HomeMy WebLinkAboutZMA202000011 Correspondence 2021-01-04 (3)ZMA2O2000011
PREMIER CIRCLE
405 Premier Circle
Application Narrative
Original Submission: September 21, 2020
Resubmittal: November 20, 2020
Resubmittal: January 4, 2021
Project Proposal
Premier Circle (the "Project"), would comprise up to 140 affordable residential units and a-
non -residential eF mixed use buildlnuses 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-residentialsp 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 AM I. The affordability period of the VSH units would
be a minimum of fifteen (15)= years, which is the required Low -Income Housing Tax Credit
(LIHTC) compliance period.
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 , to 20 of its n is An ,he sepAnd flnor Af
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m;xed ure huilding an BIGGk 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 financing structure so
is currently described as a range of 30%-80% AMI for the purposes of rezoning and would be
for a minimum of fifteen (15) years.
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 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 29499940,(M 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, aad.a furniture store and the Waffle House.
Behind the parcels on Premier Sirsle Mmle 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;
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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.
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) At least 2,500 square feet of the amenity space (connected ewithwi h the
VSH building) would be completed.
(c) The landscape buffer along the rear of the Property between Block 2 and
existing residential uses would be provided.
(d) 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) Rooms within existing hotel buildings would continue to be used as
temporary TJACH emergency shelter units for clients at increased risk from
COVID-19.
(d) The front existing hotel building may be demolished or may remain onsite for
continued use by TJACH.
(e) All amenity spaces, landscaping, screening, and pedestrian connections for
Block Two would be complete.
Phase 111 2027 — :
(a) The front hotel building would be demolished (if not completed during Phase
11), and the non-residential I m� i isp. 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,
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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 viothon the frnnt and ^^""grit build ^^s. Following site planning and construction, some
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;988O_ M 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 er sp! t between the PHA building and , rnmxpd ,
builel;^^ an QI^^k ^^^ 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. The Code of Development
identifies bnth Block 1 as non-residential and Block 2 as mixed -use to provide future flexibility to
introduce commercial uses to Block 2 in compliance with the Comprehensive Plan designation.
However, the Applicant does not intend to have non-residential uses within Block 2 other than
the ground floor community centers and fitness rooms associated with the VSH and PHA
residential buildings.
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
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:
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= Urban Mixed Use (in Centers) Light Industrial
Urban Mixed 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 M) 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 plans to limit the size of the non-residential building on the Property to comply with
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 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. 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. Tables I=IJ2 se
• • • rrrrt:ss • • • • • • • • -
the Pro e�rt�r to reach its supportive
and affordable housing coals more efficiently while providing for non-residential in com lip ance
with the Comprehensive Plan. 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 on
Premier Circle and will include sidewalks within the development connecting buildings and
outdoor amenities. The Concept Plan shows potential future pedestrian connections between
the Property and the commercial parcels along the northeast side of Westfield Road. Any such
future pedestrian connection will be subject to future development of those parcels and private
access easement agreements; therefore, it is not intended that any or all depicted connections
will be made, rather that these are identified as potential points of connection to future
development on the neighboring property(ies). The connections may provide a direct route for
residents to access the future development of a Neighborhood Service Center and to the
existing bus stop on Commonwealth Drive. The Applicant will grant such inter -parcel
easement(s) across the Property at the request of the County.
Premier Circle is a private road over which five Tax Map parcels (seven original subdivided lots
from the Waffle House to the Property), including the Property, have an easement. A road
maintenance agreement was established by the original subdivider of the lots', but the owners
association appears to be dormant. The Applicant is exploring the status of the association
established by the declaration and information regarding road maintenance and intends to
provide the County with a summary of all information relating to deferred and future road
maintenance. Since pedestrian activity along the U.S. Route 29 corridor is focused primarily on
access to bus transportation, the application proposes a sidewalk along Premier Circle
extending as far as a potential location for a future bus stop. The implementation of the bus
stop will be subject to County agreement to extend current transportation routes to include this
bus stop. The occupants of and visitors to the other properties along Premier Circle, which do
not front Premier Circle, could access the new transit stop via existing Route 29 sidewalk.
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.
See the enclosed Declaration, dated November 1, 1983, recorded in the Clerk's Office of the Circuit
Court of Albemarle County in Deed Book 797, page 242.
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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 5 runs every thirty (30) minutes. The distance from the
Project entrance to this existing transit stop by existing sidewalks is one third (1/3) mile or less.
Route 7 runs from the Downtown Mall through the University of 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 7 runs
every 20 minutes.
TheUpon demand by the County. the Applicant shall construct a Charlottesville Area Transit
(CAT) stop (the "Transit Stop") on the Property along the frontage of Premier Circle in the
approximate location shown on the Concept Plan or as otherwise agreed among the County,
CAT, and the Applicant. The Transit Stop chnll hen n�tr ,nterl and nhned n 6PPgiGP ;;t the
request of the Ge„nty and shall be designed and constructed in coordination with, and shall be
approved by, the appropriate County authority and CAT If any portion of the Transit Stop is
located on the Property, the Owner shall dedicate it to public use or grant an easement as
necessary to allow for the public access and usage of the Transit Stop.
The Property is within the JAUNT ADA paratransit service area, which includes the City of
Charlottesville and Albemarle County's urban ring within a three quarter (%) mile radius of
CAT's fixed route system. A resident who has disabilities preventing him or her from using CAT
service may obtain a paratransit pass for door-to-door JAUNT service from the Property.
