish, Echols, Grant
AGENDA DATE:
October 12, 2005
ACTION: X INFORMATION:
CONSENT AGENDA:
ACTION: INFORMATION:
ATTACHMENTS: Yes
REVIEWED BY:
BACKGROUND:
On July 19, 2005, the Planning Commission reviewed the request by Weather Hill Development,
LLC for approval of Wickham Pond.
The Planning Commission endorsed the Wickham Pond proposal and recommended approval to
the Board of Supervisors subject to the following directions to staff:
1. A written agreement between the applicant /developer and the adjacent property owner
regarding the stormwater management use of the pond must be submitted prior to the
Board of Supervisors public hearing and final wording of the proffers will be worked out
between the Planning Commission and the Board of Supervisors meeting.
2. Critical slope impacts will need to be formally resolved with engineering and current
development staff during the site plan stage.
3. The proffers regarding affordability and the long term application of the affordable units
need to be worked out and be acceptable to staff before it goes to the Board.
4. The proffer stipulating substantial compliance with the location of the houses and the
configuration of the units needs to be worked out between the Planning Commission and
the Board of Supervisors meeting.
DISCUSSION:
Staff and the applicant have worked on resolving most of these issues.
1. A written agreement between the applicant /developer and the adjacent
property owner regarding the stormwater management use of the pond has
been submitted. (See Attachment A)
2. All issues regarding the proffers have been resolved to the satisfaction of staff
and the applicant. (See Attachment B)
RECOMMENDATIONS:
Based on the Planning Commission recommendation, staff recommends approval of the rezoning.
Attachments:
Attachment A: October 4, 2005 letter of agreement regarding stormwater management from the
adjacent property owner.
Attachment B: Proffers dated September 28, 2005
COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE: ZMA 2004 -017: Wickham Pond
SUBJECT /PROPOSAL /REQUEST:
Weather Hill Development, LLC has requested a
rezoning from Rural Area, R -A zoning district, to
Neighborhood Model — NMD for 107 residential
units of a property located at 5023 Three Notch'd
Road, Route 240, (also known as Last Nickel Farm).
STAFF: Claudette Grant
PLANNING COMMISSION DATE:
July 19, 2005
BOARD OF SUPERVISORS DATE:
August 10, 2005
PROPOSAL:
Weather Hill Development, LLC has requested a rezoning of a property located at 5023
Three Notch'd Road, Route 240, (also known as Last Nickel Farm) approximately 1,000 feet
from the intersection of Route 240 and Highlands Drive, which is also known as the entrance
to The Highlands subdivision from Rural Area, R -A zoning district, to Neighborhood Model
— NMD. At present, the property has a main house with several dependent buildings
consisting of barns, a small house, and smokehouse. A majority of the property is
undeveloped. With this rezoning, the applicant is requesting approval of 107 residential units
consisting of single — family detached and townhouse residential units. The applicant's
Application Plan and Code of Development, dated May 2, 2005 and revised on July 8, 2005
are attached as are the proffers. (See Attachment A for the Application Plan, Code of
Development and Proffers)
BACKGROUND:
The subject property has 20.52 acres and currently has a main house with several
dependent buildings consisting of barns, a small house, and smokehouse. A majority of
the property is undeveloped. With this rezoning, the applicant is requesting approval of
107 residential units consisting of single — family detached and townhouse residential
units.
DISCUSSION /FINDINGS:
The development meets the intent of the Neighborhood Model District. It has an approvable Code of
Development. Proffers are appropriate in substance, but the form will need to be re- worded with the
Department's of Zoning, Housing, and the County Attorney's office.
Density is slightly in excess of that recommended in the Crozet Master Plan; however, 14 affordable
units are provided.
Stormwater management is generally acceptable but requires definitive approval from the adjacent
property owner.
RECOMMENDATION:
Staff recommends approval of the rezoning and proffers with the condition that:
1. A written agreement between the applicant /developer and the adjacent property
owner regarding the stormwater management use of the pond is submitted prior to the
Board of Supervisors public hearing and final wording of the proffers will be worked
out between the Planning Commission and the Board of Supervisors meeting.
2. Staff notes that critical slope impacts will need to be formally resolved with
engineering and current development staff during the site plan stage.
