HomeMy WebLinkAboutZMA200500007 Staff Report 2007-03-14COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE:
ZMA 2007-003 NGIC Expansion
SP 2007-31 Residential & 32 Research, Development,
& Labs
SU BJ ECT/PROPOSAL/REQU EST:
Haden Place is a request to rezone 6.69 acres from
R2 Residential to NMD Neighborhood Model District
for 34 residential units (20 detached, 14 attached).
STAFF CONTACT(S):
Cilimberg, Echols, Ragsdale
LEGAL REVIEW: YES
STAFF:
REBECCA RAGSDALE
AGENDA DATE:
August 1, 2007
ACTION: X INFORMATION:
CONSENT AGENDA:
ACTION: INFORMATION:
ATTACHMENTS: YES
OWNER/APPLICANT PURCHASER:
Wendell W. Gibson of Gibson Homes is the owner/applicant with Kelly Strickland of Dominion
Development Resources (formerly Rivanna Engineering & Surveying) as the consulting engineer.
BACKGROUND:
A public hearing was held on this rezoning at the Planning Commission on July 11, 2006 and the
Commission recommended approval to the Board of Supervisors. Staff and the Planning
Commission found the following factors favorable, leading to the recommendation of approval:
o The project positively addresses the principles of the Neighborhood Model with specific
emphasis on a pedestrian orientation, neighborhood friendly streets and paths, parks and
open space, relegated parking, provision for affordable housing, and interconnected
streets have been provided for consistent with the Crozet Master Plan with the "proposed
Connector Road", Summerford Lane connection, and provisions for Killdeer Lane and
Haden Lane.
o Density is in keeping with the Crozet Master Plan, at the upper end of the range
suggested in the Plan.
o The property relates to two centers ---Downtown Crozet and the future Old Trail Village
Center and it is located within walking distance to Downtown Crozet. The property fits
well within the context of the existing and emerging fabric of the western part of Crozet.
On October 11, 2006, the Board held a public hearing on this rezoning request and voted to defer
the item. (Minutes from 10/11/06 -Attachment A). Discussion and issues identified by the Board
during consideration of this item included:
o Provision of an interconnection to Summerford Lane in adjoining Old Trail
o Deficiencies of roads serving the site, including Haden and Killdeer Lanes and Jarman's
Gap Road
o Timing of Construction of the Affordable Housing Units
o Adequacy of Cash Proffers
On December 1, 2006, the applicant submitted a response letter to each item the Board
discussed at the October meeting, along with revised proffers and an amendment to the
application plan. At their December 13, 2006 meeting, the Board further discussed the new
information provided by the applicant: off-site construction of the interconnection to Summerford
Lane in Ballard Field (Old Trail), with the permission from the adjoining property owner; provision
of phasing of affordable housing units in the proffers; provision of frontage improvements to both
Haden and Killdeer Lanes; and, off-site improvements to include the widening of Haden Lane to
ZMA 2005-00007 Haden Place
BOS February 14, 2007
18 feet of pavement width from the Haden Place property north to Jarman's Gap Road, but no
longer proposing the same for Killdeer Lane.
Following this discussion, the Board deferred the rezoning to allow staff to evaluate the new
information and to provide direction to the applicant regarding traffic impacts, interconnections
and off-site improvements, and to devise acceptable language for phasing of affordable housing
units within the project.
DISCUSSION:
Since the December Board meeting, staff has evaluated the revised submittal provided by the
applicant and the applicant has revised the proffers and plans to respond to staff
recommendations. The County Engineer has worked in conjunction with VDOT staff to determine
recommended off-site improvements and has made further field evaluations to provide the
analysis and recommendations to address traffic impacts from Haden Place, discussed below.
Provision of an interconnection to Summerford Lane in adjoining Old Trail and Other Off -
Site Improvements
The applicant proposes to construct a connection from Haden Place to Summerford Lane as
illustrated on the attached application plan and committed to in the attached proffers.
(Attachments B -Proffers and D -Application Plan). Since the December meeting, the applicant has
been able to provide written acknowledgement from the Ballard Field property owner that they
will allow construction of this interconnection. The previous plan and proffers reviewed at the
Board's October 11, 2006 public hearing proposed that this interconnection be constructed to the
Haden Place/Ballard Field property line only.
