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HomeMy WebLinkAboutZMA202000010 Review Comments Zoning Map Amendment 2020-10-02County of Albemarle Department of Community Development October 2, 2020 Tim Miller Meridian 440 Premier Circle, Suite 200 Charlottesville, VA 22901 RE: Review Comment Letter #1: ZMA202000010 Arbor Oaks Townes Mr. Miller, Staff has reviewed your submittal for a zoning map amendment (ZMA) for Arbor Oaks Townes. We have a number of questions and comments which we believe should be addressed before we can recommend favorably on your ZMA request. We would be glad to meet with you to discuss these issues. Our comments are provided below: Zoning Map Amendment Comments Planning Comments: Rezoning (Tori Kanellopoulos vkanellopoulos(aD-albemarle.org) 1. The application narrative states that no proffers are proposed as part of the rezoning. Since the rezoning is not for a Planned District, anything shown on the submitted plan will not be a proffered commitment without a written proffer statement. This means that the improvements and project layout shown on the current layout plan will not be a proffered design of the neighborhood. This also means that there has not been a commitment to density or a specific unit count or range. If a proffered Conceptual Plan is provided, the proffer statement should refer to the Plan and list the major elements. a. If the Conceptual Plan is proffered, note that the level of detail currently shown may not be appropriate for a rezoning. For example, specific square footages for lot sizes are shown, however this does not allow for flexibility during site planning. A Block Plan would be more appropriate, while still showing that site requirements (e.g. landscaping) can fit within the site. b. If changed to a Conceptual Plan, title "ZMA202000011 Conceptual Plan". 2. The Comprehensive Plan (Housing Chapter, Strategy 6b) recommends that a minimum of 15 percent affordable housing units be provided in developments subject to rezoning approvals. During the preapplication meeting, the applicant proposed affordable units for an affordable housing density bonus. However, this application does not appear to propose any affordable units. 3. Revisions are needed to the frontage area along Hydraulic Road to address Transportation Planning, ARB, and Planning comments. A planting strip is needed between the street and the sidewalk to provide a buffer. Additional information is needed to show ARB street tree requirements can be met. a. The Places29 Master Plan also calls for street trees and landscaping along this frontage — see Comprehensive Plan/Master Plan comments in the following section. The landscaped residential yard frontage treatment recommended by the Master Plan has not been addressed. b. Street sections should be provided. 4. Provide an updated project narrative stating the potential impacts to schools, public utilities, streets, and fire service. 5. Include the Comprehensive Plan designation of the property on Sheet 1 6. Remove reference to 'minimum lot area proposed'. A minimum lot for R-15 cluster cannot be established. 7. More information is needed for the R-15 cluster development request: a. Include the open space calculation for the development. Per cluster development regulations (18-2.2.3), at least 25% of the site must be in common open space. b. Provide additional information on the proposed amenities for the open and recreation spaces. c. Part of the open space is adjacent to Hydraulic Road. Would any buffering (e.g. landscaping or fencing) be provided here, to create a safer and more pleasant space? d. Consider how residents will access the open space. Consider providing paths internally to the site for access, instead of residents needing to walk along Hydraulic Road to access the open space. 8. Provide building height requirements and stepback requirements proposed for this rezoning on Sheet 1. Note that the R-15 zoning district allows up to 65 feet in height, however the Places29 Master Plan recommends up to 4 stories or 45 feet in Urban Density Residential designations. If a Conceptual Plan is provided, a height should be specified. If no Conceptual Plan is proposed, then the height requirement will be the standard R-15 requirement. 9. Revise setbacks notes on Sheet 1 per Zoning comments (non-infill residential setbacks). 10. See additional comments/details provided with Neighborhood Model Principles section below. Note that the narrative did not specifically address these principles. 11. A community meeting is scheduled for Monday, October 19 from 5:30 — 7 PM with the Places29 Hydraulic CAC. Note that additional considerations and concerns from residents may be brought up during the meeting. The Planning Commission and Board of Supervisors will consider input from community members. 