HomeMy WebLinkAboutZMA202000011 Application Narrative 2020-09-21ZMA202000011
PREMIER APARTMENTS
405 Premier Circle
Application Narrative
September 21, 2020
Proiect Proposal
Premier Apartments (the "Project"), would comprise up to 140 affordable residential units and a
two-story non-residential or mixed -use building fronting Route 29. The Project is a creative,
phased 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.
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 a non-residential or
mixed -use building fronting State Route 29 North within the approximately one acre Block One
and two multi -family residential buildings in Block Two, removed from the Entrance Corridor.
To facilitate the financing, purchase, and redevelopment by PHA and VSH, the Applicant
proposes a phasing plan, described in more detail below. The Applicant's phasing plan
incorporates funding, construction, and leasing benchmarks of the Project's developers, VSH
and PHA. Meanwhile, TJACH will repurpose the existing hotel rooms to provide essential
emergency supportive housing to individuals experiencing homelessness who are also at -risk of
developing serious illness from COVID-19.
VSH provides permanent supportive housing to its tenants. On -site support services include
case management to assist tenants in obtaining needed community services; housing
stabilization and support; counseling and independent living skills training; community
engagement and social support; employment, education, and vocational support; and transition
planning to other housing types. (Please see Exhibit A, "Virginia Supportive Housing
Permanent Supportive Housing / Supportive Services Program Description.") 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.
PHA proposes 60 mixed -income units. The PHA building in Block Two 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. PHA may develop up to 20 of its units on the second floor of a
mixed -use building on Block One. The PHA units would be primarily one -bedroom
(approximately 20%) and two -bedroom units (approximately 80%) with possibly up to 5% three -
bedroom. The affordability of the PHA units depends upon the final structure of financing so is
currently described as 30%-80% AMI for the purposes of rezoning.
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Since the onset of the COVID-19 pandemic, TJACH has been following CDC recommendations
to shelter individuals experiencing homelessness who are also at increased risk of developing
serious illness from COVID-19 in private rooms as opposed to congregate shelter settings.
TJACH plans to use a portion of the existing hotel units on the site for this purpose during the
first phases of redevelopment. These hotel units will be considered "emergency shelter" units
and will be made available to clients experiencing homelessness who are at increased risk from
COVID-19 on a temporary basis. Supportive services, including options for moving into
permanent housing, will be offered to these clients.
The Comprehensive Plan recommends 34 DUA for this area. The Project proposes and
requests approval of a slightly higher density -- 37 DUA -- to allow PHA to develop 60 units,
which increases operating efficiency and competitiveness within the LIHTC application process.
As supported by project data described in the Timmons Group parking waiver request letter,
dated September 21, 2020, supportive housing for homeless and low-income families requires
far less parking than commercial uses or traditional multi -family. The size of the commercial
square footage -- 5,000 to 20,000 square feet -- is limited primarily by the amount of parking it
would require.
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.
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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 on Block Two would be constructed and leased.
(b) Approximately 42-79 rooms within the existing hotel buildings would be used
as temporary TJACH emergency shelter units for clients at increased risk
from COVID-19.
Phase II 2024-2026:
(a) The PHA building on Block Two would be constructed and leased.
(b) The second entrance and the primary parking lot on Block Two would be
constructed.
(c) The front existing hotel building may be demolished or may remain onsite for
continued use by TJACH.
(d) All amenity spaces, landscaping, screening, and pedestrian connections for
Block Two would be complete.
Phase III 2027 —
(a) The front hotel building would be demolished (if not completed during Phase
II), and the non-residential / mixed use building would be constructed on the
Route 29 frontage.
(b) Amenity space, landscaping, and all pedestrian connections for Block One
would be complete.
Phasing is desired for this project owing to the long timelines involved in critical funding. All of
the existing buildings on the Property would continue to be used through the end of 2022. The
VSH finance closing would take place in the first quarter of 2023, with construction to start in the
second quarter of 2023.
Virginia Supportive Housing. To help fund the VSH development, PHA plans to meet the
March 2021 application deadline for Low Income Housing Tax Credits (LIHTC). If successful,
VSH construction would begin in spring 2023, would be completed in 15 months, and would be
leased by close of 2024 to meet the placement in service deadline of December 31, 2024.
Piedmont Housing Authority. For its development, PHA plans to file its LIHTC application by
the March 2023 deadline. If successful, construction would take place 2024-2025 for final
placement in service deadline of December 31, 2025.
Thomas Jefferson Area Coalition for the Homeless. The Red Carpet Inn comprises four
buildings containing 115 units. Some of these units will be used as emergency shelter units to
house clients experiencing homeless who are at increased risk for COVID-19. As described
and depicted in the Phasing Diagram, during Phase I and, possibly, Phase II of site planning
and construction for the permanent buildings, TJACH will house clients in the existing hotel
rooms within the front and northeast buildings. Following site planning and construction, some
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of these residents and other residents will move into an 80-unit multi -family building operated by
VSH as deeply affordable independent rental housing.
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. The Code of Development permits non-residential square footage of 5,000 to
20,000 square feet; it is anticipated that all non-residential square footage would be in Block
One fronting Route 29. 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 in
the PHA building or split between the PHA building and a mixed -use building on Block One.
