HomeMy WebLinkAbout10 06 2017 PC Minutescm
Hydraulic Small Area Plan
Analysis provided by Mark Graham, Director of Community Development
October 6, 2017
Background:
The Hydraulic Small Area Plan (SAP) was developed in anticipation of funding opportunities for
transportation improvements near the Hydraulic Road / Route 29 intersection through Virginia's "Smart
Scale" program. To take advantage of this transportation funding opportunity, both the City's and
County's Comprehensive Plans will need to demonstrate consistency with these transportation projects
no later than August 2018 when the finalized Smart Scale application is made. Recognizing preliminary
funding applications are due by June 2018 and the final application is due in August 2018, this small
area plan was developed under a greatly accelerated schedule. That schedule has not allowed the
typical time for refinement of ideas, detailed consideration of factors such as capacity or costs, and
limited opportunities for gathering public support. we see with other planning efforts.
Conceptually, this plan attempts to present a uniform approach for both the City and County in
development of the area surrounding the intersection of Hydraulic Road and Route 29. To the extent
possible, we have also attempted to maintain compatibility with the Rio /29 Small Area Plan. To assist
with the development of this plan, Virginia's Secretary of Transportation formed an advisory committee
that included representation from the City, Metropolitan Planning Organization, County government,
businesses and development interests, and land use advocacy groups. It is noted this advisory group
was consulted, but did not direct this work nor were they asked to approve or endorse this plan.
Location:
The study area map on page 9 illustrates the area that was considered with this plan. This study area
was then distilled into a land use focus area, where potential changes are being considered. Finally, the
focus area was further distilled into a core development area, which is anticipated to be the most critical
part of this plan.
Key Elements and Vision:
Based on input from the advisory panel and public, a summary of important characteristics for this area
was developed and is included on page 10 of the plan. This work was then further refined by the
advisory panel into the vision provided on page 51. This vision was then used to guide development of a
framework plan, land use plan, and core area plan.
I note the Vision placed significance emphasis on both pedestrian / bicycle movements, which was a
consistent concern from the public, and a strong sense of place, noting the current development lacks a
clear identity. To assure this becomes a vibrant place, it was also noted the area must become
attractive to employers and service providers, as well as provide desirable housing that serves a diverse
community.
Framework Plan:
A proposed framework plan is provided on page 58. This plan illustrates a small block network that is
more conducive to pedestrians, identifies possible public spaces, and includes three potential grade
separated crossings of Route 29. The grade separated crossings are at Angus Road and Route 29 in the
City, Hydraulic Road at Route 29, and a proposed new street which becomes a pedestrian / bike friendly
local street at Route 29 and Zan Road. While the concept of both the Angus Road and Hydraulic Road
crossings are still being developed, the Zan Road crossing is illustrated on pages 86-87. This shows a
strong emphasis on a crossing that fully supports multi -modal travel. On pages 59-61, more detail is
provided with respect to pedestrians/bicycles, transit and open space. I note that we still lack definition
of pedestrian/bicycle crossings at Angus Road, Hydraulic Road, and Greenbrier Road, leaving Zan Road
as the only verifiable crossing. I also refer the reader to the conceptual plan on page 61, noting the
strong emphasis on relating the parks and open space to the developed areas, effectively creating a
"chain" by which people can move between these open spaces.
Conceptual Land Use Plan:
The Conceptual Land Use Plan is provided on page 71, with more detail provided on pages 73 for
residential uses, page 75 for commercial uses, page 77 for mixed uses and page 81 for parks and open
space. For the County portion of this small area plan, the major differences noted from the current
Places 29 plan relate to an increased emphasis on mixed use along the major roads and additional open
space north of Commonwealth Blvd. With respect to the mixed use, I note Places 29 already calls for
both Destination and Neighborhood Services Mixed Use in this area and this plan only suggests some
minor changes. With respect to the open space, this currently exists as private open space, though it is
not specifically mentioned in the Places 29 plan. With respect to the proposed residential and
commercial uses, this is already in place in the County through both the Comprehensive and current
zoning. Little, if any, change is needed to match this small area plan.
Core Area Plan:
A core area is illustrated on page 85 of the small area plan. For the County portion, I note two major
elements. First, this incorporates existing zoning and development from Stonefield (aka Albemarle
Place) into the SAP. Second, this provides more detail for the proposed Zan Road corridor along the
boundary of Stonefield and Northrup Grumman (aka Sperry Marine) property. All of the shown
development either exists or is consistent with the current Places 29 Plan.
While the proposed changes in the County are relatively small, this Core Area Plan illustrates significant
changes for the City of Charlottesville. The most important feature of this Core Area Plan, the Zan Road
Corridor, only works if both the City and County embrace this concept. Thus, in moving forward with
this plan, it is critical that the City and County have a similar plan
Implementation:
Implementation recommendations are provided beginning on page 92 of the small area plan. A major
consideration is the creation of a shared City/County development code for the Core Area. This would
include features such as building height and setbacks, parking, signage, landscaping, and architectural
standards that could be administratively applied. The implementation strategies also raise the
possibility of a joint City/County review board, which presumably would have the task of developing
recommended standards. Presumably, this could be somewhat similar to how other efforts have been
done (e.g. PACC) or currently being proposed (e.g. Rivanna River Corridor Plan). Point being, this can
require more effort, but the community has a history of doing this as opportunity and need coincide.
