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HomeMy WebLinkAboutZMA200500005 Staff Report 2006-06-30COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: ZMA 2005 -0005 Liberty Hall (Cross Property) SUBJECT /PROPOSAL /REQUEST: Liberty Hall is a request to rezone 8.01 acres from R -1 to Neighborhood Model for residential and live /work units. STAFF CONTACT(S): Cilimberg, Echols, Ragsdale LEGAL REVIEW: NO STAFF: REBECCA RAGSDALE AGENDA DATE: June 14, 2006 ACTION: X INFORMATION: CONSENT AGENDA: ACTION: INFORMATION: ATTACHMENTS: YES BACKGROUND: The Board of Supervisors reviewed this request and held a public hearing on March 15, 2006. The applicant requested deferral to respond to an adjoining property owner's request regarding a road connection from Liberty Hall to their property. Comments from the public included concern with residential densities, office uses included in the proposal, and impacts on Route 250, including scenic and traffic. The Board shared in these concerns from the public. DISCUSSION /FINDINGS: The general development plan and other application materials have been revised to incorporate the neighbor's requested changes and to respond to concerns raised by the Board and the public at the March meeting. This includes reducing the number of total residential units from 53 to 51 units and modifying the CT 3 areas of the site to include fewer units, which reduces the density in those areas of the stie. Office uses are no longer proposed as separate uses in the CT 4 areas of the site and the applicant now proposes eight live /work units, which should alleviate previous concerns regarding the amount of non - residential (office) use. (Attachment F- General Development Plan) Staff has found all versions of this proposal to be in conformity with the Crozet Master Plan, which intended for this neighborhood in Crozet to include infill and serve as a center of activity. A table is provided that compares the number of residential units by Crozet Transect (CT) type to the recommended densities of the Crozet Master Plan. The applicant's proposal is consistent with the number of residential units and densities of the Crozet Master Plan and now falls within the mid range of units expected for CT 3 areas. It proposes the maximum number of units for the CT 4 areas of the site, which are expected to include predominantly residential uses with a limited mix of non - residential uses (in this case live /work units). (Attachment A) Some members of the public have raised concerns about the rate at which Crozet is growing and staff has provided a summary of potential dwelling units in Crozet as a "status report" on approved developments and developments under review in Crozet. The Crozet Master Plan does not specify which neighborhoods should develop first in Crozet. (Attachment B) Traffic concerns on Route 250 were also raised at the public hearing and by the Route 250 West Task Force. (Attachment C) The traffic impact mitigation alternatives report provided by the applicant is included as Attachment D. VDOT has accepted the mitigation that has been proffered by the applicant to address the ultimate mitigation measures to be undertaken on Route 250 when conditions warrant. (Attachment E- Proffers) It is also important to note that residents of this neighborhood would be located within walking distance of retail and commercial uses at Clover Lawn and the future Blue Ridge Shopping Center which would potentially reduce needed vehicle ZMA 2005 -00005 Liberty Hall (Cross Property) trips. The Crozet Master Plan also strives to improve connections from these neighborhoods to Downtown with an improved ultimate street network and trail system and in the future some form of bus service. This project no longer has an office component but includes live /work units instead, which would potentially further reduce traffic impacts as some residents would work from home. Regarding visual impacts to Route 250, the ARB has offered preliminary review comments that the applicant has included on their application plan with regard to site design and all final architectural details; the site development plans will also be reviewed and approved by the ARB. RECOMMENDATION: Considering the additional changes to the plan to address concerns expressed at the Board's March meeting, staff recommends approval of ZMA 05 -05 of 8.01 acres from R1 Residential to NMD Neighborhood Model District with the revised proffers, code of development, and plan. ATTACHMENTS: A. Liberty Hall Residential Units and Density Comparison with Crozet Master Plan B. Summary of Crozet Potential Residential Units C. Route 250 West Task Force Memo, dated March 30, 2006 D. Liberty Hall Traffic Mitigation Report, dated December 23, 2005 E. Liberty Hall Proffers F. Liberty Hall General Development Plan, last revised April 6, 2006 G. Liberty Hall Code of Development, dated April 6, 2006 H. Board of Supervisors Minutes March 15, 2006 for Liberty Hall ZMA 2005 -00005 Liberty Hall (Cross Property) ATTACHMENT A LIBERTY