Loading...
HomeMy WebLinkAboutARB202000102 Application 2020-09-22 Community Development Departmert Albemarle Coun 401 h re Road Charlottesville,VA22902-4696 1Tv"14-' •(434)296-' 6832 Fax (434)972-4126 \\741.11,Pri Planning Application 'PARCEL / OWNER INFORMATION TMP 061P40-00-00-00600 Owner(s): TIOTA LTD Application# ARB202000102 PROPERTY INFORMATION Legal Description I ACREAGE 5&7 RED CARPET INN Magisterial Dist. Rio Land Use Primary Commercial Current AFD Not in A/F District vi Current Zoning Primary ICI Commercial jJ 1APPLICATION INFORMATION Street Address 405 PREMIER CIR CHARLOTTESVILLE, 22901 Entered By Application Type Architectural Review Board JjJ !Jennifer Smith E. 9/22/2020 Project PREMIER APARTMENTS- DIGITAL Received Date 09/21/20 Received Date Final Submittal Date 09/21/20 Total Fees Closing File Date Submittal Date Final Total Paid Revision Number Comments Legal Ad SUB APPLICATION(s) Type Sub Applicatio Comment Advisory Review 09/21/20 APPLICANT / CONTACT INFORMATION ContactType Name Address CityState Zip Phone PhoneCell ow MK,ApptiZ2 1'4 TIOTA LTD !5513 WYANT LANE CHARLOTTESVILL :22903- . •-.-- Ptwriary Camtszt LORI H. SCHWELLER, ESQ. 321 EAST MAIN STREET, SUITE :CHARLOTTESVILL 22902 4349515728 • • Date Signature of Contractor or Authorized Agent Architectural Review Board Application ``� Part A: Applicant, Contact and Parcel Information Project name: Premier Apartments Tax map and parcel(s): 061 MO-00-00-00600 Physical Street Address: 405 Premier Circle Contact Person: Lori H. Schweller, Esq. Business Name: Williams Mullen Address 321 East Main Street, Suite 400 City Charlottesville State VA Zip 22902 Daytime Phone (__) 434-951-5728 Fax # C_) 434-817-0977 E-mail LSchweller@williamsmullen.com Owner of Record: Tlota, Ltd., a Virginia corporation Address 5513 Wyant Lane City Charlottesville State VA Zip 22903 Daytime Phone (__) Fax# C—) E-mail Part B: Review Type and Fee Select review type Review by the Architectural Review Board Conceptual Plan/Advisory Review (for a Special Use Permit or a No Fee Rezoning) Preliminary/Initial Review of a Site Development Plan No Fee Final Review of a Site Development Plan $1075.00 Amendment to an approved Certificate of Appropriateness $ 242.00 Building Permit Review $ 634.00 County -wide Certificate of Appropriateness x Structures 750' or more from the EC, no taller than 5 stories No Fee Structures located behind a structure that fronts the EC No Fee Personal wireless service facilities No Fee Fencing or Equipment or Lighting No Fee Additions to ARB-approved buildings No Fee Minor amendments to site or architectural plans No Fee UBuilding permits where the change is 50% or less of the altered elevation No Fee NOTE: For SIGNS, use the combined APPLICATION AND CHEKLIST FOR SIGNS. FOR OFFICE USE ONLY BP# ARB# Fee Amount $ Date Paid By who? Receipt # Check # By County of Albemarle Dept of Community Development, 401 McIntire Rd, Charlottesville, VA 22902 Voice: (434) 296M32 Fax: (434)9724126 IW2015 ?qe i d2 OVER, Part C: Description of Proposal Describe your proposal. Attach a separate sheet if necessary. Rezone 3.75 acre parcel from C-1 Commercial to NMD Neighborhood Model Development to permit the development of affordable multi -family housing by Piedmont Housing Alliance and Virginia Supportive Housing along with an office building on the Route 29 frontage. The first phase of development will include the VSH 80-unit multi -family building in the center area of the parcel, and the second phase will include the PHA 60-unit multi -family building in the rear of the parcel. The commercial building will be located in the Code of Development's Block 1, and the two residential buildin swill comprise Block 2. All residential units will be affordable housing. The VSH units will be a ordab a to residents eaming 50% or less AMI, and the PHA units will be affordable in the 30%-80% AMI range, to be determined upon structuring of available LIHTC and other funding sources. Past Applicant Agreement Applicant must read and sign • Each application package must contain (8) folded copies of all plans and documents being submitted. Only (1) set of building material samples is required. All submittal items, including building material samples, become the property of Albemarle County. Applicants are encouraged to maintain duplicate copies of all submittal items in their own files. Only complete application packages will be scheduled for ARB review. The application package is not complete without the appropriate checklist, completed, signed, and included with the required submittal materials indicated on the checklist. I hereby certify that I own the subject property or have the legal power to act on behalf of the owner in filing this application. *See submittal requirements below. I also certify that the information provided on this application and accompanying information is accurate, true, and correct to the best of my knowledge, and that the attached plans contain all information required by the appropriate checklist. 