HomeMy WebLinkAboutZMA200600019 Staff Report 2007-08-31COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: CPA2006- 00003 /ZMA 2006-
Staff: Judith Wiegand, AICP
00019 Willow Glen,
Request for Critical Slopes Waiver
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
August 14, 2007
October 10, 2007 (work session scheduled for
September 5)
Owners: Dickerson Ridge, LLC
Applicant: Sugaray Two, LLC
Acreage: 23.681 acres
Rezone from: Rural Areas (RA), which allows
agricultural, forestal, and fishery uses;
residential density (0.5 unit /acre) to Planned
Residential District (PRD), which allows
residential (3 -34 units /acre), with limited
commercial uses, for a maximum of 234 units.
Comprehensive Plan Amendment: from
Industrial Service, which allows warehousing,
light industry, heavy industry, research, office
uses, regional scale research, limited production
and marketing activities, supporting commercial,
lodging and conference facilities, and residential
(6.01 -34 units /acre), and Urban Density
Residential, which allows residential (6.01 -34
units /acre) and supporting uses such as religious
institutions, schools, commercial, office and
service uses to Urban Density Residential, which
allows residential (6.01 -34 units /acre) and
supporting uses such as religious institutions,
schools, commercial, office and service uses.
TMP: TM 32, Parcels 49F, 49G, 491, 49J, and
By -right use: Rural Areas — agricultural,
49K
forestal, and fishery uses. Ten (10) residential
Location: property is east of Dickerson Road
lots would be permitted under the current zoning.
(Rt. 606) across from Charlottesville - Albemarle
Airport and approximately 1500 feet south of
the intersection with Airport Road (Rt. 649)
Magisterial District: Rio
Proffers: Yes
Proposal: A residential development of 234
Requested # of Dwelling Units: 234
units.
DA (Development Area): Community of
Comp. Plan Designation: Industrial Service
Hollymead
and Urban Density Residential
Character of Property: Parcels consist of
Use of Surrounding Properties: Property is
rolling topography, undeveloped except for
directly across Dickerson Road from the airport.
three scattered residences.
Other industrial property is to the north along
Dickerson. The Deerwood subdivision is to the
north and east. Property to the south is largely
undeveloped, up to the Forest Springs Mobile
Home Park. The Abington Place residences in
the Hollymead Town Center are a short distance
to the east on the other side of the stream.
Factors favorable to this request:
Locates residential uses near workplaces
and retail areas.
Provides 15% (35 of 234 units) of
affordable housing. It should be recognized
that 15% would be expected with any
residential rezoning.
Provides 10% (24 of 234 units) of
moderately priced housing.
Provides four price tiers of housing —two
market -rate tiers beyond the affordable and
moderately priced.
Includes a mix of unit types, along with a
clubhouse and other amenities.
The applicant has proffered a connection to
Towncenter Drive, and shows a future
connection to the north and south of the
development.
Is consistent with other residential uses
along the southern and eastern edges of
the site. It should be recognized that the
mobile home park on the south side may
convert to nonresidential use in the future.
Factors unfavorable to this request:
There are still a number of outstanding issues
to be resolved.
The amount of the Housing Loan Fund and
the transit contribution leaves only about one -
third of the cash proffer funds for the County's
capital needs. The cash proffer also states
that the funds should be used in the vicinity of
the development, which restricts the County's
ability to use those funds for the community's
benefit. Further, the applicant is only
proffering one -half of the desired amount for
the 24 moderately priced units.
Does not create a significant amount of
affordable and /or moderately priced housing
beyond what would be expected in a typical
residential rezoning.
The affordable units are very small.
The regraded slopes around the perimeter
and near the single - family units across the
road from the tot lots may be problematic.
The issue of sewer capacity to serve the
development still has to be worked out.
The layout of the development puts most of
the parking in front of the units where parked
cars and cars pulling in and out of spaces will
conflict with pedestrian activity.
Places a residential development across
Dickerson Road from the Airport in an area
that may have a long -range negative impact
on airport expansion and /or expansion of
airport- related uses.
RECOMMENDATION ON CPA: the CPA is being recommended for approval as part of the
Places29 Comprehensive Plan Amendment process.
RECOMMENDATION ON ZMA: Without resolution of the outstanding issues, staff cannot
recommend approval. Should the PC wish to recommend approval of this proposal to the
Board, staff suggests this recommendation be based on resolution of these outstanding issues
before the Board acts on this rezoning.
RECOMMENDATION ON CRITICAL SLOPES WAIVER: Based on the review below, there
are no engineering concerns which prohibit the disturbance of the critical slopes as shown. If
the Planning Commission recommends approval of the rezoning, then staff can recommend
approval of the Critical Slopes Waiver.
Planning Commission Public Hearing: Willow Glen CPA 2006 -03 /ZMA 2006 -19, August 14, 2007 2
STAFF PERSON: JUDITH WIEGAND
PLANNING COMMISSION: AUGUST 14, 2007
CPA 2006 - 00003 /ZMA 2006 -00019 Willow Glen
PETITION
PROJECT: CPA200600003 /ZMA 2006 -019 Willow Glen
PROPOSAL: Amend Comprehensive Plan from Industrial Service which allows
warehousing, light industry, heavy industry, research, office uses, regional scale research,
limited production and marketing activities, supporting commercial, lodging and conference
facilities, and residential (6.01 -34 units /acre) uses to Urban Density Residential which allows
residential (6.01 -34 units /acre) and supporting uses such as religious institutions, schools,
commercial, office and service uses. Rezone 23.681 acres from Rural Areas which allows
agricultural, forestal, and fishery uses; residential density (0.5 unit /acre) to Planned
Residential District which allows residential (3 — 34 units /acre) with limited commercial uses
for a maximum of 234 units
PROFFERS: Yes X No
EXISTING COMPREHENSIVE PLAN LAND USE /DENSITY: Industrial Service which
allows for (see uses above) in the Hollymead Community.
ENTRANCE CORRIDOR: Yes No X
LOCATION: property is east of Dickerson Road (Rt. 606) across from Charlottesville -
Albemarle Airport and approximately 1500 feet south of intersection with Airport Road (Rt.
649) in Hollymead Community.
TAX MAP: 32 PARCELS: 49F, 49G, 49I, 49J, 49K
MAGISTERIAL DISTRICT: Rio
PROPOSALS
The applicant applied for a Comprehensive Plan Amendment (CPA) and a Zoning Map
Amendment (ZMA) concurrently on September 5, 2006. The CPA is being recommended for
approval as part of the Places29 Comprehensive Plan Amendment. The primary focus of this
staff report is the ZMA.
The applicant wishes to have a rezoning approved in order to construct Willow Glen, a
Planned Residential Development of 234 dwelling units on a 23.681 acre site off Dickerson
Road (See location map, Attachment A). The mix of dwelling unit types shown in the
application includes 22 single - family detached homes, 12 duplex units, 106 townhomes, and
94 apartments as condominium units. The applicant describes Willow Glen as offering
affordable, moderately priced, and market -rate housing. There is also a large central green, a
clubhouse, a pond, walking and biking trails, and parking. See Willow Glen: A Unique
Housing Community (Attachment B).
The proposal includes housing units planned to sell in four different price ranges. In addition
to the affordable units (Tier 1), the proposal includes moderately priced units (Tier 2), and
market -rate housing in two higher price ranges (Tiers 3 and 4). As part of the proffers, the
applicant is proposing a "Self- Replenishing Housing Loan Fund." See the Proffer Statement
(Attachment C) and the Willow Glen Proffer Summary (Attachment D). The proffers are
discussed in more detail below.
Planning Commission Public Hearing: Willow Glen CPA 2006 -03 /ZMA 2006 -19, August 14, 2007 3
BACKGROUND
Prior to this public hearing, the Commission has considered the Willow Glen proposal at a
series of four worksessions on the comprehensive plan amendment (CPA) and the zoning
map amendment (ZMA).
The first two preapplication worksessions were held on February 1, 2005, and November 22,
2005. These worksessions focused on the appropriateness of the CPA to change the land use
designation from Industrial Service to Urban Density Residential. The Commission also
addressed the features of the proposed development, the level of affordability, and the
coordination and timing of the CPA and ZMA approval processes. Minutes of those two
worksessions are attached (Attachments E and F, respectively).
The formal application for the CPA and ZMA for Willow Glen was submitted on September
5, 2006.
At the third worksession on December 5, 2006, which followed submission of the CPA /ZMA
application, the Commission addressed the five criteria for amending the County's
Comprehensive Plan. The County's Comprehensive Plan shows most of the area as Industrial
Service, with a portion shown as Urban Density Residential. At the time staff was preparing
for the December worksession, the draft Places29 Master Plan Framework Map showed the
area as split between Light Industrial and Urban Density Residential. At the conclusion of the
worksession, the Commission voted 4 to 2 (one member was absent) to request staff to
prepare a Resolution of Intent to amend the Comprehensive Plan to reflect the area as all
Urban Density Residential. The minutes from the relevant portion of that worksession are
included as Attachment G.
The Resolution of Intent (ROI) was presented to the Commission on January 23, 2007, and
adopted by a vote of 5 — 2. A copy of that Resolution is included as Attachment H. It is
staff's understanding that the Planning Commission wishes the CPA to be processed with the
Places29 Master Plan.
The fourth worksession was held on February 6, 2007. The Commission gave direction to
staff on several questions, as summarized below (the draft minutes are in Attachment I):
Are the number and types of units appropriate for this area and this type of
development? Does the Commission find the percentage of affordable units and
moderately price units acceptable?
The Planning Commission felt that the mix and type of units was fine, but could not
reach consensus on the size of the affordable units. Several Commissioners shared staff's
concern about the small size of the affordable units. It was the consensus of the
Commission that the percentage of affordable units was consistent with the existing
policy.