The County Transportation Engineer, Jack Kelsey, and Chuck Proctor (VDOT) assessed the
potential traffic impact to Haden Lane resulting from the connection to Summerford Lane. The
assessment assumed that the east -west connection between Killdeer Lane and the Haden Lane
labeled "Proposed Connector Road" (shown on Attachment D) would be barricaded at Killdeer
Lane. Consideration was then given to the potential diversion of some Haden Place traffic from
Haden Lane to Summerford Lane enroute to Old Trail Drive. The assessment also considered
the potential diversion of some Ballard Field traffic, from Old Trail Drive to Haden Lane, enroute
to Jarmans Gap Road and downtown Crozet. The projected traffic on Haden Lane from existing
and proposed development is illustrated on Attachment -E and summarized below.
Haden Lane Proiected Averaae Dailv Trips
Existing Lots: 140 adt
Haden Place: 189 adt (284 total; the remaining 95adt (33%) assumed to go to
Old Trail Drive)
Ballard Field: 212 adt (30% diverted from Old Trail Drive)
Total Projected Traffic: 541 adt
The Haden Place development further proposes improvements to Haden Lane along its frontage
that will accommodate this traffic volume. However, the off-site portion of Haden Lane north of
Haden Place to Jarmans Gap Road also needs widening to 20 feet to comply with VDOT
requirements. The applicant has also provided for this in revised proffers and on the revised
application plan. (Attachment F) This widening can be accommodated within the existing right-of-
way through a method called "trench widening". VDOT has successfully used this approach on
some of their road projects and Attachments G and H show examples of trench widening using a
milling machine and a motor -grader with a special blade attachment.
Frontage improvements along Killdeer Lane are proposed on the application plan, as
recommended by staff. These improvements include constructing the "Proposed Connector
Road" between Haden Lane and Killdeer Lane with the installation of bollards at the western end
of the "Proposed Connector Road", adjacent to the intersection with Killdeer Lane. These
bollards will remain in place until the northern off-site portion of Killdeer Lane is widened and the
sight distance at Jarman's Gap Road is improved.
ZMA 2005-00007 Haden Place
BOS February 14, 2007
Finally, the approved road plans for Ballard Field required the developer to provide a barricade
between their Haden Terrace/Haden Lane improvements and the existing Haden Lane
(Attachment -1) This is because the portion of Haden Lane off-site of Ballard Field is about 16 feet
wide and is recommended to be widened to 20 feet to comply with VDOT standards (Attachment -
J -Photo of Haden Lane South). The applicant has provided for this improvement in their proffers
and application plan which will allow the barricade to be removed and Ballard Field traffic to be
dispersed to two points of access on Haden Lane.
Timing of Construction of the Affordable Housing Units
The applicant has provided for a phasing of half of the affordable units by completion of half of the
market rate units. This is provided for with Proffer # 6b, which includes language that the Housing
Director, County Attorney, and Zoning Administrator prefer.
RECOMMENDATIONS:
In consideration of prior staff and Planning Commission recommendations and subsequent Board
concerns, staff believes the applicant has appropriately addressed issues as to interconnections,
deficiencies of Haden and Killdeer Lanes and timing of construction of affordable housing units.
Should the Board find that the applicant's plan and proffers adequately address the project's
impacts, staff recommend's approval of ZMA 2005-0007 with the attached proffers, code of
development, and application plan.
ATTACHMENTS:
A. Board of Supervisor minutes from October 11, 2006 meeting for Agenda Item No. 10.
ZMA -2005-007 Haden Place
B. ZMA 2005-007 Haden Place Proffer Form, last revised February 5, 2007
C. Haden Place ZMA 2005-007 Application Plan, last revised February 5, 2007 and
prepared by Dominion Development Resources
D. Haden Place Neighborhood Model Code of Development, last revised February 5, 2007
and prepared by Dominion Development Resources
E. Projected Traffic Distribution
F. Offsite Haden Lane — North
G. Milling Machine Trench Widening
H. Motor -Grader Trench Widening
I. Haden Lane at Ballard Field
J. Off-site Haden Lane - South
ZMA 2005-00007 Haden Place
BOS February 14, 2007
ZMA 2005-00007 Haden Place
BOS February 14, 2007
COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE:
ZMA 2005-0007 Haden Place
SU BJ ECT/PROPOSAL/REQU EST:
Haden Place is a request to rezone 6.69 acres from
R2 Residential to NMD Neighborhood Model District
for 34 residential units (20 detached, 14 attached).
