HomeMy WebLinkAboutZMA202100006 Correspondence 2021-12-13® COLLINS ENGINEERING 200 GARRETT ST, SUITE K CHARLOTTESVILLE VA 22902
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December 13, 2021
Mariah Gleason
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
RE: Maplewood — ZMA2021-00006
Dear Mariah:
Thank you for your comments dated June 7, 2021. Revised Rezoning application plan and
narrative are hereby submitted incorporating the following changes in response to the items in
your letter:
Planning comments from Comprehensive plan review:
1. It is acknowledged that staff currently finds the proposed use on the property consistent
with the Master plan.
2. The applicant understands that the masterplan recommends at least 2 different types of
residential units. This site is only 3.41 acres, and it is difficult to achieve a mixture of
units on such a small parcel. In addition, if you look at the overall area as a whole, you
have townhouses and single family detached housing in the immediate area along Proffit
Road and Worth Crossing. Providing multi -family housing on this property adds in a
type of housing not currently provided in this area; thus, creating the mixture of housing
as recommended by the Master plan. The application also allowed 5 stories "with a
special use permit". This portion of the building height has been removed with the
resubmission of this application plan. The building heights will be 4 stories, which is
consistent with the master plan.
3. A civic space of approximately 0.25 acres has been provided in the general location noted
on the Pantops master plan. This open space is bounded by the 3 properties adjacent to
the civic space. This space will include both active and passive recreational amenities for
this development and the surrounding properties. In addition, (3) focal open space areas
(each space at a minimum of 0.10 acres) have been provided as focal points within the
proposed development. And, an additional active recreational area has been provided as
well.
4. A 12' minimum landscaping strip has been provided between the existing Worth
crossing/Proffit road and the proposed 10' pedestrian pathway. The detail on sheet 2 has
been updated to label the 12' minimum landscaping strip. This grass strip will be used
for landscaping, shoulder, and roadside ditch. This area is also labeled on the application
plan sheet 1.
Planning Comments for the Neighborhood Model review:
1. Pedestrian orientation — The 12' minimum landscaped strip between the pedestrian
pathway and existing public roads has been shown and labeled on the application plan
and cross section of the roadways, as requested. Sidewalks shall be provided within the
development connecting the focal open space areas through the development in front of
the proposed units. See the attached illustrative plan for the anticipated design of the
sidewalks through the development. A note has also been added to the application plan
indicating that building & parking envelopes and the open space areas will have
sidewalks within these areas connecting pedestrians through the development.
2. Mixture of uses — It is noted that this principle may be dismissible based on the holistic
intent of the "center" designation within the Master plan.
3. Neighborhood Centers - The application plan has been updated to provide a connected
open space area within the development that is over 0.50 acres. In addition, there are (3)
focal open space areas provided in addition to this large open space area. The (3) focal
open space areas are each over 0.1 acres in size.
4. Mixture of Housing Types and Affordability — See comment response 42 above under the
comprehensive plan. In regards to affordability, the application plan has been updated to
include the affordability information consistent with other rezoning applications in
Albemarle County.
5. Relegated Parking — the application plan has been updated and the location of the
building and parking areas have been revised to strengthen the relegated parking on the
project. In addition, the provided illustrative plan helps illustrate the regulated parking
within the development. Garages are being provided within the development that will
accommodate (1) space per each unit, helping to further relegate the parking onsite. A
note has been added to sheet 1 indicating that garages can be located within the building
envelope area.
6. Interconnected Streets — The application plan provides a potential for a vehicular
connection to TMP46134-3. In addition, the location of the open space on the project has
been shifted to the location between the 2 adjoining properties. This open space will be
accessible from the adjacent properties, providing a pedestrian connection to the open
space area from the adjacent properties.
7. Multi -model opportunities — it is acknowledged that this principle has been met with the
pedestrian pathway.
8. Parks, Recreational Amenities and Open space — it is acknowledged that this principle is
being met.