In view of the size and type of the proposed development, is a contribution in the
amount of $696,500 sufficient? Would the Commission prefer the traditional CIP
contribution (Alternative #1) or the Self- Replenishing Housing Assistance Fund
supplemented with a smaller CIP contribution and a transit contribution (Alternative
#2)
Planning Commission Public Hearing: Willow Glen CPA 2006 -03 /ZMA 2006 -19, August 14, 2007 4
The Planning Commission said they needed more information, such as a fiscal impact
analysis and a traffic study, before it could answer this question. The Commission needed
to know what the external costs would be to the community as a result of the
development.
Does the Commission believe that a full traffic study should be performed in order to
assess the impacts adequately?
The Commission felt that it is essential that a complete traffic study be performed to
determine the impacts of the traffic generated by the project.
Should the interconnections recommended by the County's Traffic Engineer be
made?
The Commission agreed that the provision for eventual connections to the north and
south of the development be made.
The Commission believed that the interconnections recommended by the County's
Traffic Engineer are important and should be made, but acknowledged the applicant's
concerns about the difficulty of the connection of Road E to C and Road D to G. The
Commission agreed with the applicant's suggestion to make those connections pedestrian
and bicycle friendly.
Should the development be allowed to proceed if the connection to Town Center
Drive cannot be made?
The Commission felt that it was essential for the connection to be made to Town Center
Drive, but acknowledged that it did not know how the timing would work between the
Willow Glen project and Hollymead Town Center, Area A.
Is parking appropriately relegated or should the design of the development be
modified to place parking behind the units through the use of alleys, drives, and
parking lots?
The Commission indicated that the market would determine whether parking should be
relegated; if the market analysis shows that the units will sell without the relegated
parking, then relegation wasn't necessary. The Commission was concerned about Roads
E, D, C and F and the impact connecting them would have on open space and the
additional amount of pavement that would result.
PLANNING AND ZONING HISTORY
There is no zoning or subdivision history on the five parcels zoned Rural Areas (RA).
CONFORMITY WITH THE COMPREHENSIVE PLAN
The Land Use Plan shows that the subject property is located in the Community of
Hollymead and is designated Industrial Service and Urban Density Residential. Industrial
Service allows warehousing, light industry, heavy industry, research, office uses, regional
scale research, limited production and marketing activities, along with supporting
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 5
commercial, lodging and conference facilities, and residential (6.01 -34 units /acre) uses.
Urban Density Residential allows residential (6.01 -34 units /acre) and supporting uses, such
as religious institutions, schools, commercial, office, and service uses.
At the December 5, 2006 Planning Commission worksession, the Places29 Master Plan
Framework Map (the current draft at the time this application was received) showed the
subject property as split between Light Industrial and Urban Density Residential. Light
Industrial allows light industry, research and development, research laboratories,
warehousing, contractor storage yards, and auto service commercial, and supporting uses
including incidental related offices and wholesale warehouses. Urban Density Residential
allows residential uses at 6.01 — 34 units per acre.
From the worksessions and recommendations of the Planning Commission, staff directed the
Places29 consultant to change the land use designation to all Urban Density Residential. The
current draft of the Places29 Framework Map (May 11, 2007) shows the subject property as
Urban Density Residential, which allows residential uses at 6.01 - 34 units per acre.
Comprehensive Plan Recommendations
Land Use
Hollymead is intended to be a mixed -use
community that allows people to live in close
proximity to their workplace, shopping and
service areas. A wide variety of housing
types, services and jobs are anticipated.
Community -wide automobile dependence
should be reduced by encouraging transit -
oriented development and providing a full
range of pedestrian and bicycle facilities such
as walkways and bike paths that connect
residential and transit nodes to the
emplovment/shobbin2 and service areas.
The area west of Route 29 North is intended
for industrial and office uses as a large
employment area. It is expected that these
uses will be "basic" employment generators
and potentially of a large scale and with an
airport orientation. The Office Service area
consists of approximately 25 acres along
Airport Road and 40 acres West of the
Regional Service area on me West side of
Route 29 North. The balance of the
employment generating area is Industrial
Service.
No additional commercial uses are to be
established in the southern portion of the
Community on either side of Route 29 from
Willow Glen is proposed as a neighborhood
of mixed housing types. It is intended to
provide residences for those working in the
Hollymead Community, as well as elsewhere
in the County.
The proposed Willow Glen development is
residential in nature. It is intended to provide
homes for those working in the Hollymead
area, as well as the rest of the County. It will
replace a portion of the area that is currently
designated Industrial Service.
The proposed Willow Glen development
does not include any commercial or retail
uses. It is strictly residential.
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 6
the South Fork of the Rivanna to the entrance
of the Hollymead subdivision.
Development plans along Route 29 North are
Willow Glen faces Dickerson Road, which is
to be sensitive to its status as an Entrance
not an Entrance Corridor. It also has access
Corridor Roadway.
to Town Center Drive, also not an Entrance
Corridor. The entrance to Willow Glen is
planned to be attractive and informative.
Provide linkage between neighborhoods
Willow Glen contains sidewalks and walking
within the Hollymead Community (including
trails throughout the development. The
nonresidential areas) through the use of
applicant has not agreed to construct a
pedestrian and bicycle facilities, greenways
sidewalk or bike path on the east side of
/linear parks, roads, and transit alternatives.
Dickerson Road as part of the development.
The emphasis is on linkage between
The development does have a proposed
development areas, not just within each
location for a bus stop and is being designed
development.
to be transit - ready.
Housing
Encourage a full range of housing types and
The proposed Willow Glen development is
costs within the Hollymead Community.
providing housing in four price ranges:
Large employers should work with the
affordable, moderately priced, and two tiers
Albemarle County Housing Committee to
of market price units. A total of 234 units as
determine what employee housing assistance
single - family detached, duplex, townhome,
programs can be implemented. Target
and condominiums are planned, along with
opportunities for employees at the lower
open space and other community amenities.
income level and employees hired locally.
The Urban Density Residential area of
The proposed Willow Glen development is
approximately 50 acres west of Route 29 is
to be constructed north of the Mobile Home
intended for the location of a mobile home
Park. A portion of the property that was
park accommodating a minimum of 100
redesignated Urban Density Residential for
mobile homes. This area is intended to
the Mobile Home Park, but has not yet been
provide affordable housing in the area and is
built on, separates Willow Glen from the
intended to be exclusively for the location of
Park.
a mobile home park for a period of not less
than fifteen years from the start of
development. Because of its proximity to
areas designated for commercial and
industrial use, new development shall provide
an effective vegetative buffer around the
mobile home park. Consideration should be
given to cooperating with, and utilizing, area
human service agencies in providing support
services to residents as needed.
Transportation
Development along Route 29 North is to have
The proposed Willow Glen development will
controlled access to the roadway. This can be
not have access directly from US 29. Its main
accomplished through joint entrances,
access will be from Dickerson Road, along
collector roads parallel to Route 29, and roads
with a secondary connection to Town Center
internal to the development.
Drive. A traffic impact analysis has been
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 7
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 8
completed and shows that the development
will have minimal impact on the adjacent
roadway network due to the high level of
background traffic.
Phasing of road improvements necessitated by
The traffic impact analysis conducted for
new development which increases traffic on
Willow Glen shows that the development
Route 649 (Airport Road), Route 606
will have minimal impact on the adjacent
(Dickerson Road), and Route 29. This will
roadway network. The County may elect to
include the construction of interchanges at
use some of the cash proffer funds to assist
Route29 and Route 649, and Route29 and the
with these road improvements.
northern most access point to the area now
referred to as the North Fork Research Park,
once they are warranted. Necessary
improvements should be accomplished by
fair -share contributions from new
development.
Provide bicycle facilities and walkways in
The applicant has declined to provide a bike
conjunction with all major road
lane on the east side of Dickerson Road in
improvements.
front of the development. Bicycles may be
ridden on the development's internal roads.
Develop alternative modes of transportation to
Possible extension of transit service north
serve the Hollymead Community,
from its current terminus south of the South
particularly, large employment generating
Fork of the Rivanna River is being
areas. This may be accomplished through the
considered. At this time no definite routes
partnership between developers of large
have been established. The site does have a
employment generating areas and the
planned transit stop and the road network has
Metropolitan Planning Organization (MPO).
been designed to accommodate buses.
Utilities
Water treatment is provided by the North
Water capacity is available for the park.
Fork Rivanna River treatment plant and
storage is provided by the Piney Mountain
storage tank. The treatment plant has a
capacity of 2.0 million gallons a day. A
maximum 800,000 gallons per day can be
withdrawn from the North Fork of the
Rivanna. This flow is not adequate to meet
the needs of the service area at build -out. To
increase available water supply there are three
options available which are discussed in detail
in the Utilities section of this chapter. The
method utilized to serve this area depends, in
part, on the ultimate size of the Hollymead
Community north of Route 649 and the Piney
Mountain Community.
Sewer service is currently provided by the
Recent communications from the Albemarle
Camelot treatment plant. The capacity of the
County Service Authority indicate that sewer
plant is 365,000 gallons per day. This
capacity to serve Willow Glen is inadequate.
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 8
treatment is not adequate to meet the needs of
the service area at build -out. The Albemarle
County Service Authority has guaranteed an
upgrade of the existing system once capacity
has reached 90 %. Options for providing
additional service are discussed in detail in the
Utilities section of this chanter.
Public Facilities
Public Facility Improvements include: Locate
a police substation in or near the Hollymead
/Piney Mountain area to reduce response
times to the northern urbanized portion of the
Locate a joint fire /rescue station in or near the
Hollymead/Piney Mountain area to reduce
response times and increase fire and rescue
capabilities to the northern urbanized portion
of the County.
Locate a library branch in or near the
Hollymead /Piney Mountain area to serve the
northern urbanized portion of the Countv.