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
nd the Request ter Renreatinnal C;;..7litieC and Areas onn, irements 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. Green spaces will be associated with and
developed alono with each of the buildings. and each owner will budget to maintain such rg een
spaces and amenities on its property
�
Th+sThe project intends to ill meet all recreational facility requirements of Zoning
Ordinance Section 4.16 unless substitutions are requested and approved by the Planning
Commission at the site plan stage. The Applicant will plan amenity and recreational spaces
that are appropriate to its residents. For example, it may consider amenity and recreational
facilities appropriate to elderly and special needs demographics by -providing. such as outdoor
spaces that at once encourage gathering and solitude, and recreation and rest. 6enside4:ing In
such case. considering these demographics, amenity objectives, and limited space as an infill
project within the Urban Development Area, this prole^} in}ends1he Applicant may propose to
meet atl-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. However. the Applicant will plan the amenity space as the Project develops. and
Dlavarounds and tot lots will be retained in the plan if deemed more appropriate for the
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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.
Potential future pedestrian connections to these parcels are shown on the Concept Plan. The
Project complies with Table LU2's "Land Use Designations in "Areas Around Centers."
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. The Code
of Development permits a maximum of four (4) stories for uses in Block 1, consistent with the
Places29 Master Plan recommendation, to allow for flexibility. However, to minimize parking
requirements, the Applicant is proposing a 15,000 square foot two-story non-residential
ixtee building, non residential not to eXGeed 20,000 square seer Theme) 80-unit VSH
building in the center of the parcel is proposed at four stories, and the 40-60(uD to) 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
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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. While the Concept Plan depicts a single building on
Block 1 with size restricted by parking requirements, if additional parking reductions are
approved during site planning, or less parking is required, buildings may also be located within
depicted parking areas.
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 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: Figure 3: Housing Types in Albemarle County
Dwelling Units in Development Areas
,3 SFD
.2 SFA/TH
• 3 MF/Condo
M4 MH
S.— <ILemork Co t, Com , 0..e'opmenr 2013
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
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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).
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 fifteen (15) years after initial occupancy.
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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:
Utilities:
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.
Transportation:
The project will connect to Premier Circle, an existing private road, with two connections to
Route 29. 9peThe southern connection near the Properti is a right -in right -out only. The
second connection between Classic Furniture and the Waffle House, further north on Route 29,
is a full -signalized intersection. A s;d^,.,^"- vi i' h^ added along a pei:t Pursuant to the
October 30, 2020 request by Adam Moore of VD T the pmpei:ty frentag^ nn Prpm;^. r;r^I^
This will ^ vide ppdpstr an agGpss from the s4eapplicant performed a right turn lane warrant
accommad�tlhe existing sidewalk along Reute 29vehicular traffic generated-byAhe-
For impact comparison purposes, the current commercial zoning, C-1 Commercial, allows for
uses such as a grocery store. There. wgs . A site plan &„h ,,t^, for a Lidl Grocery store was
submitted to Albemarle County in 2017 (SDP201700007). Per the table below the proposed
development under this requested rezoning wiilwould generate less than Tone 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.
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LAND USE
ITE CODE
AMOUNT
UNITS
WEEKDAY
AM PEAK HOUR
PM PEAK HOUR
AOT
INOUT TOTAL
IN OUT
TOTAL
Zoning
Supermarket
850
35,962
SF (GFA)
3,840
1 82
55
137t-132
178
364
TOTAL
3,040
82
55
137t45
364
Proposed Zonim
General Office
710
15,000
SF GFA
168
35
6
41
19
Multi-Fami HousingLow-Rise
221
140
DwellingUnits
1,018
15
51
66
80
TOTAL
1186
50
56
106
98
Net Difference - Trips
-2,654
-32
1
-31-133
-265
%Difference
-69A%
-39.3%
2.4%
-22.7% 1
-71.3%
-74.6%
SOURCE: Institute of Transportation Engineers' Trip Generation Manual 10th Edition (2017)
The Declaration. dated November 1. 1983. settina out the private road maintenance aareemen
and establishing an owners association for road maintenance sets out the standards for road
maintenance in Section IV.D as follows: "(t)he Owners' Association shall maintain and keep up
the road shown on the attached plat in the condition in which it exists as of the date of
completion of the road in accordance with the standards set forth on the plant (sic) which have
In response to the County's request, the Traffic Report also includes an assessment of a
potential signalized pedestrian crossing at the U.S. Route 29 / Premier Circle / Branchlands
Boulevard intersection and provides recommendations if such crosswalk were installed
131Page
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 Projectionsz,
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.
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 Al and Block 92 to allow for phasing of construction or subdivision of the
blocks into two parcels.
'Albemarle County Public Schools K-12 Enrollment Projections FV 2020121 to FT 2029/30, dated November 2019;
Capacity vs. Enrollment Projections, dated November 19, 2019.
3 Provided by Rosalyn Schmitt, Chief Operating Officer, Albemarle County Public Schools.
141Page
Document comparison by Workshare 10.0 on Monday, January 4, 2021 2:37:38
PM
I n put:
Document 1 ID
iManage://WM-IW-APP.WILLIAMSMULLEN.COM/IWOVR
IC/43864670/1
Description
#43864670v1 <IWOVRIC> - Premier Circle
ZMA202000057 Narrative Resubmittal 11-20-2020
Document 2 ID
iManage://WM-IW-APP.WILLIAMSMULLEN.COM/IWOVR
I C/44150143/1
Description
#44150143v1 <IWOVRIC> - Premier Circle
ZMA202000057 Narrative Resubmittal 1-4-2021
Rendering set
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Statistics:
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Deletions
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Total changes 102