12. Note the following requirements that will be needed during site planning. This may not be a complete list, however given the size of the site, it is important to consider how these requirements will be met: a. Note that development of townhouses would require an initial and final site plan, a preliminary and final plat, a road plan, and a VSMP/WPO, meeting all local and state requirements, including County Code Chapters 14, 17, and 32. b. Parking areas of at least five (5) spaces must have at least five (5) percent of the parking area landscaped. Additionally, one (1) tree is needed for every 10 spaces. c. The parking area will need to be screened from adjacent residential districts. d. Street trees will be required. e. The minimum tree canopy for the site will be 15 percent. f. Recommend lots be revised so that lot lines are not within the proposed private street. There is no minimum lot size for R-15 cluster developments. g. The proposed private access easement will need to be a 'private street easement'. Additionally, the easement seems to be adjacent to the proposed townhouses. The easement should only extend to the edge of the parking areas (or to the edge of the sidewalk). Setbacks are measured from the sidewalk or the street right of way. Private Street Request Per 14-233(B)(1), the agent may authorize one (1) or more new private streets in the Development Areas when the subdivision will contain attached residential units where units are to be located on individual lots. In accordance with 14-234(C), the agent may authorize one (1) more private streets if it finds that: 1. The private street will be adequate to carry the traffic volume which may be reasonably expected to be generated by the subdivision; Engineering has no objection to the private street request. The amount of traffic expected on the requested private street for this development is minimal. Note that the proposed parking design could cause a safety hazard if there was a future connection to the adjacent parcel to the east. 2. The comprehensive plan does not provide for a public street in the approximate location of the proposed private street; The Places29 Master Plan (in the Comprehensive Plan) does not provide for a public street in this location. 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; The applicant has included information with the private street request that the private street would be owned and maintained by an HOA. A private street easement and private street maintenance agreement meeting 14-317 will be required during site planning. 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; and The street would only intersect with Hydraulic Road in one location. It is unclear if there is a stubout for a potential future connection to the adjacent parcel to the east. Is a retaining wall necessary in this location, or is there still potential for a future connection between the two parcels? Note that per 14-234(B)(ii), a private street "should not serve as the primary or sole interconnection between the subdivision and abutting property'. However, it is not clear if the adjacent parcel has other reasonable means of access to Hydraulic Road that would meet VDOT standards. Additional information is needed for review. 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 parcel is not located within the flood hazard overlay district. Special Exception Request (Planting Strip Waiver) The required planting strip may be waived by the Planning Commission per 14-422(F). Staff provides a recommendation to the Commission on this request. The recommendation will be provided with the staff report. In reviewing a request to vary or except any requirement for planting strips, the Commission shall consider whether: (i) a variation or exception to allow a rural cross-section has been granted; A waiver to allow a rural cross-section has not been granted or requested and is not necessary for this development. (ii) a sidewalk variation or exception has been granted; A sidewalk variation or exception has not been requested. (iii) reducing the size of or eliminating the planting strip promotes the goals of the comprehensive plan, the neighborhood model, and the applicable neighborhood master plan; and It could be challenging to develop this small site at the recommended density in the Comprehensive Plan and with sufficient open space with a full street including curb/gutter, sidewalk, and planting strip. It may be appropriate to not have street trees in this location. However, other landscaping and street trees should be provided in other areas of the site, and more information should be provided on how the site planning and ARB landscape requirements will be met. (iv) waiving the requirement would enable a different principle of the neighborhood model to be more fully achieved. Additional information should be provided to address the Neighborhood Model Principles comments in this letter. Zoning (Kevin McCollum kmccollum0albemarle.org) 1. The applicable setbacks for the property are as provided in Section 4.19. The development will be considered "non-infill." a) Front — 5' b) Side — 5' c) Rear — 20' 2. Since they are doing a cluster development Section 2.2 requires that 25% of