The Charlottesville - Albemarle Airport,
includes the existing facilities, the southern
runway, approach zone, and areas east of
Route 606 owned by the airport for future
expansion and location of airport related
The applicant has been advised to work
directly with the ACSA.
The fire /rescue station now under
construction off of Airport Road will include
a satellite office for the Police Department.
A fire and rescue station is under
construction just north of Airport road on
University of Virginia Research Park
property.
A branch library is proposed at North Pointe.
which I Airport officials have been consulted about
services.
locating a residential development near the
airport. They have indicated that noise
impacts will be minimal and that the
development is outside the "crash zone"
around the airport. Due to the possibility of
airport expansion, the applicant has stated
that all deeds for property in Willow Glen
will contain a statement that the property is
in close proximity to the
The County's Comprehensive Plan supports rezoning proposals which are in conformity with
recommendations for use, density, and form. At present, the proposal does not conform to the
Land Use recommendations of the Comprehensive Plan. The Commission has approved a
Resolution of Intent to amend the Comprehensive Plan. If the Places29 Master Plan is
approved with the uses currently shown on the draft Framework Plan, the proposal will be in
conformity with use, density, and form recommended in the amended Land Use Plan.
CONFORMITY WITH THE NEIGHBORHOOD MODEL
The following section outlines staff's analysis of the Neighborhood Model.
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 9
Pedestrian
The application plan shows sidewalks throughout the proposed
Orientation
development, including along the public streets and in front of the
units. Parking is located in front, rather than behind, most units which
causes the sidewalks to be interrupted by driveways or parking pads.
It would be preferable for the sidewalks to be located so that they
could be continuous, rather than broken up for vehicular access. The
applicant has not included a sidewalk along the east side of Dickerson
Road. Walking trails connect many parts of the development,
including the different residential areas and the community
recreational amenities. This principle will be met if the sidewalks can
be made continuous and if a sidewalk is added along Dickerson Road.
Neighborhood
Streets on the application plan include sidewalks (although they are
Friendly Streets and
interrupted —see Pedestrian Orientation above), planting strips, street
Paths
trees, and on- street parking.
Road C, as well as parts of Road E, G and F will have so many
driveways that a curbed section will not be possible as shown on the
application plan and in the project narrative. In addition, the onstreet
parking shown on the inside of the curve on Road C will block
adequate sight distance. It would seem more practical to have
perpendicular parking along this street, similar to a parking lot
travelway. The only way a neighborhood model type street could be
achieved in these dense areas would be to provide onstreet parallel
parking without individual driveways, except on the inside of the
curve of Road C. To do this causes redesign or perhaps a different
housing type along Road C. This principle is not met.
Interconnected
The application plan includes a mixture of public and private streets.
Streets and
The proposed roads are connected as much as possible considering the
Transportation
terrain and the layout of building sites. In addition to the main
Networks
entrance from Dickerson Road, the applicant has proffered to connect
the proposed development to Town Center Drive and has shown the
connection on the application plan. The applicant has also shown
future interparcel connections to the north and south, as requested by
the County.
The applicant has included a location for a proposed bus stop and has
designed the development so that a bus could loop through the
development, thereby making the development transit - ready.
The applicant has declined to put a bike lane on the east side of
Dickerson Road. Except for the bike lane, this principle is met.
Parks and Open
The applicant proposes that 8.427 acres or 27.1 percent of the site be
Space
left undisturbed or developed as open space and amenity areas. The
application plan includes a large central green and a combination
pond /stormwater management facility with a pier and fountain. Staff
has concerns about the quality of the pond and the path as an amenity
due to the proposed grading. The application plan also includes two
smaller tot lot areas, a second pond and several green buffer areas at
the edges of the development. This principle is met.
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 10
Neighborhood
The proposed development is also located within walking distance of
Centers
the Hollymead Town Center's various retail opportunities. This
principle is met.
Building and
The Willow Glen narrative booklet shows proposed housing styles, as
Spaces of Human
well as a possible design for the clubhouse. The buildings are
Scale
generally one to four stories in height and are arranged on the site in a
way that will be of human scale. The open space and other community
amenities will complement the homes and clubhouse.
This principle is met.
Mixture of Uses
The applicant proposed four different types of dwelling units, along
with a clubhouse and other amenities. The proposed development
itself is not mixed use, but its location so close to the Hollymead
Town Center means that retail, service, and employment uses are
nearby. This principle is met.
Relegated Parking
Some of the parking for the condominium units is beneath the
buildings while other parking is in parking lots or adjacent to the
buildings. The townhouses, duplexes, and single - family units are
served by a combination of onstreet parking and pads in front of the
units. There are a few onstreet spaces near the clubhouse. Since most
of the parking is in front of the units (except for some of the
condominium parking), this principle is not met. However, at its
February 6, 2007 worksession, the Commission indicated that the
members were satisfied with the applicant's parking arrangement.
Mixture of Housing
The applicant is providing a variety of housing types, including
Types and
single - family detached, duplexes, townhouses, and condominiums.
Affordability
The applicant is proffering to provide 15 percent affordable housing
and an additional amount of moderately priced housing (further
discussion is given below in the section on proffers). This would result
in 35 affordable units. The Housing Director has indicated that the
housing proffers appear to be consistent with other proffers that have
recently been approved. This principle is met.
Redevelopment
The three houses currently on the property will be demolished in order
to construct the new residential development.
This principle is met.
Site Planning that
The applicant has applied for a critical slopes waiver. The County
Respects Terrain
engineer has indicated that there are no engineering concerns which
would prohibit the disturbance of these slopes (see complete analysis
below). However, while the amount of slopes disturbed meets the
criteria for a critical slopes waiver, the regrading of the slopes,
particularly around the perimeter and the single - family units behind
the tot lots and the clubhouse may be problematic. There are several
areas where 2:1 and 3:1 slopes will be created. These regraded slopes
are in areas that are proposed as part of the development's
amenities —the walking trails and around the pond. Staff is concerned
that these areas are being treated as afterthoughts, rather than
integrated into the overall design of the development. This principle is
not met.
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 11
Clear Boundaries This principle is not applicable since the site is not at the edge of the
with the Rural Development Area.
Areas
STAFF COMMENT
Relationship between the application and the purpose and intent of the requested
zoning district
The existing Rural Areas zoning would not allow for the density, intensity, or form of
development proposed.
The Planned Residential District (PRD), which the applicant has requested, is intended to
encourage sensitivity toward the natural characteristics of the site and toward impact on the
surrounding area in land development. More specifically, the PRD is intended to promote
economical and efficient land use, an improved level of amenities, appropriate and
harmonious physical development, and creative design consistent with the best interest of the
county and the area in which is it located. It will allow the variety of housing types and
amenities proposed for the new development.
The proposal meets the intent of the Planned Residential District.
Public need and justification for the change
The applicant's justification for the rezoning is to address a legitimate need for affordable
housing in the County. This development will include affordable and moderately priced
units, if the County accepts the proffered proposal for the housing loan fund. Further, there
will be market rate units and all are incorporated in a generally well - designed neighborhood.
Layout and Design
At the February 6, 2007 worksession, the Planning Commission generally agreed with the
basic layout as shown by the applicant at that time. The current application plan is more
detailed and includes some elements that are problematic:
• The townhouses in the blocks labeled "C" have such closely spaced driveways that
pedestrian travel along the street will be difficult. There are also parking pads in front
of the units so that most of the front of the townhouses are devoted to parking. The
same situation exists for the three blocks labeled "D." While the driveways are
somewhat further apart in front of the single - family units, the sidewalks are still
interrupted too often to allow for pedestrian movement. Staff does not see a ready
solution to the problems of pedestrian orientation and relegated parking.
• Staff notes that all of the single - family detached units and townhouses with garages
have placed those garages so that they are the most prominent feature of the house at
the street or pedestrian level. This is not an attractive design. In other developments,
the garages have access from alleys. Staff does not see a ready solution to this
problem, but notes that the Neighborhood Model recommends relegated parking and
a pedestrian orientation.
Impact on Environmental, Cultural, and Historic Resources
The proposal does not impact cultural and historic resources. With respect to impacts on the
natural environment, there are no streams or other environmental features on the site that
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 12
require preservation. As requested by the County, the plan shows stream buffers on an
adjacent parcel.
Anticipated impact on public facilities and services
On October 31, 2006, the Albemarle County Service Authority sent comments to staff and
indicated that there was no deficiency in water or sewer capacity for the proposed
development.
Recently (July 26, 2007, copy of e -mail included as Attachment J), the ACSA notified the
staff that the existing Airport Collector does not have the capacity to handle the additional
63,180 gpd that this project would introduce. The Authority has asked that the applicant meet
with them and enter into an agreement to provide the improvements necessary to meet the
needs of the project. RWSA will also have to provide capacity certification. An agreement
between the applicant and the ACSA is needed before this rezoning can be recommended for
approval to the Board of Supervisors.
Transportation
The applicant has completed a Traffic Impact Analysis (TIA). The results indicated that the
development will have minimal impact on the adjacent roadway network due to the level of
background traffic.
In response to County staff s request for bicycle lanes and sidewalks along the road shoulder
on the east side of Dickerson Road (adjacent to the proposed development), the applicant's
response letter states:
As for bike lanes, shoulder widening or any other improvements along Dickerson
Road, the Applicant feels these are not necessary or should be required of this
development. Should improvements be required along Dickerson Road then the
County should earmark/allocate some or all of the funds proffered by the Applicant to
these future projects.
Comments received from the Virginia Dept. of Transportation (VDOT) (see Attachment K)
indicate that:
• A taper is needed from Towncenter Drive into the site. Typically, on an urban
section tapers are not used and a turn lane would be used instead. However,
neither of the intersection turn volumes (at Towncenter Drive or Dickerson
Road) warrants a left turn lane.
