HomeMy WebLinkAboutZMA200000010 Staff Report 2001-06-05 STAFF PERSON: MICHAEL BARNES
PLANNING COMMISSION DATE: JUNE 5, 2001
BOARD OF SUPERVISORS DATE: JUNE 20, 2001
ZMA 00-10 AVEMORE
SP 00-69 PROFESSIONAL OFFICE IN R-15
SP 00-70 RETAIL USES IN R-15
ANGLED PARKING AUTHORIZATION
URVILINAR PARKING AUTHORIZATION
NE-WAY CIRCULATION AUTHORIZATION
PRIVATE ROAD AUTHORIZATION
Applicant's Proposal:
The applicant, Robert Houser Homes, through their consultant, The Cox Company, has proposed
to rezone 27.46 acres from R-10 with proffers to R-15 with proffers. The project proposes 406
dwelling units consisting of 360 apartments and 46 townhomes.
Two special use permits are also included in this review. They both relate to two (2), 10,000
square foot buildings adjacent to Fontana Drive. One special use permit request is for
professional offices; the second is for retail shops. At this time, the precise office and retail uses
are undecided.
Finally, the applicant has submitted a list of proffers. The proffers and the proffered Application
Plan are attached to the staff report as Attachment A and B, respectively.
Petition for Rezoning and Special Use Permits:
The rezoning petition requests a change from (previously proffered) R-10 residential and office
development to (proffered) R-15 residential, office, and retail development. As proposed the
proffered plan would allow 406 dwelling units on 27.46 acres. Special use permit request SP 00-
69 would allow for professional offices in an R-15 district in accordance with Zoning Ordinance
Section 18.2.2(11). Special use permit request SP 00-70 would allow for a single floor retail
stores and shops not to exceeding 4,000 square feet in an R-15 district in accordance with Zoning
Ordinance Section 18.2.2(12). Both special use permit petitions apply to the properties,
described as Tax Map 78, Parcel 581 and Tax Map 78 B, Parcels 3-1 and 4-1.
The proposals are for the properties, described as Tax Map 78, Parcel 58I and Tax Map 78 B,
Parcels 2A, 2B, 4B, 3-1 and 4-1, located in the Rivanna Magisterial District on Fontana Drive
approximately 1/10 mile from the intersection of Route 20 and Fontana Drive. The
Comprehensive Plan designates this property as Urban Density Residential, recommended for 6-
34 dwelling units per acre, in the Pantops Development Area(Neighborhood 3).
Waiver Requests:
Angled and Curvilinear Parking Authorization
Under Section 4.12.6.5(c), the applicant has requested that the Planning Commission authorize
the use of angled and curvilinear parking within the Avemore Development.
One-Way Circulation Authorization
Under Section 4.12.6.2, the applicant has requested that the Planning Commission authorize the
use of one-way circulation within the Avemore Development.
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Private Roads
Under Section 14-232, subsection A (1 & 4), the applicant requests Planning Commission
approval for a private road connecting Avemore to Olympia Drive through the Fontana
Subdivision.
Character of the Area:
The proposed project is located to the east of Route 20 North (Stoney Point Road) approximately
1 mile from the Route 250/Route 20 intersection (see Attachment D—Vicinity Map). The
property currently contains the old Garnet Day School, which was formerly the old Wilton Farm.
Presently, the house is empty and the site is overgrown. Trees fringe the upper portion of the
site.
In relation to surrounding properties, the site is situated on the northern side of an unnamed
drainage that originates near Westminster Canterbury and the Ashcroft Subdivision. It drains
across Route 20 to the Rivanna River(see Attachment E—Tax Map). The entire site slopes up
from this small stream. The Wilton Farms Apartment Complex is located below the project,but
on the same side of the drainage (Tax Map Parcel #8B). The Fontana Subdivision flanks the
northern/uphill side of the site. Avemore's proposed entrance is off Fontana Drive directly
across from the entrance to the Frost Montessori School. The Virginia Land Company owns
most of the land between Route 250 and the unnamed drainage(#9, 10, 10A, 12 & 12B)
including the White House Motel (#10) and the undeveloped South Luxor parcels (#12 & 12B).
Dr. Hurt also retains control of the undeveloped North Luxor property north of Fontana(#57).
Zoning and Subdivision History:
These properties have a long and complicated zoning history. The original block of land was the
Wilton Farm. It was bought by Phillip Sansone and through time has been developed into the
Wilton Farm Apartments, the duplexes along Wilton Farm Drive, and the properties under
consideration in this rezoning.
The process of breaking apart the original farm began in 1988. Dr. Sansone requested to rezone
the farm (a total of 45 acres) from R-1 to R10 through ZMA 88-12. Accompanying this rezoning
application was a special use permit request for the Garnet Day School in the old farmhouse.
The Board denied the request to rezone the entire track and instead agreed to grant the special
use permit for the school and rezone the 15 acres around the school to R-10 without a proffered
plan of development. The now defunct school and its property comprise a portion of the area
currently under consideration.
The second major rezoning on the old farm property was ZMA 89-24, which approved another
portion of the property for rezoning from R-1 to R-10. This rezoning contained the original
application for the Wilton Farm Apartments and had a proffered plan that included two phases.
The first phase became the 156 apartments currently on the site (SDP 91-77). The second phase
of 76 apartments was never built. Instead, the second phase was divided into two projects. The
first project, under ZMA 94-07, SUB 94-71, ZMA 98-22, and SUB 98-22,became the duplexes
that line Wilton Farms Drive. The second project, under ZMA 94-07, SUB 97-19 and SUB 99-
113, proposed up to 11 lots with duplexes on the lots. This second project was never completed.
The land for this second project is now a portion of the area currently under consideration.
The third portion of the site currently under consideration is TMP 78-581. This section is the
portion of the old farm that was split off during the original application for the Wilton Farm
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Apartments. Under ZMA 94-15, the Board approved a rezoning from R-1 to R-10 with a
proffered plan showing 19 lots with duplexes. The applicant submitted a subdivision
application, but it was withdrawn and the project was never completed.
By-right Use of the Property:
The properties under consideration are all zoned R-10. The portion that contained the Garnet
Day School is 15 acres and does not have a proffered plan of development on it. Its development
potential is 150 units. The portion that was originally the second phase apartment proposal has a
proffered plan, from ZMA 94-07, that shows 11 lots for duplexes. Its development potential is 22
dwelling units. The final portion, rezoned under 94-15, proposed 38 dwelling units. Therefore,
the development potential for the three properties is 210 dwelling units— 150 apartments and 60
duplexes. Under the bonus provisions of the ordinance, the apartments could be increased by
thirty percent if the affordable housing requirements were met. This would allow for 195
apartment. Thus, the total by-right potential could rise to 255.
Applicant's Justification for the Request:
The applicant has stated his intent to build a high-quality, mostly brick facade development with
amenities. He feels that this concept will provide a nice transition between the Wilton Farms
Apartment Complex and Fontana Subdivision. The applicant also believes that this project is a
mixed-use development that incorporates several aspects of the Neighborhood Model.