9117/207a �SifrufttWof owner, o er's representative Date or contract purchaser Christopher S. Tyler, President of Tlota, Ltd. Y Y-09- 3 JblC ne- /?� Printed name, Title Daytime phone number of Signatory *Ownership Information: If ownership of the property is in the name of any type of legal entity or organization including, but not limited to, the name of a corporation, partnership or association, or in the name of a trust, or in a fictitious name, a document acceptable to the County must be submitted certifying that the person signing above has the authority to do so. If the applicant is a contract purchaser, a document acceptable to the County must be submitted containing the owner's written consent to the application. If the applicant is the agent of the owner, a document acceptable to the County must be submitted that is evidence of the existence and scope of the agency. Attach the owner's written consent. 1120I0 Page 2 of 2 OVER I ZMA202000057 PREMIER APARTMENTS 405 Premier Circle Application Narrative September 21, 2020 Proiect Proposal Premier Apartments (the "Project'), would comprise up to 140 affordable residential units within two multi -family buildings, with a two-story non-residential (office) building fronting Route 29. The Project is a creative redevelopment of the existing Red Carpet Inn site to serve the clients of three affordable housing providers: Virginia Supportive Housing (VSH), the Thomas Jefferson Area Coalition for the Homeless (TJACH), and Piedmont Housing Alliance (PHA). PHA, the Applicant, will be the contract purchaser of the subject property, identified as Tax Map parcel 061 MO-00-00-00600, containing approximately 3.75 acres, with address 405 Premier Circle (the 'Property'), owned by Tiota, Ltd. To facilitate the purchase and redevelopment, PHA plans a March 2021 application for Low Income Housing Tax Credits (LIHTC). During the period of rezoning, site planning, and construction, TJACH will house approximately 40-70 formerly -homeless residents in existing hotel rooms. Following rezoning approval, residents in the existing hotel rooms would be permitted to stay longer than thirty (30) days during the redevelopment process. Following site planning and construction, these and other residents will move into an 80-unit multi -family building operated by VSH as deeply affordable independent rental housing. PHA intends to apply for LIHTC credits in 2022 to help fund a 60-unit affordable multi -family building for families at the rear of the parcel. The Property is currently zoned C-1 Commercial. It is located in the Places 29 Master Planning area and is designated for a primary use of Office / R&D / Flex / Light Industrial with residential as a secondary use. In order to accomplish the described multi -faceted project, PHA, VSH, and TJACH are requesting to amend the zoning map from C-1 to Neighborhood Model Development (NMD), which will allow the Property to be developed as mixed use with an office building fronting State Route 29 North in Block One and two multi -family residential buildings in Block Two. removed from the Entrance Corridor. As supported by project data described in the Timmons Group parking waiver request letter, dated September 21, 2020, supportive housing for homeless and very low-income families requires far less parking than commercial uses or traditional multi -family. The size of the commercial building, which is proposed as 15,000 square feet with two stories (20,000 sf maximum), is limited primarily by the amount of parking it would require. VSH proposes a four-story 80-unit building composed of 100% studio apartments for single adults, which would be affordable to those making 50% or less AMI, and PHA proposes a 60- unit building that would be four stories in the front closest to the VSH building and three stories in the rear closest to the single-family neighborhood to the northeast. The PHA building is expected to comprise primarily one -bedroom (approximately 20%) and two -bedroom units (approximately 80%) with possibly up to 5% three -bedroom. The affordability of the PHA building depends upon the final structure of financing so is currently described as 30%-80% AMI for the purposes of rezoning. The Comprehensive Plan recommends 34 DUA for this area. The Project proposes and requests approval of a slightly higher density -- 37 DUA -- to allow the 1 1 P a g e PHA building to have 60 units, which increases operating efficiency and competitiveness within the LIHTC application process. Surrounding parcels. The parcels to the southwest of the Property front Westfield Road and are used for various commercial purposes. Parcels to the northeast, sharing access over Premier Circle, include another hotel, a law firm, and furniture store. Behind the parcels on Premier Circles lies a single family subdivision with lots off Commonwealth Circle and Commonwealth Drive. Neighborhood Model District (NMD) District