• The driveways in Road C are so close to one another and consistent that it appears
that any needed drainage structures will be very difficult to fit into the street.
• The driveway lengths for the units labeled "C" are of concern because there
appears to be only 18 to 20 feet of space between the garage and the sidewalk.
The average car is 19 feet long, so the cars will block the sidewalk. All units
labeled `B" provide less space so parked cars will block the sidewalk there, too.
VDOT staff recommends the use of alleys in this development.
• The minimum width of an entrance on a state road is 12 feet. Units "A" that share
a driveway are only 10 feet side, so this needs to be changed.
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 13
There are also several site- related issues raised by the County Engineer that have not yet
been resolved:
Road C, as well as parts of Road E, G and F will have so many driveways that a
curbed section will not be possible as shown in the project narrative. In addition, the
on- street parking shown on the inside of the curve on Road C will block adequate
sight distance. It would seem more practical to have perpendicular parking along this
street, similar to a parking lot travelway. The only way a neighborhood model type
street could be achieved in these dense areas would be to provide on- street parallel
parking without individual driveways, except on the inside of the curve of Road C.
Adequate turnaround areas at the end of private streets serving the condominiums
appear to be problematic.
These issues need to be resolved before staff can support the plan.
Stormwater Management
The County Engineer has indicated that he does not have sufficient information to judge
whether the stormwater management is adequate for the site. Additional information is
needed so staff can verify that all parts of the development will be treated.
Anticipated impact on nearby and surrounding properties
The developed adjacent properties include the Hollymead Town Center and the Deerwood
subdivision. Impacts, other than the traffic, light, and noise typically associated with
residential development, are not anticipated.
A resident of the Deerwood Subdivision has contacted staff and asked that the privacy and
peace of Deerwood residents be preserved. Staff has noted that, while there is no requirement
for buffering between residential areas, the applicant shows some open space between the
condominiums and single - family homes that are proposed along the side of Willow Glen
adjacent to the Deerwood subdivision. Trees could be planted in this area.
PROFFERS
The applicant has provided a set of proffers in Attachment C to deal with the impacts of the
development.
Affordable Housing. The applicant is proffering 15% of the proposed units as affordable
units. The proffer outlines provisions relating to for -sale and for -lease units, the definition of
for -lease units, the conveyance of interest, annual reporting, phasing of the units, notification
period for the County's cash option, and inspections of the affordable units. There is an
option for the County to request cash in- lieu -of the affordable units, at the County's
discretion.
In general, the proffer is acceptable to the Director of Housing, however, several changes are
recommended. They include extending the rental period from 5 to 10 years, adding language
to indicate that the number of affordable units may not fall below 15% of the units
constructed, and a few other minor wording changes.
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 14
Cash Proffers. After the Planning Commission's last worksession on Willow Glen in
February of this year, the Board of Supervisors began work in earnest on establishing a cash
proffer policy. They set an expectation that all residential rezonings will mitigate impacts to
schools, libraries, parks, fire and rescue, and transportation at a level of $17,500 per single
family detached unit, $12,400 for each multifamily unit, and $11,900 for each townhouse and
condominium unit. It was also the consensus of the Board that, with the exception of
affordable dwelling units provided, all new rezonings will pay for the equivalent of their full
impact as determined by the per unit cash proffer calculations.
Cash Impact for each Dwelling Unit type:
Total # DUs by type — Affordable DUs by type = net # DUs by type x $ /DU by type.
Single - Family (no affordable units)
Duplex (all to be affordable):
TH/CONDO (23 to be affordable):
Total:
22 - 0 = 22 x $17,500 = $385,000
12- 12 =0 = 0
200 - 23 = 177 x $11,900 = 2,106,300
234 35 $2,491,300
The applicant is proffering cash meeting the Board's expectation for 175 of the 234 units.
In addition to the 15% affordable units (35 units), for which no cash proffers are expected or
provided and full cash proffers for 175 of the units, the applicant is also proffering to provide
24 moderately priced units, which are described below. The cash proffers have strings
attached as do the moderately priced units.
Moderately Priced Units. Twenty -four units are proposed as moderately priced (affordable
for to families making up to 120% of the area median household income) and would be for -
sale or for - lease. These moderately priced units are proposed as condos or townhouses.
Instead of providing the full $11,900 cash proffer for these units, though, the applicant is
proffering $5950 per unit.
One of the conditions of the moderately priced units is a requirement that the Board set up a
Housing Loan Fund for operation by Piedmont Housing Alliance or another entity designated
by the County. Another condition is that the Housing Loan Fund receive approximately 55%
of the full cash proffer amount being provided. A third and final condition is that another
portion of the cash proffers be used for funding operation of transit service.
While the Housing Director supports the provision of the moderately priced units, there are
several problems with this proffer. First, only one -half of the amount requested by the Board
is being offered for the 24 moderately priced units, or $5,950.00 per unit. Second, the way
the applicant has proposed it, the County would only be able to use approximately 32% of
the cash for impacts such as libraries, schools, parks, roads, and emergency service capital
costs. Third, staff believes that if the proffer is acceptable, the County Housing Office should
oversee the fund, to facilitate monitoring compliance. Fourth, the term of the transit proffer is
only five years after receiving the last contribution, which may not be a long enough time to
establish service in the Hollymead area. Finally, it is not clear what happens to the
moderately priced units if the County does not agree to the Housing Loan Fund. In addition,
the applicant would still only contribute half of the desired cash proffer amount for the 24
units.
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 15
Table 1 below shows the breakdown of money being proffered:
Table 1. Cash Proffers Including Housing Loan Fund, Transit, and CIP Amounts
The table below shows the difference between the applicant's cash proffer and that desired
by the County.
Table 2. Comparison of Board's Desired Cash Proffer and Applicant's Cash Proffer
$ for Capital
$ for
$ for
Capital Improvements $
$ 748,500
$2,348,500
Unit Type
Improvements
p
Transit
Housing
Loan Fund
Total $
# of
Total
TOTAL
$2,348,500
per Unit
Units
Proffered
(per unit)
(per unit)
(per unit)
Single Family
$5,577.50
$2,235.47
$9,687.03
$17,500
22
$385,000
Detached
Single Family
$3,792.70
$1,520.12
$6,587.18
$11,900
153
$1,820,700
Attached
Single Family
Attached
$1,896.35
$760.06
$3,293.59
$5,950
24
$142,800
Moderately
Priced
Affordable
0
0
0
0
35
0
TOTAL
234
$2,348,500
The table below shows the difference between the applicant's cash proffer and that desired
by the County.
Table 2. Comparison of Board's Desired Cash Proffer and Applicant's Cash Proffer
Connection to Town Center Drive. The applicant is proffering to construct a second
entrance to the proposed development from Town Center Drive, if the right -of -way from the
adjacent parcel is made available free of charge. He is also proffering to build it within 18
months of the acceptance of Towncenter Drive into the state - maintained system or at another
time which has not yet been determined. Staff has spoken to the developer of the adjoining
property who has verbally agreed to make the right -of -way available. Changes are needed to
the proffers to take the contingency out of the proffers and to clarity the timing.
Walking Trails. Staff notes that the walking trails are shown on the plan, so they do not
need to be proffered. However, for the amount of use they are likely to receive in a
residential development of this size, the trails should be paved. The trails should be Class B,
not Class C, which is an earth or mulched nature trail. Staff will work further with the
applicant on the appropriate standards.
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 16
Current Cash
Proffer
Cash Proffer without
Housing Loan Fund
Board's Requested
Cash Proffer Amount
Capital Improvements $
$ 748,500
$2,348,500
Transit $
300,000
Housing Loan Fund $
1,300,000
TOTAL
$2,348,500
$2,348,500
$2,491,300
Connection to Town Center Drive. The applicant is proffering to construct a second
entrance to the proposed development from Town Center Drive, if the right -of -way from the
adjacent parcel is made available free of charge. He is also proffering to build it within 18
months of the acceptance of Towncenter Drive into the state - maintained system or at another
time which has not yet been determined. Staff has spoken to the developer of the adjoining
property who has verbally agreed to make the right -of -way available. Changes are needed to
the proffers to take the contingency out of the proffers and to clarity the timing.
Walking Trails. Staff notes that the walking trails are shown on the plan, so they do not
need to be proffered. However, for the amount of use they are likely to receive in a
residential development of this size, the trails should be paved. The trails should be Class B,
not Class C, which is an earth or mulched nature trail. Staff will work further with the
applicant on the appropriate standards.
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 16
Some of the trails are also marked "Public Nature Trail." Staff questions whether this means
they are going to be dedicated to the County. If so, they do need to be proffered, and the
details need to be discussed further with the Parks and Recreation Department.
Waivers and Modifications
The applicant is requesting a waiver of the critical slopes. Engineering staff has no objection
to the requested waiver, as noted in the analysis below. However, while the amount of slopes
disturbed meets the criteria for a critical slopes waiver, the regraded slopes, particularly
around the perimeter and the single - family units behind the tot lots and the clubhouse may be
problematic.
Summary
Factors favorable to this request:
Locates residential uses near workplaces and retail areas.
Provides 15% (35 of 234 units) of affordable housing. It should be recognized that 15%
would be expected with any residential rezoning.
Provides 10% (24 of 234 units) of moderately priced housing.
Provides four price tiers of housing —two market -rate tiers beyond the affordable and
moderately priced.
Includes a mix of unit types, along with a clubhouse and other amenities.
The applicant has proffered a connection to Towncenter Drive, and shows a future
connection to the north and south of the development.
Is consistent with other residential uses along the southern and eastern edges of the site. It
should be recognized that the mobile home park on the south side may convert to
nonresidential use in the future.
Factors unfavorable to this request:
There are still a number of outstanding issues to be resolved.