the land area be open space subject to Section 4.7. It appears they are meeting these requirements; however, I have a couple questions. Who will own the open space? Is the open space on the north side of the property accessible? Will this be open space the residents and/or the public can use? 3. The minimum parking requirements of 28 spaces (2 per dwelling unit) is correct, but I have some concerns about this. a) Typically, townhouse developments will provide some number of guest parking spaces — such as 1 per 4 spaces. b) There are two ADA spaces being proposed. These two are counted towards the requirement on the plan, but what happens if no one in the community requires an accessible space? This would imply they are 2 parking spaces short. From an accessibility standpoint providing accessible spaces seems like a good thing, but I think they should be in addition to all 28 required spaces. c) 4.12.15(i) implies that if accessible spaces are provided, they should provide the shortest practical route and should not cross vehicular access ways. If accessible parking were proposed on the South side of the street, I think it would only make sense if there were accessible parking spaces on the North side of the street as well. If they are adamant about providing only two accessible spaces, they could provide 1 on one side and the other on the other side of the street. 4. 1 have no objections to the exception request for the planting strip requirement. Engineering (Frank Pohl fpohl(&albemarle.org) 1. No objection. VDOT (Adam Moore adam.moore(&ydot.virginia.gov) 1. See attached letter dated 09-24-20. Albemarle County Service Authority (Richard Nelson rnelson(&_serviceauthoritv.org) 1. See attached letter. RWSA (Dyon Vega dvega(&rivanna.ora) RWSA has reviewed application ZMA2020-10 lb&0 Arbor oaks. Below is a completed copy of the form that was provided to us by Elaine Echols for SP & ZMA Applications. To be fitted out by RWSA for ZMA's and SP's 1. Capacity issues for sewer that may affect this proposal Non. Known 2. Requires Rivanna Water and Sewer Authority Capacity Certlficabon Yes x- No 3 Water now or pressure issues that may affect this proposal None Known 4. "Red flags" regarding service provision (use attachments it s-: ,, 'Ion. Known Let me know if you have any questions. RWSA has no conflict. Transportation Planning (Kevin McDermott kmcdermott0albemarle.org) 1. The existing sidewalk along Hydraulic Rd does not meet minimum standard. This should be removed and reconstructed with a minimum buffer strip of 4' and a minimum 5' sidewalk behind that are all contained within dedicated right-of-way. Fire/Rescue (Shawn Maddox smaddox(a)albemarle.org) 1. There does not appear to be an emergency apparatus turn around on the site. The travel way appears to exceed 150' in length. 2. The fire hydrant should be placed at the entrance to the development. Architectural Review Board (Margaret Maliszewski mmaliszewski(a'albemarle.orci 1. Show on the plan how Entrance Corridor frontage planting requirements can be met (large shade trees 35' on center and interspersed ornamentals) while accommodating sidewalk and sight distance requirements and avoiding conflicts with utilities and utility easements. 2. Add the planting area and relocated utility easement to the plan. CDD E911 (Brian Becker bbecker(&albemarle.org) 1. No objection. Building Inspections (Michael Dellinger mdellinger0albemarle.oro) 1. Add the following note to the general notes page: Retaining walls greater than 3 feet in height require a separate building permit. Walls exceeding 4 feet in height require a stamped engineered design also. Walls require inspections as outlined in the USBC. Wall will also require a maintenance agreement. 2. Add the following note to the general notes page: Where the flood level rims of plumbing fixtures are below the elevation of the manhole cover of the next upstream manhole in the public sewer, the fixtures shall be protected by a backwater valve installed in the building drain, branch of the building drain or horizontal branch serving such fixtures. Plumbing fixtures having flood level rims above the elevation of the manhole cover of the next upstream manhole in the public sewer shall not discharge through a backwater valve. 3. Note to developer: Due to required distances from lot lines and structures as required by the NFPA, underground propane tanks may be prohibited. Plan accordingly. Comprehensive Plan Comments on how your project conforms to the Comprehensive Plan will be provided to the Planning Commission and Board of Supervisors as part of the staff report that will be prepared for the public hearing. Initial comments are provided with this comment letter. The proposed development is designated Urban Density Residential in the Places29 Master Plan. The intent of this designation is to provide residential uses between 6 and 34 units/acre, with some non-residential uses permitted as secondary uses. Residential uses should be a maximum height of 4 stories or 45 feet. Open space should be usable for residents. L .a Wr PW. y D—o""9 o e!eelri�raewbned0rYwUr.]s. eWwWndevrnY abII.IrreOewItrr URa•mrwMek b.lP ennl0utlILw.e OW." a 01 - 34 Iba FVl NgM4M.P.! Mry•.rr. miaulrmIa WM• Nam act •ll . NOW&C'N,oci"w • A.