STAFF CONTACT(S):
Cilimberg, Echols, Ragsdale
LEGAL REVIEW: NO
STAFF:
REBECCA RAGSDALE
AGENDA DATE:
December 13, 2006
ACTION: X INFORMATION:
CONSENT AGENDA:
ACTION: INFORMATION:
ATTACHMENTS: YES
OWNER/APPLICANT PURCHASER:
Wendell W. Gibson of Gibson Homes is the owner/applicant with Kelly Strickland of Dominion
Development Resources (formerly Rivanna Engineering & Surveying) as the consulting engineer.
BACKGROUND:
On October 11, 2006, the Board of Supervisors held a public hearing on this rezoning request
and voted to defer the item. Discussion and issues identified by the Board during consideration of
this item included:
Provision of an interconnection to Summerford Lane in adjoining Old Trail
Deficiencies of roads serving the site, including Haden and Killdeer Lanes and Jarman's
Gap Road
Timing of Construction of the Affordable Housing Units
Adequacy of Cash Proffers
DISCUSSION:
The applicant has requested that this item be scheduled before the Board and submitted a
response letter to each item the Board discussed at the October meeting, along with revised
proffers and an amendment to the application plan. These items were received on December 1,
2006. (Attachments A, B, and C) Under the prior Board deferral action, this item was not re -
advertised as it was a continuation of the proposed project advertised for the October 11, 2006
Board hearing.
The new proffers and changes to the application plan were submitted later than the deadlines
established in the Board's adopted policy regarding submission of materials for zoning
applications. The applicant did not advise staff that they would be submitting new information until
after the item was already placed on the December 13, 2006 Board meeting agenda. Since the
applicant is proposing changes to proffers, it is legally required that a new public hearing be
advertised reflecting these changes.
Staff has not had time to thoroughly review the new information for form and content but offers
the following preliminary comments below.
ZMA 2005-00007 Haden Place
BOS December 13, 2006
Provision of an interconnection to Summerford Lane in adjoining Old Trail
With the revised proffers and addendum Sheet A11 to the application plan submitted December
1, 2006, the applicant now proposes to construct the connection from Haden Place to
Summerford Lane, which is off-site across the adjoining property in Old Trail. The plan and
proffers reviewed at the October 11, 2006 Board meeting proposed that this interconnection be
constructed to the Haden Place property line only. Staff is supportive of this connection, but has
not had adequate review time to fully evaluate the proffers and plan changes.
Deficiencies of roads serving the site, including Haden and Killdeer Lanes and
Jarman's Gap Road
The revised proffers the applicant has submitted no longer include off-site improvements to
Killdeer for pavement widening nor a vehicular road connection to Killdeer Lane. The applicant
has indicated that they are suggesting this as a change they are willing to make to the plans to
respond to neighbor concerns regarding Killdeer Lane. Haden Lane and Killdeer Lane, along with
the intersection of Killdeer Lane to Jarman's Gap Road, are inadequate roadways to serve
additional traffic. With the previous application discussed at the Board's October 11, 2006 public
hearing, the applicant proposed a connector road from Haden Lane to Killdeer Lane and off-site
pavement widening on both Haden and Killdeer Lanes. These are the minimum improvements
necessary to accommodate traffic from the Haden Place development. VDOT will not allow
additional traffic on Killdeer Lane until the intersection improvements are made at Jarman's Gap
Road. Connections from Old Trail to Haden or Killdeer Lanes have also been prohibited until
those roads are improved to handle the additional traffic. Staff is not supportive of the proposal to
no longer provide off-site improvements to Killdeer Lane and to no longer provide the vehicular
interconnection, as this would not establish an interconnected street grid. The applicant has not
revised the cash proffer amount offered to mitigate transportation impacts, but has provided
further information regarding cash value of improvements that are offered in the proffers.
(Attachment A)
Timing of Construction of the Affordable Housing Units
The applicant has added a proffer to provide phasing of affordable units with construction of the
market rate units proposed in the project. The applicant proposes that units be phased, based on
pre -qualified buyers, with construction of the town house units in the project. Staff cannot
comment on this proffer at this time since there has not been adequate review time to consult
with the Housing Director and other reviewers. As stated previously, in order for the new proffers
to be approved, another public hearing is required.