The amount of the cash proffer that would be part of the Housing Loan Fund and the
transit contribution leaves only about one -third of the funds for the County's capital
needs. The cash proffer also states that those funds should be used in the vicinity of the
development, which restricts the County's ability to use those funds for the community's
benefit. Further, the applicant is only proffering one -half of the desired amount for the 24
moderately priced units.
This development does not create a significant amount of affordable and/or moderate -
price housing beyond what would be expected in a typical residential rezoning.
The affordable units are very small.
The regraded slopes around the perimeter and near the single - family units across the road
from the tot lots may be problematic.
The issue of sewer capacity to serve the development still has to be worked out.
The layout of the development puts most of the parking in front of the units where parked
cars and cars pulling in and out of spaces will conflict with pedestrian activity.
Places a residential development across Dickerson Road from the Airport in an area that
may have a long -range negative impact on airport expansion and/or expansion of airport-
related uses.
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 17
CONCLUSIONS AND RECOMMENDATIONS
The following issues are still outstanding and in need of resolution:
The layout and design of units along Road C does not allow for true pedestrian access
because of the number of driveways which must be crossed. In addition, VDOT does
not see how drainage structures can be accommodated with the driveway
configuration. Staff does not see a ready solution to this problem other than changing
the unit types or location of buildings and parking along Road C.
Units labeled `B" do not have sufficient driveway lengths to allow for cars to be
parked off of the sidewalk.
Some of the trails shown on the plan are proposed as "primitive" in this very dense
development which will undergo substantial disturbance for the development itself.
These trails should be paved.
The amount of grading proposed for the site will result in many areas of slopes of 2:1
and 3:1. These areas are along Dickerson Road and the single - family units across
Road C from the tot lots. Further, staff questions the amenity value of the pathway
around the stormwater pond because of the amount of grading in that area. These
regraded areas need to be treated as an integral part of the design of the development,
rather than an afterthought.
A sidewalk or pedestrian path should be provided along Dickerson Road across the
frontage of the property. In addition, a taper needs to be provided at the entrance
from Towncenter Drive.
While some conceptual information is provided on stormwater management, it is not
sufficient to know whether stormwater management will be adequate for the site.
The moderately priced portion of the development is contingent on the County
agreeing that it will use approximately 55% of the cash proffer funds to establish a
loan fund to be used for the moderately priced housing in the development.
The transit proffer is also dependent on the County's establishing a housing loan
fund.
An agreement needs to be worked out between the ACSA and the applicant relative to
sewer provision.
The final item above can be worked out between the Planning Commission and the Board of
Supervisors meeting as can several of the wording changes needed to the proffers and the
application plan.
Without resolution of the other outstanding issues, staff cannot recommend approval. If the
Commission, however, wishes to recommend approval, staff requests that approval be
conditioned on satisfactory resolution of all of the issues above prior to the Board of
Supervisors' hearing in October.
RECOMMENDATION ON CPA: the CPA is being recommended for approval as part
of the Places29 Comprehensive Plan Amendment process.
RECOMMENDATION ON ZMA: Without resolution of these outstanding issues, staff
cannot recommend approval. Should the PC wish to recommend approval of this
proposal to the Board, staff suggests this recommendation be based on resolution of
these outstanding issues before the Board acts on this rezoning.
Planning Commission Public Hearing: Willow Glen CPA 2006 -03 /ZMA 2006 -19, August 14, 2007 18
Request for Critical Slopes Waiver
The applicant has requested a Critical Slopes Waiver. Staff has reviewed the request for a
Critical Slopes Waiver. The engineering analysis of the request follows:
Description of critical slope area and proposed disturbance
The critical slopes on this property are minor areas at the edges of the property in the front
embankment of Rt. 606, and along the intermittent streams leading from under Rt. 606. The
applicant is proposing to grade the entire area for the development.
Areas
Acres
Total site
23 acres
Critical slopes
0.2
0.9% of site
Critical slopes disturbed
0.15
75% of critical slopes
Exemptions to critical slopes waivers for driveways, roads and utilities without
reasonable alternative locations
This disturbance is not exempt.
Compliance with Zoning Ordinance 18 -4.2
Staff will address each provision of Section 4.2 of the Zoning Ordinance.
These provisions are created to implement the comprehensive plan by protecting and
conserving steep hillsides together with public drinking water supplies and floodplain
areas and in recognition of increased potential for soil erosion, sedimentation, water
pollution and septic disposal problems associated with the development of those areas
described in the comprehensive plan as critical slopes. It is hereby recognized that such
development of critical slopes may result in: rapid andlor large -scale movement of soil and
rock,
Movement of soil from these small areas of critical slopes is not significant.
excessive stormwater runoff
Stormwater runoff will be controlled by a stormwater management plan for the
development.
siltation of natural and man -made bodies of water,
Inspection and bonding by the County will ensure siltation control during
construction. Proper stabilization and maintenance will ensure long -term stability.
loss of aesthetic resource,
There are no natural or environmental resources identified in the Open Space Plan
that need to be preserved. There are forested areas on the site that, because of the
density and intensity of the proposed development, will need to be removed. This
area is visible from Rt. 606 (Dickerson Road) and the neighboring developments,
including the Deerwood Estates subdivision. The applicant is proposing street trees
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 19
and landscaping along the Dickerson Road frontage of the development. The result
will be a well - landscaped entrance with plantings continuing to the property line. The
applicant has proposed a green buffer between Willow Glen and the Deerwood
Estates subdivision. This should serve as a privacy and sound - diminishing screen.
and in the event of septic system failure, a greater travel distance of septic effluent, all of
which constitute potential dangers to the public health, safety and/or welfare.
This neighborhood is serviced by public sewer.
RECOMMENDED ACTION
Based on the review above, there are no engineering concerns which prohibit the disturbance
of the critical slopes as shown. If the Planning Commission recommends approval of the
rezoning, then staff can recommend approval of the Critical Slopes Waiver.
ATTACHMENTS
ATTACHMENT A
— Location Map
ATTACHMENT B
— Willow Glen: A Unique Housing Community (project narrative)
ATTACHMENT C
— Proffer Statement
ATTACHMENT D
— Willow Glen Proffer Summary
ATTACHMENT E
— Minutes of Planning Commission worksession, February 1, 2005
ATTACHMENT F —
Minutes of Planning Commission worksession, November 22, 2005
ATTACHMENT G
— Minutes of Planning Commission worksession, December 5, 2006
ATTACHMENT H
— Resolution of Intent, passed January 23, 2007
ATTACHMENT I —
Minutes of Planning Commission worksession, February 6, 2007
ATTACHMENT J —
Copy of E -mail Message from Albemarle County Service Authority,
sent /received July 26, 2007
ATTACHMENT K
— Copy of E -mail Message from Virginia Dept. of Transportation,
received August 7, 2007
Planning Commission Public Hearing: Willow Glen CPA 2006- 03 /ZMA 2006 -19, August 14, 2007 20
COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: ZMA 06 -19 Willow Glen
Staff: Judith C. Wiegand, AICP
Planning Commission Worksession:
Board of Supervisors Public Hearing:
February 6, 2007
Not Scheduled
Owners: Dickerson Ridge, LLC
Applicant: Sugaray Two, LLC
Acreage: 23.681 acres
Rezone from: Rural Areas, which allows
agricultural, forestal, and fishery uses;
residential density (0.5 unit /acre) to Planned
Residential District (PRD), which allows
residential (3 -34 units /acre) with limited
commercial uses for a maximum of 234 units.
TMP: TM 32, Parcels 49F, 49G, 491, 49J, and
By-right use: Rural Areas — agricultural,
49K
forestal, and fishery uses.
Location: property is east of Dickerson Road
(Rt. 606) across from Charlottesville - Albemarle
Airport and approximately 1500 feet south of
the intersection with Airport Road (Rt. 649)
Magisterial District: Rio
Proffers: Attachment A indicates the current
ideas for proffers.
Proposal: Amend Comprehensive Plan from
Requested # of Dwelling Units: 234
Industrial Service, which allows warehousing,
light industry, heavy industry, research, office
uses, regional scale research, limited
production and marketing activities, supporting
commercial, lodging and conference facilities,
and residential (6.01- 34units /acres) uses to
Urban Density Residential, which allows
residential (6.01 -34 units /acre) and supporting
uses, such as religious institutions, schools,
commercial, office and service uses. Applicant
also wishes to rezone property as described
above.
DA (Development Area): Community of
Comp. Plan Designation: Industrial Service
Hollymead
and Urban Density Residential
Character of Property: Parcels consist of
Use of Surrounding Properties: Property is
rolling topography, undeveloped except for
directly across Dickerson Road from the airport.
three scattered residences.
Other industrial property is to the north along
Dickerson. The Deerwood residential
development is to the north and east. Property to
the south is largely undeveloped, up to the Forest
Springs Mobile Home Park. The Abington Place
residential portion of the Hollymead Town Center
is a short distance to the east on the other side of
the stream.
RECOMMENDATION: The Commission is asked to provide guidance to staff on the number
and types of units proposed, the number and type of affordable /moderate - priced units, the structure
and feasibility of the cash proffers, the need for a traffic study, and aspects of the Neighborhood
Model.
Planning Commission Worksession: Willow Glen ZMA 2006 -19, February 6, 2007
STAFF PERSON: JUDITH C. WIEGAND, AICP
PLANNING COMMISSION: FEBRUARY 6, 2007
ZMA 2006 -019 WILLOW GLEN WORKSESSION
Petition:
PROJECT: CPA200600003 /ZMA 2006 -019 Willow Glen
PROPOSAL: Amend Comprehensive Plan from Industrial Service which allows warehousing,
light industry, heavy industry, research, office uses, regional scale research, limited production
and marketing activities, supporting commercial, lodging and conference facilities, and
residential (6.01 -34 units /acre) uses to Urban Density Residential which allows residential
(6.01 -34 units /acre) and supporting uses such as religious institutions, schools, commercial,
office and service uses. Rezone 23.681 acres from Rural Areas which allows agricultural,
forestal, and fishery uses; residential density (0.5 unit /acre) to Planned Residential District
which allows residential (3 — 34 units /acre) with limited commercial uses for a maximum of 234
units
PROFFERS: Yes No X
EXISTING COMPREHENSIVE PLAN LAND USE /DENSITY: Industrial Service which allows
for (see uses above) in the Hollymead Community.
