HomeMy WebLinkAboutZMA202000011 Review Comments Zoning Map Amendment 2020-11-16County of Albemarle
Department of Community Development
November 6, 2020
Updated November 16, 2020 with Fire/Rescue Comments
Lori Schweller
Williams Mullen
321 East Main Street, Suite 400
Charlottesville, VA 22902
RE: Review Comment Letter #1: ZMA202000011 Premier Circle
Ms. Schweller,
Staff has reviewed your submittal for a zoning map amendment (ZMA) for Premier Circle. 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 vkanellopoulosoalbemarle.org)
1. Update all documents to have the name of `Premier Circle' and application number
ZMA202000011.
2. Provide a street section for Route 29 that also addresses ARB comments on required
landscaping and shows existing utilities. Show that there is an existing sidewalk along
Route 29.
3. Single-family detached housing and single-family attached housing (e.g. townhouses) is
not a recommended housing type in the Places29 Master Plan for this property
(Office/Flex/R+D/LI). Recommend revise the Code of Development to only allow for
multifamily housing. If single-family housing is desired as an option, both types should
be by special use permit only. Additionally, Table B includes single-family attached
housing as a permitted housing type but does not include single-family detached, while
Table A includes both types.
4. For the phasing plan:
a. The landscape buffer along the rear of the property between Block 2 and existing
residential uses should be provided in the first phase of development.
b. Some amenity space should be provided with the first phase. Indicate a required
amount of amenity space to be provided with the first residential building.
5. To allow for additional square footage and the potential for multiple buildings,
recommend include regulations for maximum building footprints and heights consistent
with the Office/Flex/R+D/LI recommendations for each use category (Retail, Office/Flex,
Institutional, etc.). For instance, this could allow for 20,000 SF of office + 10,000 SF of
institutional uses. See example below (note that this example was for a different future
land use category in the Places29 Master Plan, however a similar format could be used):
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6. Recommend allow for additional building areas in Blocks 1 and 2, especially in Block 1
along Route 29. While parking may restrict the square footage of uses the site can
accommodate, it is preferable to have buildings instead of parking along Route 29.
Recommend include the following note on the application plan (or similar): If additional
parking reductions are approved during site planning, or less parking is required,
buildings may also be located within `Parking Areas'.
7. Recommend allow a maximum of four (4) stories for uses in Block 1, consistent with the
Places29 Master Plan recommendation, to allow for greater flexibility.
8. Provide additional information on the stepback requirement at the UDA boundary for
Block 2 (Table E). Is this stepback for the portion of the building that faces the residential
properties? This should be clarified in the Code of Development.
9. Recommend label Block 2 as also being mixed -use, as almost the same uses are
permitted as in Block 1, and non-residential uses could still be incorporated. Consider
the potential for first -floor non-residential uses in residential buildings.
10. In the Code of Development, clarify whether auto service uses (as described in the
Places29 Master Plan in the Office/Flex/R+D/LI land use designation) are permitted or
prohibited.
11. Recreation substitution request: This is an administrative variation request that does not
require Planning Commission or Board of Supervisors action. Substitutions are permitted
per 18-4.16: Substitutions of equipment or facilities may be approved by the director of
planning and community development, provided they offer a recreational amenity
equivalent to the facilities listed above, and are appropriate to the needs of the
occupants. Per 18-4.16, 140 units would require three (3) tot lots, one-half (1/2)
basketball court, and recreation space of 200 square feet per unit up to 5 percent of
the site. The applicant has requested a substitution in the form of: up to two (2)
community gardens per residential building, up to two (2) interior fitness rooms per
residential building, and at least 10 percent of the total site devoted to amenity space
(meeting Neighborhood Model District ordinance requirements). While this
development is unlikely to include many children, consideration should be given to
providing some space for younger residents. Final review will be made during site
planning.
12. Parking reduction request: This is an administrative variation request that does not
require Planning Commission or Board of Supervisors action. Zoning staff has reviewed
this request and has no objection. The final parking count will be determined during site
planning.
