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HomeMy WebLinkAboutZMA202000012 Narrative 2020-09-21WHITE GATE VILLLAGE ZMA2020-000XX I A NEIGHBORHOOD MODEL DISTRCT PROJECT NARRATIVE SEPTEMBER 21, 2020 PROPERTY OVERVIEW Tax Map Parcel No. Existing Zoning Proposed Zoning 2010 Master Plan Designation 2020 Master Plan Draft Designation Middle Density TMP 56-91A Rural Areas NMD Green Space Residential and Low Density Residential; Green Space Middle Density TMP 56-E2 Light Industrial NMD Light Industrial + Residential and Green Space Low Density Residential; Green Space 50 22 CURRENT ZONING 2010 MASTER PLAN DESIGNATION ZMA2020-000XX White Gate Village I Pi o 'X o , 4 2020 DRAFT MASTER PLAN DESIGNATION Adelaide W. Spainhour Trust is the owner of tax map parcel 56-91A and Highlands West Limited Partnership is the owner of tax map parcel 56-E2; collectively, these two parcels are the subject of this rezoning application. On behalf of the owners, Vito Cetta, the applicant, requests to rezone the parcels from Rural Areas and Light hidustrial, respectively, to Neighborhood Model District "NMD" to establish a mixed -unit residential community with limited complementary commercial uses. LOCATION The property is located on Three Notch'D Road (Route 240), adjacent to the Wickham Pond neighborhood; it is bounded by Three Noth'D Road (Route 240) to the north, CSX Railroad to the south, the Wickham Pond residential neighborhood to the east and Park Ridge Dr in the west. PROJECT PROPOSAL This proposed rezoning seeks to establish a Neighborhood Model District (NMD) to allow for a maximum of 125 attached dwelling units of varying sizes and multi -family units as well as a limited neighborhood -scale commercial service area. The development plan will establish considerable amenity and greenspace areas to serve future residents. The proposed block network will achieve inter -parcel connectivity and will establish well connected pedestrian routes. The site establishes a transect within itself, proposing more dense development on the portion of the property closest to Route 240 and Park Ridge Drive and becoming increasingly less dense nearing the exposed portion of stream on the property, which is proposed to be a conservation area within the development. The Code of Development and Application Plan will establish: 1) A mixed -use development with a public shared multi -use path on Three Notched Road (Route 240) 2) Internal and external pedestrian interconnections, including multi -use paths, trails, and sidewalks that link existing neighborhoods to the development ZMA2020-000XX White Gate Village 2 3) Proximity to day care center, limited commercial uses that are complementary to residential uses and other recreational facilities. 4) Ample greenspace and amenity area providing open space that is inviting and supports a pedestrian friendly environment ZONING INTENT Section 20A.1 of the Albemarle County Zoning Ordinance states, "The purpose of the Neighborhood Model District (hereinafter referred to as 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 development proposal for White Gate Village is consistent with the intent of the Neighborhood Model District as defined in the Albemarle County Zoning Ordinance because the application plan and code of development work together to establish a unified zoning district that realizes valuable interparcel vehicular and pedestrian connections, intentionally sighted amenity areas that are incorporated into the block network of the development, thoughtful relationships between buildings, and a circulation hierarchy that promotes pedestrian movement and directs vehicles to navigate one-way alleys and access most of the residential units from a fagade that will function as the rear of the unit. CONSISTENCY WITH THE COMPREHENSIVE PLAN The current land use designation for the property is "Greenspace and Light Industrial," however, the Crozet Master Plan is currently undergoing a major update and community feedback received through engagement in September 2020 suggests that Crozet residents and County Staff support Middle Density Residential, Low Density Residential, and Greenspace designations on the property. Although a rezoning to NMD to establish a predominantly residential community on this property is inconsistent with current land use designations (per the adopted 2010 Master Plan), it is anticipated the Crozet Master Plan will incorporate modified land use designations on this property to recommend residential and limited development. If this property is designated for residential development in the revised Master Plan, a portion of the property will likely retain the "greenspace" designation around the property's environmentally sensitive features. This White Gate Village proposes a predominantly residential development with limited commercial services and thoughtfully sighted greenspace areas to surround the environmentally sensitive features and so if the property is redesignated as residential and greenspace, the White Gate Village proposal will be consistent with the revised designations. The Neighborhood Model District allows for an alternative to traditional suburban patterns of development that traditionally encourage sprawling separation between residential areas, business districts, and general commercial services. The design of White Gate Village has adopted the Neighborhood Model Principles and has incorporated these design principles in the development in the following ways: Pedestrian Orientation: The application plan establishes a central greenway axis that runs east to west within the proposed development; the axis is intended to function as a shared front yard space for future residents of the community. Many of the units within the development front on this shared amenity; this design orientation priorities shared human activities over vehicular circulation. White Gate Village proposes ZMA2020-000XX White Gate Village 3 right-of-way reservation on the front side of the property to reserve ample area for a shared -use path designed in accordance with VDOT standards. There is an effort towards creating pedestrian circulation not only within the proposed NMD but also connecting to the neighboring communities. Mixture of Uses: This proposal seeks to establish a Neighborhood