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HomeMy WebLinkAboutZMA200700005 Staff Report 2007-11-07O Al, kJy YIRGSN�A ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT ,Froj ct Name: ZMA 07-05 Avon Park II; Staff: Rebecca Ragsdale Private Street Request PlanningCommission Public Hearing: Board of Supervisors Public Hearing: Octo er 16, 2007 November 14, 2007 Own rs: Weatherhill Development represented by Applicant: Terra Concepts represented by Mark Frank Pohl/Ian Bosserman Keller Acreage: 5.170 Rezone: R-1 to R-6 Residential TMP Tax Map 90, Parcel 31 By -right use: 5 dwelling units and up to 7 dwelling units with a density bonus; nom'"�"�• supporting uses permitted in R-1 such as schools, churches, and clubs by special use permit. ,Mag sterial District: Scottsville Proffers: Yes ,Pro osal: Rezone from R-1 to R-6 with a proffered Requested # of Dwelling Units: 31, at a gross appli ation plan to provide 31 single family and density of 6 dwelling units per acre town iouse dwelling units PA evelo ment Area): Neighborhood 4 Comp. Plan Designation: Neighborhood Density Residential ,Cha acter of Prperty: Two existing homes, Use of Surrounding Properties- Single Famil outb ildings; approximately half of the site is wooded Residential actors Favorable: Factors Unfavorable: The rezoning is consistent with the Land Use 1. The applicant is not proposing a street Plan recommendations. section that meets County requirements however has submitted :u stifi Gation fnr this The applicant has provided an application plan that meets Neighborhood Model design expectations. The applicant has provided affordable housing and cash proffers that meet County Policy IREC MMENDATION: Staff recommends approval of ZMA 07 05 and the private street request; theplanft strip giver is not recommended for approval and Private Street oe � ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt STAFF PERSON: PLANNING COMMISSION: BOARD OF SUPERVISORS: ZMA 07-05 AVON PARK II Private Street Request REBECCA RAGSDALE October 16, 2007 November 14, 2007 Petition: PROJECT: ZMA 2007-005 Avon Court II PROPOSAL: Rezone 5.17 acres from R-1 Residential (1 unit/acre) to R-6 Residential (6 units/acre) with a proffered application plan. The proposal is to allow development of 31 townhouse and single family units. PROFFERS: Yes EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY: Neighborhood Density Residential - residential (3-6 units/acre) and supporting uses such as religious institutions and schools and other small-scale non-residential uses. ENTRANCE CORRIDOR: Yes LOCATION: Avon Street Extended, approx. 1,000 feet north of the intersection of Avon Street Ext. and Route 20, south of existing Avon Court TAX MAP/PARCEL: Tax Map 90, Parcel 31 MAGISTERIAL DISTRICT: Scottsville Plannina and Zonina History There is no rezoning, plan or subdivision history on this parcel. A special use permit (SP 03-48) for a Home Occupation Class B (Randy E. Fox) was approved in 2003 for a small engine repair shop but will not be continued on the property if this proposed rezoning is approved. The buildings in which the home occupation is conducted will be removed. Plannina Commission Work Session This rezoning was reviewed by the Commission in a work session on August 14, 2007, to discuss two issues. The first issues was the design and layout of the proposal, specifically how residential lots and pedestrian access related to the open space/amenity area. The Commission also considered the private street request and proposed street section for that private street, summarized here: The Commission indicated the applicant's changes to the lot layout presented at the meeting, specifically to the lots located adjacent to the existing house within the development and the provision of more direct access for pedestrians from Stratford Way to the open space area area was an improvement. The Commission recommended the applicant continue looking at the layout in this area of the development to provide more direct driveway access to the lots. Further consideration of the proposed street design for Stratford Way was needed. The Commission desired more information to demonstrate why the applicant's variation should be approved and more information as to why trees normally are placed between the sidewalk and the street. LSee Neighborhood Model sections on Formatted: Font: Italic Neighborhood Friendly Streets & Paths, provided as Attachment E] The applicant was encouraged to address the neighbor concerns, both those resulting from the first phase of Avon Park regarding installation of a privacy fence and comments made from other neighbors regarding this proposed second phase, including a request for fencing, public road interconnection, and extension of water. The applicant submitted a revised application plan following the Commission work session that includes changes to the lot layout and provides direct pedestrian access adjacent to the open space ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 area, has provided a detailed request for approval of Stratford Way as private street, and has addresses all adjoining property owner concerns. Characteristics of the Site & Area There are two existing homes on the site, one built after 2000 and one c. 1945 dwelling, and also outbuildings, and mature trees. (See Sheet 1 -Attachment E) Adjoining properties to the north, south, and east are single family residential and zoned R1. Parcels to the west are currently wooded. Immediately adjacent to this site to the north is Avon Park I, which was a rezoning (ZMA 04-03), approved May 25, 2004 for 16 single family homes and 43 townhouse units. That project is currently under construction, near completion with some units occupied. Nearby to the north are the MillCreek Subdivision and Snows Garden Center, along with an Industrial Area. (Attachment A - Aerial, B -Zoning Map, C -Land Use Plan) By -Richt Uses of the Site The site is approximately 5 acres and is zoned R-1 which would potentially allow for 5 residential units or up to 7 with bonus density and clustering provisions. Specifics of Proposal The applicant has submitted a revised rezoning plan and proffers since the Commission work session, which appears to address the issues discussed at that meeting. Avon Park II is proposed as a continuation of the existing Avon Park project. This rezoning is for a mixed residential development of 20 townhomes with two -car garages, four condo/apartments with two -car garages, and six single family houses with two -car garages, along with the existing c. 2000 single family house to remain. The units would be served by an extension of Hathaway Street (public road) in Avon Park and a private street that is requested. The front portion of the property, adjacent to Avon Street Ext., will provide the open space and recreational area for the development. (Attachment E - Application Plan) In addition to the plan and waiver request, the applicant has submitted proffers indicating a commitment to provide 15% affordable housing and to provide cash proffers for each residential unit meeting the Board's expectations. Conformity with the Comprehensive Plan Land Use Plan The Land Use plan designates this property as Neighborhood Density Residential in Neighborhood 4. (Attachment C) Applicable statements from the Comprehensive Plan relevant to this site are identified below in italics. Staff comments relative to the recommendations of the Land Use Plan follow each statement: Neighborhood Density Residential o Neighborhood Density Residential areas are intended to have a gross density of between 3 to 6 dwellings per acre. Neighborhood Density Residential may be located within the Urban Area, Communities and Villages. o Neighborhood Density Residential areas are intended to accommodate all dwelling unit types as well as institutional uses such as places of worship, public and private schools, and early childhood education centers including day care centers and preschools. o It is anticipated that Neighborhood Density Residential areas will accommodate small areas of non-residential land uses on the scale of Neighborhood Service, as defined later in this chapter, to serve residential uses. o Any new development within an existing subdivision shall be in keeping with the character and density of the existing development. o New developments adjacent to existing subdivisions or developments shall be developed at higher densities and in a form in keeping with the Neighborhood Model to support infill development efforts. ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 Avon Park II is proposed at a density of 6 dwelling units per acre, or 31 units on 5.1 acres, with one house already existing. Non residential uses are not proposed or expected at this location. This project is developing at a density and in a form that is in keeping with the Neighborhood Model and adjacent development of Avon Park. Consider the recommendations of the Southern Charlottesville Transportation Study for this Neighborhood The primary recommendations of this study were the construction of east -west connecting roads within Neighborhoods 4 and 5, including the Avon -Fifth Street Connector road (Southern Parkway), Avon -Route 20 Connector road (constructed), and an Avon -Fifth Street connector road north of I- 64. The connectors south of 1-64 were considered higher priorities. This parcel does not provide an opportunity for either of these connecting roads. Due to increased development in this area, including the construction of the new Monticello High School, upgrade Avon Street Extended and Route 20 and construct bicycle facilities and walkways in conjunction with these upgrades. Determine the right-of-way requirements for these road upgrades and obtain and/or reserve right-of-ways as necessary. An asphalt path has been constructed on the west side of Avon Street from the Southern Parkway to South Mill Creek. The CIP calls for a walkway to be constructed from the Southern Parkway to the City limits within the next 5 years. No widening for bike lanes are planned or funded at this time. Locate a library branch in or near Neighborhood Four. The Jefferson -Madison Regional Library has proposed the construction of a new library in the southern urban areas to adequately serve this area although there has not been any site selection yet. The library needs approximately two acres of land for the 15,000 square foot facility. The County owns large acreage near the high school and fire station off of Mill Creek Drive which may be appropriate, although some of the property is hilly and not the best for development. Site selection and land acquisition, if necessary, is scheduled for 2012/13 and construction in 2014/15. A site near an east -west connector road would seem to be the best location so it would be convenient to either Neighborhood 4 or 5. This site is in proximity to the Southern Parkway, once it is built to Fifth Street. Participate with the City to construct the eastern branch of the southern water loop. This loop will link the Avon Street and Pantops Mountain Water tanks and improve water distribution in the Neighborhood. Build another smaller water tank on Avon Street to increase flow to Neighborhoods 4 & 5. The eastern branch of the southern loop is programmed in RWSA's CIP for construction in FY 09- 10. Provide additional water storage in the southern portion of the Neighborhood to support demand and ensure adequate fire flow. Storage tanks have been developed as part of Avon Park and Mosby Mountain development that will provide water storage and address fire flow issues for this area. ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 Extend the Biscuit Run Interceptor to provide capacity for the entire drainage basin. The Biscuit Run interceptor was extended close to the Biscuit Run property as part of the improvements provided to serve the Mosby Mountain development off of Fifth Street. New development and redevelopment along Route 20 and Avon Street Extended should be designed in a manner that is sensitive to its location within the Monticello viewshed and designation as Entrance Corridor Roadways. The proposed development is not in the Monticello viewshed. The Architectural Review Board has provided comments on the Application Plan. Open Space Plan -- The County's Open Space Plan shows no significant environmental resources on this property. Principles of the Neighborhood Model -- Conformity with the Neighborhood Model is assessed below: Pedestrian Sidewalks are shown along all streets, both public and private, internal to Orientation the development, connecting different buildings to the amenities and to other buildings. The applicant has also provided a sidewalk across the frontage of the property along Avon Street Extended. This principle is met. Neighborhood Street trees are shown for all proposed streets; however, street trees along Friendly Streets the private street (Stratford Way) are proposed behind the curb and and Paths sidewalk, which does not meet the desired street section. The applicant Att chment E has submitted a private street request and justification for this design for the Commission to consider. This principle is met. Interconnected Opportunities for north -south interconnections exist to adjoining properties Streets and and are provided via a planned interconnection approved with Avon Park, Transportation shown as Hathaway Street on the application plan. (Attachment E) This Networks interconnection is being extended to the Brooks property to the south of this proposed development. This principle is met. We ho�io h^^n n vided fr.r nnnn^n+inn to the adjG'R'Rg proparty to the nerth the Spoils/Sadler n arty whi^h Avnn Pork and is 4 proposed APark II However, or� nd the applicant `. exte ,.diRg streets wi+hiR the ed .deyel.,r,r. eRt that w. u l d be .,.Ji.,G r,4 to this site. Parks and Open Proposed amenity and recreation areas comprise 1.69 acres or 33% of the Space site and are located on the front one-third of the property on Avon Street Ext. The area would include a pavilion, picnic tables, grill area, and horseshoe pits_ These amenities are proposed as aand as nrnn^sed is a substitution of recreation requirements of the ordinance to olln, , these f^rather than a -providing a tot lot_, which can be appFeved by the Planning ,air^^t^r This development will be added to Avon Park I and will have access to those amenities as well, which includes a tot lot, so the substitution is supported. This principle is met. ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 Formatted: Normal Formatted: Font: (Default) Times New Roman, 12 pt Formatted: Indent: Left: 0" Nei hborhood Cale Elementary School is the nearest center to this area and a place to Centers which the residential units can relate. However, it is a mile away. This area is expected to relate to the adjoining center proposed in Biscuit Run under review. This principle is met. Buildings and The scale of the buildings appears to be appropriate and this principle is Spaces of Human met. A site section is provided in the application plan. Scale Relegated Parking Parking for residential units is provided in garages and guest parking is the only arkin rovided outside of garages. This principle is met. Mixture of Uses Non-residential uses are not expected within this development and the nearest non-residential use is a church approximately a quarter -mile to the north on Avon Street Extended. A commercial center is approximately a mile away at the intersection of Mill Creek Drive and Avon Street Extended. No additional mixture of uses is recommended and this principle is met with nearb uses. Mix ure of Housing The mixture of housing types, with four multi -family units, townhomes, and Typ sand single family, is viewed as appropriate and the applicant has committed Aff rdability that 15% of the units will be affordable. This principle is met. Redevelopment The project represents redevelopment from low density rural residential to higher density residential. The existing house on the site and outbuildings closest to Avon Street will be demolished and the other existing house on the property will remain and be integrated into Avon Park II. This principle is met. Site Planning that As previously indicated, the property has some topographical challenges Respects Terrain and slopes downward towards Avon Street. This principle is met for most of the project; however, staff has concerns regarding the proposed grading for Lot 28 as they are proposed as 2:1 slo es. - Clear Boundaries Not applicable, the nearest Rural Area boundary is to the east of Route 20 with the Rural and south. Areas This district (hereafter referred to as R-6) is to provide a plan implementation zone that: -Provides for compact, medium -density residential development; (Amended 9-9-92) -Permits a variety of housing woes; and -Provides incentives for clustering of development and provision of locational, environmental and developmental amenities. R-6 districts may be permitted within community and urban area locations recommended for medium -density residential use in the comprehensive plan. (Amended 9-9-92) ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 Formatted: Normal, No widow/orphan control Formatted: Font: Verdana, 11 pt Formatted: Font: (Default) Verdana, 11 pt, Italic Formatted: Indent: Left: -0.5", No widow/orphan control, Adjust space between Latin and Asian text, Adjust space between Asian text and numbers Formatted: Font: (Default) Verdana, Bold, Italic, Font color: Black 16.3 AREA A -ND BULK REG[ZATIDi\S F., = �-ND 3ULK REGULATIONS Use Rlan recommendation of Neighborhood Formatted: No widow/orphan control, Tab 3 Zoning, which is consistent with the Land stops: Not at 1" + 1.5" + 2"+ z.s" + 3" + Avon Park I is also zoned R6 and this 3.5" + 4" + 4.5" + s' + 5.5" + 6° —Approximately 50% of the site, on the western half is wooded and there are significant grade changes across the site, from elevations of 690 at the highest point near proposed Hathaway Street and 590 near Avon Street Ext. The woods would be removed and the slopes graded in order to accomplish the plan proposed. The existing vegetation located around the homes on the site is propdsed to remain. There are no environmental features shown on the County's Open Space Plan. The Historic Preservation planner provided information regarding historic resources. Albemarle County Real Estate records indicate that the existing dwelling on Tax Map 90, Parcel 31 was constructed c. 1945 and is therefore considered historic. This resource has not been evaluated for listing on the National or State historic registers. The applicant has indicated on the Site Plan Study that the existing c. 2000 or later dwelling will be retained but the historic structure will be removed because of its condition. Staff is requesting that the applicant provide documentation of the resource, in accordance with the Department of Historic Resources (DHR) standards prior to its removal, which they have agreed to provide. The Virginia Department of Historic Resources' (DHR) Data Sharing System (DSS) also identified the Midvale School (DHR #002-1141), which is on the adjoining property. Anti i ated im act on public facilities and services Stre is - The development will generate an additional 208 trips per day on Avon Street Extended which provides primary access to the site. Traffic counts are not available at this location although north of Mill Creek Drive; the street has 10,306 Average Daily Trips (ADT) with a Level of Service E. Regarding Avon St. Extended, the hope is that the road can continue to function as a 2 -lane (with turn lanes), lower speed (35-40 mph) road that can stay more in keeping with a neighborhood ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 Formatted: Font: (Default) Arial, Not Bold, Not Italic Formatted: Font: Italic Formatted: Font: Verdana, 11 pt, Italic Formatted: Font: Italic Formatted: Font: Verdana, Italic Formatted: Normal, Indent: Left: -0.5", No widow/orphan control Formatted: Indent: Left: 0" Formatted: Indent: Left: 0" Formatted: Font: Not Bold, Underline Formatted: Underline STANDARD LEVEL SCATS LE' -T= C01T ^r;=IONAL CLUSTER CONG'ENTIONAL CLUSTER <ECUI-Et-1E'dTS CE'-T-OFIL'.NT DEVELOPMESTT DEVELOPIdENT Gress densis•: 6 du acre 6 dMiacre 9 &daces 9du acre S{iayssmn Lm Size �Addzd'-17-SS) 7.260 Gq R ti A 4,840 sq fr. N.A i'ards. miuivaum: Freut _5 feet'_= feet 25 feet 25 feet Side°' 15feet 1 _'set 15 feet 15 feet Rem �i l feet 20 feet 10 feet 20 Feet [a'• Nataitu= aide raids -hall be reduced to not les-- than ten [10'• Feet in acconbace rash section 4.11.3. Amended 1-1-83 llaxirumu Smunue hei zht 35 feet 35 feet 3? Feet 35 feet Use Rlan recommendation of Neighborhood Formatted: No widow/orphan control, Tab 3 Zoning, which is consistent with the Land stops: Not at 1" + 1.5" + 2"+ z.s" + 3" + Avon Park I is also zoned R6 and this 3.5" + 4" + 4.5" + s' + 5.5" + 6° —Approximately 50% of the site, on the western half is wooded and there are significant grade changes across the site, from elevations of 690 at the highest point near proposed Hathaway Street and 590 near Avon Street Ext. The woods would be removed and the slopes graded in order to accomplish the plan proposed. The existing vegetation located around the homes on the site is propdsed to remain. There are no environmental features shown on the County's Open Space Plan. The Historic Preservation planner provided information regarding historic resources. Albemarle County Real Estate records indicate that the existing dwelling on Tax Map 90, Parcel 31 was constructed c. 1945 and is therefore considered historic. This resource has not been evaluated for listing on the National or State historic registers. The applicant has indicated on the Site Plan Study that the existing c. 2000 or later dwelling will be retained but the historic structure will be removed because of its condition. Staff is requesting that the applicant provide documentation of the resource, in accordance with the Department of Historic Resources (DHR) standards prior to its removal, which they have agreed to provide. The Virginia Department of Historic Resources' (DHR) Data Sharing System (DSS) also identified the Midvale School (DHR #002-1141), which is on the adjoining property. Anti i ated im act on public facilities and services Stre is - The development will generate an additional 208 trips per day on Avon Street