13. On Sheet 1 of the application plan, include the following information:
a. Comprehensive Plan designation: Office/Flex/R+D/LI per the Places29 Master
Plan
b. Zoning Overlays: Entrance Corridor and Airport Impact Area
c. Proposed Zoning District: Neighborhood Model District
d. Current Zoning District: C1 Commercial
e. Include revision dates with resubmittals
14. On Sheet 6 of the application plan revise the green space 'G' labels to be clearer, so
they are not confused with 'C'.
15. Provide additional information in the narrative on potential impacts to streets, including
comment responses to Transportation PlanningNDOT and whether a right turn lane on
Route 29 into Premier Circle is warranted.
16. See additional comments/details provided with the Consistency with the Comprehensive
Plan and Neighborhood Model Principles sections below.
Special Exception Request (Housing Types)
The development requires a special exception per 18-20A.8(a) for providing less than two
different housing types. This request has been submitted and is under review. Staff will provide
a recommendation in the staff report to the Planning Commission and the Board of Supervisors
The Board will vote to approve or deny the request.
The proposal meets the requirement of 18-20A.8(a) that the Board may waive the requirement
to have at least two housing types if: the proposal is an infill project or at least two housing types
are already present within a quarter mile. This development meets both of those criteria.
The Office/Flex/R+D/LI future land use designation recommends that residential uses in this
designation be multifamily units with non-residential uses located on the first floor. This
designation does not encourage single-family attached and detached units.
Zoning (Francis McCall fmccall@albemarle.org)
1. See attached letter dated 10-28-20.
Engineering (Frank Pohl fpohl(&albemarle.org)
1. Strongly recommend to relocate underground stormwater facilities so that they are not
within entrances to parking areas. If facilities need to be removed/replaced in the future,
all access/parking will be cut off. Where will residents park if entire parking area is
inaccessible? Recommend moving UG facilities to open space areas or parking bays.
2. Please note the redevelopment VRRM spreadsheet will apply to this project [9VAC25-
870-63].
3. There is a detention basin on the property serving the existing development. Applicant
will need to address removal of this facility (ID 0022.01). Contact Greg Harper at
gharper@albemarle.org to obtain existing facility information. This comment can be
addressed during VSMP review.
VDOT (Adam Moore adam.moore(a)vdot.virninia.aov)
1. Please provide right turn lane warrant analysis off of Route 29 Seminole Trail onto
Premier Circle. See attached letter dated 10-30-20.
Albemarle County Service Authority (Richard Nelson rnelson(r�serviceauthoritv.orn)
1. See attached letter.
RWSA (Dyon Vega dvenalta&rivanna.org)
RWSA has reviewed application ZMA202000011 premier Circle. Below is a completed copy of the form that was provided to" by Elaine
Echols for Sp & 2MA Applications.
To be filled out by RWSA for ZMA's and Sp's
1. Capacity issues for sewer that may affect this proposal None Known
2. Requires Rivanna Water and Sewer Authority Capacity Certification Ye. X. No
3. Water Bow or pressure issues that may affect this proposal None Known
4. "Red Flags' regarding service provision (Use attachments if netessarvl None Known
Let me know if you lave any questions. RWSA has ni conflict,
Transportation Planning (Kevin McDermott kmcdermott(&albemarle.orn)
1. Staff reviewed the trip generation memo. Typically, we evaluate the new use against the
existing use, not potential use, to determine the need for a TIA. Because of concerns
regarding the ability of the proposed use to accommodate the necessary transportation
options for the future residents of the development, we request that an evaluation of
existing and future operations of the signalized intersection at 29 and Branchlands be
evaluated. This evaluation should consider signal operations and the ability to
accommodate a potential at -grade pedestrian crossing. Additionally, right -turns from
southbound 29 onto Premier Circle should be assessed to ensure that a right -turn lane is
not necessary at either location to prevent rear -end crashes.
