HomeMy WebLinkAboutZMA202000005 Narrative 2020-12-07NARRATIVE
FOR
ZMA 2020-00005
OLD DOMINION VILLAGE
TMP 05600-00-00-067BO
1263 PARKVIEW DRIVE
0
TMP 05600-00-00-074AO
5258 THREE NOTCH'D ROAD
CURRENT ZONING
RURAL AREAS - RA
PROPOSED ZONING
NEIGHBORHOOD MODEL - NMD
DATE: MAY 18, 2020
REVISED: NOVEMBER 9, 2020
PROJECT PROPOSAL
Crozet Veterinary Care Center has been in operation on TMP 05600-00-00-067BO since 1982.
Dr. Martin Schulman is the owner of the veterinary care center and the 9.42-acre parcel.
TMP 05600-00-00-074AO is the adjacent parcel to the east of TMP 05600-00-00-067B0. The
14.26-acre parcel has an existing single-family dwelling unit.
Dr. Schulman has decided that combining the two parcels and developing them into a mixed -
use neighborhood while keeping the veterinary care center as a commercial component would
be beneficial to the Crozet Community.
The purpose of this ZMA application is to combine the two parcels into one 23.68-Acre parcel
and rezone it to NMD - Neighborhood Model. The development will include townhomes, single
family homes, and the existing Crozet Veterinary Care Center.
The ZMA satisfies the intent of Chapter 18.
This ZMA will also satisfy the following characteristics listed in Section 20A.1:
• Pedestrian Orientation:
• Neighborhood friendly streets:
• Street connection to adjacent parcel:
• Parks and open space as amenities:
• Buildings and spaces of human scale;
• Mixture of uses and types;
• Mixture of housing types;
• Redevelopment of Crozet Veterinary Care Center:
• Site Planning that respects terrain;
• Clear boundaries with the rural areas;
• Relegated parking: The care center and parking will be screened from Three Notch'd
Road by the townhomes. The parking for the townhomes will be primarily driveways
with garages on private roads. Five of the townhouses will have a parking lot with 10
parking spaces. Townhouses along Three Notch's Road will front that road.
This ZMA will not satisfy the following characteristics listed in Section 20A.1:
• Neighborhood Centers.
PROJECT'S CONSITANCY WITH THE COMPREHENSIVE PLAN
The Crozet Master Plan Land Use shows a 4.52-acre portion of these parcels is designated as
Urban Density Residential (UDR), a 10.23-acre portion of these parcels is designated as
Neighborhood Density Residential (NDR), a 5.63-acre portion of these parcels is designated as
Greenspace. The remaining 3.30-acres of Parcel 74A is designated as Rural Agricultural.
The 4.52 acres of UDR does not include any Greenspace, Flood Hazard Overlay that lies outside
of Greenspace, or Preserved Steep Slopes that lie outside of Greenspace. Net Area = 4.52 Acres
UDR Net Density Range: (6 — 12 Units/Acre) * 4.52 Acres = 27 Units (min) to 54 Units (max)
The 10.23 Acres of NDR does not include any Greenspace, or Flood Hazard Overlay that lies
outside of Greenspace. It does include 0.88 Acres of Preserved Steep Slopes that lie outside of
Greenspace. Net Area = 10.23 Acres — 0.88 Acres = 9.35 Acres
NDR Net Density Range: (3 — 6 Units/Acre) * 9.35 Acres = 28 Units (min) to 56 Units (max)
Combined Net Unit Range: 55 Units (min) to 110 Units (max)
The proposed 110 units is within the Combined Net Unit Range.
PROJECT'S CONSITANCY WITH THE NEIGHBORHOOD MODEL
Old Dominion Village will be designed to incorporate features of the Neighborhood Model.
• 8' Multi -use paths and 5' landscape strips along all internal roads.
• Green Space in the stream buffer to be dedicated to Public Use,
• A dog park amenity,.
• A playground amenity with swings, slides, and climbing features.
• Clubhouse with Picnic tables,
• Private Recreation amenities,
• Green Spaces areas,
• Townhomes and single-family housing types,
• A veterinary care center for a commercial use,
PROJECT'S IMPACTS ON PUBLIC FACILITIES AND PUBLIC INFRASTRUCTURE
TMP 05600-00-00-067BO & TMP 05600-00-00-074AO are not included in the ACSA jurisdictional
area. An application to add them to the ACSA jurisdictional area was submitted at the same
time as this ZMA application.
TMP 05600-00-00-067AO that is adjacent to the northern property line of this parcel, and all of
the parcels along the south side of Three Notch'd Road are currently included in the ACSA
jurisdictional area. There is an existing 16" RWSA water mains along Three Notch'd Road and
an Existing 8" ACSA water main along Parkview Drive. There is an existing private sanitary
sewer pump station on TMP 05600-00-00-67AO and a private force main to an existing ACSA
manhole located on TMP 05600-00-00-06700.