RECOMMENDATIONS:
The new information submitted cannot be acted on since a public hearing is required. The
proffers, application plan, and code of development as submitted for the October 11, 2006 public
hearing can be acted on for approval or denial. If the Board wants to consider the changes
offered by the applicant, a new public hearing should be set and properly advertised.
ATTACHMENTS:
A. Letter dated November 29, 2006 from J. Kelly Strickland of Dominion Development
Resources
B. Revised Proffers for ZMA 2005-007 Haden Place, dated December 1, 2006
C. Sheet A11, 12/01/06 Haden Place Plan Amendment
ZMA 2005-00007 Haden Place
BOS December 13, 2006
ZMA 2005-00007 Haden Place
BOS December 13, 2006
ZMA 2005-00007 Haden Place
BOS December 13, 2006
COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE:
ZMA 2005-0007 Haden Place
SUBJECT/PROPOSAL/REQUEST:
Haden Place is a request to rezone 6.69 acres
from R2 Residential to NMD Neighborhood
Model District for 34 residential units (20
detached, 14 attached).
STAFF CONTACT(S):
Cilimberg, Echols, Ragsdale
LEGAL REVIEW: No
STAFF:
REBECCA RAGSDALE
AGENDA DATE:
October 11, 2006
ACTION: X INFORMATION:
CONSENT AGENDA:
ACTION: INFORMATION:
ATTACHMENTS: Yes
OWNER/APPLICANT PURCHASER:
Wendell W. Gibson of Gibson Homes is the owner/applicant with Kelly Strickland of
Dominion Development Resources (formerly Rivanna Engineering & Surveying) as the
consulting engineer.
BACKGROUND:
On July 11, 2006, the Planning Commission held a public hearing on this rezoning
request, along with a critical slopes waiver, private street request, and a waiver to street
section requirements. Staff recommended approval of the rezoning and the Commission
unanimously recommended approval with the following changes:
The affordable housing proffer modified to conform to the County's Affordable
Housing Policy in the Comprehensive Plan.
The recommended technical changes made to the application plan, code of
development and proffers noted by staff.
All cash proffers offered by the applicant devoted to transportation improvements in
Crozet.
An interconnection provided and illustrated on the application plan from the
proposed east/west connector road between Haden and Killdeer Lanes southward to
Summerford Lane in Ballard Field.
DISCUSSION:
The applicant submitted new proffers, Code of Development Plan, and General
Development plan to address these July comments on September 6, 2006. In thal
submittal the applicant revised the proffers, Code of Development, and General
Development plan to address all outstanding comments, including the provisions for
affordable housing and cash proffers. The cash proffers have been revised to make all
cash contributions devoted to transportation improvements. No other changes or
increases in cash proffer amounts have been made since the July Planning Commission
meeting.
ZMA 2005-00007 Haden Place
BOS October 11. 2006
Regarding affordable housing, the applicant revised the proffer to conform to the
County's adopted Affordable Housing Policy and is using language consistent with
recently approved proffers. Six single-family detached units are proffered as affordable
units, which is 17.6% of the total number of units proposed by the applicant.
Regarding density, during consideration of the Wickham Pond II rezoning last month the
Board of Supervisors discussed the interpretation of density allowances for properties in
the areas designated as CT3 in the Crozet Master Plan. Pages 5 and 6 of the Planning
Commission's July 11, 2006 Haden Place staff report (included as part of this Board
package) discuss interpretations of the language in the Master Plan. This is information
that was also presented to the Board as part of the Wickham Pond II staff report. Both
Haden Place and Wickham Pond II have been under review during a similar timeframe
and have relied on staff's prior interpretation of the Master Plan language regarding the
CT3 designation in their density proposals. The Planning Commission supported staff's
interpretation in its recommendations for approval of Wickham Pond II and Haden Place.
The Board accepted staff's interpretation in its Wickham Pond II approval last month.
However, the Board also discussed an alternative interpretation during the Wickham
Pond II rezoning that based increasing density in the CT3 from the mid-range maximum
of 4.5 units/acre to 6.5 units/acre on the provision of 50% of the mid-range maximum
units as affordable units. By comparison, the staff interpretation has been that 50% of
the difference between 4.5 units/acre and 6.5 units/acre must be affordable units. These
two interpretations result in the following number of affordable units being necessary to
achieve greater density:
Interpretation discussed by the Board during the Wickham Pond II Rezoning September
13,2006-
24 units (maximum allowed without affordable units at 4.5 DU/acre) x 50% = 12 units
provided as affordable units necessary to get 6.5 DU/acre.