ENTRANCE CORRIDOR: Yes No X
LOCATION: property is east of Dickerson Road (Rt. 606) across from Charlottesville -
Albemarle Airport and approximately 1500 feet south of intersection with Airport Road (Rt.
649) in Hollymead Community.
TAX MAP: 32 PARCELS: 49F, 49G, 491, 49J, 49K
MAGISTERIAL DISTRICT: Rio
Applicant's Proposal: The applicant wishes to have a rezoning approved in order to construct
Willow Glen, a Planned Residential Development of 234 dwelling units on a 23.681 acre site
off Dickerson Road. The mix of dwelling unit types shown in the application includes 22 single -
family detached homes, 12 duplex units, 106 townhomes, and 94 apartments as condominium
units. The applicant describes Willow Glen as offering affordable, moderate, and market -rate
housing. There is also parking and open space. See Willow Glen: A Unique Housing
Community, which was included in the Commission's packets for the December 5, 2006
Comprehensive Plan Amendment worksession.
Since the Planning Commission last reviewed the proposal, the applicant has changed the
number of units so that 15 percent now meet the County's definition of affordable. In addition,
other units are described as moderately - priced. The applicant is also offering the County a
choice of two alternative contributions to address potential impacts from the proposed
development. The first alternative is a straightforward monetary contribution to the CIP
program. The second alternative, called a "Self- Replenishing Housing Assistance Fund,"
features a housing assistance fund along with a smaller contribution to the County's CIP
program and a contribution to the provision of public transit. The new information provided by
the applicant is included in Attachment A.
Background: This worksession is the fourth in a series of worksessions on the
comprehensive plan amendment (CPA) and the zoning map amendment (ZMA) for Willow
Glen. The first two worksessions were held on February 1, 2005, and November 22, 2005.
These worksessions addressed the features of the proposed development, the level of
affordability, and the coordination and timing of the CPA and ZMA approval processes.
Minutes of those two worksessions were included with the staff report for the third
worksession, held December 5, 2006.
Planning Commission Worksession: Willow Glen ZMA 2006 -19, February 6, 2007 2
At the third worksession on December 5, 2006, the Commission addressed the five criteria for
amending the County's Comprehensive Plan. At the conclusion of the worksession, the
Commission voted 4 to 2 (one member was absent) to request staff to prepare a Resolution of
Intent to amend the Comprehensive Plan. The minutes from the relevant portion of that
worksession are included as Attachment B.
The Resolution of Intent was presented to the Commission on January 23, 2007, and adopted
by a vote of 5 — 2.
Purpose of the Worksession: This worksession is an opportunity for staff to obtain direction
from the Planning Commission regarding:
The number and types of residential units proposed and whether the number of
affordable and moderate price units proposed is sufficient
The structure and feasibility of the proposed "Affordable Housing Loan Fund"
Whether the Commission agrees with the applicant's focus on affordable housing or
would like to request proffers that deal with other impacts of the proposed development
Any guidance or direction the Commission would like to give staff and /or the applicant
regarding stormwater management, relegated parking, and /or interconnectivity.
Conformity with the Comprehensive Plan: The Planning Commission has already reviewed
the proposed development's conformity with the land use designation, however, two parts of
the Comprehensive Plan should be addressed: Space and the Affordable Housing Policy.
Open Space. The project site slopes generally to the north, east, and south. There are several
environmental features to be considered during development review, including streams, steep
slopes, and wetlands. None of these features are critical to preserve.
There are no locally important stream valleys, but there are intermittent streams along the
northern and southern boundaries. These intermittent streams do not have a mandatory
stream buffer requirement under the County's Water Protection Ordinance. In addition, the
County's stream assessment noted that these streams were not of high value. There is a
stream on the adjoining parcel (TMP 32 -46) that does have a 100 -foot stream buffer that was
proffered by Hollymead Town Center, Area D (ZMA 2002 -02). Staff recommends that this 100 -
foot stream buffer be delineated and labeled on the plan.
According to the applicant, a wetlands study has been performed and several small wetlands
pockets have been delineated. There is no floodplain on the property.
There are a few small pockets of critical slopes, primarily along the edge of Dickerson Road
and along the intermittent streams. Since it is not clear whether they will be disturbed during
construction and it may be difficult to avoid any impact to them, staff recommends that the
applicant pursue a critical slopes waiver, as the next step in the rezoning process.
Affordable Housing. According to the applicant, 35 (15 percent) of the 234 units proposed
for Willow Glen will be affordable. An additional 44 units (18.8 percent) will be moderately
priced units. The remaining 155 units (66.2 percent) will be market rate units. The table below,
along with the information provided by the applicant in Attachment A, gives the breakdown of
affordable, moderate price, and market rate units by type:
Planning Commission Worksession: Willow Glen ZMA 2006 -19, February 6, 2007 3
Unit Type
# of is
Estimated Price Range
# Affordable
# Moderate
Duplex Units
12
Tier 1: $185,000 - $190,400
12
0
Multifamily units (as
Tier 1: $185,000 - $190,400
23
0
condominiums)
Tier 2: $220,000 – 230,000
0
some
94
Tier 3: $250,000 – 270,000
0
some
Tier 4: $300,000 – 425,000
0
0
Townhomes C -16' wide
Tier 2: $220,000 – 230,000
0
some
32
Tier 3: $250,000 – 270,000
0
0
Townhomes B -20' wide
Tier 3: $250,000 – 270,000
0
some
26
Tier 4: $300,000 – 425,000
0
0
Townhomes A -24' wide
48
Tier 4: $300,000 – 425,000
0
0
Single- family Detached
22
Tier 4: $300,000 – 425,000
0
0
TOTAL
234
35
44
Question for the Planning Commission: Are the number and types of units appropriate
for this area and this type of development? Does the Commission find the percentage
of affordable units and moderate price units acceptable?
Staff believes that the proposal meets the County's affordable housing policy. As Ron White,
the County's Chief of Housing, states:
The affordable housing proffers for Willow Glen as proposed would meet the goal of
15% affordable units as defined in the Affordable Housing Policy. In addition, the
applicant proposes additional units that would fit the County's proposed definition of
moderately priced units. Since the county's downpayment assistance program is
limited and targeted to households with incomes around 80% of the area median
income, the applicant's proposed program could be beneficial to those buyers not
otherwise eligible for the County program. In short, the proposal addresses the intent
and goal of the policy and provides a reasonable range of housing prices for a variety
of incomes. (E -mail message dated January 23, 2007, included as Attachment C)
When staff discussed this message with Mr. White, he indicated that he was not referring to
specific proffer language; he was referring to the information in Attachment A.
Staff notes that very few developments include single - family detached units as affordable
units, so staff typically asks if it is possible to provide single - family detached affordable units in
a development. To date, Westhall Phase V and Haden Place, both in Crozet, have offered
small single - family detached units to meet the affordable housing policy. The Affordable
Housing Policy does not, however, mandate or suggest any particular housing types. With
Willow Glen, the developer has responded that the costs of providing both the affordable units
and the moderate - priced ones plus the amenities in the development meant that single - family
detached affordable units were not financially feasible.
Staff's principle concern with the affordable units provided is that they are very small -875 –
900 sq. ft. This small size means that they may not be suitable for households with more than
one or two members. On the other hand, while this appears to limit the availability of true
family housing, a household that begins with a small affordable unit may be able to build
Planning Commission Worksession: Willow Glen ZMA 2006 -19, February 6, 2007 4
enough equity that, at the time of sale, the household can purchase a larger house. Staff is still
reviewing the number of bedrooms planned in these units.
Moderate - priced units are also included in the mix. These units are slightly larger, 16' and 20'
wide townhouses and 1040 sq.ft. condominiums.
Affordable Housing Loan Fund. As described in more detail in Attachment A, the applicant
is offering the County a choice between two types of contributions to offset potential impacts of
the proposed development. The total amount in both alternatives is $696,500, which equates
to $3,500 per each of the 199 units not classified as affordable. Alternative #1 is a traditional
CIP contribution.
Alternative #2 is in the form of a "Self- Replenishing Housing Assistance Fund" that also
includes a $100,000 contribution to the County's Capital Improvement Program and a $96,500
contribution to the provision of public transit. As proposed in Alternative #2, the housing fund
monies would be targeted to buyers of moderately priced units —to assist "work force buyers"
with household incomes between 80% and 120% of area median income.
The applicant lists the following "program concepts and benefits" for Alternative #2:
Housing Assistance money would be contributed to a fund held by the Charlottesville
Area Community Foundation or an alternative non - profit desired by the County.
The qualification of buyers and disbursement of funds would be handled by a qualified
non - profit housing agency such as the Piedmont Housing Alliance (PHA).
The program would help fill a need for assistance to work force buyers, generally defined
as targeted employees with household incomes between 80% and 120% of area median.
Assistance would be provided through below market -rate, interest -only second
mortgages. Interest is likely to be deferred, at least initially.
The Housing Assistance fund could be used in conjunction with other County housing
assistance programs, thereby leveraging the County's assistance monies.
The second mortgages would be due upon sale or if the homeowner chose to refinance.
Repayment would consist of the outstanding principal balance, plus a percentage share
of equity appreciation (important in order to provide an inflation hedge against increasing
home prices).