According to the County Zoning Ordinance Section 20A.1, "(t)he purpose of the Neighborhood Model district (the "NMD") is to establish a planned development district in which traditional neighborhood development, as established in the county's Neighborhood Model, will occur. The county's Neighborhood Model was adopted as part of the Comprehensive Plan and is hereinafter referred to as the "Neighborhood Model." The regulations in section 20A encourage a development form and character that is different from conventional suburban development by providing the following characteristics: 1. Pedestrian orientation; 2. Neighborhood friendly streets and paths; 3. Interconnected streets and transportation networks; 4. Parks and open space as amenities; 5. Neighborhood centers; 6. Buildings and spaces of human scale; 7. Relegated parking; 8. Mixture of uses and use types; 9. Mixture of housing types and affordability; 10. Redevelopment; 11. Site planning that respects terrain; and 12. Clear boundaries with the rural areas." The project's consistency with these principles is addressed below in the Comprehensive Plan conformity section of this narrative. However, addressed here as part of the Zoning Ordinance requirements pertaining to NMD are phasing, residential density, and mixture of housing types. Phasing. The Project will develop in three phases as depicted on the Phasing Diagram (Sheet 7 of the Concept Plan), briefly outlined with approximate timelines as follows: Phase I from ZMA approval through 2024: (a) The VSH building would be constructed. (b) Approximately 40-75 rooms within the existing hotel buildings would be used for transient housing. (c) The new access into the Property would be constructed. Phase II 2024-2026: (a) The PHA building would be constructed. (b) The primary parking lot on Block 2 would be constructed. (c) The front existing hotel building may be demolished or may remain onsite. 2 1 P a g e (d) All amenity spaces, landscaping, screening, and pedestrian connections for Block 2 would be complete. Phase III: (a) The front hotel building would be demolished (if not completed during Phase II), and the non-residential building would be constructed on the Route 29 frontage. (b) Amenity space, landscaping, and all pedestrian connections for Block 1 would be complete. Residential density. The Office / R+D / Flex / Light Industrial Comprehensive Plan designation calls for residential as a secondary land use, specifically as multifamily units above non- residential, but it does not specify a density. The Comprehensive Plan guides the Applicant to refer to other designations in the Places29 Master Plan, specifically, Urban Density Residential (UDR) and Urban Mixed Use (UMU), both of which have maximum density of 34 dwelling units/acre. Further, UDR and UMU both recommend multifamily housing (as does the Property's designation), and UMU also recommends having residential units above non- residential uses. Since residential is intended to be secondary in the Property's Comprehensive Plan designation, the Code of Development permits greater non-residential square footage. Adhering to 34 DUA would limit the Project to 127 units. In order to maximize the efficiency of the buildings and the provision of affordable housing on the Property, the Applicants proposes 140 units, or 37 DUA, allowing 80 units in the VSH building and 60 (as opposed to 47) in the PHA building. Given the small size of the units and the Project's significant contribution to the County's affordable housing stock, the Applicant respectfully submits that the provision of these additional units afforded by increased density would pose no detriment to surrounding properties while providing a significant benefit to the community. Parcels to the east, west, and south are commercial, and the residential properties to the north are separated from the Property by a wooded buffer. Mixture of uses. The Project will include non-residential (office) and residential uses based on the Land Use designations in the Places29 Master Plan. Office is a primary use, and residential is a secondary use for land designated as Office / R&D / Flex / Light Industrial Land Use Designation for Areas Around Centers. Mixture of housing types. The Applicant is proposing two buildings of multi -family dwellings and has submitted an application for a Special Exception to permit a single housing type. It is possible that the VSH supportive housing development could be categorized as special needs housing based on services provided to residents. Staff is exploring this question, and, if the proposed use can be categorized as special needs housing, the Applicant will withdraw the Special Exception application. Consistencv with the Comprehensive Plan and Neiahborhood Model The Property is located within the Places29-Hydraulic area of the Places29 Master Plan. The Future Land Use Map designates the Property and the parcels to the north along Route 29 as Office / R&D / Flex / Light Industrial. As an area around a Center, Table LU2 sets out office as a primary land use designation and residential as a secondary land use designation. The property immediately to the west on either side of Westfield Road is designated as Urban Mixed Use (in Centers), and the Berkeley neighborhood to the northeast is designated as Neighborhood Density Residential. Below is an excerpt from the Future Land Use South Map, dated November 5, 2018: 3 1 P a g e OUrban Moved! Use (in Centers) Light Industrial Urban Mued Use (in areas around Centers) I- Heavy Industnal - Cammercial Mined Use - Institutional - Urban Density Residential _ Public Open Space Neighborhood Density Residential _ Privately Owned Open Space; Enviroi ® UDA Boundary (See page 8-6) O Small Area Plan Boundary (2) Q Developmei The Office/Research & Development (R & D)/Flex/Light Industrial designation allows a range of uses with the lowest level of impact on surrounding uses, such as residential. Office buildings generate traffic primarily through employees and visitors during business hours. The Applicant is limiting the size of the office building on the Property to take into consideration parking demands in relation to developable area. The Places29 Plan uses the "Office" designation in areas around Centers. Office may include professional offices, such as medical or real estate offices. The 'Research & Development (R&D)" designation refers to "an administrative, engineering, and/or scientific research, design, or experimentation facility that engages in research, or research and development, of innovative ideas in technology -intensive fields," and these uses may be housed in traditional office buildings rather than industrial facilities. Examples include research and development of computer software, information systems, communication systems, transportation, geographic information systems, and multi -media and video technology. The "Flex" designation "describes businesses that may include several uses, such as a manufacturing facility with warehouse space for components and completed products, a showroom for sale of the products, and office space where administrative duties for the business take place .... (and) may include: research & development, manufacturing, warehousing, distribution, office, retail, customer service, and showrooms, among others." Residential is a secondary use in the Office / R&D / Flex / Light Industrial areas, and Table LU2 sets out a preference for locating residential on the upper floors of multistory buildings. However, mixing uses horizontally on a parcel rather than vertically is more effective in this case to reach the goals of the Applicant and the County. First, the supportive housing proposed by the Applicant is more effectively managed in standalone buildings. These buildings are proposed to be set back in the middle and rear of the parcel and will not have significant visibility on the commercial corridor while affording the residents immediate access to employment and shopping in nearby commercial areas and through public transportation via 4 1 P a g e nearby bus lines. Second, the non-residential (office) building on the front of the Property may be subdivided and sold to help support the Applicant's low income housing program. Guiding Principles of the P/aces29 Master Plan. 1. Pedestrian orientation / 2. Neighborhood -friendly streets and paths The relatively small Property connects with neighboring properties by existing sidewalks along Route 29. The Applicant proposes a new sidewalk along a portion of the Property frontage with Premier Circle and will include sidewalks within the development connecting buildings and connecting residents with outdoor amenities. 3. Interconnected Streets and Transportation Networks Supportive housing for very low-income residents entails far fewer traffic counts than office or conventional multi -family developments. Based on other VSH and PHA projects, as outlined in the Timmons Group parking waiver request letter, the Applicant's traffic analysis concludes that the VSH building needs only 0.35 parking space per unit for a total of 28 spaces, and the PHA building needs approximately 1.3 parking spaces per unit for a total of 78 spaces for 60 units. Therefore, the Applicant's residential uses in Block Two will require a total of 106 parking spaces. For the commercial space, one space per 200 square feet of net office floor area is required by Section 4.12.6. The term "net office floor area" is calculated as 80% of the gross floor area. Therefore, for the 15,000 square foot of gross office space proposed, 12,000 net square feet will require 60 parking spaces, and the Applicant will provide at least 60 spaces within Block One. Two Charlottesville Area Transit (CAT) routes run roughly parallel to Route 29. Route 5 runs from Barracks Road Shopping Center north along Georgetown Road and along Commonwealth Drive to Rio Hill Shopping Center, Albemarle Square Shopping Center and north along Berkmar Drive and includes a stop approximately % mile southwest of the site near the intersection of Route 29 and Westfield Road. Route 7 runs from the Downtown Mall through the University of Virginia, north on Emmet Street to Barracks Road Shopping Center, Seminole Square Shopping Center, The Shops at Stonefield, up Hillsdale Drive to Fashion Square Mall. The closest stops on Route 7 are on Hillsdale Drive on the south side of Route 29 and near Costco to the southwest. Route 5 runs every 30 minutes; Route 7 runs every 20 minutes. 