Extended which provides primary access to the site. Traffic counts are not available at this location although north of Mill Creek Drive; the street has 10,306 Average Daily Trips (ADT) with a Level of Service E. Regarding Avon St. Extended, the hope is that the road can continue to function as a 2 -lane (with turn lanes), lower speed (35-40 mph) road that can stay more in keeping with a neighborhood ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 Formatted: Font: (Default) Arial, Not Bold, Not Italic Formatted: Font: Italic Formatted: Font: Verdana, 11 pt, Italic Formatted: Font: Italic Formatted: Font: Verdana, Italic Formatted: Normal, Indent: Left: -0.5", No widow/orphan control Formatted: Indent: Left: 0" Formatted: Indent: Left: 0" Formatted: Font: Not Bold, Underline Formatted: Underline oriented, multi -modal type of collector road. It was anticipated that east -west street connections (Willoughby connector, Southern Parkway) would help distribute traffic to the larger regional road network (Fifth Street, Route 20) that currently almost have to travel on Avon to reach almost any city/university destination. Some of VDOT and the County's initial comments regarding streets have been addressed, since the applicant no longer proposes maintaining the existing drive from Avon Street Ext. into the property. The request to allow Stratford Way as a private street is discussed below. Scho Is — The development is expected to generate 8 students broken down as follows: 4 Formatted: Font: Not Bold, Underline elementary school students, 2 middle school students, and 2 high school students. These students will attend Cale Elementary School, Walton Middle School, and Monticello High School. Cale will be renovated in 2006 to add classrooms. The renovation will replace the portable units currently in use and also accommodates the growth from development of this adjoining site. There is an additional elementary school proposed in the CIP for the Southern Urban Areas to address growth in the Southern Urban Areas. At present, an elementary school is being considered in conjunction with the Biscuit Run development. ,Fire, Rescue, Police — Fire, Rescue, and Police facilities are located nearby in buildings south of W 64. The Monticello Fire Station located near Monticello High School provides fire and rescue services to the area. Albemarle County 5`h Street Office Building is contains the County's Police Department, although the police patrol all areas of the County regardless of the location of the statin 1. No impact to these facilities is expected. Formatted: Underline Formatted: Normal (Web), Indent: Left: Utilit es — Albemarle County Service Authority indicates that water and sewer service is available - Formatted: underline to the site. Single family lots will be served by grinder pumps, which the ACSA does not have an Formatted: Normal (Web), Indent: Left: -0.5" objection to and were approved in Avon Park I. Generally, grinder pumps are not recommended because of private maintenance and easements are required. However, the easements have been locat d in such a way that they do not cut across properties. (See Utility Plan, Sheet 3 -Application Plan, lAttachment E) Formatted: Font: Verdana, 11 pt Formatted: Font: Verdana, 11 pt, Bold This Itroiect is expected to be in keeping with the residential character of this area. Th Formatted: Font: (Default) Arial, Not Italic .--- Formatted: Indent: Left: 0" Proffers The applicant has submitted proffers (Attachment D) including a commitment to the application plan, which are summarized below. The proffers have been reviewed by the County Attorney and only rhinor changes are needed and there are no outstanding substantive issues. ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 Affordable Housing- This proffer provides for four affordable units, identified as 21/22 and 23/24 on the application plan and proposed as Stacked-flatsmultifamily units which may either be for -sale or for -lease units. The affordable housing policy of providing 15% affordable, which is 4.5 units for this development, is met through provision of these four units and a cash contribution is proffered for the 0.5 unit. These proffers are acceptable to the Housing Director. Cash Proffer- The applicant has proffered to meet the Board's cash proffer policy, by proffering $343,000 to the County for mitigating impacts from this development. That amount is equal to $11,900 per market rate townhome and $17,500 for each single family unit. Private Street Reauest The §ubdivision Ordinance specifies criteria for the Commission to approve a private street. The criterik of this section of ordinance for Stratford Wa' t The street section proposed is Staff has provided the ordinance criteria for authorizing private streets under Section 14- 233A, followed by comments below. 1. Neighborhood model development.,The proposed private street(s) would enable the principles of the neighborhood model to be more fully implemented than could be achieved with a public street, without diminishing other principles of the neighborhood model, in the following circumstances: the subdivision would have a streetscape more consistent with the neighborhood have lower travel speeds. The arrangement of sidewalks and planting strips is not in keeping with recommendations of the Neighborhood Model and is discussed under the Plantina StriD waiver section below.. . - Formatted: Normal (Web), Indent: Left: 0 Hyphenate, Tab stops: Not at 0.19" + 0.5" Formatted: Don't hyphenate, Adjust space between Latin and Asian text, Adjust space between Asian text and numbers, Tab stops: 0.19", Left + 0.5", Left Formatted: Indent: Left: 0" Formatted: Font: 11 pt Formatted: Don't hyphenate, Adjust space between Latin and Asian text, Adjust space between Asian text and numbers, Tab stops: 0.19", Left + 0.5", Left Formatted: Font: 11 pt, Bold Formatted: Font: 11 pt Formatted: Font: 11 pt, Bold Formatted: Font: 11 pt Formatted: Font: 11 pt, Bold Formatted: Font: (Default) Arial, Not Bold Formatted: Font: (Default) Arial. Not Bold -( Formatted: Font: 11 pt JR) the subdivision design would allow it to better achieve the density goals of the Formatted: Font: li pt, Bold comprehensive plan; This design will allow density in keeping with the Land Use Plan., —1 Formatted: Font: 11 pt ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 (iii) rear vehicular access to buildings would be provided so that the buildings may face a Formatted: Font: 11 pt, Bold common amenity; Rear vehicle access is not provided to the residential units. The subject parcel is rectangular shaped and is not conducive to providing alleys., - Formatted: Font: (Default) Arial, 11 pt Formatted: Font: 11 Dt. Bold (iv) a significant environmental resource would be protected; or No significant environmental resources exist on the site., Formatted: Font: 11 pt (v) relegated parking would be provided to arreeater extent than could otherwise be provided, ,--1 Formatted: Font: 11 pt, Bold J Relegated parking is not achieved to a -greater extent and parkinq provided is front loaded, Formatted: Font: 11 pt mostly in garages. Formatted: Font: 11 pt ,2. Two lot subdivision. The proposed private street(s) would be within a two lot subdWisionWFormatted: Font: 11 pt, Bold 3. General iveyWre. The geneFfil welfaFe, as opposed to the pr-opr-ietaFy interest of the subdiv4der-, would be better- seFved by the eORStFUetiOH of one or more pr-Wate streets than by the eonstruetion of public streets sSinco the traffic on each section of the private street will be very low and the streets will not Th The a in to ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 will allow healthier trees and because of how ler pavement. ing a waiver of Planting Strips Section 14-222F(2 .� .......-......a• Formatted: Indent: Left: -0.5", Don't hyphenate, Adjust space between Latin and Asian text, Adjust space between Asian text and numbers, Tab stops: 0.19", Left + 0.5", Left Formatted: Font: (Default) Arial, Not Bold Formatted: Font: Not Bold Formatted: Font: 11 Dt. Bold l Formatted: Font: 11 pt, Bold y Formatted: Font: (Default) Arial, Not Bold ordinance, Formatted: Font: (Default) Arial, Not Bold \ Formatted: Font: 11 pt, Bold \, roalS�of the Formatted: Font: (Default) Arial, NotBold borhood master plan; Formatted: Font: 11 pt, Bold Formatted: Font: 11 pt, Bold Formatted: Font: 11 pt, Bold 10 The street design proposed by the applicant will allow for greater density to be achieved on a property in the development area; it does not , however, result in a form that greater reflects principles of the Neighborhood Model., Formatted: Font: (Default) Arial, Not Bold be more fully achieved. The waiver does not allow relegated parking to occur or to help buildings face the street. ourndses of this chanter or otherwise serve the public interest: and granting the waiver would not be land between the curb and the sidewalk, provide a softened appearance to streets and enhance the quality of the walk for pedestrians. Trees also provide a barrier between the pedestrian and a moving car. Staff does not support this waiver. Planting strips located behind the curb provide a greater sense of enclosure and this is important to creating a Neighborhood Model form of development and providing for the pedestrian. Summary Staff has found the following factors favorable to this rezoning request: 1. The rezoning is consistent with the Land Use Plan recommendations. 2. The applicant has provided an application plan that meets Neighborhood Model design expectations. 3. The applicant has provided affordable housing and cash proffers that meet County Policy Staff has found the following factors unfavorable to this request: 1. The applicant is rot -proposing a street section that does not meets County requirements., however has submitted : stifiGatien fr,r this . tin - RECOMMENDATION Staff tecommends approval of ZMA 07--05 and or°,,.,+„ Str,,,,+ Request—the private street request with waiver of the plantinq strip requirement. ATTACHMENTS A. Aerial Map B. Zoning Map C. Land Use Plan D. Proffer Forms E. Neighborhood Model -Neighborhood Friendly Streets & Paths sections F. Private Road d6l6#+#ic Justifications dated September 10, 2007 and prepared b Mark Keller of Terra r,,.,. epts P.G. ZMA 07-05 Avon Park II 11 PC Public Hearing 10/16/07 BOS 11/14/07 Formatted: Font: 11 pt, Bold Formatted: Font: 11 pt, Bold Formatted: Font: 11 pt, Bold Formatted: Font: 11 pt, Bold Formatted: Font: 11 pt, Bold Formatted: Font: 11 pt, Bold Formatted: Font: (Default) Arial, 11 pt, Not Italic Formatted: Font: (Default) Arial, 11 pt, Not Italic Formatted: Font: (Default) Arial, 11 pt, Not Italic Formatted: Font: (Default) Arial, 11 pt, Not Italic Formatted: Font: (Default) Arial, 11 pt Formatted: Font: (Default) Arial, 11 pt Formatted: Font: (Default) Arial Formatted: Indent: Left: 0", Hyphenate, Don't adjust space between Latin and Asian text, Don't adjust space between Asian text and numbers, Tab stops: Not at 0.19" + 0.5" G. Application Plan -Titled "Zoning Map Amendment for Avon Park II", prepared by Terra Concepts, P.C., dated April 30, 2007 and last revised September 10, 2007 ZMA 07-05 Avon Park II 12 PC Public Hearing 10/16/07 BOS 11/14/07 ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT Project Name: ZMA 07-05 Avon Park II; Staff: Rebecca Ragsdale Private Street Request Planning Commission Public Hearing: Board of Supervisors Public Hearing: October 16, 2007 November 14, 2007 Owners: Weatherhill Development represented by Applicant: Terra Concepts represented by Mark Frank Pohl/Ian Bosserman Keller Acreage: 5.170 Rezone: R-1 to R-6 Residential TMP: Tax Map 90, Parcel 31 By -right use: 5 dwelling units and up to 7 dwelling units with a density bonus; supporting uses permitted in R-1 such as schools, churches, and clubs by special use permit. Magisterial District: Scottsville Proffers: Yes Proposal: Rezone from R-1 to R-6 with a proffered Requested # of Dwelling Units: 31, at a gross application plan to provide 31 single family and density of 6 dwelling units per acre townhouse dwelling units DA (Development Area): Neighborhood 4 Comp. Plan Designation: Neighborhood Density Residential Character of Property: Two existing homes, Use of Surrounding Properties: Single Family outbuildings; approximately half of the site is wooded Residential Factors Favorable: Factors Unfavorable: 1. The rezoning is consistent with the Land Use 1. The applicant is not proposing a street Plan recommendations. section that meets County requirements. 