2
STAFF PERSON: CLAUDETTE GRANT
PLANNING COMMISSION: JULY 19, 2005
BOARD OF SUPERVISORS: AUGUST 10, 2005
ZMA 2004 -017: Wickham Pond
Petition: The petition is a request to rezone 20.52 acres from R -A, Rural Area to NMD,
Neighborhood Model District to allow single- family detached, and townhouse units with a
density of approximately 5 dwellings per acre. The property described as Tax Map 56
Parcel(s) 92 is located in the White Hall Magisterial District. The Crozet Master Plan of the
Comprehensive Plan designates this property as Development Area Preserve [CT -1], Urban
General [CT -4], and Urban Edge [CT -3]. The density allowed in a CT -4 area is 4.5 dwelling
units per acre for single family detached, single family attached and duplexes; up to 12
dwelling units per acre for townhouses and apartments and up to 18 dwelling units per acre in
a mixed use setting. The CT -3 area allows a density of 3.5 — 4.5 units per acre and 6.5 units
per acre, if accessory apartments are added for 50% of the residential stock.
Character of the Area: The properties adjoining the parcel vary in their level and type of
development. Across the street and to the north of the property, the character of the area is
very rural in nature. It contains single family residences and a mobile home development.
The Highlands residential subdivision development is located to the east of the property and
the property located to the west of the subject site is currently a fairly large wooded
undeveloped property which has the same land use designations as the Wickham Pond
property in the Crozet Master Plan of the Comprehensive Plan. The C & O Railroad is
located to the south of the site.
RECOMMENDATION: Staff has reviewed the proposal and associated proffers for
conformity with the Comprehensive Plan and the Zoning Ordinance and recommends
approval.
Planning and Zoning History: The parcel has no planning or zoning history. The existing
house was built on the site around 1932.
Specifics on the Proposal: The layout of the development is shown in Attachment A as the
"Rezoning Application Plan ". The residential development requested would allow for the
development of 107 units in this area of Crozet. The design and form of the complex allows
a variety of housing types mixed with some recreational features. There are a variety of
active and passive recreational features which meander through the site, at the front, center
and rear of the property. The plan preserves portions of the natural environment as well as
the main existing farm house and the smoke house. The farm house will become a meeting
house for this community and the smoke house will be incorporated into the play area for
children.
Proffers are provided to help mitigate impacts of the development on County facilities and
services. The applicant has proffered $1,000 per unit for the non - affordable units to address
capital facility needs and has proffered 14 affordable units.
3
Staff believes that through action on recent residential rezonings, the Board has set an
expectation for offsets to impacts caused by residential developments. Stillfried Lane
Townhouses (ZMA 03 -12) and Avon Park (ZMA 04 -03) proffered $1000 per unit to be used
for capital improvements. These developments provided 26 and 61 new residential new
units, respectively. Other developments have proffered the equivalent of $3000 per unit
(ZMA 02 -02 Hollymead Town Center Area C and ZMA 01 -07 Albemarle Place). Briarwood
(ZMA 04 -14) added four units to the development and changed housing types. No cash
proffer was made; however, a proffer to provide 25 new units in the overall development as
affordable units was made and accepted. This development is proffering $1000 per unit for
the market rate units and provision of 14 affordable units.
As stated in staff reports on other rezonings, staff believes that further guidance from the
Board on expectations for proffers and affordability is needed in order for staff to effectively
convey these expectations to applicants. For the time being, however, staff can only rely on
previous actions of the Board as guidance to applicants on expectations for off -sets to
impacts of new development.
Applicant's Justification for the Request: The key points are that the applicant believes
this project is in keeping with the Crozet Master Plan and the Principles of the Neighborhood
Model. This development will primarily be a residential community consisting of a mix of
both multi- and single - family residential units. This development will not provide a
neighborhood center or convenient shopping, but these characteristics are in close proximity
to downtown Crozet. Pedestrian friendly, this development provides both formal and
informal walking paths, which will allow residents to enjoy the various recreation
opportunities available on the site.
By -right Use of the Property: If developed under the current RA zoning, the by -right use
would result in 5 single family residential lots.
Comprehensive Plan and The Neighborhood Model: Requests for rezonings in the
Development Areas are assessed for conformity with the Neighborhood Model and the Land
Use Plan.