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. The Property has been used as extended stay
hotel with 115 rooms, and the 25-unit increase with minimal traffic and school impacts is not
expected to change the character of the area in any way. 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 (likely office or retail) 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. Zoning Ordinance Sec. 20A.8(a) provides that each NMD district
"shall have at least two housing types; provided that this requirement may be waived by the
board of supervisors if the district is an infill project or at least two housing types are already
present within one -quarter mile of the proposed district. The following are considered to be
different housing types: (1) single family detached dwellings; (2) single family attached
dwellings; (3) two-family dwellings; (4) triplexes; (5) quadplexes; (6) townhouses; (7) multifamily
dwellings; (8) accessory apartments; (9) manufactured housing; and (10) special needs housing
such as assisted living facilities, group homes, and skilled nursing facilities. An "infill project" is
a project in which a parcel is developed or redeveloped, where abutting or nearby parcels are
already developed, and the project area is relatively small compared to the developed abutting
or nearby parcels."
The Applicant submits that both the temporary, emergency TJACH units for the homeless and
VSH's permanent supportive housing qualify as special needs housing. TJACH's units are
provided to its homeless clients who need extra protection based on COVID-19 risk factors;
supportive services will be provided to these clients. VSH's permanent dwelling units are
properly classified as special needs housing based on the high level of services provided to the
residents and the special needs that the VSH development fulfills. However, in the event the
County determines that all permanent units proposed within the Project should be classified as
multi -family dwellings, the Applicant has submitted an application for a Special Exception to
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permit a single housing type. If the VSH use is determined to be more accurately categorized
as special needs housing, the Applicant will withdraw the Special Exception application.
Consistency with the Comprehensive Plan and Neighborhood 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:
Curban Muted Use (in Centers) Light Industrial
Urban Muted Use (in areas around Centers) _ Heavy Industrial
- Commercial Mixed 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 non-residential 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
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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. The
building in Block One may be developed as a mixed -use building with non-residential on the
ground floor and PHA dwelling units on the second floor. However, the Applicant may find that
mixing uses horizontally on a parcel rather than vertically is generally more effective to reach
the goals of the Applicant and the County, in which case all 60 units would be in Block Two and
the front building would be non-residential. Given the financing and phasing plan, the
supportive housing proposed by VSH is more effectively managed in a standalone building on
this site. The residential 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 nearby bus lines. Block One may be subdivided and sold to
help support the Applicant's low-income housing program.
Guiding Principles of the Places29 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 the 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 or retail space currently
envisioned, 12,000 net square feet will require 60 parking spaces, and the Applicant will provide
at least 60 spaces within Block One.
VSH will provide lockers for bicycles and scooters, which are popular with its residents. PHA's
development will include outdoor bike racks.
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
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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. The Applicant has
reached out to CAT to determine if a transit stop on the Premier Circle frontage would be of
interest.
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
and the Waiver Request for Recreational Facilities and Areas Requirements 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.
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 (1) 500 sf interior fitness
One '/ court
indoor community rooms,
room per multi -family residential
basketball court
indoor computer rooms.
building constructed (2 max
per 100 units (1
required)
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."
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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 non-
residential or mixed -use building, non-residential not to exceed 20,000 square feet. The 80-unit
VSH building in the center of the parcel is proposed at four stories, and the 40-60 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.
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 a non-residential or mixed -use 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
•$FD
•sFA
•Mf/CwAo
® •MX
3: Wkem Cowry Commwry De.vop 2013
Figure 3: Housing Types in Albemarle County
- I
■3 SFD
.2 SFA/TH
• 3 MF/Condo
E4 MH
HUM
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 proposes permanent supportive special needs housing and multi -family housing.
The overarching purpose of the Project is to provide affordable housing for the homeless and
low-income families. Supportive housing developments and multi -family rental housing are best
able to achieve this objective.
Affordable Housing:
The Project is expected to 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 PHA units will be determined
after all sources of financing have been determined, 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).
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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.
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 mixed -income 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, C-1 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.
101Page
LAND USE
ITE CODE
AMOUNT
UNITS
WEEKDAY
AM PEAK HOUR
PM PEAK HOUR
ADT
It! TOTAL
W OUT TOTAL
EX151king Zoning
Supermarket
1 850
1 35,962
SF GFA
3,840
1 82
1 55
1 137
186
178
1 364
TOTAL
3,840
82
55
137
186
178
364
Proposed Zonlina
General Office
710
15 000
SF GFA
542.4%-22.7%
1
3
Mu10-Fami Housin Low -Rise
221
140
Dwellin Units
5
6
50
TOTAL
4-69.1%39.3%
0
06
53
474.6%72.9%
Net Difference-T
3
31
-132
% D-fference
-71.3%
SOURCE: Institute of Transportation Engineers' Trip Generation Manua/ lath Edition (2017)
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',
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.
'Albemarle County Public Schools K-12 Enrollment Projections FY2020121 to FT 2029/30, dated November 2019;
Capacity vs. Enrollment Projections, dated November 19, 2019.
' Provided by Rosalyn Schmitt, Chief Operating Officer, Albemarle County Public Schools.
111Page
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.
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