2. Please include sidewalk along the Premier Circle frontage.
3. Consider accommodations for a future bus stop on Premier Circle.
Fire/Rescue (Shawn Maddox smaddox(&albemarle.orn)
Fire Rescue has no objection to the zoning map amendment but the following will be required
during the site plan review process which may impact the ZMA plan layout:
1. More than 100 residential units will require a second entrance/exit for emergency
apparatus access.
2. Building height greater than 30' will require aerial apparatus access of 26' clear width of
travel lane.
3. Emergency apparatus access turn arounds will be required for travel ways that exceed
150' of travel distance.
Architectural Review Board (Khris Taggart ktagnart(d)-albemarle.oro)
1. Show on sheet 6 that there is adequate planting area for EC landscaping along the Rt.
29 frontage in both Phases 2 and 3.
2. Remove the wording "when possible" on page 4 in the Code of Development referring to
street trees avoiding utility easements and overhead lines.
3. Show the existing utilities and easements on the existing conditions plan.
4. On sheet 7 of the application plan revise the Phase 2 note to include the planting of EC
street trees.
5. The Rt. 29 elevation of the Phase 3 building must be a fully designed front. It must not
have a "back of building" appearance.
CDD E911 (Brian Becker bbecker(&albemarle.org)
1. No objection.
Building Inspections (Michael Dellinger mdellinger(a-albemarle.org)
1. No objection.
Housing (Stacy Pethia spethia(ftibemarle.org)
1. No objection.
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 Office/Flex/R+D/LI in the Places29 Master Plan. The
intent of this designation is to encourage development with employment -generating uses,
including office, retail, commercial, and light industrial. Residential uses are intended to be
secondary uses. The recommended maximum building height for Office, R+D, Flex, and
Residential uses is four (4) stories.
No specific density is recommended, however residential uses are intended to be multifamily
dwelling units. The Comprehensive Plan does not specify a maximum density. Other land use
designations in the Places29 Master Plan use 34 units/acre as the recommended maximum.
This property is adjacent to other properties designated Office/Flex/R+D/LI and Neighborhood
Service Center which have a variety of commercial, retail, and office uses. The property is also
adjacent to residential properties which are designated Neighborhood Density Residential.
Additional recommendations from the Places29 Master Plan:
• The determination of primary and secondary uses is expected to be made over an entire
contiguous designation, not an individual parcel (unless the designation is restricted to a
single parcel).
• While these secondary uses should represent a smaller proportion of the development
or the building, they are very important to place -making'; adding them to a Center or the
area around a Center increases the mix of uses and makes the area a more complete
Neighborhood.
• This property is located within the Urban Development Area: Priority 2 reflects the intent
to focus public investment where new development has been approved and where
redevelopment is encouraged... Much of the existing commercial development in this
area maybe ready for redevelopment.
• The Places29 Master Plan labels the recommended frontage condition for this property
as 'Landscaped Development', however the Plan also recommends 'Urban Frontage'
whenever possible along Route 29, especially with redevelopment: When full
redevelopment or regrading of the site does occur, the Urban Frontage condition should
be achieved. Consideration should be given to providing the 'Urban Frontage' more
internally to the site, providing safer pedestrian access that could eventually connect to
adjacent parcels. Consider public access easements for these pedestrian connections.
Site conditions would make it very challenging to provide for an Urban Frontage along
Route 29 where the existing sidewalk is located.
• On US 29, pedestrian activity is focused primarily on access to mass transit, as well as
the ability to walk safely and conveniently for short distances along the corridor.