2. The applicant has provided an application plan that meets Neighborhood Model design expectations. 3. The applicant has provided affordable housing and cash proffers that meet County Policy RECOMMENDATION: Staff recommends approval of ZMA 07 05 and the private street request; the planting strip waiver is not recommended for approval. ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 STAFF PERSON: PLANNING COMMISSION: BOARD OF SUPERVISORS: ZMA 07-05 AVON PARK II Private Street Request REBECCA RAGSDALE October 16, 2007 November 14, 2007 Petition• PROJECT: ZMA 2007-005 Avon Court II PROPOSAL: Rezone 5.17 acres from R-1 Residential (1 unit/acre) to R-6 Residential (6 units/acre) with a proffered application plan. The proposal is to allow development of 31 townhouse and single family units. PROFFERS: Yes EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY: Neighborhood Density Residential - residential (3-6 units/acre) and supporting uses such as religious institutions and schools and other small-scale non-residential uses. ENTRANCE CORRIDOR: Yes LOCATION: Avon Street Extended, approx. 1,000 feet north of the intersection of Avon Street Ext. and Route 20, south of existing Avon Court TAX MAP/PARCEL: Tax Map 90, Parcel 31 MAGISTERIAL DISTRICT: Scottsville Planning and Zoning History There is no rezoning, plan or subdivision history on this parcel. A special use permit (SP 03-48) for a Home Occupation Class B (Randy E. Fox) was approved in 2003 for a small engine repair shop but will not be continued on the property if this proposed rezoning is approved. The buildings in which the home occupation is conducted will be removed. Planning Commission Work Session This rezoning was reviewed by the Commission in a work session on August 14, 2007, to discuss two issues. The first issues was the design and layout of the proposal, specifically how residential lots and pedestrian access related to the open space/amenity area. The Commission also considered the private street request and proposed street section for that private street, summarized here: The Commission indicated the applicant's changes to the lot layout presented at the meeting, specifically to the lots located adjacent to the existing house within the development and the provision of more direct access for pedestrians from Stratford Way to the open space area was an improvement. The Commission recommended the applicant continue looking at the layout in this area of the development to provide more direct driveway access to the lots. Further consideration of the proposed street design for Stratford Way was needed. The Commission desired more information to demonstrate why the applicant's variation should be approved and more information as to why trees normally are placed between the sidewalk and the street. [See Neighborhood Model sections on Neighborhood Friendly Streets & Paths, provided as Attachment E] The applicant was encouraged to address the neighbor concerns, both those resulting from the first phase of Avon Park regarding installation of a privacy fence and comments made from other neighbors regarding this proposed second phase, including a request for fencing, public road interconnection, and extension of water. The applicant submitted a revised application plan following the Commission work session that includes changes to the lot layout and provides direct pedestrian access adjacent to the open space ZMA 07-05 Avon Park II 2 PC Public Hearing 10/16/07 BOS 11/14/07 area, has provided a detailed request for approval of Stratford Way as private street, and has addresses all adjoining property owner concerns. Characteristics of the Site & Area There are two existing homes on the site, one built after 2000 and one c. 1945 dwelling, and also outbuildings, and mature trees. (See Sheet 1 -Attachment E) Adjoining properties to the north, south, and east are single family residential and zoned R1. Parcels to the west are currently wooded. Immediately adjacent to this site to the north is Avon Park I, which was a rezoning (ZMA 04-03), approved May 25, 2004 for 16 single family homes and 43 townhouse units. That project is currently under construction, near completion with some units occupied. Nearby to the north are the MillCreek Subdivision and Snows Garden Center, along with an Industrial Area. (Attachment A - Aerial, B -Zoning Map, C -Land Use Plan) By -Right Uses of the Site The site is approximately 5 acres and is zoned R-1 which would potentially allow for 5 residential units or up to 7 with bonus density and clustering provisions. Specifics of Proposal The applicant has submitted a revised rezoning plan and proffers since the Commission work session, which appears to address the issues discussed at that meeting. Avon Park II is proposed as a continuation of the existing Avon Park project. This rezoning is for a mixed residential development of 20 townhomes with two -car garages, four condo/apartments with two -car garages, and six single family houses with two -car garages, along with the existing c. 2000 single family house to remain. The units would be served by an extension of Hathaway Street (public road) in Avon Park and a private street that is requested. The front portion of the property, adjacent to Avon Street Ext., will provide the open space and recreational area for the development. (Attachment E - Application Plan) In addition to the plan and waiver request, the applicant has submitted proffers indicating a commitment to provide 15% affordable housing and to provide cash proffers for each residential unit meeting the Board's expectations. Conformitv with the Comprehensive Plan Land Use Plan The Land Use plan designates this property as Neighborhood Density Residential in Neighborhood 4. (Attachment C) Applicable statements from the Comprehensive Plan relevant to this site are identified below in italics. Staff comments relative to the recommendations of the Land Use Plan follow each statement: Neighborhood Density Residential o Neighborhood Density Residential areas are intended to have a gross density of between 3 to 6 dwellings per acre. Neighborhood Density Residential may be located within the Urban Area, Communities and Villages. o Neighborhood Density Residential areas are intended to accommodate all dwelling unit types as well as institutional uses such as places of worship, public and private schools, and early childhood education centers including day care centers and preschools. o It is anticipated that Neighborhood Density Residential areas will accommodate small areas of non-residential land uses on the scale of Neighborhood Service, as defined later in this chapter, to serve residential uses. o Any new development within an existing subdivision shall be in keeping with the character and density of the existing development. o New developments adjacent to existing subdivisions or developments shall be developed at higher densities and in a form in keeping with the Neighborhood Model to support infill development efforts. ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 Avon Park II is proposed at a density of 6 dwelling units per acre, or 31 units on 5.1 acres, with one house already existing. Non residential uses are not proposed or expected at this location. This project is developing at a density and in a form that is in keeping with the Neighborhood Model and adjacent development of Avon Park. • Consider the recommendations of the Southern Charlottesville Transportation Study for this Neighborhood The primary recommendations of this study were the construction of east -west connecting roads within Neighborhoods 4 and 5, including the Avon -Fifth Street Connector road (Southern Parkway), Avon -Route 20 Connector road (constructed), and an Avon -Fifth Street connector road north of I- 64. The connectors south of 1-64 were considered higher priorities. This parcel does not provide an opportunity for either of these connecting roads. • Due to increased development in this area, including the construction of the new Monticello High School, upgrade Avon Street Extended and Route 20 and construct bicycle facilities and walkways in conjunction with these upgrades. Determine the right-of-way requirements for these road upgrades and obtain and/or reserve right-of-ways as necessary. An asphalt path has been constructed on the west side of Avon Street from the Southern Parkway to South Mill Creek. The CIP calls for a walkway to be constructed from the Southern Parkway to the City limits within the next 5 years. No widening for bike lanes are planned or funded at this time. • Locate a library branch in or near Neighborhood Four. The Jefferson -Madison Regional Library has proposed the construction of a new library in the southern urban areas to adequately serve this area although there has not been any site selection yet. The library needs approximately two acres of land for the 15,000 square foot facility. The County owns large acreage near the high school and fire station off of Mill Creek Drive which may be appropriate, although some of the property is hilly and not the best for development. Site selection and land acquisition, if necessary, is scheduled for 2012/13 and construction in 2014/15. A site near an east -west connector road would seem to be the best location so it would be convenient to either Neighborhood 4 or 5. This site is in proximity to the Southern Parkway, once it is built to Fifth Street. • Participate with the City to construct the eastern branch of the southern water loop. This loop will link the Avon Street and Pantops Mountain Water tanks and improve water distribution in the Neighborhood. Build another smaller water tank on Avon Street to increase flow to Neighborhoods 4 & 5. The eastern branch of the southern loop is programmed in RWSA's CIP for construction in FY 09- 10. • Provide additional water storage in the southern portion of the Neighborhood