The Crozet Master Plan shows this area as Corridor, which should:
Follow a linear pattern along an important thoroughfare and the continuum is inverted,
which means instead of the least intense development occurring on the edge or fringe,
adjacent to the thoroughfare, the most intense pattern has developed over time to take
advantage of visibility and easy access from the road. In other words the intense
development moves from the center of the project to the edge adjacent to the
thoroughfare.
The "building" of the corridor -type incorporates what has already occurred along major
thoroughfares and seeks to use it to create a distinct character for the place.
The Crozet Master Plan designates the front portion of this site adjacent to Route 240 as
Development Area Preserve or CT 1. The Master Plan describes the preserve as a public
space providing an area for unstructured recreation and gatherings while preserving the
natural state of an undisturbed (relatively speaking) area. This space allows for the natural
al
succession of native Piedmont plant species and protects the habitat of local wildlife. It might
also serve as a large -scale stormwater retention area, providing habitat for native wetland
plant and animal species.
In respect to the preserve area, the Architectural Review Board has requested that both the
application plan and the master plan show the proposed planting of the new hedgerow along
Route 240 at the north edge of the site, all proposed planting associated with the
hammerhead, and all proposed plantings and existing plants to remain 500' into the site
(minimum). All of these plantings are currently included on the illustrative in the front of the
Code of Development, and notes are included on these same drawings referring to the Code
of Development for further information on the planting of the new hedgerow (Route 240,
north edge of the site).
The density of the proposed project is relatively consistent with the density classifications in
the Crozet Master Plan with the exception of Block 5, which is designated CT3 in the Crozet
Master Plan and allows 4.5 dwelling units per acre and 6.5 units per acre, if accessory
apartments are added for 50% of the residential stock. With the addition of the 14 affordable
housing units in this block, the density is 9 dwelling units per acre. Block 7 is also designated
CT3 in the Crozet Master Plan, and allows the same dwelling units per acre as mentioned
above. If the townhouse option is used there are 7.2 dwelling units per acre in this block.
However, if the single family option is used the density complies with the master Plan. The
staff recommends the slightly higher than allowed density within these two blocks because it
allows for a better designed community, which includes affordable housing options. Based
on the Crozet Master Plan, the applicant could develop a total of 128 units. However, the
applicant is proposing a total of 107 units.
The Open Space Plan shows this area to have wooded area around the pond which is a non -
tidal wetland. The 100 foot stream buffer will help to preserve the wooded area around the
pond.
The ways in which the proposed project meets the twelve principles for development in
accordance with the Neighborhood Model are provided below.
Pedestrian
Orientation
Sidewalks and paths are provided throughout the site along with a
sidewalk along Route 240, which will eventually tie into a sidewalk
leading to downtown Crozet. Staff believes this principle is met.
Neighborhood
The Crozet Master Plan shows two road connections between this site
Friendly Streets
and the adjacent undeveloped site located to the west of this property.
and Paths
Due to environmental concerns and protection of the stream buffer
area only one street connection to the western undeveloped site could
be incorporated into the Wickham Pond development. The applicant
has included a section within the Code of Development that addresses
curb, gutter, sidewalk, and street trees, which meet the Neighborhood
Model District classification. Low speed limits, and sidewalks
buffered with street trees will help create a safe environment.
Landscape in the street island will also help to create neighborhood
friendly streets. This principle is met.
Interconnected
There is a street pattern in the development that will eventually
Streets and
connect to the adjacent property on the east with a road. There were
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Transportation
limited opportunities for interconnection due to environmental factors
Networks
to the east of the property and the Highlands community to the west
is already developed with individual lots. This principle is met.
Parks and Open
At the front of the site, adjacent to Route 240 is a large park set for
Space
passive and active recreation. The existing farmhouse is included in a
portion of this area. There will also be a tot lot and gardens in this
vicinity. There will be a park in the center of the development
equipped with a bandstand. A third park area will be towards the rear
of the site near the existing pond and a small pocket park will be
located across from the larger park area with the pond. This principle
is met.
Neighborhood
Outside of the meeting house, which is the existing farm house, there
Centers
are no true neighborhood centers within this development. However,
proximity to downtown Crozet and the Con -Agra development, along
with future sidewalk connections, will help make these neighborhood
centers relatively easy to get to for the residents of Wickham Pond.