-Wylrlrn IN. d"nonvl ftmowrrlaw CaeRewq&Regrow • TMM.A e��abalhba IM•r•r. amxra}e b aleeba PAW CaRwa aby ha bcaYd la. rb.e CMIIr. 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Secmd m ese.: mail, mwmadd. ad off ice use char s.pp.al the rc.ghbaNaJ, bmwork wU, inar".rmal RemlI. apen space. ad u.es cmwttciul. alfcc, and inow wi aal ware maweprd b locaa m I calm w they arc acnc.•.hk" reddens ihrwldvan th, swc. unJwy area, end w dlcy t.enetit fnlm rnkwon.n wn! .nha 1\� 3° -- ncigflM.rhlad-.c].Ing Mnlrtcur.. IlaxrssT. thry any Ir 6w 1 by culTgn.n nI in ca. x_ .nmld ('cram design acd 1. rhun rlca•ay Re oknunl pmcded they arc ro jai( ihk w nh Legend Forested Buffer Open Landscape Landscaped Development Landscaped Residential Yard Urban Frontage Landscaped Residential Yard Frontage Landscaped Residential Yard is the reaxnnrrndA truntage condition for wgmrnts of rntranee Corridors where existing and future midential yards face a strect. Along US -19. residential yards arc not expected to face the street. For all other Entrance Comdors in the Placcs29 area, the intent of this designation is to recognirc the need for separation between residential properties. both single and multifamily residences. and the street. Properties with landscaped frontages facing the Entrance C orridox should allow for nsidennal buildings, or portions of these buildings. to be visible from the street and adjacent sidewalks (see Figures 7.13 and 7.14). This will provide travelers along the Entrance Corridor with a sense of the street's residential character In a Landscaped Residential Yard Frontage, street trees are expected in the right -of --wan between the sidewalk and JK street. Street Imcs introduce vertical elements that help create a sense of enllusure along Entrance Corridors. This is important as Entrance Coriiduts lend to be widen than mast other sireviv and can easily lose Ibe• desimJ sense of enclosure. The landscaped area between the sidewalk and the building front should have sufficient depth to wperate the private residential space from the pobhc space of the sidewalk. In areas designated Landscaped Residential Yard, the height of street -facing hedges or fences should not exceed four (4) feet. Such a low height allows pedestrians and drivers to have a sense of the residential mturc of the area. Neighborhood Model Principles Projects located within the Development Areas are reviewed for consistency with each of the Neighborhood Model Principles found in the Comprehensive Plan. Comments are provided below on relevant aspects of the Neighborhood Model. Revised comments may be given after additional information is submitted. Pedestrian Orientation This principle is partially met. Sidewalks are provided within the development and connect to existing sidewalks along Hydraulic Road. Additional information should be provided for how residents can access the site's open space without needing to walk along Hydraulic Road, such as through internal pathways. Revisions are needed to the existing sidewalk along Hydraulic Road to address Transportation Planning and Planning review comments. A buffer is needed between the sidewalk and the road. Mixture of Uses This principle is met. This site is less than one acre, is directly adjacent to other residential development, and is not located within a Center. It is located within walking distance of non-residential development and parks/green systems. Neighborhood Centers This principle is met. The development is not located within a Center. It is within walking distance of a Neighborhood Service Center, Albemarle H.S., and Charlotte Humphris Park. Mixture of Housing Types This principle is partially met. Given the variety of housing and Affordability types in the immediate area and the size of this site, staff finds it consistent with the Neighborhood Model Principles to provide one housing type on this site. However, the proposal does not meet Strategy 6b in the Housing Chapter of the Comprehensive Plan. Relegated Parking This principle is partially met. Parking is relegated from Hydraulic Road. However, parking is not relegated from dwelling units. Interconnected Streets and This principle is partially met. Pedestrian connectivity is Transportation Network provided, although revisions to pedestrian connectivity along Hydraulic Road are needed. No future connection is shown with the property to the east. If this property were to redevelop in the future, it may need access through this site (as spacing requirements may not allow for a second adjacent entrance). Multimodal Transportation This principle is met. The development connects to existing Opportunities sidewalks along Hydraulic Road. The development is located approximately 500 feet from a bus stop for the Route 5 bus route. Parks, Recreational