9. Building and spaces of human scale — the allowable building heights have been reduced
to 4 stories, matching the comprehensive plan. In addition, the layout of the development
has been updated to allow all the building to front on internal open space areas that will
serve as focal points of the community. Pedestrian sidewalks and pathways will outline
these spaces providing connections through the open space areas. The illustrative plan,
provided with this submission, illustrates the building orientation on the open space areas
along with the location of the parking and drive aisles through the site.
10. Redevelopment — The illustrative plan provided with this submission illustrates the
building and architectural layout for the site and how the site integrates with the existing
structures and character of the surrounding area.
11. Respecting Terrain — the proposed application plan has been updated to enhance the open
space area between the (3) parcels. This increase of the open space will allow a creative
landscaping plan to be designed that will integrate the adjacent properties with this
development and tie-in the open space amenities. The design on this open space area is
shown on the illustrative plan.
12. Clear boundaries between the development and rural area — it is noted that this principle
does not apply to this project.
Additional Plannin¢ comments:
1. An illustrative plan (in addition the application plan) has been provided with this
resubmission to help illustrate the proposed development, providing more detail on the
open space areas, pedestrian connections, amenities, etc.
2. This proposal is for a multi -family development. Public and private roads are not
required with the design of this project. All internal vehicular access will be travelways.
This design is consistent with multi -family design in Albemarle County. It is noted that
further subdivision of the property, if ever desired, may require public or private roads
within the development. That is not the intent for this development, and therefore, it is
not proposed with this application plan.
3. The materials have been updated accordingly. All interval vehicular access will be
travelways only. These are not public roads or private roads within the development.
4. A picture of a typical 2 over 2 unit has been provided in the narrative.
5. As shown on the illustrative plan, the 2 over 2 units provide (1) garage space per unit and
(1) surface driveway space. Therefore, %2 of the required parking will be in garages, and
the other parking space will be a surface driveway space. In addition, guest parking
spaces shall be provided along the travelways.
6. The attached illustrative plan helps illustrate the design of the open space amenity areas,
as requested.
7. The minimum required density has been increased in the application plan, as requested,
to 15 units/acre for a minimum of 51 units.
8. As noted in the comment response 41 above in the Comprehensive section, the allowable
building height has been updated to just 4 stories and 60 feet. The section about
increasing the height with a special use permit has been removed.
9. The setbacks have been updated to match the building setbacks in Section 4.19 of the
zoning code.
10. Entrance corridor has been added to the list of overlay districts for the project.
11. At this time, the proffer statement is being removed from this submission. The affordable
housing information has been added to the application plan, which is consistent with
other ZMA projects currently under review at this time.
Engineering comments:
1. No subdivision is being proposed or is expected with this project. It is acknowledged that
is a subdivision was to ever be done in the future, a private street would be necessary,
which may require additional approvals from the County. This is not anticipated as being
needed with this development, therefore, this is not being pursued with this application
plan.
2. This is acknowledged. If any nutrient credits are to be purchased for the project, the
applicant will adhere to the requirements of the County for the purchase of the credits.
ACSA comments:
1. These findings are acknowledged.
RWSA comments:
1. It is acknowledged that there are no comments from RWSA on this rezoning submission.
Albemarle County Buildin¢ Inspections comments:
1. It is acknowledged that there are no comments from building inspections on this rezoning
submission. Comments related to this project will be addressed during the site plan
process.
Albemarle County Fire & Rescue comments:
1. It is acknowledged that emergency/fire vehicular access are required in the development.
Fire lanes and access will be met with the final site plan for this project. These access
lanes are part of the building and parking envelopes. A note on the site plan has been
added to the application plan, sheet 1.
2. It is acknowledged that access roads shall extend to within 150 feet of all portions of the
building. The final site plan will show how the project complies with this requirement.
A note for this requirement has been added to the application plan, sheet 1.
3. It is acknowledged that two emergency access points are necessary. The application plan
has been updated to provide a second point of connection.
4. Comments 4-15 are noted and will be addressed or part of the review for the final site
plan, as indicated in the comment letter.
