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COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: ZMA201900010 3223 Proffit Road
Staff: Andy Reitelbach, Senior Planner
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
June 2, 2020
To Be Determined
Owner: Albemarle Land Development, LLC
Applicant: Albemarle Land Development, LLC
Acreage: 7.29 acres
Rezone from: R-15 Residential to R-15 Residential
(amendment to proffers and concept plan)
TMP: 032AO020000200
By -right use: Maximum of 109 dwelling units
Location: 3223 Proffit Road
Magisterial District: Rivanna
Proffers: Yes
Proposal: Request to amend the proffers and
Requested # of Dwelling Units: Maximum of 80 dwelling
concept plan associated with ZMA201800006 on a
units
7.29-acre parcel of land to revise the internal street
network layout; to permit residential units in Block B;
and to reduce the overall maximum number of units
permitted from 109 to 80. A maximum of 80 units is
proposed for a gross and net density of 11
units/acre. No change in zoning district proposed.
DA (Development Area) — Hollymead-Places 29
Comp. Plan Designation: Urban Density Residential in the
Master Plan
Hollymead-Places29 Master Plan.
Character of Property: Vacant parcel with recently
Use of Surrounding Properties Southern States
cleared area in the front and woods in the rear.
Cooperative Retail store, Full Gospel Assembly Church and
cemetery, Lighthouse Christian preschool, single-family
homes to the northeast, and undeveloped land within the
future North Pointe community to the north.
Factors Favorable:
Factors Unfavorable:
1. The request is consistent with the use and
1. The area of open space and area for the recommended
density recommended by the Places29 Master
greenway along the stream channel that is shown on
Plan.
the Places29 Parks and Green Systems Map are being
2. The request is consistent with the applicable
reduced from what was originally provided for in
neighborhood model principles.
ZMA2018-00006; however, portions of the depicted
3. The proposed development continues to include
greenway area are being retained.
dedication or right-of-way and construction of
2. Technical revisions to the application are needed.
upgrades to Proffit Road recommended by the
Places29 Master Plan.
4. The application includes a proffered concept
plan that will create a street network grid with
additional inter -parcel connections and
pedestrian facilities beyond what is called for in
the Places29 Master Plan, including with the
adjacent North Pointe development.
5. The tree buffer will be retained along the eastern
edge of Block B until any potential future
redevelopment of adjacent property and an
inter -connection is determined to be needed.
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RECOMMENDATION: Zoning Map Amendment: Staff recommends approval of ZMA201900010 3223 Proffit Road,
provided the recommended revisions are made to the concept plan and proffers prior to the Board of Supervisors
meeting.
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STAFF PERSON: Andy Reitelbach
PLANNING COMMISSION: June 2, 2020
BOARD OF SUPERVISORS: To Be Determined
ZMA 201900010 3223 Proffit Road
PETITION
PROJECT: ZMA201900010 3223 Proffit Road
MAGISTERIAL DISTRICT: Rivanna
TAX MAP/PARCEL: 032AO020000200
LOCATION: 3223 Proffit Road, Charlottesville, VA 22911
PROPOSAL: Amend the proffers and concept plan of a previously approved rezoning.
PETITION: Request to amend the proffers and concept plan associated with ZMA201800006 on a
7.29-acre parcel of land to revise the internal street network layout; to permit residential units in
Block B; and to reduce the overall maximum number of units permitted from 109 to 80. A maximum
of 80 units is proposed for a gross and net density of 11 units/acre. The property is zoned R-15
Residential, which allows 15 units per acre. No change in zoning district proposed.
ZONING: R-15 Residential — 15 units per acre.
OVERLAY DISTRICT(S): Airport Impact Area; Steep Slopes - Managed
PROFFERS: Yes
COMPREHENSIVE PLAN: Urban Density Residential — residential (6.01 — 34 units/ acre), with
supporting uses such as religious institutions, schools, commercial, office, and service uses; in
Hollymead — Places29 Master Plan area.