4. Parks and Open Space as Amenities Zoning Ordinance Section 20A.9 governs the amount of area to be devoted to green space and to amenities within Neighborhood Model Developments. Please see the Code of Development for detailed information about the Project's green space and recreational amenity proposals. Areas designated for Office / R&D / Flex / Light Industrial require 10% amenity space to be reserved. See Zoning Ordinance § 20A.9.b.2 ("For areas shown in the land use element of the comprehensive plan as regional service, office service, office regional service or industrial service, the area devoted to amenities shall be at least ten percent of the gross acreage of the area proposed to be rezoned"). The Project will include 20% green space comprising outdoor recreational amenities and green elements. 5 1 P a g e This project intends to provide amenity and recreational facilities appropriate to elderly and special needs demographics by providing outdoor spaces that at once encourage gathering and solitude, and recreation and rest. Considering these demographics, amenity objectives, and limited space as an infill project within the Urban Development Area, this project intends to meet all greenspace and amenity requirements of the NMD by requesting a substitution for recreational facilities and a reduction in total recreational area required per Zoning Ordinance Section 4.16. SUMMARY OF TABLES C& D: AMENITY & RECREATIONAL FACILITY REQUIREMENTS PER THE CODE OF DEVELOPMENT AND IN COMPARISON TO THE REQUIREMENTS OF 18-4.16 Amenity Amount and Recreational Substitution Amount Min. Facility Area Per Description Per Cod (In and Facility Description 4.16 Compliance w/ NMD) Requested COD TOTAL 10% of total project area One (1) 2,000 sf contiguous One 2,000 sf tot lot PROJECT devoted to amenity areas community garden space per for the first 30 units such as: each residential multifamily and for each Courtyards, plazas with building constructed. additional 50 units seating, lawn/park space, (3 max required) meditation gardens . One''/3 court basketball court per 100 units (1 max required) 5. Neighborhood Centers The Future Land Use Map designates a Neighborhood Service Center to be located on parcels southwest of the Property where currently a variety of commercial enterprises are operating. The Project complies with Table LU2's "Land Use Designations in "Areas Around Centers." 6. Buildings and Spaces of Human Scale The maximum office -only single -building footprint recommended by Table LU2 is 40,000 square feet, and buildings should not be taller than four stories unless by special exception. To minimize parking requirements, the Applicant is proposing a 15,000 square foot two-story office building, non-residential not to exceed 20,000 square feet (permitted in Block One only). The 80-unit VSH building in the center of the parcel is proposed at four stories, and the 60-unit PHA building is proposed as four stories in the front portion near the VSH building and three stories in the rear. The three buildings are oriented perpendicular to Premier Circle and the commercial buildings to the southwest to avoid large walls looming over property lines or facing access points. Green space and parking are interspersed among the buildings to avoid large parking areas and to give each building a more enclosed sense of neighborhood unto itself. 7. Relegated Parking The majority of the parking spaces, located on Block 2, will be located behind the buildings. The lower half of the existing one-story building is not visible from Route 29, indicating that parking along a portion of the front of the Property to serve the commercial building would not be visible from the Entrance Corridor. 6 1 P a g e 8. Mix of Uses within Land Use Designations Rezoning to the NMD district will allow the Applicant to provide both the primary use designated for the Property by constructing an office building at the front of the site but the secondary use of residential in the middle and rear portions of the Property. Depending on future development in the area, the front of the parcel may be characterized as part of an Employment Neighborhood, which will surround a future Neighborhood Service Center to the southwest. In the immediate future, the Property will be a mixed use development integrated with existing retail, service, and office uses along the Route 29 corridor. 