HALL RESIDENTIAL UNITS & DENSITY COMPARISON TO THE CROZET MASTER PLAN Plan dated 2/22/06 Liberty Hall Residential Density Crozet Master Plan Suggested Units Liberty Hall Proposal Crozet Transect Density Acres Net Acres Min Mid Max Plan Units` Units Proposed Net Density CT 3 (Min 3.5, Mid 4.5, Max 6.5 /acre *) 5.96 4.77 17 21 31 26 5.45 CT 4 (Min 4.5,Mid 12 /acre; Max 18 /acre mix use) 2.05 1.64 7 20 30 27 16.46 Total 8.01 1 6.41 24 41 1 61 53 Notes: Net acreage is 80% project area. * Density of 6.5 units per acre in CT 3 only if 50% accessory /affordable units added, 18units /acre in CT 4 only if mixed use Minimum, Mid, and Maximum Crozet Master Plan Suggested Units are determined by multiplying the CT 3 and CT 4 suggested densities by the Net Acres for each CT type. For example, CT 3 Mid is equal to 4.77 x 4.5, which equals 21 units. Revised Plan 4/7/06 Liberty Hall Residential Density Crozet Master Plan Suggested Units Liberty Hall Proposal Crozet Transect Density Acres Net Acres Min Mid Max Plan Units* Units Proposed Net Density CT 3 (Min 3.5, Mid 4.5, Max 6.5 /acre *) 5.96 4.77 17 21 31 21 4.40 CT 4 (Min 4.5,Mid 12 /acre; Max 18 /acre mix use) 2.05 1.64 7 20 30 30 18.29 Total 8.01 6.41 1 24 41 61 1 51 Notes: Net acreage is 80% project area. * Density of 6.5 units per acre in CT 3 only if 50% accessory /affordable units added; 18units /acre in CT 4 only if mixed use Minimum, Mid, and Maximum Crozet Master Plan Suggested Units are determined by multiplying the CT 3 and CT 4 suggested densities by the Net Acres for each CT type. For example, CT 3 Mid is equal to 4.77 x 4.5, which equals 21 units. ZMA 2005 -00005 Liberty Hall (Cross Property) COMMUNITY OF CROZET ATTACHMENT B Units Number of Existing Dwelling units as of 6/05, estimated by GDS 1451 SUBDIVISIONS Number of By -Right Dwelling Units /Lots Approved* (FINAL SUB & Final SDP) 2004 & 2005 - No CO's as of 6/05 SUB 05 -259 Old Trail Creekside II - Phase 1 SUB 04 -136 Ballard Field 63 SUB 04 -102 Upper Ballard Field 43 SUB 05 -113 Westhall I & II (SF) 49 SDP 05 -17 Ballard Field Townhouses 79 SUB 05 -391 Old Trail Creekside II -Phase 1 -Final 35 Total 269 *Final approval and building permits may be issued on these lots. Number of Units /Lots on Approved PRELIMINARY Plats and Site Plans SUB 04 -288 Old Trail Creekside 24 SUB 05 -259 Old Trail Creekside II - Phase 1 96 SUB 05 -229 Clayton 27 SUB 05 -146 Westhall Phase 111 9 SUB 04 -134 West End at Western Ridge 17 SDP 05 -90 Westhall Phase IV 36 Jarman Hill Total 173 REZONINGS Number of Units - Rezonings APPROVED in Crozet since Master Plan Adoption ZMA 04 -24 Old Trail Village 2275 ZMA 04 -17 Wickham Pond 107 Total 2382 Number of Units - Rezonings UNDER REVIEW ZMA n Foothill Grossing withdrawn 699 ZMA 05 -05 Liberty Hall 51 ZMA 05 -07 Haden Place 34 ZMA 05 -18 Wickham Pond II 127 ZMA 06 -01 Westhall Phase V 38 ZMA 06 -03 Jarman Hill 96 Total 346 ZMA 2005 -00005 Liberty Hall (Cross Property) COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: ZMA 2005 -0005 Liberty Hall (Cross Property) SUBJECT /PROPOSAL /REQUEST: Liberty Hall is a request to rezone 8.01 acres from R -1 to Neighborhood Model for residential and office uses. STAFF CONTACT(S): Cilimberg, Echols, Ragsdale LEGAL REVIEW: NO STAFF: REBECCA RAGSDALE AGENDA DATE: MARCH 15, 2006 ACTION: X INFORMATION: CONSENT AGENDA: ACTION: INFORMATION: ATTACHMENTS: YES BACKGROUND: The applicant submitted a rezoning application in May 2005 which went to the Planning Commission for a work session January 17, 2006 and for a public hearing February 21, 2006. (Exhibit F) The proposal has been revised several times since May to address concerns and comments raised by staff, the Planning Commission, and public comment. At the January public hearing, the Planning Commission recommended denial of the rezoning based on staff recommendations. The Commission also reviewed and took action on waivers requested by the applicant for critical slope disturbance, on- street parking, and sidewalk and planting strip requirements. The Planning Commission approved the on- street parking request and a waiver of sidewalk and planting strip requirements for certain portions of the street along Radford Lane. The Planning Commission did not approve the critical slopes waiver and a waiver of sidewalk and planting strip requirements for the south side of Road B behind Clover Lawn. The revised plan submitted by the applicant since the Planning Commission public hearing eliminates critical slope disturbance and now includes a sidewalk and planting strip for Road B. DISCUSSION /FINDINGS: Staff did not recommend approval to the Planning Commission on February 21, 2006 because the plan before the Commission had not adequately resolved the issue of critical slope disturbance and adequate erosion and sediment control measures to stabilize disturbed slopes. These critical slopes are identified as important resources on the Open Space Plan and Crozet Master Plan Green Infrastructure map. The Planning Commission concurred with staff's