This principle is partially met. Additional information must be provided to ensure the 25 percent open space Amenities, and Open Space requirement for cluster developments is being met. Additional information should be provided for pedestrian connectivity to open space through the site. There is also limited information on what types of amenities or usable open space would be provided for residents. Consider landscaping and buffering along Hydraulic Road. Buildings and Spaces of This principle is partially met. Consider landscaping and ARB requirements along Hydraulic Road. Additionally, the Human Scale Places29 Master Plan recommends a maximum height of 45' or 4 stories for residential uses while R-15 allows up to 65'. Redevelopment This principle is met. The proposed development is within an underutilized site within the development areas. The proposed residential units appear compatible with existing nearby and adjacent residential development. Respecting Terrain and This principle is met. There are no environmental features or Careful Grading and significant slopes on this site. Regrading of Terrain Clear Boundaries between This principle is met. The development is located across the Development Areas and Hydraulic Road from the Rural Area. The Places29 Master the Rural Area Plan does not have any boundary recommendations for this location. Action after Receipt of Comments Staff will work with you to choose a Planning Commission date for public hearing. Resubmittal If you choose to resubmit, please use the attached form. There is no fee for the first resubmittal. The resubmittal date schedule and other related resources are provided for your convenience online at https://www.albemarle.org/home/showdocument?id=358 Notification and Advertisement Fees Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. Community Meeting Prior to requesting a public hearing with the Planning Commission and Board, a community meeting must be held in accordance with Zoning Ordinance Section 18-33.37. Due to current circumstances surrounding the COVID-19 pandemic, community meetings are being held virtually. This application has been scheduled for a community for Monday, October 19, from 5:30 PM — 7:30 PM with the Places29 Hydraulic CAC. Feel free to contact me if you wish to meet or need additional information. My email address is vkanell000ulos(a-)albemarle.oro Sincerely, Tori Kanellopoulos Senior Planner Community Development 434-296-5832 ext. 3270 vkanellopoulos@albemarle.org COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION Stephen C. Brich, P.E. 1401 East Broad Street Commissioner Richmond, Virginia 23219 September 24, 2020 Tori Kanellopoulos County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Re: ZMA-2020-00010 — Arbor Oaks Townes Dear Ms. Kanellopoulos: (804) 7862701 Fax: (804) 7862940 The Department of Transportation, Charlottesville Residency Transportation and Land Use Section, has reviewed the above referenced, as submitted by Meridian Planning Group, LLC, dated August 17, 2020 and offer the following comments. Land use 1. Please provide trip generation data. 2. Please provide right turn lane and taper analysis. 3. Sidewalk will need 411., buffer strip along hydraulic road. A VDOT Land Use Permit will be required prior to any work within the right of way. The owner/developer must contact the Charlottesville Residency land Use Section at (434) 422-9399 for information pertaining to this process. If you have Rather questions please contact Willis Bedsaul at (434) 422-9866 Sincerely, Adam J. Moore, P.E. Area Land Use Engineer Charlottesville Residency VirginiaDOT.org WE KEEP VIRGINIA MOVING ALBEMARLE COUNTY COMMUNITY DEVELOPMENT— Information from Service Providers To be filled out by ACSA for ZMA's and SP's 1) Is this site in the jurisdictional area for water and/or sewer? Yes 2) What is the distance to the closest water and sewer line, if in the jurisdictional area? On site. 3) Are there water pressure issues which may affect the proposed use as shown on plan? Water pressures are between 60-75 psi. 4) Are there major upgrades needed to the water distribution or sewer collection system of which the applicant and staff should be aware? 5) Are there other service provision issues such as the need for grinder pumps? Grinder pumps maybe needed. Applicant's engineer to confirm. 6) Which issues should be resolved at the SP/ZMA stage and which issues can be resolved at the site plan/plat stage? 7) If the project is a large water user, what long term impacts or implications do you forsee? 8) Additional comments? RWSA will need to approve the water main connection to their existing 12" water main along Hydraulic. Things to consider during site plan review; Is it possible to tie into EX MH-B with the wall outside the ACSA sewer easement. Permeable pavers are not permitted in ACSA easements. Water will most likely need to come from Olde Oak Ct if RWSA does not approve water main connection. Existing water meter on site will need to be abandoned.