9. Mixture of Housing Types and Affordability The Comprehensive Plan posits a strategy of ensuring that Development Areas provide a variety of housing types, stating that "a full range of housing types creates choices for residents." A primary impetus for housing type choice is housing affordability, and multi -family rentals typically provide the most affordable housing option. As the pie charts accompanying Strategy 2g in the Development Areas chapter and Strategy 4a in the Housing chapter illustrates, the County has a very low stock of multifamily housing overall and within the Development Areas specifically, being only four percent (4%) in both calculations: Figure 9: Dwelling Units in Development Areas :SFD •SFMH • MF/Cmtlo ® •MH Sovo:.Lbmwk Co�.,ry Comm�vry Dz.dognmr 3013 Figure 3: Housing Types in Albemarle County ■3 5FD .2 SFA/TH 13 MF/Cando NA MH The Comprehensive Regional Housing Study and Needs Assessment published by The Central Virginia Regional Housing Partnership of the Thomas Jefferson Planning District Commission reports that only three percent (3%) of the land in Albemarle County is zoned for multifamily housing, while ninety-five percent (95%) is zoned for single-family housing (Table 14. Residential Zoning by Jurisdiction, 2018). The report goes on to explain that "(u)nder the goal of protecting single-family neighborhoods, such zoning restricts the opportunities for multi -family housing and increases multi -family land prices" (Id., p. 61). A large development of single-family detached homes is located behind the Property. For this redevelopment project, as in a number of recent developments (e.g. Rio West and Greenfield Terrace Apartments), it is appropriate to consider the proposed housing type in the context of surrounding development. The Applicant does not propose to provide two or more housing types within this development for several reasons. Most important, the purpose of the Project is to provide affordable housing for the homeless and low income families. Multi -family rental housing is best able to achieve this objective. 7 1 P a g e Affordable Housing: The Project will be funded by LIHTC funds, and the intent of the Applicant is for all units to be deeply affordable. All 80 units of the VSH building will be affordable to residents making 50% or less AMI. The exact makeup of affordability for the 60-unit PHA building will be determined after all sources of financing are known, and the financing structure has been set. The Applicant commits to 60% of the Project's residential units being affordable for those earning 30-80% of regional Area Median Income (AMI), based on family size. The Owner shall provide affordable housing equal or greater than sixty percent (60%) of the total number of residential dwelling units constructed on the Property, subject to the following conditions: 1. These units may be created as for -sale or for -rent. The affordable housing objective may be met through any of the permitted housing types per the Code of Development. 2. "For -Sale Affordable Housing Units" shall be a residential unit offered for sale to Qualifying Families with evidence of incomes less than eighty percent (80%) of the area median income (as determined by the U.S. Department of Housing and Urban Development (HUD) from time to time) such that housing costs consisting of principal, interest, real estate taxes and homeowners insurance (PITI) do not exceed thirty percent (30%) of the gross household income. All purchasers of for -sale affordable units shall be approved by the Albemarle County Community Development Department or its designee. The Owner shall provide the County or its designee a period of 120 days to identify and pre -qualify an eligible purchaser for the affordable units. The 120-day period shall commence upon written notice from the Owner that the units will be available for sale. This notice shall not be given more than 90 days prior to the anticipated receipt of the certificate of occupancy. If the County or its designee does not provide a qualified purchaser within this 120-day period for such For -Sale Affordable Housing Units, the Owner shall have the right to sell the unit(s) without any restriction on sales price or income of the purchaser(s). 3. "For -Rent Affordable Housing Units" shall be a residential unit offered for rent to Qualifying Families with evidence of incomes less than eighty percent (80%) of the area median income (as determined by HUD from time to time) at an initial rent that does not exceed the then -current and applicable U.S. Department of Housing and Urban Development (HUD Fair Market Rents minus an allowance for any tenant - provided utilities. The designated affordable rental units shall remain affordable for a minimum of 10 years after initial occupancy. 