Staff's interpretation that has been used in Crozet rezonings involving CT3 areas to
datP-
35 units (maximum units allowed with affordable units at 6.5 DU/acre) — 24 units
(maximum units allowed without affordable units at 4.5 DU/acre) = 11 units x 50% = 5.5
(6) affordable units necessary to get 6.5 DU/acre.
Again, Haden Place has proffered 6 units of the 34 proposed as affordable.
The basis of the Board's discussion was that there is already a policy that15% of units
should be affordable and that additional density may be justified only when more
affordable units than the policy calls for are being provided.
The appropriate density for the CT3 sections in Haden Place and other Crozet
developments based on the provision of affordable housing will be different depending
on which interpretation is applied. Application of staff's interpretation means Haden
Place falls within the density guidelines of the Master Plan. Application of the
interpretation discussed by the Board last month means that it does not. Staff would
appreciate the Board's direction as to the interpretation to use for future rezonings in
CT3 areas of Crozet.
Regarding cash proffers, the Board will need to determine whether the Haden Place
proffers are sufficient to satisfy concerns related to infrastructure and the pace of growth
in Crozet. Staff has provided an updated summary of recently approved proffers below
which includes the Wickham Pond II and Westhall V rezonings approved last month as
ZMA 2005-00007 Haden Place
BOS October 11. 2006
well as those proffered for Haden Place. An updated table is provided as Attachment D
that summarizes existing and potential dwelling units in the Community of Crozet.
Rezoning
# of Units
Cash Proffer
ZMA 03-12 Stillfried Lane
26
$3000/unit for capital
Townhouses
improvements or affordable
housing programs; no physical
improvements or land for future
public facilities.
ZMA 05-14 Poplar Glen (currently
28
$3200/unit for capital
scheduled for a BOS hearing on July
improvements and $66,000 for
5, 2006)
affordable housing program in lieu
of providing four affordable units;
no physical improvements or land
for future public facilities.
ZMA 04-24 Old Trail Village
2275
$50,000 Cash proffer for park
projects, Cash proffer for schools:
$1000/sfd unit; $500/th unit;
$250/apt.; Cash proffer for public
faculties: $1000/sfd unit; $500/th
unit; $250/mf unit; and physical
improvements including completion
of Western Avenue and dedication
of land for Western Park.
ZMA 05-05 Liberty Hall
43
$3,200 per unit cash proffer for
public facilities; no physical
improvements or land for future
public facilities.
ZMA 02-04 Cascadia
330
Cash proffer for schools and other
public facilities: $3,000 /sfd,
$2500/th, $2000/mf unit.
ZMA 05-18 Wickham Pond II
106
Cash proffer for schools and other
public facilities: $4500/market-rate
unit
ZMA 06-01 Westhall V
36
Cash proffer for schools and other
public facilities: $1000/market-rate
unit for CIP; $3000/market-rate unit
for Eastern Avenue; Spot
improvements to Park Road (apprx
$7500); $3000 for a pedestrian
bridge; on-site greenway trails,
parking area for trailhead, and off-
site temporary easement for
greenway
ZMA 05-07 Haden Place
34
Cash proffer for transportation
(PROPOSED)
projects in the CIP: $3200 sfd/
market -rate unit and $2700/sfa; off-
site road improvements to Haden
and Killdeer Lanes approx.
$40,000.
ZMA 2005-00007 Haden Place
BOS October 11. 2006
RECOMMENDATIONS:
If the Board finds the affordable housing proffer and density proposed for Haden Place
acceptable, and is satisfied that the proffers adequately address the project's impacts,
staff and the Planning Commission have recommended approval of ZMA 2005-00007
with the current proffers (Attachment A), the amended Code of Development
(Attachment B) and the amended General Development Plan (Attachment C).
ATTACHMENTS:
A. Haden Place Proffers, dated October 2, 2006
B. Haden Place Code of Development, dated October 2, 2006, and prepared by
Dominion Development Resources, LLC
C. Haden Place General Development Plan, dated October 2, 2006, and prepared by
Dominion Development Resources, LLC
D. Existing and Potential Dwelling Units in the Community of Crozet
ZMA 2005-00007 Haden Place
BOS October 11. 2006
ZMA 2005-00007 Haden Place
BOS October 11. 2006