The Housing Assistance Fund would be used initially at Willow Glen, thus promoting our
goal of providing much - needed housing in Albemarle County in the near term.
Thereafter, it could be used anywhere in the County.
Repayment of the second mortgages and equity appreciation would return monies to the
Housing Assistance Fund to be used to assist future buyers. In this way, the program
would be replenishing.
The County's Chief of Housing has noted that there are several drawbacks to proffering the
$500,000 as described above. First, putting the monies into the Charlottesville Area
Community Foundation is not a proffer to the county. Second, this arrangement would not
qualify for favorable tax treatment for the developers. Third, putting all the funds into housing
assistance does not address other potential impacts that developers help offset with cash
proffers. Should the Commission feel that Alternative #2 is an option worth pursuing, the
Housing Chief and staff will need to work with the applicant to further develop the "Self -
Replenishing Housing Assistance Fund" concept.
Questions for the Planning Commission:
1. In view of the size and type of the proposed development, is a contribution in
the amount of $696,500 sufficient?
Planning Commission Worksession: Willow Glen ZMA 2006 -19, February 6, 2007 5
2. Would the Commission prefer the traditional C/P contribution (Alternative #1) or
the Self - Replenishing Housing Assistance Fund supplemented with a smaller
CIP contribution and a transit contribution (Alternative #2)?
Staff believes that the amount of the proposed cash proffer ($695,000) is generally consistent
with cash proffers accepted for other recent rezonings where other more direct impacts of
those projects are separately addressed. However, without more information on general
capital facility needs in this area or more specific impacts attributable to this project and how
they may be addressed by the applicant, staff cannot advise as to the absolute sufficiency of
the proposed dollar amount. Likewise, without this information, staff cannot advise as to the
alternative of funding the Self- Replenishing Housing Assistance Fund with part of the
proposed cash proffer. Staff does believe such a contribution directly supports the project's
focus on affordable and moderately priced units, but cannot as yet advise if this should be in
lieu of offsetting other impacts and needs attributable to this project.
Other Impacts:
Traffic Impacts. In the US 29 North Corridor Transportation Study now underway as a part of
the Places29 master planning process, the proposed Willow Glen site was modeled according
to the land uses shown in the County's current Comprehensive Plan. Most of the area is
shown in the Comprehensive Plan as Industrial Service, with a small portion of Urban Density
Residential. If the entire area is developed as residential at approximately 10 du /acre, this may
result in a different traffic pattern and number of trips.
VDOT has indicated that the proposed development needs to conduct a traffic impact study to
evaluate impacts and determine solutions. VDOT staff has further requested that a scoping
meeting for this study should be set up with VDOT, Albemarle County, and the developer.
The applicant has included the results of a trip generation study in the lower lefthand corner of
the "Parking Plan" in the back pocket of the Willow Glen booklet. While this study contains
useful information about the traffic generated on the site, it does not address the impacts of
that traffic on intersections in the area and other information usually included in a full traffic
study. Staff looks forward to the scoping meeting as an opportunity to discuss the study and
these impacts. The chart from the "Parking Plan" is reproduced below:
TRIP GENERATION
CODE
LAND USE
"G.
ADJ. STREET PEAKS
SATURDAY
SUNDAY
WEEKDAY
TRIPS
(PER UNIT)
AM (PER UNIT)
PM (PER UNIT)
210
Single- family
9.57
0.75
1.01
10.1
8.78
Detached
22
211
17
22
222
193
Condominium/
230
Townhouse/
5.86
0.44
0.52
5.67
4.84
Duplex
212
1,242
93
110
1,202
1,026
TRIPS GENERATED
1,453
110
132
1,424
1,219
1/3 Trips anticipated onto /from Dickerson Road and 2/3 trips expected onto /from Town Center Drive
BASED ON INSTITUTE OF TRANSPORTATION ENGINEERS (ITE MANUAL), TRIP GENERATION,
7T" ED.
Planning Commission Worksession: Willow Glen ZMA 2006 -19, February 6, 2007 6
Question for the Planning Commission: Does the Commission believe that a full traffic
study should be performed in order to assess the impacts adequately?
Staff believes that a complete traffic study should be performed to determine the impacts of
the traffic generated by the project.
The Neighborhood Model. The plan's conformity with the Neighborhood Model is assessed
in the table below.
Pedestrian
Sidewalks and paths are provided throughout the development. All
Orientation
streets will include sidewalks. Trails will connect green spaces
throughout the development. Staff believes this principle is met.
Neighborhood
Narrower streets will help promote lower vehicle speeds and
Friendly Streets
sidewalks buffered with street trees will help create a safe
and Paths
environment throughout Willow Glen. Street trees are shown for all
streets. This principle is met.
Interconnected
Willow Glen will have an entrance on Dickerson Road and a second
Streets and
entrance on Town Center Drive. Staff is concerned with this second
Transportation
entrance because the applicant does not own the adjacent property,
Networks
which is part of Hollymead Town Center, Area D. If this connection
cannot be made, Willow Glen will only have access onto Dickerson
Road. As it is, this second connection needs to be shifted to move
the proposed roadway out of the stormwater management facility on
TMP 32 -50. This shift in alignment will require redesigning a portion
of the lots and roadways within the site.
The County's Traffic Engineer has requested that several of the
internal roads be extended in order to improve interconnectivity.
Specifically, Road G (now a deadend street) should be extended to
intersect with Road D, and Road E (also a deadend street) should be
extended to intersect with Road C. These extensions will create
"blocks" as recommended in the Neighborhood Model to facilitate
traffic circulation, walking, and bicycling in the development.
The Traffic Engineer also recommends that provisions for both
vehicular and pedestrian connections to the north and south be
made, for example, by providing for a potential extension of Road B.
Some of the internal streets are public and others are planned to be
private. Some private streets are "parking lot streets" —they are
basically aisles with parking on one or both sides. This affects how
parking is relegated (see "Relegated Parking" below).
Due to insufficient interconnectivity and the need to redesign the
connection with Town Center Drive, this principle is not met.
Parks and Open
As part of the 23 -plus acre project, the applicants have included a
Space
central green, a clubhouse, two age- appropriate playgrounds
adjacent to the clubhouse, a pond that will be both recreational and
functional, and other recreational and social spaces throughout the
development. There will also be walking trails throughout the
development. Additional information will be needed to assure the
recreational and aesthetic qualities which make the ponds amenities
are included. With those assurances, this principle will be met.
Planning Commission Worksession: Willow Glen ZMA 2006 -19, February 6, 2007 7
Neighborhood
The central green and clubhouse will serve as the center for the
Centers
Willow Glen community. A transit stop is proposed for this area, too.
This development was also designed so that residents would have
access to the Hollymead Town Center. This principle is met.
Buildings and
The designers of the Willow Glen community have proposed a
Spaces of Human
number of different types of residences that are oriented towards
Scale
each other, the road network, and the public spaces. The taller
buildings —the condominium buildings —are located around the
edges of the development. The townhouses, duplexes, and single -
family residences are all expected to be one to three stories in
height. Staff needs additional information about the proposed
setbacks before determining if this principle is met.
Relegated Parking
Only the parking next to the community center and one of the
condominium buildings is truly relegated. All of the other
condominium buildings and dwelling units have parking in front,
rather than on the side or in the rear. The private streets, as
mentioned above, are "parking lot" streets — basically aisles between
parking spaces. Some of the single - family detached units have
garages in the front that appear to be the most prominent feature
because they are the closest part of the house to the street. There is
space in the driveway to park at least one vehicle. A series of alleys
and separate parking lots would relegate the parking and lessen the
prominence of vehicles. Staff has not attempted to redesign the
streets and parking. Due to the location of so much of the parking
and the prominence given to vehicles, this principle is not met.
Mixture of Uses
Willow Glen is proposed as a residential development. It is adjacent
to shopping and other uses in the Hollymead Town Center area. This
principle is met only if the development is considered in the larger
context of Hollymead Town Center.
Mixture of Housing
There are a variety of housing types within this development
Types and
including single - family, townhouse, duplex, and apartment as
Affordability
condominium units. The developer has agreed to meet the 15%
affordable housing goal and has also included a significant amount
of moderate-priced units. This principle is met.
Redevelopment
This principle is not applicable.
Site Planning that
Although there are few critical slopes, major grading will be required
Respects Terrain
for this development. More information is needed from the applicant
on how slopes are to be reconstructed and landscaped before staff
can determine if this principle is met.
Clear Boundaries
The project site is entirely within the Development Area boundaries,
with the Rural
so this principle is not applicable.
Areas
Questions for the Planning Commission:
1. Should the interconnections recommended by the County's Traffic Engineer be
made?
2. Should the development be allowed to proceed if the connection to Town Center
Drive cannot be made?
3. Is parking appropriately relegated or should the design of the development be
modified to place parking behind the units through the use of alleys, drives, and
parking lots?
Staff believes that the interconnections are necessary to facilitate circulation, both pedestrian
and vehicular, within the development. The more complete the pedestrian and vehicular
Planning Commission Worksession: Willow Glen ZMA 2006 -19, February 6, 2007 8
network is, the easier it will be for residents to walk to various points within the development
and nearby, such as Hollymead Town Center.
Staff also believes that the vehicular /pedestrian connection to Town Center Drive is essential,
if this development is to be integrated into the larger Hollymead Town Center Area; if the only
access into /from the development is onto Dickerson Road, two - thirds of the trips (those that
the applicant indicates in the trip generation table would use Town Center Drive) will require
very circuitous routes to reach their intended destinations.
Staff believes that relegating parking to areas behind the units and /or in separate parking lots
will make the development much more pedestrian friendly and attractive. It will also mean that
the development's roads may be narrower and landscaped along the edges, rather than lined
with parking spaces. Some roads may retain parallel parking, as needed for guests or visitors,
but parking for residents should be relegated to areas behind or alongside the residential
buildings.