Recommendation:
Staff has reviewed the proposal and recommends approval of the rezoning with proffers and
approval of the Special Use Permits with conditions.
Comprehensive Plan:
The Comprehensive Plan designates this area as Urban Density(6-34 dwelling units/acre). The
proposal is for 406 units on 27.1 acres or 15 units/acre. This is well within the constraints of the
density called for in the Plan. .
The Comprehensive Plan also suggests that the Neighborhood Three Study"serve as a guide for
development in the Neighborhood." The Study calls for medium density (5-10 dwelling
units/acre) in the project area and high density(11-34 dwelling units/acre) along Elks Drive and
at Westminster Canterbury. Staff believes that this project can accommodate a density higher
density than that called for in the Neighborhood Three Study without compromising the intent of
the study. Other than the density recommendations, the Neighborhood Three Study does not
address this portion of the Pantops Neighborhood directly.
The Comprehensive Plan makes several indirect recommendations for this property. The first
states that development should be sensitive to both the Entrance Corridor requirements and the
Monticello viewshed. The project is within the Entrance Corridor and has received an initial
review by the Architectural Review Board (ARB). The ARB unanimously voted to recommend
to the Planning Commission that it had no objection to the Special Permits or the Zoning Map
Amendment, but it withheld comment regarding the conceptual development plan for this site
because there was not enough information to make a judgement on the visual impact of the
proposal. The project is not within the Monticello viewshed. The second recommendation from
the Comprehensive Plan suggests extending water service into the northern section of the
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Neighborhood. The Fontana Subdivision was approved after the adoption of this Comprehensive
Plan. There is both adequate water and sewer to serve the proposed project.
Finally, staff has analyzed this proposal for conformity with other sections of the Comprehensive
Plan and with the 12 principles of the Neighborhood Model. These principles are identified
below and highlighted within this section for context within the Land Use Plan. The 12
principles of the Neighborhood Model are as follows:
• Pedestrian Orientation
• Neighborhood Friendly Streets and Paths
• Interconnected Streets and Transportation Networks
• Parks and Open Space
• Neighborhood Centers
• Buildings and Spaces of Human Scale
• Relegated Parking
• Mixture of Uses
• Mixture of Housing Types and Affordability
• Redevelopment Rather than Abandonment
• Site Planning that Respects Terrain
• Clear Edges
Land Use Standards for Designated Development Areas (General Land Use Standards pp. 20
—22 of the Comprehensive Plan's Land Use Section)
1. Development should be concentrated and clustered to protect environmental features. (Parks
and Open Space; Site Planning that Respects Terrain).
Environmental features consist of rolling terrain and a small, intermittent stream. The
development provides three developed green space areas. Proffer C-1 outlines a"Village
Green"which can provide residents of the townhomes with a usable, public gathering space.
The developer has also offered, in Proffer C-2 and C-3, to provide for three tot lots and a
community clubhouse (Attachment A). The applicant has not fully defined what, if any,
amenities will be provided in the open space surrounding the pond between the townhomes
and the apartments nor the area between the development and Fontana(see Attachment B)
2. Maintain existing forested areas acting as buffers between subdivisions.
The proffer offers a forty foot undisturbed buffer between Avemore and the Fontana
Neighborhood. This buffer currently has a substantial number of trees and shrubs. The
developer has also offered to the Fontana Homeowner's Association that he will augment the
entire length of the Avemore/Fontana border with additional plantings.
3. Limit access points to minimize the impact of development on major roads.
The question with this project is how to increase access for the development rather than limit
it. Section 32.7.2.4 of the Zoning Ordinance states that"For a development of fifty (50) or
more dwelling units, reasonably direct vehicular access shall be provided from all residential
units to two (2)public streets connections." The Avemore proposal has only one entrance on
to a public road—Fontana Drive. Wilton Farm Drive fails to meet the second entrance
requirement because it is a private road. Additionally, VDOT and the Engineering
Department have expressed concern about significantly increasing the traffic on Wilton
Farms Drive with Avemore's traffic because the distance between it and Route 20 is too
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small to handle more than a couple of cars at a time. Thus, the developer has sought to
provide an additional access point to meet the requirements of Section 32.7.2.4.
The developer and the County have arrived at a solution that piggybacks on the access
solution for Fontana. Fontana was allowed a single entrance on to a public road (Route 20)
with other roads stubbing out on to Dr. Hurt's South Luxor parcels. The intent is for the
Fontana traffic to have an additional point of access to Route 250 when Dr. Hurt develops his
properties. The second point of access for Avemore will tie into one of the extensions for
Fontana-- Olympia Drive (see Attachment D & (Proffer E).
• It is important to point out that the connection between Avemore requires the participation of
several actors. The first is the Fontana Homeowner's Association(HOA). After the
proposed road leaves the Avemore property, it is proposed to cross the Fontana HOA's
property. The Fontana HOA has stated their support for the road interconnection for two
major reasons (see HOA letter—Attachment F). First, the connection redirects a portion of
the Avemore traffic away from Fontana Drive and towards Route 250. Secondly, in
exchange for the right-of-way for the connector road, the Avemore developer will remove an
unsightly stormwater management basin from the Fontana Open space and treat the Fontana
stormwater in a regional basin that the Avemore Developer is proffering to build (Proffer D).
The second actor is Dr. Hurt. The connector road must tie into Olympia Drive if and when it
is extended to Route 250. The extension is entirely on Dr. Hurt's properties. Dr. Hurt has
shown this connection in schematic plans for his properties; however, nothing has been
finalized at this time. It is staff's intent to use the site plan and subdivision processes to
encourage the extension of Olympia Drive through Dr. Hurt's property. It is staffs intent
that when Olympia Extended is built, the connector between Olympia Drive Extended
Avemore will be completed (see Connector Road Exhibit—Attachment D).
4. A sense of community should be maximized by providing connections between developments;
such connections may provide for additional recreational facilities, increased open space
area, bicycle/pedestrian links, improved public transit, emergency access, and access to
schools,parks, and other public facilities. (Pedestrian Access and Interconnected Streets
and Transportation Networks)
The proposed private connector road between Avemore and Olympia Drive provides for
vehicular and pedestrian connections for Avemore's residents to Fontana and Dr. Hurt's
properties (Attachment D). The developer has also signaled his willingness to extend
pedestrian access across the regional stormwater management structure if a connection is
made on Dr. Hurt's side. The developer has also proposed that Fontana and Avemore share a
common foot trail between the two developments on the Avemore property. The developer
is proffering a concrete sidewalk from Avemore's entrance down to Route 20 (Proffer F). He
has also proffered 5-foot asphalt sidewalks and trails within the development (Proffer G.)
Finally, there is a proffer for right-of-way for a sidewalk along the eastern side of Route 20
on the properties that he controls (Proffer H).
5. Provide for ultimate future transportation improvements and new road locations through the
reservation of adequate right-of-way and by designing and constructing utilities in a manner
consistent with planned transportation improvements, including auto, bus, bicycle, and
pedestrian modes (Pedestrian Access and Interconnected Streets and Transportation
Networks).