recommendation based on the same findings. The applicant has addressed this through revisions to the plan that eliminate critical slope disturbance by removing a road connection and reducing the residential units adjacent to the slopes. Other areas of concern noted by some Commissioners and members of the public were the proposed residential densities of the project, mixture of uses and conformity with the Crozet Master Plan. Following the Planning Commission public hearing, the applicant revised the general development plan, proffers, and code of development (Exhibits A, B, C) to respond to some of these comments made from the Commission and the public. Major changes include reducing the amount of office space from 13,500 square feet to 8,500 square feet; proposing 5 additional residential units over the office building; reducing the number of residential units in the CT 3 areas of the site and proposing fewer town house units; correcting parking lot and street section dimensions; adding architectural elevations to the Code of Development for the town house units and the office building; and proffering to dedicate a portion of trails proposed within the project for Greenway connections. Regarding the architectural elevations, the Architectural Review Board will need to review and provide final approval of the architecture for the mixed use building as it is visible from the Entrance ZMA 2005 -00005 Liberty Hall (Cross Property) Corridor. This review will be done at the site plan stage. The elevations provided should not be construed as final approval. The table below compares the revised number of residential units by Crozet Transect (CT) type to the recommended densities of the Crozet Master Plan. The applicant did not reduce the total number of units proposed for the project but revised the total units for each CT type. Liberty Hall Residential Net Density - 2122106 proposal Notes: Net acreage is 80% project area. Staff notes that density is not the only criteria for approval of rezonings in Crozet. As was the case before the adoption of the Crozet Master Plan, form is as important as density in determining the appropriateness of approving a rezoning. The Crozet Master Plan includes a "Master Matrix" table that offers guidelines to consider when evaluating the form of developments, including spatial enclosure, lot coverage, and building height. (Exhibit D) The Master Plan also includes a second table with suggested land uses by CT type in Crozet. (Exhibit E) In response to concerns, the applicant's revisions provide for lot coverage, building height, and mixture of uses that are consistent with the guidelines of the Master Plan. Some members of the public who spoke have raised concerns about the rate at which Crozet is growing. Staff provided the table below to the Commission and public after their request for a "status report" on approved developments and developments under review in Crozet. From this table, if Old Trail is built out to its maximum approved units, and all rezonings under review are approved and built out to their maximum approved units, in addition to the by -right development, the number of dwelling units would result in a population that would likely exceed 12,000 (2.4 persons per unit x number of dwelling units). However, the table does not attempt to project the rate at which growth will occur, nor can it predict whether the approved developments will build out to their maximum allowed development potential. COMMUNITY OF CROZET 31712006 Units Number of Existing Dwelling units as of 6/05, estimated by GDS 1451 Number of By -Right Dwelling Units /Lots Approved (FINAL SUB & Final SDP) 2004 & 2005 - No CO's as of 6/05 SUB 04 -136 Ballard Field Max Master Plan Units SUB 04 -102 Crozet Transect Density Acres Net Acres suggested Units Proposed Net Density CT 3 (3.5, 4.5 acre, 6.5 /acre if accessory apartments added for 50% residential stock) 5.96 4.77 31 26 5.45 CT 4 (4.5,12 /acre; 18 /acre mix use) 2.05 1.64 30 27 16.46 Total 8.01 6.41 61 53 Notes: Net acreage is 80% project area. Staff notes that density is not the only criteria for approval of rezonings in Crozet. As was the case before the adoption of the Crozet Master Plan, form is as important as density in determining the appropriateness of approving a rezoning. The Crozet Master Plan includes a "Master Matrix" table that offers guidelines to consider when evaluating the form of developments, including spatial enclosure, lot coverage, and building height. (Exhibit D) The Master Plan also includes a second table with suggested land uses by CT type in Crozet. (Exhibit E) In response to concerns, the applicant's revisions provide for lot coverage, building height, and mixture of uses that are consistent with the guidelines of the Master Plan. Some members of the public who spoke have raised concerns about the rate at which Crozet is growing. Staff provided the table below to the Commission and public after their request for a "status report" on approved developments and developments under