The existing septic tanks located on TMP 05600-00-00-067BO and TMP 05600-00-00-074AO will
be removed as part of this development.
The Veterinary Care Center is currently connected to the ACSA water supply.
This development will connect to the existing RWSA water main for water service.
Since a majority of TMP 05600-00-00-067BO and TMP 05600-00-00-074AO are below the
elevation of Three Notch'd Road a private sewer pump station and force main will have be
designed and installed to provide sanitary service for this development. The private force main
will connect to the existing pump station located on TMP 05600-00-00-67A0. Enclosed is a copy
of the Agreement, dated June 25, 2015, between Sheeflee, LLC and Martin Schulman that
allows for the proposed connection to the existing pump station.
A request for approval of a Central Sewerage System will be submitted to the Clerk for the
Board of Supervisors for review and approval.
In addition, a private gravity sewer system will also be designed and installed within this
development to convey the wastewater from the homes and care center to the pump station.
The addition of 110 homes and the care center to the ACSA system will have minimal impact on
the public infrastructure.
PROJECT'S IMPACTS ON IMPACTS ON ENVIRONMENTAL FEATURES
The primary environmental feature affected by this development will be Parrot Branch along
the northern property line and a tributary to Parrot Branch that crosses the parcel. There is a
100-foot Water Protection Ordinance buffer along these streams.
The areas within these buffers will be designated as Green Space and will not be impacted by
this development.
PROFFER STATEMENT
OLD DOMINION VILLAGE
THREE NOTCH ROAD
CROZET
Date: November 9, 2020
ZMA#: 2020-00005 Old Dominion Village Rezoning
Tax Map Parcel #: 05600-00-00-067B0 & 05600-00-00-074A0
23.68 acres to be rezoned from RA - Residential to NMD - Neighborhood Model
Martin Schulman is the fee simple owner of TMP 05600-00-00-06780. The Thomas F Starke
Revocable Trust and the Betty G Starke Revocable Trust is the fee simple Owner of TMP 05600-00-
00-074AO (the "Property"). Emerald Land Co., LLC is the Contract Purchaser and shall hereinafter
be referred to as the "Owner." The Property is the subject of the zoning map amendment
application ZMA-2020-00005 known as "Old Dominion Village". The Old Dominion Village
development is herein referred to as the "Project."
Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance, the Owner hereby voluntarily
proffers the conditions listed in this Proffer Statement, which shall be applied to the Property if
the rezoning is approved by Albemarle County. These conditions are proffered as part of the
rezoning and it is agreed that the conditions are reasonable.
1. Concept Plan.
The Project consists of the existing veterinary clinic, ninety-four (94) proposed single family
attached residential dwelling units and sixteen (16) proposed single family homes, the
development shall be constructed in general accord with the Concept Plan, Narratives and Code
of Development dated November 9, 2020, prepared by Meridian Planning Group (the "Concept
Plan, Narrative and Code of Development"), including such major elements as minimum and
maximum number of residential dwelling units permitted, block orientation, internal street
configuration, greenspace and amenities.
2. Affordable Housing.
The Owner shall provide Affordable Dwelling Units (as defined herein) equal to fifteen percent
(15%) of the total units within the Project (the "Affordable Housing Requirement"). The Owner
or its successors in interest reserve the right to meet the Affordable Housing Requirement
through a variety of housing types, including but not limited to, for -sale units or rental units.
A. For -Sale Affordable Dwelling Units. The Owner may meet the Affordable Housing
Requirement by constructing Affordable Dwelling Units. For purposes of this Proffer 1(A),
"Affordable Dwelling Unit" shall mean any unit affordable to households with incomes less
than eighty percent (80%) of the area median income (as determined from time to time by
the Albemarle County Office of Housing) such that housing costs consisting of principal,
interest, real estate taxes and homeowners insurance (PITT) do not exceed thirty percent
(30%) of the gross household income; provided, however; that in no event shall the selling
price for such affordable units be more than sixty-five percent (65%) of the applicable
Virginia Housing Development Authority (VHDA) maximum sales price/loan limit for first-time
homebuyer programs at the beginning of the 180-day period referenced in Proffer 1(A)(1)
hereof (the "VHDA Limit"). The Owner shall impose by contract the responsibility herein of
constructing and selling the Affordable Dwelling Units to any subsequent owner or developer
of the Property (or any portion thereof). Such subsequent owner(s) and/or developer(s) shall
succeed to the obligations of the Owner under this Proffer 1; and the term "Owner" shall
refer to such subsequent owner(s) and/or developer(s), as applicable.
(1) Role of County Community Development Department. All purchasers of the for sale
Affordable Dwelling Units shall be approved by the Albemarle County Community
Development Department or its designee (the "Community Development Department").