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The sidewalk in the right-of-way along Route 20 will not be built in the near term (Proffer
H). This right-of-way is dedicated so that when and if Route 20 is widened there will be
additional room for sidewalks.
The connection between Avemore and Olympia Drive will not be completed until Olympia
Drive is extended. However, the developer has proffered to acquire and reserve adequate
right-of-way for this connector road prior to site plan approval (Proffer E).
Finally, the developer has proffered to provide either fifty percent or$50,000 (which ever is
less) towards a light at the intersection of Route 20 and Fontana Drive. If this light is
constructed through funding from another source, these funds will be directed towards other
improvement in the Route 20 corridor(Proffer K).
6. Underground utilities should be provided in new developments.
All utilities in the development will be underground.
7. Features to prevent impact from impervious surfaces on water quality should be provided.
There are two options for managing stormwater runoff from the Avemore Development. The
first is entirely on-site using the on-site detention basin shown on the Application Plan and
underground detention (see Attachment B).
The second option is intertwined with the connector road between Avemore and Olympia
Drive. The Fontana Homeowners Association is willing to give the developer the right-of-
way for the connector road in exchange for the removal of an unsightly detention basin in the
Fontana Subdivision and a landscaped buffer between the subdivision and the connector
road. The Fontana basin detention requirements would then be captured in a regional basin,
which is proposed on the edge of Avemore's and Dr. Hurt's properties (Attachment D). This
regional basin would then capture and meet the water quality requirements for the future
development of all the undeveloped properties above it. This capture area would, of course,
include a portion of Avemore draining towards the regional basin. Any other any areas of
Avemore not draining to the regional basin would be treated by a smaller version of the basin
shown on the Application Plan. This area gained by the reduction would be converted into
open space (Proffer D).
Finally, it is important to note that, under the regional detention option, the applicant will not
be required to meet the stormwater runoff quantity requirements. To meet these
requirements, the proposed detention basis would have to be significantly larger. Waiving
this requirement is mitigated by two factors. First, the Westminster Basin was designed to
over detain flow. Thus, it will offset the increased flow from the Avemore Project.
Secondly, the Avemore project is close to the Rivanna River. State Law states that if the
receiving channel already accepts a flow from a very large watershed, then the water quantity
detention requirements do not have to be met.
8. Building orientation should be to public streets;parking areas do not need to be located
exclusively in front of buildings. (Buildings and Spaces of Human Scale; Relegated
Parking)
The commercial buildings will have a street entrance and a facade facing Fontana Drive.
They will also have all parking behind the commercial building and sidewalks connecting the
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buildings to the Fontana. Unfortunately, the buildings cannot be closer to Fontana Drive
because the property line does not abut the road. However, their orientation is towards the
entrance on to Fontana Drive off Route 20 and Fontana Drive itself. Concept drawings have
shown the extra area between the buildings and the road as a usable pedestrian area(see
Attachment G).
9. Where site illumination is proposed, down-directed and shielded lights should be used.
The development will have to meet the requirements of the Outdoor Lighting Ordinance
(4.17).
10. Historic buildings should be adaptively reused. (Redevelopment)
The Wilton farmhouse was identified in the Neighborhood Three Study as one of the older
homes in the Neighborhood. The historic significance of the home is unknown; however, the
Garnet Day School altered the interior of the home. Under this proposal the home would be
removed.
11. The phasing of developments should match service and infrastructure availability and
capacity.
Water and sewer service is available to serve this development.
12. Overall development density should be as high a level as is practical.
The Land Use Plan designates this area as Urban Density (6 to 34 units per acre). At 15
dwelling units per acre, the development is in the middle of the range. The 20,000 square
feet of professional office and commercial use adds diversity to the site.
13. The integrity of adjacent residential areas should be maintained through use of buffering,
screening, and separation of adjacent non-residential uses.
In this mixed-use development, the ability to meet this objective is difficult. Furthermore,
the proposed office and commercial uses are not necessarily incompatible. The applicant has
work to integrate the design of the uses into the architecture of the site and to place the
parking away from the main public road—Fontana Drive (Attachment G).
14. Developments should be designed with an internal orientation to foster a sense of place and
avoid the image of continuous suburban sprawl. (Buildings and spaces of Human Scale)
The development attempts to incorporate the principles of New Urbanism. Avemore
Boulevard is kept narrow with street trees and traffic circles. While the amenities are not
central to the development, green space is provided throughout the development. The
townhome "village green" is intended to be community open space (Attachment H). Finally,
the commercial and office buildings are intended to be a pedestrian destination for the entire
neighborhood. (Attachment G). •
15. Provisions should be made for innovative design that reduces housing costs. (Affordability
with Dignity)
The applicant has indicated that the apartments would rent from $600 for the small
apartments over the garages and continue up from this point.
16. Lot design and residential layout should be based on a rational use of land that reflects
topographic and other physical features rather than massive grading to eliminate or
counteract those features. (Site Planning that Respects Terrain)
The plan calls for the buildings to be "stair-stepped" down the slope. As the buildings move
down the slope, they gain height. This strategy allows the project to gain density without
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blocking the majority of vistas that residents of Fontana enjoy. . The plan also uses the
"Garrets,"the apartment/garage combinations, as retaining structures. This architectural
technique reduces the need for large, visually unpleasing retaining walls.
The plan might benefit more from following the contours; however, to do so would cause the
applicant to lose the long, narrow theme of the Avemore Boulevard entrance that they feel is
important to their project.
Specific Standards for Residential, Commercial and Industrial Land Uses (Residential
Densities and Relationships to Other Land Uses; Residential Development Design,pp. 22-23)
In rezoning deliberations, the county should be mindful of the intent to encourage infill
development, contain most future growth within the designated Development Areas, and avoid
rural development pressure. Unless contrary to matters of public health and safety, residential
rezoning to the upper end of the Comprehensive Plan recommended land use density ranges
should be favored even if the density exceeds that of surrounding developments.
The proposed development is in the middle of the density range. It matches the density of
Wilton Farms Apartment and it significantly increases the residential density when compared to
the Fontana Subdivision.
Maintenance of the integrity of residential areas should be accomplished using buffering,
screening, and physical separation of adjacent nonresidential uses. (Mix of Uses) [Note: The
Neighborhood Model suggests that a major separation of residential and nonresidential uses is
not mandatory. Architectural and landscape features can and should be used to achieve
compatibility.]
The applicant is using the office buildings to screen the dwellings from Route 20 and Fontana
Drive
For larger developments, layout and design should provide for varying building orientation and
setback, dwelling unit type,façade treatment, and lot size to avoid repetitiveness. Open space
should be employed as a design feature to establish and define smaller neighborhood areas
within the larger developments. The PRD/PUD approach is particularly applicable for larger
developments. (Buildings and Spaces of Human Scale)
The proffer exhibits B-F show a variety of building designs and façade treatments. Green space
is spread through out the site. Because of their size and number, the apartment building might
dominate the appearance of the site. The applicant should be encouraged to vary the look of the
apartments slightly while remaining constant to the architectural theme of the development.