Transportation comments:
1. Additional Right of way is now shown to be dedicated to ensure that the pedestrian
pathway is completely within the right of way. A note has been added to sheet 1
indicating that the pathway shall be built to VDOT standards.
2. Based on the application plan, there is a minimum of 51 units and a maximum of 102
units allowed on the property. The ITE daily trip generation will range from 373 VPD to
746 VPD.
3. The right of way shown for dedication is previously platted land to be dedicated to
VDOT, per DB.1126. From our understanding, this is for the expansion of Proffit road
and the future roundabout. This right of way appears to have contemplated already.
However, we have additional open space between our building envelopes and the right of
way dedication, incase some additional easements are necessary in the future.
ARB comments:
1. The overall development plan has changed since the first submission and there is now
approximately 0.50 acres of open space along the western property line. This provides a
much larger buffer for landscaping and the amenities in this area.
2. This area will be graded out with the development, as conceptually shown on the
application plan. Landscaping can be planted within this area. The drainage easements
are no longer necessary as the stormwater that is leaving the adjacent properties will be
picked up in a storm sewer system and carried through the site. This will result in a 20'
drainage easement and not a grading & drainage easement over the entire area. This will
be part of the final site plan and the storm sewer system is shown on the application plan.
3. The illustrative plan included with this submission shows the street trees along Proffit
Road and Worth Crossing, in conjunction with the existing utility easements.
Housin¢ comments:
1. The affordable housing commitment is now shown on the application plan (Sheet 2) in
lieu of a proffer. This is consistent with other current rezonings being processed in
Albemarle County. In addition, the language of the affordable housing proffer has been
updated to be consistent with the other affordable housing commitments from the other
rezoning plans.
Zonin¢ comments:
Sheet 1
1. The greenspace term has been replaced with common open space, as requested.
2. A note has been added to sheet 1 indicating that the pathway and sidewalks shall be
constructed to VDOT and County standards.
Sheet 2
1. The comment is understood. Autocad does not allow for reformatting, so we will take
this comment into consideration for other projects, but can not change it for this project.
I have actually received comments from other reviewers in the past asking not to use
lower case, so this really becomes just a preference.
2. The application plan now includes both gross and net density, which are the same on this
project.
3. The building requirements table has been removed and replaced with building heights
and setback requirements that are consistent with the Albemarle County regulations.
4. The building height section has been updated, as requested.
5. The setbacks and building heights have been updated to be consistent with the Albemarle
County ordinance. No additional lot exhibit is needed, since these now match the
required setbacks and building heights for the County code.
6. The DB/PG information has been included with the resubmission. In addition, the note
has been revised, as requested, to state prior to final site plan approval.
7. As requested, a note has been added about the construction of the trailway.
8. The buffer requirements on the application plan have been updated to be consistent with
other rezoning requests. Also, sheet 1 has been updated to identify the widths of any
landscaping buffer.
9. The building architectural note has been updated to be consistent with other rezoning
requests.
10. As requested, the greenspace term has been replaced with common open space. The
other recreational notes have been updated as requested and are more consistent with
other rezoning applications. The total required and provided common open space has
been added to sheet 2 and the areas have been identified on sheet 1.
11. With this second submission, the proffers have been removed from the project. The
affordable housing requirements have been incorporated on sheet 2 of the site plan.
VDOT comments:
1. The application plan has been updated for the pedestrian pathway to be incorporated on
one side of the right of way. The pathway will be located fully within the right of way.
Additional right of way along Worth Crossing and Proffit Road shall be dedicated so that
the pathway will be within VDOT right of way.
2. It is acknowledged that turn lane warrants will be required with the site plan.
3. The right of way dedication along Proffit Road is consistent with the previously approved
plat showing right of way dedication along Proffit Road (DB 1126, pg.178). This plat is
included with this resubmission for reference. This right of way was previously reserved
for dedication. Any subtraction or addition to this right of way dedication can be worked
out during the site plan process.
4. It is acknowledged that the final plan must conform with VDOT road design manual and
other applicable standards.
Please contact me if you have any questions or require any further information.
Sincerely,
5ce&7Ca
Scott Collins, PE