to support demand and ensure adequate fire flow. Storage tanks have been developed as part of Avon Park and Mosby Mountain development that will provide water storage and address fire flow issues for this area. LI°IH U/ -UJ HVUII VdfK 11 4 PC Public Hearing 10/16/07 BOS 11/14/07 • Extend the Biscuit Run Interceptor to provide capacity for the entire drainage basin. The Biscuit Run interceptor was extended close to the Biscuit Run property as part of the improvements provided to serve the Mosby Mountain development off of Fifth Street. • New development and redevelopment along Route 20 and Avon Street Extended should be designed in a manner that is sensitive to its location within the Monticello viewshed and designation as Entrance Corridor Roadways. The proposed development is not in the Monticello viewshed. The Architectural Review Board has provided comments on the Application Plan. Open Space Plan -- The County's Open Space Plan shows no significant environmental resources on this property. Principles of the Neighborhood Model -- Conformity with the Neighborhood Model is assessed below: Pedestrian Sidewalks are shown along all streets, both public and private, internal to Orientation the development, connecting different buildings to the amenities and to other buildings. The applicant has also provided a sidewalk across the frontage of the property along Avon Street Extended. This principle is met. Neighborhood Street trees are shown for all proposed streets; however, street trees along Friendly Streets the private street (Stratford Way) are proposed behind the curb and and Paths sidewalk, which does not meet the desired street section. The applicant (Attachment E) has submitted a private street request and justification for this design for the Commission to consider. This principle is met. Interconnected Opportunities for north -south interconnections exist to adjoining properties Streets and and are provided via a planned interconnection approved with Avon Park, Transportation shown as Hathaway Street on the application plan. (Attachment E) This Networks interconnection is being extended to the Brooks property to the south of this proposed development. This principle is met. Parks and Open Proposed amenity and recreation areas comprise 1.69 acres or 33% of the Space site and are located on the front one-third of the property on Avon Street Ext. The area would include a pavilion, picnic tables, grill area, and horseshoe pits. These amenities are proposed as a substitution of recreation requirements of the ordinance rather than providing a tot lot. This development will be added to Avon Park I and will have access to those amenities as well, which includes a tot lot, so the substitution is supported. This principle is met. Neighborhood Cale Elementary School is the nearest center to this area and a place to Centers which the residential units can relate. However, it is a mile away. This area is expected to relate to the adjoining center proposed in Biscuit Run under review. This principle is met. Buildings and The scale of the buildings appears to be appropriate and this principle is Spaces of Human met. A site section is provided in the application plan. Scale Relegated Parking Parking for residential units is provided in garages and guest parking is the only parking provided outside of garages. This principle is met. Mixture of Uses Non-residential uses are not expected within this development and the nearest non-residential use is a church approximately aquarter-mile to the ZMA 07-05 Avon Park II 5 PC Public Hearing 10/16/07 BOS 11/14/07 STAFF COMMENT Relationship between the application and the purpose and intent of the requested zoning district The applicant has requested a rezoning to R6 Residential and the intent of that district in the Ordinance and lot and setback requirements are provided here: This district (hereafter referred to as R-6) is to provide a plan implementation zone that: -Provides for compact, medium -density residential development; (Amended 9-9-92) -Permits a variety of housing types; and -Provides incentives for clustering of development and provision of locational, environmental and developmental amenities. R-6 districts may be permitted within community and urban area locations recommended for medium -density residential use in the comprehensive plan. (Amended 9-9-92) 16.3 .ARE A AtiD BULK REGULATIONS AND 3U!K RECG==I:-_NS north on Avon Street Extended. A commercial center is approximately a mile away at the intersection of Mill Creek Drive and Avon Street Extended. No additional mixture of uses is recommended and this principle is met us _ER with nearby uses. Mixture of Housing The mixture of housing types, with four multi -family units, townhomes, and Types and single family, is viewed as appropriate and the applicant has committed Affordability that 15% of the units will be affordable. This principle is met. Redevelopment The project represents redevelopment from low density rural residential to 6 do acre higher density residential. The existing house on the site and outbuildings 9du acre closest to Avon Street will be demolished and the other existing house on (Adcked7-17-85) the property will remain and be integrated into Avon Park 11. This principle is met. Site Planning that As previously indicated, the property has some topographical challenges Respects Terrain and slopes downward towards Avon Street. This principle is met for most N: A of the project; however, staff has concerns regarding the proposed grading for Lot 28, as they are proposed as 2:1 slopes. Clear Boundaries Not applicable, the nearest Rural Area boundary is to the east of Route 20 with the Rural and south. Areas _5 feet STAFF COMMENT Relationship between the application and the purpose and intent of the requested zoning district The applicant has requested a rezoning to R6 Residential and the intent of that district in the Ordinance and lot and setback requirements are provided here: This district (hereafter referred to as R-6) is to provide a plan implementation zone that: -Provides for compact, medium -density residential development; (Amended 9-9-92) -Permits a variety of housing types; and -Provides incentives for clustering of development and provision of locational, environmental and developmental amenities. R-6 districts may be permitted within community and urban area locations recommended for medium -density residential use in the comprehensive plan. (Amended 9-9-92) 16.3 .ARE A AtiD BULK REGULATIONS AND 3U!K RECG==I:-_NS Staff believes this proposal meets the intent of the R-6 Zoning, which is consistent with the Land Use Plan recommendation of Neighborhood Density. Avon Park I is also zoned R6 and this proposal will be added to that development. ZMA 07-05 Avon Park II 6 PC Public Hearing 10/16/07 BOS 11/14/07 3TkI,N.RT ]3=J3 LE' -T-_ CC1T,:T-ICI.- L us _ER CO`T-'EHI=C'Ir- CLL3T7R REQCI-�EMEYIS Das Lu?- 'd_ Gross densirr 6 du acre 6 do acre 9 du -ac -re 9du acre MinimunLot Size (Adcked7-17-85) :.260 Gg ft 1 3 4_84D sq ft. N: A lards. miiiit=: Frcnt _ feet _'5 feet _5 feet 25 feet Side°' 15 feet 15 feet 15 feet 15 feet Rem W-1 feet =D feet 10 feet 24 feet a'• �,iinimiuu side ■aids .1911 be reduced to not less than ten (10) feet in accordance with section 4.11.3. `Auaended 1-1-83 Maximum StmctureheiAt 35 feet 35 feet 35 feet 35 feet Staff believes this proposal meets the intent of the R-6 Zoning, which is consistent with the Land Use Plan recommendation of Neighborhood Density. Avon Park I is also zoned R6 and this proposal will be added to that development. ZMA 07-05 Avon Park II 6 PC Public Hearing 10/16/07 BOS 11/14/07 Impact on Environmental, Cultural, and Historic Resources Approximately 50% of the site, on the western half is wooded and there are significant grade changes across the site, from elevations of 690 at the highest point near proposed Hathaway Street and 590 near Avon Street Ext. The woods would be removed and the slopes graded in order to accomplish the plan proposed. The existing vegetation located around the homes on the site is proposed to remain. There are no environmental features shown on the County's Open Space Plan. The Historic Preservation planner provided information regarding historic resources. Albemarle County Real Estate records indicate that the existing dwelling on Tax Map 90, Parcel 31 was constructed c. 1945 and is therefore considered historic. This resource has not been evaluated for listing on the National or State historic registers. The applicant has indicated on the Site Plan Study that the existing c. 2000 or later dwelling will be retained but the historic structure will be removed because of its condition. Staff is requesting that the applicant provide documentation of the resource, in accordance with the Department of Historic Resources (DHR) standards prior to its removal, which they have agreed to provide. The Virginia Department of Historic Resources' (DHR) Data Sharing System (DSS) also identified the Midvale School (DHR #002-1141), which is on the adjoining property. Anticipated impact on public facilities and services Streets - The development will generate an additional 208 trips per day on Avon Street Extended which provides primary access to the site. Traffic counts are not available at this location although north of Mill Creek Drive; the street has 10,306 Average Daily Trips (ADT) with a Level of Service E. Regarding Avon St. Extended, the hope is that the road can continue to function as a 2 -lane (with turn lanes), lower speed (35-40 mph) road that can stay more in keeping with a neighborhood oriented, multi -modal type of collector road. It was anticipated that east -west street connections (Willoughby connector, Southern Parkway) would help distribute traffic to the larger regional road network (Fifth Street, Route 20) that currently almost have to travel on Avon to reach almost any city/university destination. Some of VDOT and the County's initial comments regarding streets have been addressed, since the applicant no longer proposes maintaining the existing drive from Avon Street Ext. into the property. The request to allow Stratford Way as a private street is discussed below. Schools - The development is expected to generate 8 students broken down as follows: 4 elementary school students, 2 middle school students, and 2 high school students. These students will attend Cale Elementary School, Walton Middle School, and Monticello High School. Cale will be renovated in 2006 to add classrooms. The renovation will replace the portable units currently in use and also accommodates the growth from development of this adjoining site. There is an additional elementary school proposed in the CIP for the Southern Urban Areas to address growth in the Southern Urban Areas. At present, an elementary school is being considered in conjunction with the Biscuit Run development. Fire, Rescue, Police - Fire, Rescue, and Police facilities are located nearby in buildings south of I- 64. The Monticello Fire Station located near Monticello High School provides fire and rescue services to the area. Albemarle County 5th Street Office Building is contains the County's Police ZMA 07-05 Avon Park II 7 PC Public Hearing 