Specific standards for commercial development in the Land Use Plan also apply to this site.
These standards are as follows:
A. Commercial zoning districts should be permitted only in designated Villages, Communities
and the Urban Area. Only limited supporting commercial uses appropriate to the Rural
Areas should be included in the Rural Areas zoning provisions. (Clear Edges)
This rezoning is proposed in the Pantops Neighborhood (Neighborhood 3) that is part of the
Urban Area.
B. Highway-oriented commercial development should be located in clusters with common
access points. Highway-oriented commercial development not located in such clusters
should utilize service roads or shared access with adjoining sites to minimize the number of
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intersections on higher volume roads. To encourage this approach, areas designated for
commercial development should not be less than three acres and should be of reasonable
topography to allow unified access.
The office/commercial building façade treatments and relegated parking limit the potential
for a"strip" appearance.
C. Rezoning to a commercial designation for sites of three acres or more should be
accomplished under a planned approach accompanied by traffic analysis.
The applicant performed a traffic analysis. VDOT and the County staff had significant
reservations about several assumptions and methodologies used. Instead of re-analyzing the
report, the developer agreed to provide for several essential off-site improvements (Proffer E,
F, H, & K).
D. Commercial uses adjacent to residential areas should be effectively buffered and screened in
accordance with zoning regulations. Generally, commercial office uses should be employed
as transitional areas between residential development and heavier commercial or industrial
areas. Any uses (including commercial office uses) allowed adjacent to residential areas
should be compatible in operational aspects, and any potentially objectionable aspects
should be adequately addressed at rezoning.
The development is proposing to use a mixture of office and commercial between the bulk of
the residential development and Route 20 and Fontana Drive. This acts as a buffer for the
residential units. With the addition of an architectural design that provides for a unifying
theme, the office/commercial building blends into the project and provides a destination for
its residents.
E. Mixed commercial and residential areas as well as mixed uses within buildings should be
encouraged as land and energy-efficient developments, along with infill of existing
commercial areas. (Mixture of Uses and Centers)
The proposal provides a good, general development concept for a mixed-use, infill project.
F. Commercial uses should locate in areas where public utilities and facilities are adequate to
support such uses. Upgrading and extension of roads, water, sewer, electrical, telephone,
natural gas systems, and community facilities should be considered in review of a
commercial rezoning request.
Utilities are adequate to support this proposal.
Other Staff Comments
Analysis of the Rezoning
Relationship between the application and the purpose and intent of the requested
zoning district
The Intent Section of the R-15 district lists three goals: A) Provision for a compact, high
density development; B)Provision of a variety of housing types; and, C) Provision of
locational, environmental and developmental amenities.
Staff believes that the density proposed in this development is consistent with the district's
first intent for higher density. The use of the garage apartment, townhomes and apartment
provides a variety of housing types. It would be preferable to have a system of
homeownership included in the development to increase a sense of place. However, the
applicant feels that the development will be better run as a managed, rental facility. Finally,
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the applicant has also provided open space with amenities as well as a clubhouse for the
residents.
Public need and justification for the change
The Comprehensive Plan calls for high density on this property. It is wedged between the
Wilton Farm Apartments and the single-family houses of Fontana. This development works
to meet the goal of higher density while being sensitive in its layout to the two different
existing housing types.
Anticipated impact on public facilities and services
Water and Sewer—Water and sewer service is available to the property.
Roads—The Route 20 corridor currently experiences a significant amount of vehicular
and pedestrian traffic. This project will increase the traffic on Route 20. Staff has
identified three main areas of improvement along Route 20. They are a traffic light at
the Fontana Drive/Route 20 intersection, a sidewalk along Route 20 between Fontana
Drive and Route 250, and improvements to the Route 20/250 intersection.
The applicant has proffered fifty percent of the light or$50,000 (which ever is lesser)
towards the traffic light or other improvements in the Route 20 corridor(Proffer K).
The developer of Fontana is required through the subdivision plat to install a traffic
signal when the Fontana Drive/Route 20 intersection reaches a Level of Service (LOS)
of D and meets traffic warrants. A preliminary investigation by VDOT shows that the
intersection currently does not meet warrants,but estimates that the intersection is
quickly approaching a LOS D. County and VDOT staff estimate that the increasing
traffic from Fontana will soon justify the light. At that time, Fontana Developer will be
required to install or bond for the light before either the next phase's final plat is
approved or before the Fontana roads are accepted into the State Highway System.
Public Transportation —The scale of the project and its close proximity to the Wilton
Farms Apartment Complex, which already is served by the bus system, make this
project an ideal candidate for inclusion within the public transportation system. The
possibility of providing public transport and a bus stop will be investigated at the site
plan stage.
Stormwater management— Stormwater management plans were submitted as part of
this proposal. Both the regional detention option and the on-site option appear to be
feasible at this conceptual stage.
Fiscal Analysis—A fiscal analysis has been performed and is included as Attachment I.
Anticipated impact on natural, cultural, and historic resources
No impact is expected on natural, cultural or historic resources.
Anticipated impact on nearby and surrounding properties
The developer has worked to meet the concerns of the Fontana residents. By augmenting the
buffer along the border with Fontana, providing for the connector road to Olympia Drive, and
removing the detention basin on the Fontana property, the developer has met many of their
concerns. Since the development will mirror the density and housing type of Wilton Farms
Apartments, no impact on this development is envisioned.
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Staff remains concerned about the setbacks between the duplexes along Wilton Farms Drive
and the backside of the proposed townhomes. The developer has mitigated the setback issue
for now by removing several of the offending townhomes from this Application Plan
(Attachment B). The developer currently owns most of the duplexes along Wilton Farms
Drive. It is his stated intent to purchase the remaining duplexes and to incorporate them into
a revised Application Plan if and when this rezoning is passed. At the time of that
amendment to the Application Plan, he will demonstrate how all of the townhomes can be
installed and setbacks between the townhomes and the duplexes can be satisfied.
Analysis of the Special Use Permit as related to Section 31.2.4.1 of the Zoning
Ordinance:
The Board of Supervisors hereby reserves unto itself the right to issue all special use permits
permitted hereunder. Special use permits for uses as provided in this ordinance may be issued
upon a finding by the Board of Supervisors that such use will not be of substantial detriment to
adjacent property,
The special uses proposed for the offices and retail uses. They would be in two buildings
totaling 20,000 square feet. The retail uses are designed to provide small scale goods and
services to the residential community. There are retail uses that could have a detrimental impact
of the adjoining properties. Staff is recommending conditions to the special use permit, which
prohibit any potentially detrimental uses. In order to get permission for a use outside not on the
defined list within the proffers, the applicant would have to seek an amendment to these Special
Use Permits. Finally, they are limited by the Zoning Ordinance to 4,000 square feet of
commercial space on a single floor. This size limitation should act as a self-selecting
mechanism, which will limit larger, more intrusive uses.
that the character of the district will not be changed thereby, •
The office and commercial uses frame the entrance way into the neighborhood and not detract
from it. Staff believes that these uses will complement the neighborhood and character of the
district.
and that such use will be in harmony with the purpose and intent of this ordinance,
The office and commercial uses are designed to complement the residential part of the
development. They follow the architecture theme of the other buildings and provide a pedestrian
destination for residents of the neighborhood.
with the uses permitted by right in the district,
The Neighborhood Model call for the integration of commercial and office uses with residential
uses at a limited scale. If anything, staff would like to see a better mixture of uses through out
the development instead of simply restricting them to the front.
with additional regulations provided in Section 5.0 of this ordinance,
These Special Use Permits are not regulated under Section 5.0 of the Zoning Ordinance.
and with the public health, safety and general welfare.