Model District (NMD) to allow for a maximum of 125 attached dwelling units of varying sizes and multi -family units as well as a limited neighborhood scale commercial service area. Additionally, ample greenspace and amenity areas are proposed within the development; a mixture of uses will be achieved in White Gate Village. Neighborhood Center: The property is not designated as a neighborhood center however it is located directly adjacent to what is proposed as a neighborhood center in the 2020 Draft Land Use Plan; this center is proposed on the commercial portion of the Wickham Pond Neighborhood. Residential and complementary commercial uses on this property will help to support the future development of a neighborhood center on the Wickham Pond property. Mixture of Housing Types and Affordability: Within the Code of Development, White Gate Village is flexible in allowing for a mixture of housing types consistent with the density recommendation outlined in the 2020 Draft Crozet Master Plan (as of September 2020). The Code of Development establishes a commitment to affordable housing within the development which will help to establish a mixture of affordability within White Gate Village although, the proposed mixture of unit sizes and types within the development will also help to contribute to more naturally occurring affordable units. Interconnected Streets and Transportation Networks: There are connections proposed to connect the property to the neighboring properties like the Wickham Way on the east to the Park Ridge Drive on the west. The proposed multi -use path along the Route 240 frontage will contribute to a multi -modal transportation network that has already begun to take shape along the corridor with the development of adjacent properties. Multi -Modal Transportation Networks: Sidewalks and pedestrian paths provided throughout the development will assist with safe pedestrian movement; this infrastructure is provided in addition to travelways that will be used by cars and bikes. Parks, Recreational Amenities, and Open Space: As a predominantly residential development, it's been preconceived in the design that the recreational and open space within the property would be integral community gathering spaces, conservation areas and recreation spaces. Buildings and Spaces of Human Scale: Building heights, footprints, and setbacks as proposed in the Code of Development are consistent with neighborhood -scale design. Additionally, the building heights and footprints are consistent with recommendations for building form and massing that have been included in the 2020 Draft Master Plan Update. ZMA2020-000XX White Gate Village 4 Relegated Parking: The parking area proposed in Block 6, the primary commercial block, is designed to be relegated from Park Ridge Drive. Many of the residential units within the development will access the units from alleys which relegates the parking to the rear of the unit. Redevelopment: This property is currently used for single family residential use and this redevelopment proposal will provide a great housing opportunity within one of Albemarle County's designated Growth Areas. Respecting Terrain and Careful Grading and Regrading of Terrain: Managed slopes are present on the property and any grading in managed slopes will comply with Section 18-30.7.5 of the Albemarle County Code. IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE TRANSPORTATION Per the Code of Development, the property is limited to a maximum of 125 residential units and to limited commercial square footage. The likely commercial users on the property will be either a day care and general office space or a day care and a small sit-down restaurant. Given these anticipated uses, the following trip generation scenarios are provided: Use Square Footage LU Code IV AM PM In Out Total In Out Total Deily Total Residential 125 UNITS 221 125 12 33 45 34 21 55 680 Day Care Center 3,800 54s53.8(1,000 GFA) 22 20 42 20 22 42 181 General Office: Opt 1 10,000 71010(1,000 GFA) 31 5 36 2 11 13 114 OR Quality Restaurant: Opt 2 1,550 9311.55(1,000GFA) notgiven not given 1 8 4 12 130 95Opt1 991 Opt 2 These trip generation scenarios have been derived from the Institute of Transportation Engineers Trip Generation Manual 10 s Edition. Due to the limited amount of commercial area allowed within the Neighborhood Model District, either a restaurant or a small office building will take shape in addition to a proposed day care use and so two potential trip generation scenarios are presented as "Option 1" and "Option 2." SCHOOLS This property lies within the Brownsville Elementary School district, Henley Middle School district, and Western Albemarle High School district. There is a maximum of 125 units proposed within White Gate with the majority of the units taking shape as variable sized attached units. Using data provided from Albemarle County Public Schools, with an estimated 115 attached units and 10 multi -family units, it is ZMA2020-000XX White Gate Village 5 anticipated that White Gate Village may house 35 school -aged children. Multipliers provided by Albemarle County Public Schools are provided below: Type of Dwelling Unit Elementary Middle High Total Multipliers Provided by ACPS Townhome 0.15 0.06 0.08 0.29 Multi -family 0.12 0.03 0.05 0.21 IMPACT ON ENVIRONMENTAL FEATURES The property does have a designated stream buffer on a portion of it. Albemarle County GIS shows that the stream buffer runs through the entirety of the property however, approximately half of the area designated as a buffer on the property on Albemarle County GIS is inaccurate as a portion of the stream is piped on the property. The application plan designates the approximate location of the outfall however; the applicant will have a more accurate survey of this location available prior to this application moving forward to the Planning Commission. The portion of the stream that is exposed and adjacent buffer area is designated as a conservation area on the application plan. Stormwater management design will be consistent with similar urban development projects and will utilize a combination of features such as on -site surface facilities, on -site underground facilities, and/or the purchase of off -site nutrient credits. ZMA2020-000XX White Gate Village 6