10/16/07 BOS 11/14/07 Department, although the police patrol all areas of the County regardless of the location of the station. No impact to these facilities is expected. Utilities - Albemarle County Service Authority indicates that water and sewer service is available to the site. Single family lots will be served by grinder pumps, which the ACSA does not have an objection to and were approved in Avon Park I. Generally, grinder pumps are not recommended because of private maintenance and easements are required. However, the easements have been located in such a way that they do not cut across properties. (See Utility Plan, Sheet 3 -Application Plan, Attachment E) Anticipated impact on nearby and surrounding properties This project is expected to be in keeping with the residential character of this area. The applicant has mitigated all concerns raised by adjoining property owners that were raised at the August 14 work session. Proffers The applicant has submitted proffers (Attachment D) including a commitment to the application plan, which are summarized below. The proffers have been reviewed by the County Attorney and only minor changes are needed and there are outstanding substantive issues. Affordable Housing- This proffer provides for four affordable units, identified as 21/22 and 23/24 on the application plan and proposed as multifamily units which may either be for -sale or for -lease units. The affordable housing policy of providing 15% affordable, which is 4.5 units for this development, is met through provision of these four units and a cash contribution is proffered for the 0.5 unit. These proffers are acceptable to the Housing Director. Cash Proffer- The applicant has proffered to meet the Board's cash proffer policy, by proffering $343,000 to the County for mitigating impacts from this development. That amount is equal to $11,900 per market rate townhome and $17,500 for each single family unit. Private Street Request The Subdivision Ordinance specifies criteria for the Commission to approve a private street. The applicant has requested a private street be approved under neighborhood model development criteria of this section of ordinance for Stratford Way. (Attachment F) The street section proposed is shown on sheet 2 of 3 of the application plan as a 33' ROW with two 11' travel lanes and 5`sidewalks behind the curb and is approximately 500' total, with about 230' section to the west and a 260`section to the east. Street trees would be provided behind the sidewalk on individual lots. This is a variation from the standard expected of curb, 6' planting strip, then a 5' foot sidewalk. The applicant has indicated in their justification that this design is proposed to keep the existing house on the property, to promote healthier trees and because of how water and sewer easements must be located. Staff has provided the ordinance criteria for authorizing private streets under Section 14-233A, followed by comments below. 1. Neighborhood model development. The proposed private street(s) would enable the principles of the neighborhood model to be more fully implemented than could be achieved with a public street, without diminishing other principles of the neighborhood model, in the following circumstances: (i) the subdivision would have a streetscape more consistent with the neighborhood model; ZMA 07-05 Avon Park II PC Public Hearing 10/16/07 BOS 11/14/07 The applicant has provided a private street that is narrower than a public street and will have lower travel speeds. The arrangement of sidewalks and planting strips is not in keeping with recommendations of the Neighborhood Model and is discussed under the Planting Strip waiver section below. (ii) the subdivision design would allow it to better achieve the density goals of the comprehensive plan; This design will allow density in keeping with the Land Use Plan. (iii) rear vehicular access to buildings would be provided so that the buildings may face a common amenity; Rear vehicle access is not provided to the residential units. The subject parcel is rectangular shaped and is not conducive to providing alleys. (iv) a significant environmental resource would be protected; or No significant environmental resources exist on the site. (v) relegated parking would be provided to a greater extent than could otherwise be provided. Relegated parking is not achieved to a greater extent and parking provided is front loaded, mostly in garages. Staff supports the proposed private street and recommends approval since the traffic on each section of the private street will be very low and the streets will not interconnect. Plantina Strin Waiver The Subdivision Ordinance specifies criteria for the Commission to approve a waiver of the planting strip requirement. Street trees are proposed on individual lots, behind the sidewalk. This is a variation from the standard expected of curb, 6' planting strip, then a 5' foot sidewalk. The applicant has indicated in their justification that this design will allow healthier trees and because of how water and sewer easements must be located under pavement. Staff has provided the ordinance criteria for granting a waiver of Planting Strips Section 14-222F(2) followed by comments below. (i) a waiver to allow a rural cross-section has been granted; The applicant is proposing an urban section. (ii) a sidewalk waiver has been granted; The applicant proposes to provide the 5' sidewalk required by the ordinance. (iii) reducing the size of or eliminating the planting strip promotes the goals of the comprehensive plan, the neighborhood model, and the applicable neighborhood master plan; and; The street design proposed by the applicant will allow for greater density to be achieved on a property in the development area; it does not , however, result in a form that greater reflects principles of the Neighborhood Model. (iv) waiving the requirement would enable a different principle of the neighborhood model to be more fully achieved. The waiver does not allow relegated parking to occur or to help buildings face the street. ZMA 07-05 Avon Park II 9 PC Public Hearing 10/16/07 BOS 11/14/07 In approving a waiver, the commission shall find that requiring planting strips would not forward the purposes of this chapter or otherwise serve the public interest; and granting the waiver would not be detrimental to the public health, safety or welfare, to the orderly development of the area, and to the land adjacent thereto. Street design that addresses character and appearance as well as design speed and capacity are important in the Development Areas. Trees, usually planted in grassy strips of land between the curb and the sidewalk, provide a softened appearance to streets and enhance the quality of the walk for pedestrians. Trees also provide a barrier between the pedestrian and a moving car. Staff does not support this waiver. Planting strips located behind the curb provide a greater sense of enclosure and this is important to creating a Neighborhood Model form of development and providing for the pedestrian. Summary Staff has found the following factors favorable to this rezoning request: 1. The rezoning is consistent with the Land Use Plan recommendations. 2. The applicant has provided an application plan that meets Neighborhood Model design expectations. 3. The applicant has provided affordable housing and cash proffers that meet County Policy Staff has found the following factors unfavorable to this request: 1. The applicant is proposing a street section that does not meet County requirements. RECOMMENDATION Staff recommends approval of ZMA 07-05 and the private street request with a waiver of the planting strip requirement. ATTACHMENTS A. Aerial Map B. Zoning Map C. Land Use Plan D. Proffer Form E. Neighborhood Model -Neighborhood Friendly Streets & Paths sections F. Private Road Justifications G. Application Plan -Titled "Zoning Map Amendment for Avon Park II", prepared by Terra Concepts, P.C., dated April 30, 2007 and last revised September 10, 2007 ZMA 07-05 Avon Park II 10 PC Public Hearing 10/16/07 BOS 11/14/07 ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT Project Name: ZMA 07-05 Avon Park II Staff: Rebecca Ragsdale Planning Commission Work Session: Planning Commission Public Hearing: August 14, 2007 October 16, 2007 Board of Supervisors Public Hearing: November 14, 2007 Owners: Weatherhill Development represented Applicant: Terra Concepts represented by Mark by Frank Pohl/Ian Bosserman Keller Acreage: 5.170 Rezone: R-1 to R-6 Residential TMP: Tax Map 90, Parcel 31 By -right use: 5 dwelling units and up to 7 dwelling units with a density bonus, or other supporting uses permitted in R-1 such as schools, churches, and clubs by special use permit. Magisterial District: Scottsville Proffers: Yes Proposal: Rezone from R-1 to R-6 with a Requested # of Dwelling Units: 31 proffered application plan to provide 31 single family and townhouse dwelling units DA (Development Area): Neighborhood 4 Comp. Plan Designation: Neighborhood Density Residential Character of Property: Two existing homes, Use of Surrounding Properties: Single Family outbuildings; approximately half of the site is Residential wooded RECOMMENDATION: The Commission is asked to provide guidance on the proposed layout, the private street request, and any other issues the Commission believes are important to resolve before a public hearing. ZMA 07-05 Avon Park II PC Work Session August 14, 2007 STAFF PERSON: PLANNING COMMISSION: ZMA 07-05 AVON PARK II REBECCA RAGSDALE August 14, 2007 Petition• PROJECT: ZMA 2007-005 Avon Court II PROPOSAL: Rezone 5.17 acres from R-1 Residential (1 unit/acre) to R-6 Residential (6 units/acre) with a proffered application plan. The proposal is to allow development of 31 townhouse and single family units. PROFFERS: Yes EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY: Neighborhood Density Residential - residential (3-6 units/acre) and supporting uses such as religious institutions and schools and other small-scale non-residential uses. ENTRANCE CORRIDOR: Yes LOCATION: Avon Street Extended, approx. 