This project is in general accord with efforts to promote public health, safety and general welfare
because the applicant has made an effort to limit potential impacts that the development could
have on surround developments (e.g., traffic).
11
Waiver Requests:
Angled and Curvilinear Parking Authorization
Under Section 4.12.6.5(c), the applicant has requested that the Planning Commission authorized
the use of angled and curvilinear parking within the Avemore Development. The Engineering
Department has found no problems with either the angled or curvilinear parking on this
generalized plan. The Planning Department believes that the angled parking adds to the
boulevard feel of the entrance and the curvilinear park provides no problems.
One-Way Circulation Authorization
Under Section 4.12.6.2, the applicant has requested that the Planning Commission authorize the
use of one-way circulation within the Avemore Development. Staff believe that the one-way
circulation along Avemore Boulevard will not pose a significant hazard and adds to the
boulevard feel of the entrance. Staff recommends that the one-way circulation pattern be limited
to Avemore Boulevard exclusively.
Private Roads
Under Section 14-232, subsection A(1 & 4), the applicant requests Planning Commission
approval for a private road connecting Avemore to Olympia Drive through the Fontana
Subdivision. Staff has encouraged this interconnection and recommends approval.
Section 32.7.2.4 states that "For a development of fifty(50) or more dwelling units,reasonably
direct vehicular access shall be provided from all residential units to two (2)public streets
connections." The Avemore proposal has only one entrance on to a public road—Fontana Drive.
Wilton Farm Drive fails to meet the second entrance requirement because it is a private road.
Thus, the developer, at staffs suggestion, has sought an additional access point to meet the
requirements of Section 32.7.2.4. This access should be a private road for two reasons. First, the
developer can construct a more modest road that is more in keeping with an entrance to a
development than would an entrance into a public road. Second, if the connector road remains
private, the developer can place speed bumps in the road to discourage cut through traffic. The
speed bumps would not be allowed in a public road.
It is inngortant to point out again that this private road connection between Avemore requires the
participation of several actors. The Fontana HOA has stated their support for the road
interconnection because it meets several of their needs (i.e. removal of an unsightly basin and
diversion of a portion of Avemore's traffic) (see HOA letter—Attachment F). The second actor
is Dr. Hurt. The connector road must tie into Olympia Drive if and when it is extended. The
extension is entirely on Dr. Hurt's properties. Dr. Hurt has shown this connection in schematic
plans for his properties. It is staffs intent to use the site plan and subdivision processes to
encourage the extension of Olympia Drive on to Dr. Hurt's property; however, there are no
definite plans for the extension at this time. If Olympia Extended is built, the connection
between it and Avemore will be completed (see Connector Road Exhibit—Attachment D and
Proffer K).
SUMMARY:
The applicant has proposed rezoning 27.1 acres from R-10 with proffers to R-15 with proffers.
The proffered plan calls for 360 apartments, 46 townhomes and two office/commercial
buildings. The applicant has met most of the staffs concerns and staff recommends for approval
of the project.
12
Staff has identified the following factors that are favorable to this request:
1. The plan provides for increase interparcel interconnections.
2. The plan provides for regional detention of stormwater runoff. This provides for better
long-term maintenance.
3. The plan provides for a mixed-use development with amenities.
4. The developer has worked to offset the impact to the adjacent properties through proffers
for traffic improvements.
5. The developer is providing off-site improvements such as sidewalks, money towards a
traffic light or other improvements along Route 20, and the connector road to Olympia
Drive.
Staff has identified the following factors that are unfavorable to this request:
1. The plan, under the regional detention proposal, detains only for stormwater quality
control because the site does not easily accommodate the ability to detain the water
quality volume. The stormwater quantity impacts are mitigated because the site is so
close to the Rivanna River and the Westminster Basin is over compensating for flow in
this small drainage.
2. The plan does not provide for a centralized recreational amenity; however, the applicant
is providing for open space and amenities around the periphery.
3. The plan does not place the commercial buildings as close to Fontana Drive as staff
would like to see; however, staff recognizes that the location of the property lines keeps
the building farther back.
4. The office and commercial uses allowed under the Special Use Permits are undefined at
this time. However, staff believes that the conditions of the Special Use Permits will
limit the most objectionable uses in a residential area.
RECOMMENDED ACTION
• Staff recommends approval of the rezoning (ZMA 00-10) and the proffers as proposed.
• Staff also recommends approval of the Special Use Permit (SP 00-69) for professional
offices allowed under Section 18.2.2 (11) of the Albemarle County Zoning Ordinance with
the following condition: ( ti
1. The professional office uses shall be limited, in combination with the retail stores an
shops uses allowed in SP 00-70, to not exceed 20,000 square feet.
• Staff also recommends the Special Use Permit (SP 00-70) for retail stores and shops on a
single floor, compatible with the residential characteristics of the district, with a gross floor
area not exceeding four thousand (4,000) square feet, which is allowed under Section 18.2.2
(12) of the Albemarle County Zoning Ordinance with the following conditions:
1. For the purposes of this Special Use Permit, Retail stores and shops shall be defined
as the commercial uses listed below:
•
a. The following retail sales and service establishments:
1. Antique, gift,jewelry, notion and craft shops.
13
2. Clothing, apparel and shoe shops.
3. Department store.
4. Drug store, pharmacy.
5. Florist.
6. Food and grocery stores including such specialty shops as bakery, candy, milk
dispensary and wine and cheese shops.
7. Furniture and home appliances (sales and service).
8. Hardware store.
9. Musical instruments.
10. Newsstands, magazines, pipe and tobacco shops.
• 11. Optical goods.
12. Photographic goods.
13. Visual and audio appliances.
14. Sporting goods.
15. Retail nurseries and greenhouses.
b. The following services and public establishments:
1. Barber, beauty shops.
2. Churches, cemeteries.
3. Funeral homes.
4. Health spas.
5. Indoor theaters.
6. Laundries, dry cleaners.
7. Libraries, museums.
8. Nurseries, day care centers (reference 5.1.06).
9. Eating establishments.
10. Tailor, seamstress.
11. Medical center.
12. Indoor athletic facilities. (Added 9-15-93)
13. Farmers' market(reference 5.1.36). (Added 10-11-95)
Staff also recommends the authorization of the angled and curvilinear parking, the
authorization of one-way circulation on Avemore Boulevard only, and the authorization for a
private road to connect the Avemore Development to the extension of Olympia Drive.