INrre Research & Desel•pment I R & Dmemijght IndustriaL Tho desrgnvmn allows a
range of cmploNment-crnranng uses and u applied to the majonts of the nm sail ctnplmment
areas w nhrn the Placc,29 area to create Employment Neighborhoods. Thus usin arc the `new"
types of industrial uses that are more employee -intensive and =N be less nn ohed wnh
mawfactuaing. As such, llt uses are expected to have the fcwesl impact on surrounding use,
1 eg.. uwiu, t ibntioas, t>Jors I. althuueB ihry tnav hi%e a greater nfTti impact due to the number
of cmploNms. The dnignauon is used in the areas around Centcts I see Land Use Table LL I
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 the existing sidewalk
network. Street trees and landscaping are also included. The
property is located adjacent to a Neighborhood Service
Center to the south. It is located across Route 29 from a
Community Center; however, there is not currently a safe
way to cross Route 29 to access this Center.
Sidewalks should also be provided along the entire frontage
with Premier Circle.
Consider providing the following sidewalk along the parking
area and frontage (top of the hill) above Route 29. This could
allow for a variation of the 'Urban Frontage' called for in the
Places29 Master Plan and provide safer pedestrian access
that could eventually connect to the adjacent property. This
would provide a buffered pedestrian access that is safer.
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Mixture of Uses
This principle is met. This property is located adjacent to a
variety of residential and non-residential uses and provides
for a mixture of uses onsite as well.
Neighborhood Centers
This principle is met. The development is not located within
a Center. It is adjacent to a Neighborhood Service Center
and provides for a mixture of uses and green/amenity space
onsite. A potential future interparcel connection is shown to
the Center.
Mixture of Housing Types
This principle is met/under review. The Code of
and Affordability
Development requires at least 60 percent of dwelling units in
the development to be affordable, which significantly exceeds
the 15 percent affordable recommendation in Strategy 6b of
the Comprehensive Plan. The Housing Planner has reviewed
the affordable housing requirements in the Code of
Development and has no review comments.
The proposal is for one housing type: multifamily. Providing
one housing type requires a special exception per 18-
20A.8(a). The applicant has submitted a special exception
which is under review and requires action by the Board of
Supervisors.
It should also be noted that the County's Housing Policy is
currently being updated, and that a new policy will likely be
adopted later this year or early next year.
Relegated Parking
This principle is partially met. Parking is relegated from
Premier Circle. Parking is partially relegated from Route 29.
Consider additional building area along Route 29. Parking is
relegated to the rear and side of buildings.
Interconnected Streets and
This principle is met. No new streets are proposed. A
Transportation Network
possible future interconnection with adjacent parcels to the
south/west is shown on the application plan. Proposed
sidewalks through the site and along Premier Circle connect
to the existing sidewalk along Route 29. There are pedestrian
connections between both Blocks in the site.
Multimodal Transportation
This principle is met. The development connects to existing
Opportunities
sidewalks along Route 29. The development is located
approximately 0.25 miles from a CAT bus stop on
Commonwealth Drive. Bike storage facilities are proposed
onsite. Additional opportunities could be explored for
potential paratransit stops.
Parks, Recreational
This principle is met. The Neighborhood Model District (18-
Amenities, and Open Space
20A.9) requires at least 15 percent greenspace and 10
percent amenity space for properties that are designated
office service within the Comprehensive Plan. The
application plan for this project meets those requirements.
Additional consideration should be given to providing some
kind of amenity space that younger residents could use.
While few children are expected to live in this development,
there still may be some younger residents who may want
their own amenity space.
Buildings and Spaces of
This principle is partially met. The proposed building
Human Scale
heights and footprints are consistent with the
recommendations in the Places29 Master Plan. Additional
information should be provided on the stepback for buildings
in Block 2 in relation to the adjacent residential
neighborhood. Architectural Review Board approval is
required during site planning.
Redevelopment
This principle is met. The proposed development would
redevelop an existing property with a resulting development
that better meets Neighborhood Model Principles. The site is
currently used as a motel, and the proposed development
would be a mix of non-residential and residential uses.
Nearby and adjacent buildings have a range of heights and
building footprints. The building heights and footprints of the
proposed development would be consistent with nearby and
adjacent uses.
Respecting Terrain and
This principle is met. There are no environmental features
Careful Grading and
or significant slopes on this site.