CHARACTER OF THE AREA
The subject property is located on the north side of Proffit Road (S.R. 649), approximately nine -
hundred (900) linear feet east of the intersection of Seminole Trail (Route 29) and Proffit Road (see
Attachment 1 — Location Map). The subject property is zoned R-15 Residential and is currently
vacant. The front portion of the property has recently been cleared, and the rear portion of the
property is wooded. At the center of the property is an area measuring approximately 8,000 sq. ft.
that is classified as Managed Steep Slopes. An intermittent stream runs east to west through the
center -rear portion of the parcel, and this stream is not subject to the County's Water Protection
Ordinance (WPO) buffer requirements. There are no Preserved Steep Slopes or floodplain areas on
the parcel.
West of the site is the Southern States Cooperative retail store and warehouse (zoned HC Highway
Commercial). East of the property is a cemetery and church building used by the Full Gospel
Assembly of Charlottesville (zoned RA Rural Area). The property to the north is currently
undeveloped and is part of the future North Pointe Community Development, which is zoned
Planned District - Mixed Commercial (PD-MC) and calls for a mixture of commercial, single family -
attached, and single family -detached residential uses. The portion of North Pointe adjacent to the
subject property is designated for single-family attached uses on North Pointe's approved application
plan. The Lighthouse Christian Preschool (zoned R-1 Residential), the Maple Grove Christian
Church (zoned R-1 Residential), and a single family -detached residential structure (zoned R-15
Residential) are located south of the subject property, across Proffit Road. (See Attachment 2 —
Zoning Map.)
PLANNING AND ZONING HISTORY
1) March 20, 2019 — ZMA2018-00006 3223 Proffit Road: This application was the original rezoning
request for this property, from the RA Rural Areas zoning district to the existing R15 Residential
zoning district. This ZMA was approved with proffers and a concept plan, providing for a
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maximum of 109 dwelling units, at a density of 14.95 dwelling units per acre, with the property
divided into two blocks, Block A and Block B.
2) SDP2020-00028 —A final site plan is currently under review by County staff for the construction
of 54 single family -attached townhouse units in the front portion of the parcel, known as Block A.
DETAILS OF THE PROPOSAL
The applicant is proposing to amend the proffers and the concept plan, originally approved with
ZMA2018-00006, for a 7.29-acre parcel on Proffit Road that is currently zoned R-15 Residential. The
specific requests are to revise the internal street network layout of the site, to permit residential units
in Block B, and to reduce the maximum number of residential units from 109 to 80, for a gross and
net density of approximately 11 units per acre (see Attachment 3 — Project Narrative).
In the original rezoning for this property, ZMA2018-00006, the property was divided into two blocks
(see Attachment 7 for ZMA2018-00006 Concept Exhibit for reference to the original concept plan).
Block A (5.2 acres) is located at the front of the parcel and features a gridded street network that
provided for future interparcel connections with the parcels to the west (Southern States retail store)
and to the east (Full Gospel Assembly of Charlottesville). Block B (2.09 acres), which is at the rear of
the parcel, was proposed to be for recreational facilities, utilities, open space, and stormwater
management facilities. A more recent survey of the property, performed by Roger W. Ray and
Associates after the approval of ZMA2018-00006 and included as a part of the site plan for the
project, indicated that the cemetery associated with the Full Gospel Assembly of Charlottesville
crosses onto the subject parcel. The originally proposed location of the interparcel connection with
the church property would intrude on portions of the cemetery. The applicant has also expressed
interest in providing an interparcel connection with the North Pointe development. The application
plan approved with the North Pointe rezoning shows a proposed street stubbing out at its shared
boundary in the northwest corner of the subject parcel, providing a potential usable interconnection
point between North Pointe and the development proposed with this rezoning request.