4. Affordable Units shall also be defined as a for -rent or for -sale dwelling unit for households with income less than 80% or below the Area Median Income (AMI) as determined by the U.S. Department of Housing and Urban Development such that housing costs do not exceed HUD's affordability standard of thirty percent (30%) of household income. Each subdivision plat or site plan shall designate the number of affordable units provided and the minimum number of required affordable units per the Code of Development. RUM 10. Redevelopment. The County directs future development into Development Areas to lessen pressure on Rural Areas. As directed by the Places29 Master Plan, the proposed Project's redevelopment of the existing inn follows the Neighborhood Model, as described below. The Project will provide up to 140 affordable housing units close to employment centers, shopping areas, and transportation. Proposed Impact on Public Facilities and Infrastructure: The project site is currently an Inn/ Motel with approximately 115 units with water, sewer, electric, and gas connections. Therefore, it is likely that these facilities have adequate capacity for the proposed development either onsite or in the adjacent main lines. The project will connect to Premier Circle, an existing private road, with two connections to Route 29. One connection is a right -in right -out only. The second connection, further north on Route 29, is a full -signalized intersection. A sidewalk will be added along the property frontage on Premier Circle. This will provide pedestrian access from the site to the existing sidewalk along Route 29. The current commercial zoning, Highway Commercial, allows for uses such as a grocery store. There was a site plan submitted for a Lidl Grocery store submitted to Albemarle County in 2017 (SDP201700007). Per the table below the proposed development under this rezoning will generate less than 1 third as many trips as that by right development would have generated. Thus, the added traffic will be much less than the uses allowed by right. LAND USE ITE CODE AMOUNT UNITS b,EE'nDAY ?Id F'E�R HOUR Fld FEAR HOUR 4DT ➢! OUT TOTAL IN OUT TOTAL Existing Zon' Su ermareet 650 35,962 SFIGF.r'i 3,64D 1 62 1 55 1 1-,7 166 176 394 TOTAL 3,846 62 55 1-7 166 176 364 Pmposed Zon General O7ice 710 li000 SFf6FAi 16d - <� e -1 - 16 19 MU1trFaMi Houenp'Loso-Rise 221 1�, I D;:e'lirn Umt� 1,G_6 15 51 FF 50 TOTAL 1,_86 sii rF 106 53 a5 u6 Ile[Difference -Tri s c51 --- 1 -31 - -- - -- -[65 % Difference 69._�I -39 ?_� i.4=.. SOURCE'. Ins,tIte of Transportation Engineers' Trio Generation Monuo: loth Editio^ 1201-: Schools: All eighty (80) of the VSH units will be available only to single adults, and the sixty (60) PHA units will be at least 95% one- and two -bedroom apartment units, currently projected at approximately 20% one -bedroom and 80% two -bedroom. Smaller units correspond to fewer school -age children residents. Any students living within the Project would be within the current school districts for Woodbrook Elementary School, Jouett Middle School, and Albemarle High School. Based on the most recent (November 11, 2019) Albemarle County Schools Capacity vs. Enrollment Projections', ' Albemarle County Public Schools K-12 Enrollment Projections Fy 2020121 to FT 2029/30, dated November 2019; Capacity vs. Enrollment Projections, dated November 19, 2019. 9 1 P a g e both Woodbrook and Jouett are under capacity and should remain so through the 2029/30 academic year, while Albemarle High School is over capacity. The County Schools provided the following matrix for estimating student counts: OFFICIAL CALCULATOR Type of Dwelling Unit Elementary Middle High Total Multi -Family (60) 0.12 = 7 0.03 = 2 0.05 = 3 0.21 = 13 Impact on Environmental Features: The project site is a previously developed parcel mostly made up of impervious surfaces and grass turf areas with what appears to be a small existing stormwater management facility in the northern corner. The proposed future development will seek to decrease the amount of impervious surface on the site increasing green and amenity spaces for the enjoyment of the residents. The reduction in impervious will have a positive environmental impact including decreasing the stormwater runoff volume and improving the runoff quality from the site. Per the following section, Stormwater Management measures will be implemented to maintain or improve the quality and quantity of stormwater flowing from the site. Strategies for Stormwater: The project's final design will meet the requirements of the Virginia Department of Environmental Quality (DEQ) for Stormwater Management quality and quantity. This will likely require improving water quality and a reduction of stormwater volume flowing off the site, from the pre -developed levels. Any stormwater quantity reduction required will likely be achieved through onsite underground detention systems. Any quantity and quality systems will be kept separate for Block A and Block B to allow for phasing of construction or subdivision of the blocks into two parcels. z Provided by Rosalyn Schmitt, Chief Operating Officer, Albemarle County Public Schools. 101Page