1,000 feet north of the intersection of Avon Street Ext. and Route 20, south of existing Avon Court TAX MAP/PARCEL: Tax Map 90, Parcel 31 MAGISTERIAL DISTRICT: Scottsville The rezoning plan (Attachment A) shows the desired layout which contains townhouses at the entrance, two streets or drives on the perimeter of the property with units and an amenity area internal to the development. The amenity area contains passive and active areas. Stormwater management is proposed under the "open green space" shown on the plan. Planning and Zoning History There is no rezoning, plan or subdivision history on this parcel. A special use permit (SP 03-48) for a Home Occupation Class B (Randy E. Fox) was approved in 2003 for a small engine repair shop but will not be continued on the property if this proposed rezoning is approved. The buildings in which the home occupation is conducted will be removed. Characteristics of the Site & Area There are two existing homes on the site, one built after 2000 and one c. 1945 dwelling, and also outbuildings, and mature trees. (See Sheet 1 -Attachment E) Adjoining properties to the north, south, and east are single family residential and zoned R1. Parcels to the west are currently wooded. Immediately adjacent to this site to the north is Avon Park I, which was a rezoning (ZMA 04-03), approved May 25, 2004 for 16 single family homes and 43 townhouse units. That project is currently under construction, near completion with some units occupied. Nearby to the north are the MillCreek Subdivision and Snows Garden Center, along with an Industrial Area. (Attachment A - Aerial, B -Zoning Map, C -Land Use Plan) By -Right Uses of the Site The site is approximately 5 acres and is zoned R-1 which would potentially allow for 5 residential units or up to 7 with bonus density and clustering provisions. ZMA 07-05 Avon Park II 2 PC Work Session August 14, 2007 Specifics of Proposal Avon Park II is proposed as a continuation of the existing Avon Park project. This rezoning is for a mixed residential development of 20 townhomes with two -car garages, four condo/apartments with two -car garages, and four single family houses with two -car garages, along with the existing c. 2000 single family house to remain. The units would be served by an extension of Hathaway Street (public road) in Avon Park and a private street that is requested. The front portion of the property, adjacent to Avon Street Ext., will provide the open space and recreational area for the development. (Attachment E -Application Plan) In addition to the plan and waiver request, the applicant has submitted proffers indicating a commitment to provide 15% affordable housing and to provide cash proffers per residential unit. Conformity with the Comprehensive Plan Land Use Plan The Land Use plan designates this property as Neighborhood Density Residential in Neighborhood 4. (Attachment C) Applicable statements from the Comprehensive Plan relevant to this site are identified below in italics. Staff comments relative to the recommendations of the Land Use Plan follow each statement: Neighborhood Density Residential o Neighborhood Density Residential areas are intended to have a gross density of between 3 to 6 dwellings per acre. Neighborhood Density Residential may be located within the Urban Area, Communities and Villages. o Neighborhood Density Residential areas are intended to accommodate all dwelling unit types as well as institutional uses such as places of worship, public and private schools, and early childhood education centers including day care centers and preschools. o It is anticipated that Neighborhood Density Residential areas will accommodate small areas of non-residential land uses on the scale of Neighborhood Service, as defined later in this chapter, to serve residential uses. o Any new development within an existing subdivision shall be in keeping with the character and density of the existing development. o New developments adjacent to existing subdivisions or developments shall be developed at higher densities and in a form in keeping with the Neighborhood Model to support infill development efforts. Avon Park II is proposed at a density of 6 dwelling units per acre, or 31 units on 5.1 acres, with one house already existing. No non residential uses are proposed nor expected at this location. This project is developing at a density and in a form that is in keeping with the Neighborhood Model and adjacent development of Avon Park. • Consider the recommendations of the Southern Charlottesville Transportation Study for this Neighborhood The primary recommendations of this study were the construction of east -west connecting roads within Neighborhoods 4 and 5, including the Avon -Fifth Street Connector road (Southern Parkway), Avon -Route 20 Connector road (constructed), and an Avon -Fifth Street connector road north of I- 64. The connectors south of 1-64 were considered higher priorities. This parcel does not provide an opportunity for either of these connecting roads. ZMA 07-05 Avon Park II PC Work Session August 14, 2007 • Due to increased development in this area, including the construction of the new Monticello High School, upgrade Avon Street Extended and Route 20 and construct bicycle facilities and walkways in conjunction with these upgrades. Determine the right-of-way requirements for these road upgrades and obtain and/or reserve right-of-ways as necessary. An asphalt path has been constructed on the west side of Avon Street from the Southern Parkway to South Mill Creek. The CIP calls for a walkway to be constructed from the Southern Parkway to the City limits within the next 5 years. No widening for bike lanes are planned or funded at this time. • Locate a library branch in or near Neighborhood Four. The Jefferson -Madison Regional Library has proposed the construction of a new library in the southern urban areas to adequately serve this area although there has not been any site selection yet. The library needs approximately two acres of land for the 15,000 square foot facility. The County owns large acreage near the high school and fire station off of Mill Creek Drive which may be appropriate, although some of the property is hilly and not the best for development. Site selection and land acquisition, if necessary, is scheduled for 2012/13 and construction in 2014/15. A site near an east -west connector road would seem to be the best location so it would be convenient to either Neighborhood 4 or 5. This site is in proximity to the Southern Parkway, once it is built to Fifth Street. • Participate with the City to construct the eastern branch of the southern water loop. This loop will link the Avon Street and Pantops Mountain Water tanks and improve water distribution in the Neighborhood. Build another smaller water tank on Avon Street to increase flow to Neighborhoods 4 & 5. The eastern branch of the southern loop is programmed in RWSA's CIP for construction in FY 09- 10. • Provide additional water storage in the southern portion of the Neighborhood to support demand and ensure adequate fire flow. Storage tanks have been developed as part of Avon Park and Mosby Mountain development that will provide water storage and address fire flow issues for this area. • Extend the Biscuit Run Interceptor to provide capacity for the entire drainage basin. The Biscuit Run interceptor was extended close to the Biscuit Run property as part of the improvements provided to serve the Mosby Mountain development off of Fifth Street. • New development and redevelopment along Route 20 and Avon Street Extended should be designed in a manner that is sensitive to its location within the Monticello viewshed and designation as Entrance Corridor Roadways. The proposed development is not in the Monticello viewshed. The Architectural Review Board has provided comments on the Application Plan. Open Space Plan -- The County's Open Space Plan shows no significant environmental resources on this property. ZMA 07-05 Avon Park II 4 PC Work Session August 14, 2007 Principles of the Neighborhood Model -- Conformity with the Neighborhood Model is assessed below: Pedestrian Sidewalks are shown along all streets, both public and private, internal to Orientation the development, connecting different buildings to the amenities and to other buildings. Externally, no sidewalk is shown across the frontage of Avon Street Extended. Staff recommends that the frontage improvements across the site provide for a pedestrian path on Avon Street Ext. Neighborhood Street trees are shown for all streets proposed; however, street trees along Friendly Streets the private street (Stratford Way) are proposed behind the curb and and Paths sidewalk, which does not meet the desired street section. Interconnected Opportunities for north -south interconnections exist to adjoining properties Streets and and the development is being accessed via a planned interconnection Transportation approved with Avon Park, shown as Hathaway Street on the application Networks plan. (Attachment E) This interconnection is being extended to the Brooks property to the south of this proposed development. No interconnections have been provided for connecting to the adjoining property to the north, the Spauls/Sadler property, which Avon Park and proposed Avon Park II wrap around. However, the applicant is not extending streets within the proposed development that would be adjacent to this site. Parks and Open Proposed amenity and recreation areas comprise 1.69 acres or 33% of the Space site and are located on the front one-third of the property on Avon Street Ext. This topic is included in the discussion section of the report below. Neighborhood Cale Elementary School, is the nearest center to this area and a place to Centers which the residential units can relate. However, it is a mile away. This area is expected to relate to the adjoining center proposed in Biscuit Run under review. This principle is met. Buildings and The scale of the buildings appears to be appropriate and this principle is Spaces of Human met. A site section is provided in the application plan. Scale Relegated Parking Parking for residential units is provided in garages and guest parking is the only parking provided outside of garages. Mixture of Uses Non-residential uses are not expected within this development and the nearest non-residential use is a church approximately a quarter -mile to the north on Avon Street Extended. A commercial center is approximately a mile away at the intersection of Mill Creek Drive and Avon Street Extended. No additional mixture of uses is recommended and this principle is met with nearby uses. ZMA 07-05 Avon Park II PC Work Session August 14, 2007 Mixture of Housing The mixture of housing types is viewed as appropriate and the applicant Types and has committed that 15% of the units will be affordable. Affordability Redevelopment The project represents redevelopment from low density rural residential to higher density residential. The existing house on the site and outbuildings closest to Avon Street will be demolished and the other existing house on the property will remain and be integrated into Avon Park II. Site Planning that As previously indicated, the property has some topographical challenges Respects Terrain and slopes downward towards Avon Street. The applicant's proposal appears to be sensitive to the site terrain, however staff feels the portion of the project adjacent to the open sace area can be improved. Clear Boundaries Not applicable with the Rural Areas Impacts Environmental, Cultural, and Historic - Approximately 50% of the site, on the western half is wooded and there are significant grade changes across the site, from elevations of 690 at the highest point near proposed Hathaway Street and 590 near Avon Street Ext. The woods would be removed and the slopes graded in order to accomplish the plan proposed. The existing vegetation located around the homes on the site is proposed to remain. There are no environmental features shown on the County's Open Space Plan. The Historic Preservation planner provided information regarding historic resources. Albemarle County Real Estate records indicate that the existing dwelling on Tax Map 90, Parcel 31 was constructed c. 1945 and is therefore considered historic. This resource has not been evaluated for listing on