The applicant proposes to amend the concept plan to remove the interconnection adjacent to the
church parcel and provide two new interconnection opportunities in the northern part of the parcel, in
Block B (see Attachment 4 — Concept Plan for the proposed new concept plan). One of the proposed
interparcel connections would be adjacent to North Pointe, allowing for future movement between
the two developments when they are both built out. The other interparcel connection would be
located in the northeast corner of the subject parcel, providing for a possible connection to
Springfield Road if that area is ever redeveloped in the future. In that location, right-of-way is
proposed to be dedicated to the County for a future connection; however, the 50' buffer (25'
minimally disturbed and 25' undisturbed) approved with ZMA2008-00006 would remain until such
redevelopment occurs in order to provide a transition between the subject property and the existing
single-family detached houses that front along Springfield Road. These houses are in the
development area; however, they are currently zoned RA, Rural Areas. The interparcel connection to
the west, with the Southern States property, would remain in the same location as previously
approved.
In addition to extending the street network into Block B, the applicant proposes to shift some of the
proposed residential units into Block B, permitting residential use in an area of the property where
the existing concept plan currently does not allow it. As mentioned previously, Block B currently
permits only recreational uses, utilities, stormwater management facilities, and open space. The
applicant requests that a maximum of 30 residential units be permitted in Block B, fronting along the
proposed new streets that would provide future interparcel connections to North Pointe and
Springfield Road.
The applicant has also requested to reduce the maximum number of units permitted on the subject
property from the existing by -right use of 109 dwelling units, at 15 units/acre, to 80 units, at 11
units/acre. These 80 dwelling units would be spread out across the entire 7.29 acres of the property,
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in both Block A and Block B. The gross and net density of the property would both be at 11
units/acre.
The other aspects of the originally approved rezoning would remain the same. The proposed new
streets in the development would be public. The applicant would dedicate right-of-way and construct
improvements along the parcel's frontage with Proffit Road, consistent with the recommended cross-
section for Proffit Road as shown on Figure 4.8 Future Transportation Network and Appendix 3 of
the Places29 Master Plan. Block A, Area 1, would allow double -frontage lots for the residential units
in that area to front on Proffit Road, with parking and rear -loading access from one of the
development's internal public streets in accordance with proffer #6 (see Attachment 6 — Draft Proffer
Statement). At the site plan and subdivision plat stage, the applicant would need to officially request
a waiver of the prohibition of double -frontage lots and a waiver of the required screening of double -
frontage lots. These waivers would be granted through administrative approval after review by
County staff, as long as the requests are in conformance with the concept plan and proffers of the
approved zoning map amendment.
COMMUNITY MEETING
The community meeting for this project was held on August 15, 2019, at the Hollymead Fire Station
in conjunction with the Places29-North Community Advisory Committee (CAC) meeting. Several
members of the public were in attendance, and the issues discussed by attendees focused primarily
on the density of the site, the widening of Proffit Road, and the entrance location. The applicant
responded that the proposed density is lower than what was originally approved with ZMA2018-
00006 and that the specific design of the Proffit Road widening and the entrance location would be
determined at the site plan stage, with final approval from VDOT. It was also mentioned that any
required emergency fire access entrance would be blocked off from general public use with either
bollards or another method approved by Albemarle County Fire -Rescue, to prevent public vehicular
access using the emergency fire route to reach Proffit Road.
COMPREHENSIVE PLAN
The Places29 Master Plan calls for all 7.29 acres of the subject property to be developed in accordance
with the Urban Density Residential land use classification (see map inset on next page):
Urban Density Residential (orange): This designation calls for primarily residential uses with densities
between 6.01- 34 dwelling units/acre. All housing types are found in this category, including single
family detached, townhouses, and apartments. Properties designated as Urban Density Residential
should feature two or more housing types. The classification also allows for retail, commercial, office,
and institutional secondary uses provided that they are compatible with the surrounding area.
Residential uses at a density of 6.01-34 units per acre are the primary land use recommended in the
Urban Density Residential land use designation in the Places29 Master Plan, so dwelling units are an
appropriate and recommended use for the entirety of the subject parcel. The request for a maximum of
80 dwelling units would result in a density of approximately 11 units per acre, which falls within the
range recommended by the master plan.