review in Crozet. From this table, if Old Trail is built out to its maximum approved units, and all rezonings under review are approved and built out to their maximum approved units, in addition to the by -right development, the number of dwelling units would result in a population that would likely exceed 12,000 (2.4 persons per unit x number of dwelling units). However, the table does not attempt to project the rate at which growth will occur, nor can it predict whether the approved developments will build out to their maximum allowed development potential. COMMUNITY OF CROZET 31712006 Units Number of Existing Dwelling units as of 6/05, estimated by GDS 1451 Number of By -Right Dwelling Units /Lots Approved (FINAL SUB & Final SDP) 2004 & 2005 - No CO's as of 6/05 SUB 04 -136 Ballard Field SDP 05 -17 Ballard Field Townhouses SUB 04 -102 Upper Ballard Field SUB 05 -113 Westhall I & II (SF) Number of Units /Lots on Approved PRELIMINARY Plats and Site Plans SUB 04 -288 SUB 05 -259 SUB 05 -229 SUB 05 -146 SUB 04 -134 SDP 05 -90 ZMA 2005 -00005 Liberty Hall (Cross Property) Old Trail Creekside Old Trail Creekside II - Phase I Clayton Westhall Phase III West End at Western Ridge Westhall Phase IV Total Total 63 79 43 49 234 24 96 21 9 17 36 167 Number of Units - Rezonings approved in Crozet since Master Plan Adoption ZMA 04 -24 Old Trail Village 2275 ZMA 04 -17 Wickham Pond 107 Total 2382 Number of Units - Rezonings Under Review ZMA 05 -05 Liberty Hall 53 ZMA 05 -07 Haden Place 40 ZMA 05 -18 Wickham Pond II 127 ZMA 06 -01 Westhall Phase V 38 ZMA 02 -05 Foothill Crossing -- indefinitely deferred 600 Total 858 RECOMMENDATION: All revisions have been reviewed and appear to address the majority of concerns with the proposal that resulted in a recommendation for denial from staff and the Planning Commission. Therefore, staff recommends approval of ZMA 05 -05 of 8.01 acres from R1 Residential to NMD Neighborhood Model District with the revised proffers, code of development, and plan. EXHIBITS: Exhibit A: Liberty Hall signed Proffers Exhibit B: Liberty Hall Code of Development, February 22, 2006 Exhibit C: Liberty Hall General Development Plan, February 22, 2006 Exhibit D: Crozet Master Plan Table 1: "Master Matrix" Crozet Place Type and Design Guidelines Exhibit E: Crozet Master Plan Table 2: Crozet Land Use and Place Types Exhibit F: Planning Commission Liberty Hall Public Hearing report, dated February 21, 2006 and including Planning Commission Liberty Hall Work Session report, January 17, 2006 ZMA 2005 -00005 3 Liberty Hall (Cross Property) COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: ZMA 2005 -005 Liberty Hall (Cross Property) SUBJECT /PROPOSAL /REQUEST: Liberty Hall is a request to rezone 8.01 acres from R -1 to Neighborhood Model for residential and office uses. STAFF: REBECCA RAGSDALE PLANNING COMMISSION DATE: October 30, 2007 Public Hearing BOARD OF SUPERVISORS DATE: December 12, 2007 APPLICANT /OWNERS: Weatherhill Development (Frank Pohl) BACKGROUND: The applicant submitted a rezoning application in May which has been revised several times after comments from staff. A work session was held with the Planning Commission and discussion included several topics: Design and layout, Residential density, Amenities and green space, Mixture of uses, Mixture of housing types, Interconnections, Affordable housing, and Off -site impacts and Proffers. The applicant submitted revisions addressing input received during the work session and other staff comments. Revisions include reduced parking in Block 1, additional amenity provisions, and revised proffers including an overlot grading plan. Also submitted were three waiver requests for critical slopes, on- street parking, and street section requirements. DISCUSSION /FINDINGS: Staff has identified the following factors favorable to the rezoning request: • The rezoning is generally in keeping with the Crozet Master Plan. • The proposed use provides for a mixture of housing types in this part of Crozet. • Residential uses are supported by a pedestrian network, public services (schools, fire, and rescue services) and close proximity to future shopping. • The existing c. 1950's house is being preserved. • Affordable housing is being provided. Staff has identified the following factors unfavorable to the rezoning request: • Two blocks of the development have a higher net density than what the Crozet Master Plan calls for; however other parts of the development are not at maximum density. • Critical slopes will be impacted and Engineering does not recommend approval of a waiver for disturbance. • Affordable housing does not quite meet the recommendation of 15 percent of the total number of units from the Comprehensive Plan; however, the applicant has verbally indicated they would be willing to provide an additional affordable unit to meet the 15 %. RECOMMENDATION: Staff does recommends approval of ZMA 07 -14 with the attached proffers. ATTACHMENTS: ZMA 2007 -14 Liberty Hall Proffer Amendment PC 10 -30 -07 Public Hearing