Attachments:
A—Proffers
B—Application Plan
C—Proffer Exhibits
D—Connector Road and Regional Stormwater Pond Exhibit
E—Tax Map
F—Fontana Homeowner Association's Letter
G—Conceptual Drawings for the Commercial Area
H—Conceptual Drawings for the Village Green Area
I—Fiscal Analysis
14
May 31 01 04• llp SrnTT & KRONER ( F) 296-2161 p. 2
Avemore Proffers
The applicant's objective with this development is to provide a compact, high-density residential
development with a variety of housing types and environmental and developmental amenities.
Facilities for appropriate and complementary professional and retail services will be located within
the development With design features such as sidewalks, a central green, a community clubhouse,
walking trails and preservation of open space, the development is intended to be sensitive to the
natural characteristics of the site and to the surrounding areas, to provide an improved level of
amenities, and to promote economical and efficient land use and appropriate and harmonious
physical development, in order to accomplish a design in keeping with the goals and objectives of
the County's Comprehensive Plan. The development will be a premier residential community and
will reflect the applicant's commitment to providing high quality and attractive architectural design.
In connection with the applicant's rezoning application, the following proffers are made:
A. The Conceptual Development Plan dated March 28, 2001, last revised May 10, 2001 (the
"Plan"),attached hereto as Exhibit A,is proffered. All improvements shown on the Plan will
be installed upon completion of all phases of construction. The character of the development
will be in general accord with the form and character that is suggested by and is compatible
with the proposed building elevations attached as the exhibits listed below. Modifications
to the elevations shown on the attached exhibits which are either suggested by or required
by the Albemarle County Architectural Review Board will be deemed to be in "general
accord."
Exhibit B "Shops," dated 12-15-00
Exhibit C "Apartments," dated 12-15-00
Exhibit D "Garages," dated 12-15-00
Exhibit E "Townhomes," dated 12-15-00
Exhibit F "Clubhouse," dated 12-15-00
B. Commercial buildings will have two (2) street facades (each with at least one street-level
entrance), facing both Fontana Drive and the development.
C. In satisfaction of the recreation facility requirements set forth in Section 4.16 of the County
Zoning Ordinance and in order to better meet the needs of the residents of Avemore, the
following amenities are proffered:
(1) The Village Green will be surrounded by a hedge. Large variety trees, 2.5 inches in
caliper or larger and of a species common to the area, will be located every 40 feet
on center between the hedge and the travelway surrounding the Village Green. There
will be access points to the Village Green at each of the four corners, each of which
will consist of one (1) gateway flanked by two (2)brick corners. The hedge will be
Page 1 of 4
IS
May 31 01 04: 1lp S[ T a KRONER [Qn4-1296-2161 p. 3
at least 24" high at planting, and the gates and brick corners will be approximately
32 high. At least three (3) benches will be provided in the Village Green. The
Village Green improvements will be built in conjunction with the construction of the
townhouse section phase of the development.
(2) In addition to the Village Green, outdoor recreation facilities will consist of at least
three (3) tot lots to be placed in the approximate locations shown on the Plan
[reference 4.16.2].
(3) The community clubhouse will contain an outdoor swimming pool, indoor fitness
center,community room,business center,and leasing and management office for the
development. At least two outdoor(2)picnic table and at least two(2)outdoor grills
will be provided in the area adjacent to the creek behind the clubhouse.
The Director of Planning may determine that substitutions of recreation facilities are in
general accord with this proffer and in satisfaction of the minimum requirements of Section
4.16.2.1.
D. The applicant agrees to participate in the development of a regional SWM/BMP facility in
lieu of any requirement that it develop on-site SWM/BMP facilities for the Avemore
development.
(1) The regional SWM/BMP facility will be designed and sized to provide a standing
pool with a water quality volume equal to approximately 92,100 cubic feet at the
approximate location shown on the Plan.
(2) The regional SWM/BMP facility meeting the above design requirements shall fulfill
the Avemore development's requirement for stormwater quantity and quality for all
portions of the development draining to the facility. Any portion not draining to the
facility will have to meet the stormwater quantity and quality requirements by means
of a separate stormwater management plan.
(3) The regional SWM/BMP facility will be constructed by the applicant, at its initial
expense,during the first phase of Avemore construction,and will be completed prior
to the issuance of permits for additional phases.
•
(4) The engineering design of the regional SWM/BMP facility will be subject to final
engineering and site plan approval by Albemarle County's Department of
Engineering. The Department of Engineering will have the right to reduce the design
parameters outlined in this Item D if hydrology characteristics,hydraulic engineering,
geotechnical engineering or topographic conditions dictate a modified design.
(5) The proffer set forth in this Item D is contingent on the availability of contiguous off-
site property and the cooperation of the owners of such off-site property in providing
Page 2 of 4
•
/(
Ma j 31 01 04: 12p SCf1TT & KRONER I 1296-2161 p. 4
the necessary dedication of such property for the purposes of construction and
maintenance of the SWM/BMP facility. The off-site land will be dedicated under
terms satisfactory to the applicant and the County prior to issuance of a grading
permit for Avemore.
(6) In the event that the applicant determines that the regional SWM/BMP facility is not
feasible under the terms and conditions outlined in this Item D, the applicant in its
sole discretion shall have the right to construct on-site SWM/BMP improvements to
satisfy County water quality and water quantity requirements. In such event, the
proffers set forth in this Item D shall be null and void.
•
E. Applicant will acquire sufficient right-of-way, as determined by the County of Albemarle
Engineer,for a private,urban cross-section connector road that will be constructed to VDOT
Mountainous Terrain Standards. Such right-of-way will commence at the round-
about/parking area at the northeastern corner of the development, in the general area shown
on the Plan as"Reserved for Private Street Connection(24'Pavement Maximum),"and will
terminate at Olympia Drive. This right-of-way will he platted prior to approval of a site plan
for the Avemore development.
In conjunction with the construction of the phase closest to the area shown on the Plan as
"Reserved for Private Street Connection,"the applicant will either construct the connector
road or bond with the County for the construction of the connector road. This bond will be
held until the completion of the connector road; provided, however, that if Olympia Drive
is not extended to a point where the connector road can be completed within 15 years, the
bond will be returned to the applicant, with interest,
F Upon construction or widening of Fontana Drive,the applicant will construct a four foot(4')
wide,concrete sidewalk along Fontana Drive,between Avemore Boulevard and State Route
20.
G. Internal walking paths will be five feet (5') wide and will be paved in asphalt.
H. Prior to site plan approval for phase 1 of Avemore,the applicant will dedicate to public use
an eight foot (8') wide right-of-way for the construction, maintenance and repair of a
sidewalk across Wilton Lots 16A, 16B, 17-1, 17-2 and 17-3, along the common boundary
of such lots with State Route 20.