Regrading of Terrain
Clear Boundaries between
This principle is met. The development is located in the
the Development Areas and
Development Areas and is not adjacent to the Rural Area.
the Rural Area
Action after Receipt of Comments
This application is scheduled for a Planning Commission public hearing on December 15, 2020.
Please continue to work with staff on any resubmittals and on scheduling a Board of
Supervisors 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 htti)s://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 held the required community on 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
vkanelloi)oulos(a-)albemarle.org
Sincerely,
Tori Kanellopoulos
Senior Planner
Community Development
434-296-5832 ext. 3270
vkanellopoulos@albemarle.org
County of Albemarle
Department of Community Development
Memorandum
To: Tori Kanellopoulos
From: Francis MacCall
Division: Zoning
Date: 10/28/2020
Subject: Initial Comments for ZMA2020-00011
The following comments are provided as input from the Zoning Division regarding the above
noted application(s).
1. Conformity with Zoning Ordinance shown on Application Plan
a. Zoning does not object to the parking modification/calculation proposed for the
development for the development.
2. Proffers/COD
1. Code of Development
a. TABLE A. and TABLE B
i. Group homes are special needs housing per Section 20A.8a - If the
intention is to allow all special needs housing, then remove "Special
Needs Housing" from the list and list the others from Section 20A.8a;
assisted living facilities, and skilled nursing facilities
ii. Accessory Uses and Buildings including home occupation, Class A
and storage — This should be listed as Accessory Uses and buildings
including storage buildings.
iii. Home occupation, Class A where the district includes residential uses
should be listed separately.
Zoning Review Comments for ZMA2020-00011
iv. Consider a childcare center as an allowed use in the nonresidential
section.
v. NOTE #1 in TABLE A and NOTE #5 in TABLE B — Clarification of this
note is needed. If the intent is to make the use of the existing
buildings for both long term and transient lodging by right while the
phases develop, then incorporate that into the current statement of
"Uses and density." Consider revising the notes as follows
"Use of the existing buildings identified on the application plan as
Building X and Building Y is permitted as multifamily housing or
transient lodging until the redevelopment of the site occurs per the
phasing plan outlined on the application plan.
vi. In TABLE B, Notes #5-9 probably need to be renumbered to #1-5
vii. In TABLE B under the MAX NONRESIDENTIAL SF in BLOCK 1 there
is a superscript #4 after the 20,000 — See comment above about
renumbering the notes. Once renumbered the superscript should
reference note #5 (Old #9 in Code). Place the #5 in the TOTAL row
as well.
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.
Existing hotel is connected to public water and sewer.
3) Are there water pressure issues which may affect the proposed use as shown on plan? Water
pressures average —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? Portions of the existing water and/or sewer main on site may
need to be relocated, depending on how building locations are proposed.
5) Are there other service provision issues such as the need for grinder pumps? N/A
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? Developer/engineer to provide the number of existing hotel rooms, to help
ACSA confirm water/sewer connection fee credits.
COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
Stephen C. Brich, P.E. 1401 East Broad Street
Commissioner Richmond, Virginia 23219
October 30, 2020
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Attn: Tori Kanellopoulos
Re: Premier Circle Apartments — Zoning Map Amendment
ZMA-2020-00011
Review # 1
Dear Ms. Kanellopoulos:
(804) 7862701
Fax: (804) 7862940
The Department of Transportation, Charlottesville Residency Transportation and Land Use
Section, has reviewed the above referenced plan as submitted by Timmons Group, dated 21
September 2020, and offer the following comment.
Land use
1. Please provide right turn lane warrant analysis off of Route 29 Seminole Trail onto
Premier Circle.
If further information is desired, please contact Willis Bedsaul at 434-422-9866.
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 Transportation and Land Use
Section at (434) 422-9399 for information pertaining to this process.
Sincerely,
Adam J. Moore, P.E.
Area Land Use Engineer
Charlottesville Residency
VirginiaDOT.org
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