Staff believes this principle is met.
Buildings and
This development with its single- family and townhouse residences
Spaces of Human
will not exceed three stories in height. The proposed size of the lots
Scale
and yards will also help to keep the community on a human scale.
The proposed hedgerow along Route 240 at the north edge of the site
and the hedgerow adjacent to the Highland properties will help to
keep the space of this development on a human scale. All of these
elements are included in the Code of Development. This principle is
met.
Relegated Parking
A majority of the residences will have garages. The area at the rear of
the site with the parking lot is relegated to the side of the townhouses
it will serve. There will be some on street parking available. This
principle is met.
Mixture of Uses
There is not a mixture of uses on this site. It is a relatively small to
medium sized residential development that will offer the opportunity
for some home —based occupations. The proximity to centers such as
Con Agra and downtown Crozet helps to provide other uses close to
this community.
Mixture of Housing
There are a variety of housing types within this development
Types and
including single - family and townhouses. The developer is providing
Affordability
fourteen affordable units which will be developed as secondary
dwellings within a townhouse setting.
Redevelopment
Wickham Pond is formerly known as "Last Nickel Farm ". It is an
example of an infill project.
Site Planning that
The following critical slope areas will be impacted: A small area of
Respects Terrain
critical slopes in Block I adjacent to the existing barn and tenant
house. Small pockets of critical slopes upstream of the pond from the
existing Spring House up the swale to the southern property line will
be impacted by the road construction, grading for Block 3 and
perimeter erosion control measures. Critical slopes area at the rear of
the property and adjacent to a culvert under the railroad tracks will be
impacted by the construction of Block 4 and the necessary erosion
STAFF COMMENT
Relationship between the application and the purpose and intent of the reauested
zoning district The purpose and intent of the Neighborhood Model (NMD) district is to
establish a planned development district in which traditional neighborhood development, as
established in the County's Neighborhood Model, will occur. The NMD provides for
compact, mixed -use developments with an urban scale, massing, density and an
infrastructure configuration that integrates diversified uses within close proximity to each
other within the development areas identified in the comprehensive plan. The existing Rural
Area (RA) zoning district provides for preservation of agricultural and forestal lands and
activities, water supply protection, limited service delivery to the rural areas, and
conservation of natural, scenic, and historic resources.
The application is for a dense residential use in the development. The existing RA zoning
would not permit this level of residential development on the site. The NMD will allow the
dense residential uses proposed. The densities proposed in the Wickham Pond development
are relatively consistent with the CT 3 and 4 as described in the Crozet Master Plan.
Public need and iustification for the change The County's policy for encouraging
development at higher densities within the Development Areas provides a public need and
justification for the request. Form and design are as important to a successful project,
though, as the density.
Anticipated impact on public facilities and services
Transportation — Approximately, an additional 636.55 vehicle trips per day are expected
from this development. Route 240 is capable of absorbing this additional traffic with
minimal impact.
Water and Sewer - Water and sewer are available to serve the site.
Schools - Children from this development would attend Crozet Elementary School,
Middle School and High School. Using the County's multipliers for townhouse
development, a total of 14 children are anticipated with the 72 units. Using the County's
multipliers for single family detached residences, a total of 12 children are anticipated
with the 35 units.
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control measures. Critical slopes along the east side of the pond are
proposed to be regraded in order to construct an aquatic bench as part
of the strategy for managing stormwater quality. The largest area of
critical slopes which is along the west side of the pond is not to be
disturbed. The developer has kept the residential lots outside of the
natural stream buffers protecting the natural environment.
Clear Boundaries
The property abuts Three Notch'd Road which is a development area
with the Rural
boundary. The proposed hedgerow and open space at the entrance to
Areas
the development will help maintain the rural development area
boundary on the development area side.
STAFF COMMENT
Relationship between the application and the purpose and intent of the reauested
zoning district The purpose and intent of the Neighborhood Model (NMD) district is to
establish a planned development district in which traditional neighborhood development, as
established in the County's Neighborhood Model, will occur. The NMD provides for
compact, mixed -use developments with an urban scale, massing, density and an
infrastructure configuration that integrates diversified uses within close proximity to each
other within the development areas identified in the comprehensive plan. The existing Rural
Area (RA) zoning district provides for preservation of agricultural and forestal lands and
activities, water supply protection, limited service delivery to the rural areas, and
conservation of natural, scenic, and historic resources.