The applicant will provide sufficient right-of-way in the area between Wilton Farm Road and
State Route 20 necessary to facilitate the construction of a second left-turn lane from Fontana
Drive onto State Route 20,provided that such right-of-way will not create a zoning violation
for any existing improvements along the path of such new right-of-way. This right-of-way
will be provided at the time the Avemore road plan is approved by Albemarle County.
Page 3 of 4
. 17
May 31 01 04: 12p SC & KRONER (804) 296-2161 p• 5
J. The Open Space shown on the plan along the shared common boundary with lots 1 through
10, Fontana, Phase 1, will consist of(i) a forty foot(40') buffer which will not be disturbed
during construction and(ii) a seventy foot(70') building set back.
K. The applicant will contribute the lesser of(i) 50%of the cost of installing a traffic signal at
the intersection of Fontana Drive and State Route 20 or(ii)$50,000,such sum to be applied
only to the cost of installing such traffic signal. If the County obtains full funding for such
traffic signal from other sources and the applicant is not required to contribute toward the
cost of such signal, the applicant agrees that its contribution may be applied instead toward
the portion of the Route 20 improvement project in the area between Fontana Drive and U.S.
Route 250. Such payment will be made by the applicant at the later to occur of (x) the
installation of such traffic signal (or installation of the Route 20 improvements, as the case
may be) or (y) the issuance of the first building permit for the Avemore development.
Submitted as of the 31st day of May, 2001 by:
H SER I-tJMES,
By: •
Robert M. Hauser, President
GREENBRIER OFFICE PARK, L.L.C.
B Robe Iau Home Inc., M a
By:
Robert M. Hauser, President
•
Page 4 of 4
4
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ATTACHMENT F
REL sVto
Anton S. Gardner 1 ,a r�/Hi
1608 Merano Lane 7
Charlottesville, VA 22911 PLANNING AND
804 245-9255 (phone/fax) COMMUNITY DEvELOPMENT
April 23, 2001
Mr. Robert Hauser
Stonehaus Development
114 Whitewood Rd.
Charlottesville, VA 22901
Dear Bob:
Thanks for meeting with me over the past several weeks to discuss the
Avemore development. I think that our discussions have been productive and I
have shared the information with the Board of Directors of the Fontana Owners
Association, Inc. (FOAI). Thanks also for following up on the traffic light
information. I hope that we can get a more definitive reading of existing
commitments.
The Board met last Thursday and authorized me to communicate several
things to you on its behalf, as outlined below.
1. We have the strongest interest in a traffic light as soon as possible at
the intersection of Fontana Drive and Route 20. We do not want to
enter into the controversy of who should pay for it, but we are
convinced that it should be completed concurrent with Phase 1 of the
Avemore project.
2. We also support the creation of another entrance/exit to the Avemore
project on its east side adjacent to the Fontana development. We are
willing to enter into an agreement with Stonehaus to grant an
easement for a road that would connect with Olympia Drive in
exchange for a restoration of the current storm detention area in
accordance with mutually satisfactory plans. We would expect the
restoration of our property to be completed at the earliest possible
time. We would expect that the road would be built only when there
was a connector built from Olympia Drive to Route 250. Until then, the
improvements should be secured by a bond or otherwise acceptable
method.
3. We are willing to grant an expanded easement for the entrance/exit
onto Fontana Drive at Avemore Boulevard. In exchange we would
expect that the FOAI property fronting Fontana Drive would be
landscaped with a buffer according to a plan that is mutually
acceptable. Also, Stonehaus would agree that neither the easement
area nor any other FOAI property would be used as a staging or
storage area prior to or during the development process and that all
storage and staging would be confined to the property of the Avemore
site.
27
4. We request that the no build line be extended to at least 70 feet from
the Avemore property line, and even further, if that is practical. We
appreciate your modification of the design to move the garages further
down the hill and hope that this enables the larger no build line.
5. We endorse the 40 foot no disturb line from the-Avemore property line
and would appreciate it if could be extended further. It is our
understanding that Stonehaus will clear out the dead trees, rubble and
such within that no disturb line and will remove the water tank that is
close to the Fontana development. We would also like to discuss
saving some trees that appear to lie beyond the 40 foot line.
6. We appreciate the opportunity to provide suggestions for the planting
of trees to create an additional buffer between the Fontana and
Avemore developments on the north and east side of Avemore. We
understand that you have said that you would agree to such plantings
where there was a need to create a fuller buffer than already exists.
7. You have mentioned that you will provide a sidewalk from the Avemore
entrance along the Fontana Drive side of Avemore down to Route 20.
We would be pleased to discuss its location in relation to our adjacent
property.
8. We continue to be concerned about the lighting effects of the
development on our view shed. I will follow-up subsequently with more
information on this subject in order to diminish the "halo" effect of the
development.
9. Regarding architecture, we do support having the Architectural Review
Board review the site plans. In addition, we are drafting language that
might provide comfort to us regarding the character of the development
and that could be incorporated into a proffer. I will send this to you
under separate cover.
I am still working on the question of ownership of the land to the east of
the FOAI property. I will contact you when I have this.
The FOAI anticipates a constructive relationship with Stonehaus in the
development of your property. It appears that we have the basis for a fruitful and
mutually beneficial set of agreements. I look forward to hearing your response to
this letter.
Sincerely,
7p14-y
Anton S. Gardner,
Member, Board of Directors,
FOAI
CC: members, Board of Directors, FOAL
Michael Barnes, Albermarie County
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IUNTY OF ALBEMAL E
ATTACHMENT I
cfi AL;
MEMORANDUM
TO: Michael Barnes, Planner
FROM: Steven A. Allshouse, Fiscal Impact Planner
DATE: May 30, 2001
RE: ZMA 00-10 (Avemore) [Second Amendment]
Per your second set of amended instructions, I analyzed two separate scenarios for the property in
question. The first scenario involved the maximum development that could take place under existing
zoning, while the second scenario involved the proposed development of this piece of land. The
results of these two analyses appear in the attached "Budget Summary -- Current Zoning" and
"Budget Summary --Proposed Zoning" documents.
In the case of the first scenario, I assumed that 255 dwelling units, including 195 multifamily (MF)
units and 60 single family attached residences/townhouses (SFA/TH's), would be built during the
course of five years, with roughly equal numbers of units constructed in each year. CRIM estimates
that, after build-out, the type and level of development that could take place under existing zoning
would result in the following annual net fiscal impact:
Fiscal Impact— Current Zoning
Property Taxes $163,000
Other Revenues 359,000
Total Revenues $522,000
School Expenditures ($697,000)
County Govt. Expenditures (157,000)
Total Expenditures ($854,000)
Net Annual Fiscal Impact ($332,000)
3 !