Conclusion:
The Hydraulic Small Area Plan represents only small changes to the current Comprehensive Plan, with
the exception of the Zan Road connector and better integrating mixed use into the Core Area Plan. Staff
believe that a Comprehensive Plan Amendment that is limited to the Core Area could accomplish the
objective for a 2018 Smart Scale application and the remainder of the small area plan could be more
effectively considered as part of the next Places 29 Master Plan update
Recommendations:
1. Staff requests the Planning Commission provide any comments, concerns, or recommendations
with the small area plan they wish to share with the County Board. The County Board is
scheduled to review this plan on November 1st.
2. Staff recommends the Board endorse the Hydraulic 29 Small Area Plan and direct the Planning
Commission, with staff support, to consider a Comprehensive Plan Amendment for the Core
Area of the Hydraulic Small Area Plan. Recognizing the need to complete this Comprehensive
Plan Amendment by next summer, a focus on the Core Area allows the Planning Commission to
focus on those parts critical to the anticipated transportation funding requests and avoid
potentially controversial changes to existing residential neighborhoods.
In initiating a Comprehensive Plan Amendment, staff would assist the Planning Commission in
developing a recommendation for the Board, with a goal of presenting the Board a
recommendation by May 2018. Given the limited extent of this area and the fact the Core Area
only includes two property owners in the County, staff anticipates this can be done with a
limited public engagement process that utilizes the Hydraulic Community Advisory Committee
and outreach to the affected property owners in the Core Area.
Assuming the Board provides this direction, staff recommends using the last two months of
2017 to begin the background work and drafting a project schedule. This would then be in place
for the Planning Commission in January 2018 and provide 4 months to complete this work.
4. Staff recommends deferring consideration of the Hydraulic Small Area Plan outside of the Core
Area until the next review cycle for the Places 29 Master Plan. As described above, staff noted
only minor changes related to this plan and believes those changes can be better evaluated in
the broader context of the entire Places 29 Plan.
C
E
C
^,
O
�
ca
L
V)
O
U
r�-
�
O
N
L
N
'N
N
O
n
E
U
O
U
O
U
fB
a--+
a- J
O
Ln
Ln
Ln
.E
E
U
to
ca
4-
0
SJ
Ln
Q
Ln
Ln
4-1
Ln
W
•
{_
f
-
}t
$2
(
2 �C,\
\R{§§�\#i�
)t
/ tx
0
\772k�k�2��
I£`2m�a0C
fQm
_
mu
040m
\ ■
■
■
\c
\�\k
())
0
\LuE/71�§2)
/ ■
,
e
■
kk=7
2
})i§
E E
,4;®«o�
]�F"@
Ik§\§
0.F�
E
««o{$�()
8E&§±
32\f{
En
a Ul
w � Q
`t a, o x n
a W
� to V O a' Q Q $
Q a Zn X w 0 'S
Q S �; z o W o Z W
W CL z N O Q Q s-
CC a
Oc o W a W Z 0
Q N OC 2 cc ccQ G
J Z Q O w w 0 0 _ O
CQ a � Z_ ZN_ ry I
W z z O z z z z 0 0 0
a a a a
�r a vi — w m m m'A cr
cc / \ $
y
13
CC
Qq
Ile
Ln
Al
04S
+0
CL
.100
p.
v
.000,.
CL
Q �a
�+ „n" ""�' W r� �"'w/� �p PO
CD
T
eQP
0
W cr cc Z Z N c $9s9
m in s Z
O 3
O Z < pp
!^^ a 0 Z S utj
j'L .. 0 Q H. G 0 W Ur u z b` Y q G
V � r a W c� W a z igNa I
Lu w z ci w w a 0 � o v 3=°=°'i
z o u a W z z p O Q
a
Z� �^ ¢1 w q w CC
U O
�n in GS � Cc 0 D Zi w w Z $ z
g 3oz ao <U m m
w _
(� a u cr > Z m O
y l� S t7 q a a a a o<o�
[I
4-J
CL
CL
z
Lij
CL o 7
LLJ p wz
z
TO uj z
v
z 0 c
R M ff WI
En
4
O
U
N
4-J
f�
Q
4—J
ra
�•
N
+5
OE
�
N
N
Or-
L
=3
U
—
+j
O
O
4--J
•E
v
•O
• cn
q_-
>
O
N
O
U
_0
N
4-J
x
C
o
•E
Q
U
O
N
a
E
N
O
c.n
U
0
0
-
•�
O
Q
Q
F�
a-J
.3
.�
Q
a--+
E
0
G
E
U
'—
Ln
C:
O
Q
00
L
•-
a-
p
+-'
U
p
cv
Q
EC:
U
N
O
E
.>
'c
Q
O
�
O
U
Q
a-Q
O
u
u
U
ro
O>
C:
Q
O
.�
�
c"
p
.Ln
cn
cn
cn
p
O
p
E
O
U
p
U
n
aA
U
CUO
.0
_
'E
O
_
O
.4-j
CL
m
a