the National or State historic registers. The applicant has indicated on the Site Plan Study that the existing c. 2000 or later dwelling will be retained but the historic structure will be removed because of its condition. Staff is requesting that the applicant provide documentation of the resource, in accordance with the Department of Historic Resources (DHR) standards prior to its removal The Virginia Department of Historic Resources' (DHR) Data Sharing System (DSS) also identified the Midvale School (DHR #002-1141), which is on the adjoining property. Streets - The development will generate an additional 208 trips per day on Avon Street Extended which provides primary access to the site. Traffic counts are not available at this location although north of Mill Creek Drive; the street has 10,306 Average Daily Trips (ADT) with a Level of Service E. Regarding Avon St. Extended, the hope is that the road can continue to function as a 2 -lane (with turn lanes), lower speed (35-40 mph) road that can stay more in keeping with a neighborhood oriented, multi -modal type of collector road. It was anticipated that east -west street connections (Willoughby connector, Southern Parkway) would help distribute traffic to the larger regional road network (Fifth Street, Route 20) that currently almost have to travel on Avon to reach almost any city/university destination. Some of VDOT and the County's initial comments regarding streets have been addressed, since the applicant no longer proposes maintaining the existing drive from Avon Street Ext. into the property. County Engineering has noted that the private street requires more information and the request should reference section 14-233, and have earthwork and alignment information for the public road comparison as that section requires. ZMA 07-05 Avon Park II PC Work Session August 14, 2007 Schools - The development is expected to generate 8 students broken down as follows: 4 elementary school students, 2 middle school students, and 2 high school students. These students will attend Cale Elementary School, Walton Middle School, and Monticello High School. Cale will be renovated in 2006 to add classrooms. The renovation will replace the portable units currently in use and also accommodates the growth from development of this adjoining site. There is an additional elementary school proposed in the CIP for the Southern Urban Areas to address growth in the Southern Urban Areas. At present, an elementary school is being considered in conjunction with the Biscuit Run development. Fire, Rescue, Police - Fire, Rescue, and Police facilities are located nearby in buildings south of 1-64. The Monticello Fire Station located near Monticello High School provides fire and rescue services to the area. Albemarle County 5t" Street Office Building is contains the County's Police Department, although the police patrol all areas of the County regardless of the location of the station. No impact to these facilities is expected. Utilities - Albemarle County Service Authority indicates that water and sewer service is available to the site. Single family lots will be served by grinder pumps, which the ACSA does not have an objection to and were approved in Avon Park I. Generally, grinder pumps are not recommended because of private maintenance and easements are required. However, the easements have been located in such a way that they do not cut across properties. (See Utility Plan, Sheet 3 -Application Plan, Attachment E) Affordable Housing -The proposal includes 30 units and the expectation of providing 15% of those units as affordable is 4.5 units. Entrance Corridor -The design planner has reviewed the applicant's proposal for impacts to the Entrance Corridor of Avon Street Ext. Initial comments requested changes to the EC frontage treatment in the open space/recreation area of the site and to landscaping, along with a site section to better understand the proposal in relation to the Entrance Corridor. The applicant submitted revisions addressing these comments and the Design Planner has indicated that the treatment along the EC appears to be acceptable and specific comments regarding landscaping and the hammerhead area have been provided: o The landscaping comment was addressed in part by the addition of "low" shrubs at the hammerhead. Planting at the hammerhead is appropriate, but the double row of low shrubs may present an appearance that is so formal and consistent that it draws additional attention to the spot. A mix of trees and shrubs may be more appropriate. A note indicating "mixed trees and shrubs" could suffice at this stage of review, with specific plant types, species, size, spacing, etc. to be reviewed at the site plan review stage. o The landscaping comment was also addressed in part by the addition of three trees behind units 17-19. Trees were not added behind units 9-16 due to the proposed slope and a proposed "cabled utility easement" in that location. The visibility of units 9-16 from the EC is questionable. They are distant from the EC and would only be visible for a short period of time due to the curve in the road and trees on the adjacent properties. The addition of trees in this area would help integrate the buildings into the surrounding environment, but given the questionable visibility from the EC and the trees added at units 17-19, no additional changes are recommended. o Revise the "low shrubs on slope" note and the corresponding shrub symbols to indicate "mixed trees and shrubs" between the two trees illustrated east of the Stratford Way hammerhead. ZMA 07-05 Avon Park II 7 PC Work Session August 14, 2007 PROFFERS The applicant has submitted proffers (Attachment D) including a commitment to the application plan, which are summarized here with staff comments noted: 1. Affordable Housing- This proffer provides for four affordable units, identified as 21/22 and 23/24 on the application plan and are proposed as stacked flats. The affordable housing policy of providing 15% affordable, which is 4.5 units for this development, is intended to be met through provision of these four units and a cash contribution for the required 0.5 unit. This is acceptable to the Housing Director. However, the applicant has not yet provided for the cash contribution in the proffers and the term for the rental unit should be revised to provided for 10 instead of 5 years. 2. Cash Proffer- The applicant has proffered to provide $10,900 for each market rate townhome/condo unit, which is 20 units, and $16,500 for each single family detached unit, which is six units. This is a total of $317,000. The applicant is seeking credit for Neighborhood Mode design and is proffering less than the Board's cash proffer policy expectations which are: Single Family Detached -- $17,500 Single Family Attached/Townhouse -- $11,900 Multifamily -- $12,400 Staff recommends that the cash proffers be revised consistent with the Board's policy, which does not provide credits for Neighborhood Model design which is an expectation for all developments. This would mean an increase to $343,000. QUESTIONS FOR THE COMMISSION Question for the Commission: Is the layout and design appropriate? In general, the development provides a logical expansion of the existing Avon Park development. Access is proposed through the existing Avon Park and no new access is proposed from Avon Street Extended. The additional units conform with the Neighborhood Model by providing three different types of housing and extending a public street to an adjoining property to the south. Staff has several concerns with the layout, though. First, Stratford Way ends at a hammerhead that is bordered by two new house sites and an existing house. Access to the proposed lot 28 has to circle around Lot 31. This accessway is proposed to also function as a pedestrian path to the open space/amenity area. Staff believes that this layout is undesirable and suggests that a different housing type be proposed where Lots 27, 28, and 31 are shown. Staff understands that such a change could be problematic to the applicant given the fact that he desires to retain the existing house on Lot 31 because it was so recently constructed. Second, the proposed amenity and recreation area is located adjacent to Avon Street Extended rather than within the development. The applicant has said that this location is better because the topography makes it difficult to connect the western and eastern parts of the development by roadway. The distance from the townhouse lots 1 — 16 is not terribly far (less than a quarter mile), but for children in these units, walking through what is essentially an alley (Stratford Way) and ZMA 07-05 Avon Park II PC Work Session August 14, 2007 sharing a walkway with the driveway for Lots 31 and 28 is not desirable. Also, the applicant is not proposing a tot lot as required by the ordinance and is requesting a substitution for the proposed amenities shown on the plan from the Director of Planning. Third, the arrangement of units along Stratford Way places the fronts of houses along what will appear to be an alley because of the entry way with a parking lot that ends in a hammerhead. Staff believes that if the units on Lots 27, 28, and 31 were townhouses and townhouse lots 17 — 24 were single-family lots, Stratford Way might be able to operate more as a street and less as an alley. Question for the Commission: Does the Commission support Stratford Way as a private street? Stratford Way is proposed as a private street with a 33' right-of-way, two travel lanes of 11' and sidewalks. There are no street trees proposed and the applicant has indicated they would be provided behind the curb on the private properties. Stratford Way provides primary access to all residential units proposed within the development and should meet the desired street section, providing for street trees between the curb and sidewalk. Since the street is not expected to interconnect to adjoining properties and the public road interconnection is provided through the site with Hathaway Street, staff can support the private road request, if the appropriate street section is provided. Other issues in need of resolution after the Commission meeting Staff notes that this proposal is not yet in final form and there will need to be revisions to meet subdivision and zoning ordinance requirements. Hathaway Street will need to be extended to the adjoining property and the grading will have to be revised behind Lots 15 and 16 (at a minimum) to accommodate this extension. Cash proffers will need to be revised to reflect the Board's current proffer policy. The affordable housing cash contribution will need to be finalized. RECOMMENDATION The Commission is asked to provide guidance on the proposed layout, the private street request, and any other issues the Commission believes are important to resolve before a public hearing. ATTACHMENTS Attachment A — Aerial Map Attachment B — Zoning Map Attachment C — Land Use Plan Attachment D — Proffers Attachment E -Application Plan -Titled "Zoning Map Amendment for Avon Park II", prepared by Terra Concepts, P.C., dated April 30, 2007 and last revised July 16, 2007. ZMA 07-05 Avon Park II 9 PC Work Session August 14, 2007