Open space is a recommended secondary use within the Urban Density Residential land use
designation, and the Parks and Green Systems Map of the Places29 Master Plan has identified the
stream channel that crosses the subject property from east to west as the location of a recommended
greenway. A street is proposed to cross this stream channel with the proposed new road network layout
in order to reach Block B and provide the future interparcel connections to North Pointe and Springfield
Road. However, the applicant has centered the proposed recreational areas and open space along the
western portion of the stream channel, preserving the lower portions of the channel and providing a mix
of active and passive recreational opportunities along this feature. The applicant has indicated on the
concept plan that the open space and recreational areas will comply with the requirements of sections
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4.7 and 4.16 of the Zoning Ordinance. The stream channel bisects the parcel, providing access to the
recreational and open spaces for all potential residents of the development, in both Blocks A and B of
the proposed new concept plan. In addition, the 50' buffer in the northeast area of the subject parcel
includes the upper course of the stream channel. The concept plan for the original zoning map
amendment, ZMA2018-00006, provided a trailhead and an amenity in the vicinity of the stream channel
in the northern portion of Block A for a potential trail to the North Pointe area. As the recreational and
open space areas continue to be centered on the stream channel, and the master plan identifies this
location as a recommended greenway, staff recommends that the applicant revise the concept plan for
ZMA2019-00010 to include this trailhead near the proposed road crossing of the stream channel,
providing ease of access to the recreational and open space areas for the residents.
The 200+ acre -North Pointe development to the north of the subject parcel is proposed for a mix of
urban density residential and urban mixed -use in a Destination Center. Having direct access between
the subject parcel and North Pointe through the proposed new interparcel connection would allow
residents easier access to the recreational, commercial, and institutional amenities of North Pointe
without requiring them to travel along busy roads like Route 29 or Proffit Road.
Due to state proffer legislation regarding what kinds of proffers localities could accept that was in
effect at the time of approval of ZMA2018-00006 and submittal of ZMA2019-00010, proffers
regarding affordable housing were not included or approved and are not a part of this project.
The Neighborhood Model: Staff has reviewed the proposal against the Neighborhood Model
Principles and found that it is consistent with the principles. See Attachment 5 for staffs full analysis
of the Neighborhood Model Principles.
Relationship between the application and the intent and purposes of the requested zoning district:
The purpose and intent of the R-15 Residential zoning district is to:
Provide for compact, high -density residential development;
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Permit a variety of housing types; and
Provides incentives for clustering of development and provision of locational, environmental
and developmental amenities
The Places29 Future Land Use Plan calls for properties immediately to the west and north to be
developed as a Neighborhood Service Center and Urban Mixed Use. A variety of retail stores,
commercial service businesses, and outpatient medical offices currently occupy those parcels. The
Master Plan calls for properties immediately to the east to be developed in accordance with the
Neighborhood Density Residential land use classification (3-6 units/acre). Staff agrees with the
applicant's assertion that the Master Plan intends for the subject property to serve as a transition
zone between primarily non-residential uses along Route 29 and Proffit Road, and the existing low -
density residential neighborhoods such as the Springfield subdivision farther east.
This rezoning would permit residential development that has flexibility in the types of dwelling units
and lot configurations permitted by right. The proposal for a maximum of 80 units allows for
residential development at a density up to 11 dwelling units per acre, which falls within the density
range specified for the UDR land use designation. The applicant is maintaining the proffer specifying
that a minimum of 44 units will be required, at a density of 6.01 dwelling units per acre, which is
consistent with the Master Plan land use recommendations for the property.
Anticipated impact on public facilities and services:
Streets:
Proffit Road currently provides the sole means of road access to the subject property. The segment
of Proffit Road that provides street frontage to TMP 32A-02-2 features two vehicular travel lanes, but
there is no curb and gutter or sidewalks on either side.
The previously approved proffer for widening Proffit Road and constructing a sidewalk along the road
is still included in this amendment request. The requested reduction from 109 units to a maximum of
80 units will decrease the potential traffic generated by this development. The proposed streets will
continue to be public, and the proposed interparcel connections would allow for a greater distribution
of traffic, including to North Pointe, should those adjacent parcels develop or redevelop, further
reducing the number of vehicle trips on increasingly congested nearby roads, such as Route 29 or
Proffit Road.