ZMA 00-10
May 30, 2001
Page Two
In terms of the annual impact that the development of 195 MF's and 60 SFA/TH's would have on the
County's capital costs, CRIM estimates the following result:
CIP Impact-- Current Zoning
Schools CF Pay-As-You-Go ($0)
Schools CF Debt Service ($227,000)
Total Schools CIP Impact ($227,000)
County CF Pay-As-You-Go ($0)
County CF Debt Service ($0)
Total Cty. Govt. CIP Impact ($0)
Net Annual CIP Impact ($227,000)
Note that these CIP figures are included in the fiscal impact numbers listed on the previous page.
(The $227,000 in capital costs is part of the $854,000 in the estimated total annual expenditures
resulting from the development of 195 MF's and 60 SFA/TH's). These CIP numbers are presented
separately to highlight the magnitude of the capital costs that would be associated with such
development.
The second scenario that I ran involved the proposed construction of 360 multi-family/apartment
(MF)units, 46 SFA/TH's, 4,000 square feet of retail space, and 16,000 square feet of taxable office
space on the property. I assumed the residential development would be completed in roughly equal
increments during the five year build-out,whereas the non-residential construction would take place
all in year one. CRIM estimates that,after build-out,this project would have the following net annual
fiscal impact:
Fiscal Impact-- Proposed Development
Property Taxes $266,000
Other Revenues 625,000
Total Revenues $891,000
School Expenditures ($1,128,000)
County Govt. Expenditures (269,000)
Total Expenditures ($1,397,000)
Net Annual Fiscal Impact ($506,000)
32
ZMA 00-10
May 30, 2001
Page Three
As for the impact of this proposed development on the County of Albemarle's capital costs, CRIM
estimated the following outcome:
CIP Impact -- Proposed Development
Schools CF Pay-As-You-Go ($0)
Schools CF Debt Service ($375,000)
Total Schools CIP Impact ($375,000)
County CF Pay-As-You-Go ($0)
County CF Debt Service ($0)
Total Cty. Govt. CIP Impact ($0)
Net Annual CIP Impact ($375,000)
Again,these CIP numbers are included in the total annual expenditures of$1,397,000 shown on the
previous page, and are presented separately to illustrate the relative magnitude of capital costs.
The numbers generated by the two scenarios that I ran indicate that, if the County approves
ZMA 00-10,the differential net annual fiscal impact would be$332,000-$506,000=-$174,000.
This number means that,annually,the County would be$174,000 worse off approving ZMA
00-10 than denying the proposal.
Note: (1)Although my analysis suggests that approval of ZMA 00-10 would result in a net annual
fiscal drain to the County, this fact alone does not necessarily mean that ZMA 00-10 should be
denied, since the total mix of development taking place in Albemarle County in any given year might
generate a revenue-neutral outcome; (2)If Albemarle does not approve ZMA 00-10,the growth that
is assumed to be associated with this proposed development would likely take place somewhere else
in the County; and(3)When deciding whether or not to approve a proposed development, Albemarle
takes into consideration a number of issues other than just the project's fiscal impact. These issues
include, but are not necessarily limited to, affordable housing, transportation impacts, and
environmental well-being.
SAA/saa
•
33
Budget Summary -- Current Zoning Average Costs
Year=> 1 2 3 4 5 6 7 8 9 10
(Values in$000's) 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010
REVENUES
PROP Residential Real $33 $65 $98 $130 $163 $163 $163 $163 $163 $163
TAXES Nonresidential Real $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Res Personal Prop $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Nonres Personal Prop $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Other(Agricultural) $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Subtotal Property Taxes $33 $65 $98 $130 $163 $163 $163 $163 $163 $163
OTHER 1 Public Service Tax $0 $1 $1 $2 $2 $2 $2 $2 $2 $2
2 Pers Prop Tax Resid $26 $53 $79 $105 $132 $132 $132 $132 $132 $132
3 Pers Prop Tax-Nonres $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
4 Mach&Tools Tax $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
5 Sales&Use Tax $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
6 Cons Util Tax-Resid $6 $13 $19 $25 $32 $32 $32 $32 $32 $32
7 Cons Util Tax Nonres $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
8 BPOL Taxes $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
9 Util Co Licenses $0 $1 $1 $2 $2 $2 $2 $2 $2 $2
10 Motor Vehicle Licenses $2 $4 $6 $9 $11 $11 $11 $11 $11 $11
11 Permits&Fees $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
12 Fines&Forfeitures $0 $1 $1 $1 $2 $2 $2 $2 $2 $2
13 Charges for Services $0 $0 $0 $1 $1 $1 $1 $1 $1 $1
14 State Aid $3 $6 $9 $12 $15 $15 $15 $15 $15 $15
15 Categorical Aid Federal $0 $0 $1 $1 $1 $1 $1 $1 $1 $1
16 Hotel/Motel Room Tax $0 $1 $1 $2 $2 $2 $2 $2 $2 $2
17 Delinquent RE/fealties $2 $3 $5 $6 $8 $8 $8 $8 $8 $8
18 State Aid to Schools $27 $54 $81 $109 $136 $136 $136 $136 $136 $136
19 Meals Tax $3 $6 $9 $13 $16 $16 $16 $16 $16 $16
20 ANNUAL REVENUES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
21 SF Detached $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
22 SF Attached/TH $2 $2 $2 $2 $2 $0 $0 $0 $0 $0
23 Multifamily $4 $4 $4 $4 $4 $0 $0 $0 $0 $0
24 Mobile Homes $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Subtotal. Other Revenues $77 $149 $221 $292 $364 $359 $359 $359 $359 $359
TOTAL ADDITIONAL ANNUAL REVENUES' $110 $214 $318 $423 $527 $521 $521 $521 $521 $521
EXPENSES
SCHOOLS
Operating Costs $45 $91 $136 $182 $227 $227 $227 $227 $227 $227
Staff Costs $42 $89 $143 $190 $243 $243 $243 $243 $243 $243
CF Pay-As You-Go $11 $11 $10 $11 $11 $0 $0 $0 $0 $0
CF Debt Service $44 $94 $138 $188 $227 $227 $227 $227 $227 $227
SUBTOTAL,SCHOOLS $143 $286 $428 $571 $708 $697 $697 $697 $697 $697
COUNTY GOVT
Operating Costs $30 $54 $77 $101 $124 $117 $117 $117 $117 $117
Staff Costs $8 $16 $24 $31 $39 $39 $39 $39 $39 $39
CF Pay-As-You-Go $37 $37 $37 $37 $36 $0 $0 $0 $0 $0
CF Debt Service $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
SUBTOTAL,COUNTY $75 $106 $137 $169 $200 $157 $157 $157 $157 $157
TOTAL ADDITIONAL ANNUAL COSTS. $218 $392 $565 $740 $908 $853 $853 $853 $853 $853
NET FISCAL IMPACT
Annual ($108) ($178) ($247) ($318) ($381) ($332) ($332) ($332) ($332) ($332)
Cumulative ($108) ($286) ($533) ($851) ($1,232) ($1,563) ($1,895) ($2,227) ($2,559) ($2,890)
•
.� ZMAOOIOD WK4 CRIM Proprietary Software 05/30/2001 05/30/200103 42 PM Page 1
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