At the proposed time of construction of any Affordable Dwelling Unit, the Owner shall
provide the Community Development Department a period of one hundred eighty (180)
days to identify and approve an eligible purchaser for such affordable unit. The 180-day
qualification period shall commence upon written notice from the Owner to the
Community Development Department of the approximate date the Unit is expected to
receive a certificate of occupancy from the County (the "Notice"). Such Notice shall be
given no more than ninety (90) days prior to the expected issuance of the certificate of
occupancy, and the 180-day approval period shall extend no less than ninety (90) days
after the issuance of the certificate of occupancy. Nothing in this Proffer 1 shall prohibit
the Community Development Department from providing the Owner with information
on income eligibility sufficient for the Owner to identify eligible purchasers of Affordable
Dwelling Units for approval by the Community Development Department. If, during the
180-dav qualification period. (i) the Community Development Department falls to
approve a qualified purchaser, or (ii) a qualified purchaser fails to execute a purchase
'contract for an Affordable Dwelling Unit, then, in either case, the Owner shall have the
right to sell the Unit without any restriction on sales price or income of the purchaser(s),
7
and such unit shall be counted toward the satisfaction of this Proffer 1. This Proffer 1 shall
apply only to the first sale of each of the for -sale Affordable Dwelling Units. For the
purposes of this Proffer 1, such Affordable Dwelling Units shall be deemed to have been
provided when the subsequent Owner/builder provides written notice to the Albemarle
County Office of Housing or its designee that the unit(s) will be available for sale.
(2) Trackine. Each subdivision plat and site plan for land within the Property shall: i) designate
the lots or units, as applicable, that will constitute Affordable Dwelling Units within the
Project and ii) contain a running tally of the Affordable Dwelling Units either constructed
or contributed for under this Proffer 1. The designated lots or units shown on the
applicable subdivision plat or site plan may not be shown as being constructed in a future
phase.
1) Amenity Dedication to HOA.
i) Amenity Areas. The Owner shall restrict from development all Amenity Areas which are
shown as "Amenities" on the Concept Plan; provided, however, that the Owner may modify
such areas so long as a minimum of twenty percent (20%) of the Project is restricted. These
areas shall be used for the use and enjoyment of the residents of the Property, subject to the
restrictions that may be imposed by any declaration recorded as part of a conveyance of these
areas to a homeowners association. The Amenity Area dedication shall occur prior to the
Certificate of Occupancy of the 35'" residential unit.
2) Greenwav Dedication to the Public.
(a) Greenwav and Stream Buffer. The Owner shall restrict from development all
greenway and stream buffer areas which are shown as Greenspace 1 and Green
Space 2 on the concept plan and will dedicate these areas consisting of 7.69 Acres to
the County of Albemarle and Public Use for future trails constructed by others.
3) Financial Contributions.
(a) Cash Contributions to the County of Albemarle. The developer agrees to pay to the
county of Albemarle the sum of Three Thousand Dollars ($3,000) for single family
lots and Two Thousand Five Hundred Dollars ($2,500) for single family attached lots.
These funds will be paid to the County prior to issuance of a building permit for any
block of attached lots and/or single family lots.
(b) The funds are intended to be used by the County for transportations needs and
school improvements as deemed necessary with consideration of the CCAC.
3
This Proffer Statement may be executed in any number of counterparts, each of which shall be an
original and all of which together shall constitute but one and the same instrument.
WITNESS the following duly authorized signature:
Owner TMP 05600-00-00-06760:
Martin Schulman
By: Martin Schulman
Owner TMP 05600-00-00-074A0:
The Thomas F Starke Revocable Trust, the Betty G. Starke Revocable Trust
By: Trustees
Contract Purchaser:
Emerald Land Co., LLC
By: Katurah Roell
LO
0
0
O
0
O
N
O
N
I
N
N
Ln
J
z
a
H
cn
Z
Li
n
w
J
O]
O
J
J
X
0
E
D
0
E
v
X N
O •"
E C
N �
+� N
� II
L
O U
C co
00
E O
N y X X
x
v 'E ¢ O
CN CN 3
N
O � C
II X
x � E
M y U)
X \ j c:
N N
v p 0
< II II
~ N (D
I U U
o ¢
N M
M O
N c0 M
� I oujM
Q co C',
(D N N
� U V
N" U)
II C C
o
'N N 3 Z)
y of N O
� p N
¢
'N O
0
U C U V O
a o `o aQ
D Vl
C L w o � QCj O`
F-Z) Z 0w
��
9 :':,�
t ...
-i
_" "'i.a
„�r,
.tip
-
`,,, _ __
:.i.
t.�'
..
�k' r..�
K
G•,
r
.� ,�'
,..
k.
t '; ;.
n.
.�
��
�.,
1
FAY.
�,
,�t
,l,5