VDOT and the County's Transportation Planning team have reviewed this proposal and have no
objections.
Schools:
Students living in this area would attend Baker -Butler Elementary School, Sutherland Middle School,
and Albemarle High School. The school division is cognizant that Places29 continues to be a
growing area. Albemarle County Public Schools have provided calculations that estimate how many
students will be generated at each school level by housing type. The table below specifies the yield
of students generated at each school level for each unit type should the subject property be built out
to the maximum number of 80 dwelling units proposed by the applicant. For example, if all 80
dwelling units that are proposed were constructed as single-family attached units, then
approximately 20.8 new students would be generated by this development. If the 80 units consisted
of a mix of dwelling types, then the total student generation number would fall somewhere between
16.8 and 28 students, depending on the exact proportion of each unit type constructed.
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Dwelling Type
Elementary
Middle
High
Total
80 Single family
detached Units
12
6.4
9.6
28
80 Single family
(attached) Units
10.4
4
6.4
20.8
80 Multifamily Units
9.6
2.4
4
16.8
The school system has provided annual estimates of student enrollment at all three schools over the
next ten academic years. Student enrollment at Sutherland Middle School is currently below
capacity, and student enrollment over the next ten years is not projected to exceed its building
capacity.
Baker -Butler Elementary and Albemarle High School are currently over capacity. As the Places29
Master Plan is fully realized, growth must be closely monitored since Baker -Butler Elementary and
Albemarle High School do not have the long-term capacity to support additional residential growth
expected in this part of the County. However, the applicant has requested a reduction in the
maximum number of residential units permitted from 109 to 80, so the number of total new students
generated with this requested zoning map amendment would be less than what would currently be
generated under the by -right maximum of 109 units, alleviating some of the additional enrollment
pressures at these schools.
Fire & Rescue:
The proposed use is not expected to create any new demands on Fire & Rescue services. Based on
the number of dwelling units that will be possible under the requested zoning map amendment, a
second point of access would be required for emergency vehicle access if more than 30 detached or
attached single family units or more than 100 multifamily units are constructed. The applicant
addressed this issue during the original rezoning by identifying a second point of access along Proffit
Road for emergency vehicles. The general location of the emergency access entrance is not
proposed to change with this amendment request, and Fire -Rescue will approve the final location at
the site plan and subdivision stage.
Utilities:
This project is in the ACSA water and sewer service jurisdictional area. ACSA and RWSA did not
identify any capacity issues with this proposal.
Anticipated impact on environmental, cultural and historic resources:
There are no known cultural or historic resources on the site. The property contains a small area of
Managed Steep Slopes, which will be treated in accordance with the design guidelines specified in
the County Zoning Ordinance. Any increase in stormwater runoff will be reviewed by County
Engineering Staff during the development phase of the project. Stormwater facilities will be designed
in accordance with the Virginia Stormwater Management Program (VSMP) regulations administered
by the Virginia Department of Environmental Quality (DEQ).
The stream channel that runs across the subject property has been determined to be intermittent
and not subject to the County's stream buffer requirements. In addition, the applicant has provided
documentation from the U.S. Army Corps of Engineers that disturbance of this stream channel
qualifies for a non -reporting Nationwide Permit (18) for Minor Discharges and does not require
further involvement of the USACE.
The County Engineer has reviewed this rezoning proposal, including the USACE documentation,
and has no objections to the requested amendments.
In addition, the 50' buffer is being retained in the northeastern corner of the property to preserve
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some of the large trees that are located in that area and to provide a natural area of screening
between the existing single-family homes to the east and the applicant's proposed new
development. This buffer is divided into a 25' undisturbed section and a 25' minimally disturbed
section, with Proffer 4 (see Attachment 6) identifying the parameters of disturbance permitted in
these areas. The undisturbed buffer allows for the removal of brush and/or dead vegetation. The
minimally disturbed buffer allows for minimal grading and/or the removal of brush and/or dead
vegetation.