Other Issues:
Stormwater Management. Staff has noted that there are two stormwater management
facilities onsite that affect the overall design. If the applicant were to coordinate use of
stormwater management facilities with the owner of the facility adjacent to the site it might
allow the creation of a single facility. At the very least, it would create a series of nearby
facilities that would consolidate the environmental impacts of stormwater management and
buffer the stream (on the adjacent parcel). Shifting the current proposed stormwater pond, as
suggested by the County Engineer, would also accommodate changes to the road network
necessary to move Road D out of the stormwater basin on Tax Parcel 32 -50. Staff expects to
continue working with the applicant on stormwater management for this proposed
development.
Cultural and Historical Resources. There are no cultural or historical resources on the site,
so no impacts are expected.
Water and Sewer. The Albemarle County Service Authority has not expressed any concerns
over provision of water and sewer to this development. The site is within the Authority's
jurisdictional area for water and sewer.
Conclusions and Recommendations
Staff requests guidance from the Commission on the number and types of units proposed, the
number and type of affordable /moderate - priced units, the structure and feasibility of the cash
proffers, the need for a traffic study, and aspects of the Neighborhood Model.
ATTACHMENTS
ATTACHMENT A – Willow Glen Home Prices /Affordable Housing Loan Fund
ATTACHMENT B – Planning Commission Worksession Draft Minutes, December 5, 2006
ATTACHMENT C— E -mail message from Ron White, Chief of Housing.
Planning Commission Worksession: Willow Glen ZMA 2006 -19, February 6, 2007 9
ATTACHMENT A
WILLOW GLEN HOME PRICES
SUMMARY BY PRICE TIERS
% Of
Tier 1— Affordable Units Number Total Units Estimated Price Range
Condominiums, duplexes 35 15.0% $185,000 to County definition of limit,
currently $190,400
Tier 2 — Moderately Priced Units
16' townhomes, condos 24 10.3% $220,000 — $230,000
Tier 3 — Moderately Priced Units
16' and 20' townhomes, condos 20 8.5% $250,000 — $270,000
Note: Total Below VHDA's First -Time Homebuyer Maximum Home Price
79 33.8% (currently $293,900)
Tier 4 - Remaining Units
20' and 24' townhomes, condos, 155 66.2% $300,000 — $425,000
single - family homes
AFFORDABLE UNITS, INCLUDING MODERATELY - PRICED UNIT CREDIT
Number %
Units priced within the County's price limit 35 15.0%
50% credit for units Moderately- Priced 12 5.1%
(24 total moderately - priced units)
TOTAL QUALIFYING AFFORDABLE UNITS 47 20.1%
Note: 1 in 4 units at Willow Glen (59 of 234) are either affordable or
moderately - priced (sometimes called work force housing)
Planning Commission Worksession: Willow Glen ZMA 2006 -19, February 6, 2007 10
WILLOW GLEN
AFFORDABLE HOUSING LOAN FUND
ALTERNATIVE #1— Traditional CIP Contribution
Capital Improvement Program (CIP) contribution, est.: 696 500
($3,500 x 199 non - affordable units)
ALTERNATIVE #2 — SELF - REPLENISHING HOUSING ASSISTANCE FUND
In lieu of a standard CIP contribution, Willow Glen is proposing to work collaboratively with the
County and other parties to establish a self - replenishing Housing Assistance Fund. The
distribution of monies would be as follows:
$500,000 Housing Assistance Fund — targeted to buyers of Moderately -Priced units
(work force housing)
$100,000 Capital Improvement Program Contribution
$ 96,500 County Transit Fund
$696,500 Total Contributions
Program Concepts and Benefits:
Housing Assistance money would be contributed to a fund held by the Charlottesville Area
Community Foundation or an alternative non - profit desired by the County.
The qualification of buyers and disbursement of funds would be handled by a qualified non-
profit housing agency such as the Piedmont Housing Alliance (PHA).
The program would help fill a need for assistance to work force buyers, generally defined
as targeted employees with household incomes between 80% and 120% of area median.
Assistance would be provided through below market -rate, interest -only second mortgages.
Interest likely to be deferred, at least initially.
The Housing Assistance fund could be used in conjunction with other County housing
assistance programs, thereby leveraging the County's assistance monies.
The second mortgages would be due upon sale or if the homeowner chose to refinance.
Repayment would consist of the outstanding principal balance, plus a percentage share of
equity appreciation (important in order to provide an inflation hedge against increasing
home prices).
The Housing Assistance Fund would be used initially at Willow Glen, thus promoting our
goal of providing much - needed housing in Albemarle County in the near term. Thereafter,
it could be used anywhere in the County.
Repayment of the second mortgages and equity appreciation would return monies to the
Housing Assistance Fund to be used to assist future buyers. In this way, the program would
be replenishing.
11
WILLOW GLEN HOUSING ASSISTANCE FUND
SUGGESTED ORGANIZATION
$100,000 Capital
Improvement Fund
Program Set -Up
(with County and
Foundation assistance)
Buyer Qualification
Program Administration
r---- - - - - --
i
Qualified Non - Profit
such as Piedmont
Housing Alliance
(PHA)
WILLOW GLEN
I $95,600 County
Transit Fund
$500,000
CHARLOTTESVILLE
AREA COMMUNITY
FOUNDATION
Work Force Housing
Assistance Fund
Down payments and closing
costs assistancq with below -
market second mortgages
o,o
�o
0
N
w
U � �
New Homeowners
at Willow Glen
After the Initial Borrower
replenishes the Fund by
repaying, the money could
be used to assist future
buyers of homes anywhere
in Albemarle County.
12
Other Assistance
Programs
CAAR Work Force,
County, etc.
First Mortgage
Lender
ATTACHMENT B
Albemarle County Planning Commission
December 5, 2006
The Albemarle County Planning Commission held a meeting and a public hearing on
Tuesday, December 5, 2006, at 6:00 p.m., at the County Office Building, Second Floor,
Auditorium, Second Floor, 401 McIntire Road, Charlottesville, Virginia. Members
attending were Eric Strucko, Jon Cannon, Marcia Joseph, Chairman, Bill Edgerton
(arrived at 6:12 p.m.), Duane Zobrist and Pete Craddock. Absent was Calvin Morris,
Vice - Chairman. Julia Monteith, Senior Land Use Planner for the University of Virginia,
representative for David J. Neuman, FAIA, Architect for University of Virginia was
absent.
Other officials present were Wayne Cilimberg, Planning Director; Gerald Gatobu, Senior
Planner, David Benish, Chief of Planning; Amelia McCulley, Zoning and Current
Development Director /Zoning Administrator; Bill Fritz, Chief of Current Development;
Claudette Grant, Senior Planner; Sean Dougherty, Senior Planner; Judith Wiegand,
Senior Planner; David E. Pennock, Principal Planner and Greg Kamptner, Deputy
County Attorney.
Call to Order and Establish Quorum:
Ms. Joseph called the regular meeting to order at 6:09 p.m. and established a quorum.
The Planning Commission took a ten minute break at 7:29 p.m.
The meeting reconvened at 7:47 p.m.
Work Sessions:
CPA - 2006 -03/ ZMA- 2006 -19 Willow Glen (Signs #27, 29)
PROPOSAL: Amend Comprehensive Plan from Industrial Service which allows
warehousing, light industry, heavy industry, research, office uses, regional scale
research, limited production and marketing activities, supporting commercial, lodging
and conference facilities, and residential (6.01 -34 units /acre) uses to Urban Density
Residential which allows residential (6.01 -34 units /acre) and supporting uses such as
religious institutions, schools, commercial, office and service uses. Rezone 23.681
acres from Rural Areas which allows agricultural, forestal, and fishery uses; residential
density (0.5 unit /acre) to Planned Residential District which allows residential (3 - 34
units /acre) with limited commercial uses for a maximum of 234 units
PROFFERS: No
EXISTING COMPREHENSIVE PLAN LAND USE /DENSITY: Industrial Service which
allows for (see uses above) in the Hollymead Community.
ENTRANCE CORRIDOR: No
13
LOCATION: property is east of Dickerson Road (Rt. 606) across from Charlottesville -
Albemarle Airport and approximately 1500 feet south of intersection with Airport Road
(Rt. 649) in Hollymead Community.
TAX MAP: 32 PARCELS: 49F, 49G, 491, 49J, 49K
MAGISTERIAL DISTRICT: Rio
STAFF: Judy Wiegand
Motion: Mr. Zobrist moved, Mr. Strucko seconded, to direct staff to return with a
resolution of intent to consider amendment to the Comprehensive Plan for the Willow
Glen property.
The motion passed by a 4:2 vote. (Commissioners Joseph and Edgerton voted no.)
Ms. Joseph said that the next step would be for staff to draft a resolution of intent for the
Commission to act on within the next couple of weeks.
HE
ATTACHMENT C
From: Ron White
Sent: Tuesday, January 23, 2007 4:23 PM
To: Judith Wiegand
Subject: RE: Willow Glen Affordable Housing Information
As I stated in our conversation earlier today, the affordable housing proffers for Willow Glen as proposed
would meet the goal of 15% affordable units as defined in the Affordable Housing Policy. In addition, the
applicant proposes additional units that would fit the County's proposed definition of moderately - priced
units. The applicant is also proposing to provide a fund that would offer downpayment assistance on the
moderately - priced units. Since the County's downpayment assistance program is limited and targeted to
households with incomes around 80% of the area median income, the applicant's proposed program
could be beneficial to those buyers not otherwise eligible for the County program. In short, the proposal
addresses the intent and goal of the policy and provides a reasonable range of housing prices for a
variety of incomes.
A, M", el-4 11111-11110
County of Albemarle
(434) 296 -5839 ext. 3407
15