The application is for a dense residential use in the development. The existing RA zoning
would not permit this level of residential development on the site. The NMD will allow the
dense residential uses proposed. The densities proposed in the Wickham Pond development
are relatively consistent with the CT 3 and 4 as described in the Crozet Master Plan.
Public need and iustification for the change The County's policy for encouraging
development at higher densities within the Development Areas provides a public need and
justification for the request. Form and design are as important to a successful project,
though, as the density.
Anticipated impact on public facilities and services
Transportation — Approximately, an additional 636.55 vehicle trips per day are expected
from this development. Route 240 is capable of absorbing this additional traffic with
minimal impact.
Water and Sewer - Water and sewer are available to serve the site.
Schools - Children from this development would attend Crozet Elementary School,
Middle School and High School. Using the County's multipliers for townhouse
development, a total of 14 children are anticipated with the 72 units. Using the County's
multipliers for single family detached residences, a total of 12 children are anticipated
with the 35 units.
7
Stormwater Management — A stormwater facility is shown on the pond located partially
on the subject site and on the adjacent property. The applicant has noted a verbal
agreement with the adjacent property owner regarding the use of the pond for stormwater
management. Because the design of this development is dependent on the stormwater
management shown, staff is requesting a written agreement between both property
owners regarding the use of the pond for stormwater management purposes for the
Wickham Pond development prior to approval of the rezoning by the Board of
Supervisors.
Fiscal impact to public facilities — A fiscal impact analysis is provided as Attachment
D. The fiscal impact analysis was based on an earlier plan. Staff feels the additional
number of units proposed is minimal and would not be a major impact on the original
numbers. As with all residential rezonings, the fiscal impact is greater than the revenue
generated to pay for services.
Anticipated impact on natural, cultural, and historic resources — This site is largely
undeveloped. Some of the natural resources located on this site are a pond, a stream and a
spring house. The developer has worked diligently with staff to keep development out of the
stream buffer, which is partially located, adjacent to an undeveloped site. It is anticipated that
the pond will be used for Wickham Pond's stormwater management. The existing farmhouse
and smokehouse are historic resources, the developer plans to retain. The farmhouse will be a
meeting house and the smokehouse will be relocated in the children's play area. Preservation
of the stream buffer, pond, existing farmhouse and smokehouse will help maintain the rural
character of this site, and result in low impact to these resources.
SUMMARY
Staff has identified the following factors, which are favorable to the rezoning request:
1. The rezoning is primarily in keeping with the Crozet Master Plan.
2. The proposed use provides for a "mixture of housing types in this part of
Crozet.
3. Residential uses are supported by a pedestrian network, public services
(schools, fire, and rescue services) and close proximity to shopping and
employment.
4. Historic resources (the existing house and smokehouse) are being preserved.
5. The stream buffer is being preserved.
6. The applicant is proposing some affordable housing opportunities.
7. There will be a green buffer /hedgerow at the front of the site adjacent to Route
240 and on the eastern side of the site adjacent to the Highlands development.
Staff has identified the following factors which are unfavorable to this request:
1. Applicant has not fully resolved stormwater management with the adjacent
property owner.
2. Two blocks of the development have slightly higher density than what the
Crozet Master Plan calls for.
3. Some areas of critical slope will be impacted.
RECOMMENDED ACTION: Staff recommends approval of the rezoning and proffers
with the condition that:
3. A written agreement between the applicant /developer and the adjacent property
owner regarding the stormwater management use of the pond is submitted prior to the
Board of Supervisors public hearing and final wording of the proffers will be worked
out between the Planning Commission and the Board of Supervisors meeting.
4. Staff notes that critical slope impacts will need to be formally resolved with
engineering and current development staff during the site plan stage.
ATTACHMENTS:
Attachment A — Application Plan and Code of Development dated May 2, 2005 with July 8,
2005 Revisions and Proffers dated July 11, 2005.
Attachment B — Tax Map
Attachment C — Vicinity Map
Attachment D — Fiscal Impact Analysis dated May 6, 2005
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