Anticipated impact on nearby and surrounding properties:
The amendments to the proffers and concept plan requested with this rezoning application are not
expected to have a significant impact on the nearby and surrounding properties. The requested
reduction in the number of dwelling units from 109 to 80 will decrease the expected traffic generation
from this development that could affect the nearby properties, as well as the overall density of the
site. The request to construct streets and dwelling units in Block B could have an impact on the
residential properties to the northeast of the subject parcel. However, the applicant is maintaining the
50' buffer with those properties that was approved with ZMA2018-00006. This buffer will act as a
natural screening boundary between the parcels, providing a transition from the development of the
subject parcel to the existing houses. Also, the North Pointe property directly to the north is currently
vacant; however, it has been approved for single family -attached homes. The residential units
proposed in Block B should not have a significant impact on that area of North Pointe.
Public need and justification for the change:
The County's growth management policy says that new residential development should occur in the
designated Development Areas where infrastructure and services are provided, rather than in the
Rural Area. This development is adjacent to a Center (North Pointe) and is located approximately
1/3 of a mile away from the rural area boundary. As previously stated, it will provide a residential
transition zone between the single family -detached houses and more rural areas to the east and
Hollymead and the other non-residential land uses located closer to Route 29 to the west. In the
long-term, the proffered interparcel connections will create a new street network that provides
important pedestrian and vehicular linkages to and from the development to North Pointe, Leake
Square, and ultimately Route 29. In addition, approximately 500' linear feet of Proffit Road will be
improved to the future cross-section recommended by the Places29 Master Plan, as originally
approved with ZMA2018-00006. In the short-term, this construction will improve traffic flow for
neighborhoods east of the development traveling toward Route 29.
PROFFERS
Proffers are contained in the Draft Proffer Statement (Attachment 6). These proffers are a revision to
the proffers accepted with the approval of ZMA2018-00006. The proffers have been revised to refer
to the proposed new concept plan, prepared by Shimp Engineering, dated June 17, 2019, last
revised May 12, 2020.
Proffer 1 has been revised to state the parcel numbers for the adjacent parcels where the proposed
interparcel connections will be provided to, including the North Pointe parcel. Proffers 2, 3, 5, and 6
remain the same. Proffers 4a and 4b also remain the same. However, Proffer 4c has been added to
address the future possibility of an interparcel connection with the parcels to the east of the subject
property if they were to redevelop.
RECOMMENDED REVISIONS
There are a few technical revisions recommended by staff to the proffers that will provide greater
clarity for the application and consistency among the documents.
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Proffers:
1) Proffers 5 and 6 should reference sheet 4 instead of sheet 3, as sheet 4 more clearly identifies
the location of Block A, Area 1.
2) Proffer 4 should include TMP 03200-00-00-03000, as the undisturbed and minimally disturbed
buffers are also shown to be adjacent to that parcel on the proposed concept plan.
3) Proffer 3 only includes the minimum number of 44 dwelling units proposed. However, the
concept plan and the application narrative include both a minimum number of 44 dwelling units
proposed and a maximum number of 80 dwelling units proposed. These documents should all
match to provide clarity on the exact range of dwelling units requested with this rezoning
application.
There are several revisions recommended by staff to the concept plan.
Concept Plan:
1) Crosswalks should be depicted at the intersection of Roads E and C in Block B on sheet 4.
2) The maximum density calculation should be revised to 11 units/acre from 10 units/acre.
3) A trailhead should be provided near the recreational areas, similar to what was provided on the
concept plan for ZMA2018-00006.
4) It is recommended that the interparcel connection with North Pointe be shifted a few feet to the
east to better align with the street stub as depicted on the North Pointe application plan. Include
a note on the concept plan that states, "Inter -parcel connection to align with the street stub -out
depicted on the approved North Pointe application plan, ZMA2000-00009," or something similar
in consultation with County staff.
5) Identify on the concept plan the proposed square footage amounts for the natural and
programmed recreational areas.
6) Identify whether the area in Block B between Road E and the natural recreational area is a
proposed buildable area, and if so, what the proposed limits of construction are.
SUMMARY
Staff has identified the following factors which are favorable to this request:
1) The request is consistent with the use and density recommended by the Places29 Master Plan.
2) The request is consistent with the applicable neighborhood model principles.
3) The proposed development continues to include dedication or right-of-way and construction of
upgrades to Proffit Road recommended by the Places29 Master Plan.
4) The application includes a proffered concept plan that will create a street network grid with inter -
parcel connections and pedestrian facilities beyond what is called for in the Places29 Master
Plan, including with the adjacent North Pointe development. The options for additional parcel
inter -connections to the proposed areas will be beneficial as this area redevelops in the future.
5) The tree buffer will be retained along the eastern edge of Block B until any potential future
redevelopment of adjacent property and an inter -connection is determined to be needed.
Staff has identified the following factors which are unfavorable to this request:
1) The area of open space and area for the recommended greenway along the stream channel that
is shown on the Places29 Parks and Green Systems Map are being reduced from what was
originally provided for in ZMA2018-00006; however, portions of the depicted greenway area are
being retained.
2) Technical revisions to the application are needed.
On the whole, it is staff's opinion that the favorable factors outweigh the unfavorable factors
associated with this request. Additional, and potentially more beneficial, interparcel connections are
being provided with this rezoning request. Although some open space area in Block B is being lost,
portions along the intermittent stream are being retained in the natural recreation area and in the
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northeastern tree buffer, along with the proposed programmed recreational area in Block A. The
intermittent stream is not subject to WPO stream buffer requirements.
RECOMMENDATION
Staff recommends approval of ZMA201900010 3223 Proffit Road, provided the recommended
revisions, as listed below, are made to the proffers and the concept plan, prior to the Board of
Supervisors meeting.
Proffers:
1) Proffers 5 and 6 should reference sheet 4 instead of sheet 3, as sheet 4 more clearly identifies
the location of Block A, Area 1.
2) Proffer 4 should include TMP 03200-00-00-03000, as the undisturbed and minimally disturbed
buffers are also shown to be adjacent to that parcel on the proposed concept plan.
3) Proffer 3 only includes the minimum number of 44 dwelling units proposed. However, the
concept plan and the application narrative include both a minimum number of 44 dwelling units
proposed and a maximum number of 80 dwelling units proposed. These documents should all
match to provide clarity on the exact range of dwelling units requested with this rezoning
application.
Concept Plan:
1) Crosswalks should be depicted at the intersection of Roads E and C in Block B on sheet 4.
2) The maximum density calculation should be revised to 11 units/acre from 10 units/acre.
3) A trailhead should be provided near the recreational areas, similar to what was provided on the
concept plan for ZMA2018-00006.
4) It is recommended that the interparcel connection with North Pointe be shifted a few feet to the
east to better align with the street stub as depicted on the North Pointe application plan. Include
a note on the concept plan that states, "Inter -parcel connection to align with the street stub -out
depicted on the approved North Pointe application plan, ZMA2000-00009."
5) Identify on the concept plan the proposed square footage of the natural and programmed
recreational areas.
6) Identify whether the area in Block B between Road E and the natural recreational area is a
proposed buildable area, and if so, what the proposed limits of construction are.
Motions for the rezoning request will be provided at the Planning Commission
meeting.
ATTACHMENTS
Attachment 1 — Location Map
Attachment 2 — Zoning Map
Attachment 3 — Project Narrative / "ZMA2019-00010 3223 Proffit Road," dated June 17, 2019; last
revised May 12, 2020
Attachment 4 - Concept Plan / "Zoning Map Amendment Concept Plan ZMA2019-00010 3223
Proffit Road," dated June 17, 2019; last revised May 12, 2020
Attachment 5 — Staff Analysis of Application's Consistency with Neighborhood Model Principles
Attachment 6 — Draft Proffer Statement
Attachment 7 — ZMA2018-00006 Concept Exhibit
ZMA 2019-10 3223 Proffit Road
PC Public Hearing 06/02/2020
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