HomeMy WebLinkAboutZMA202100006 Review Comments Zoning Map Amendment 2022-01-28��oFAtg Ben Holt
County Of Albemarle Senior Planner, Planning
:. `1 bholt@albemarle.orQ
Community Development Department - Department Telephone: (434) 296-5832 ext. 3443
Memorandum
To: Ashley Davies, ashlev@riverbenddev.com; Scott Collins, scott@collins-eneineerine.com;
Date: January 28, 2022
Re: ZMA2021-06 Maplewood - 2"1 Submission Review Comments
Albemarle County staff and other applicable agencies have reviewed your revised application materials, dated
December 13, 2021 for Zoning Map Amendment ZMA202100006. The request proposes to rezone an
approximately 3.41 acre property, Tax Map Parcel 46014-4 from C-1 Commercial to Planned Residential
Development (PRD) to allow development with a maximum of 102 residential units and a gross residential
density of 30 units per acre.
Planning comments below are numbered according to the applicant response letter dated December 13, 2021.
Please note that planning comments are subject to modification within the pending staff report for the
upcoming Planning Commission meeting for this application.
Planning Comments - Comprehensive Plan (Master Plan) Review:
1. Consistency with Master Plan. This standard is met. The proposed use is deemed generally consistent
with the Urban Mixed -Use Center as described in the Places29 Master Plan. The proposal would offer
residential housing to this center, which currently offers only commercial/retail uses.
2. Proposed Housing Types. This standard is not met according to the Master Plan. The applicant proposes
a single housing type of 2 over 2 townhomes. Staff notes the applicant's claim that the size of the parcel
and provision of other housing types nearby should mitigate this standard.
3. Provision of Civic Space. This standard is partially met. The Master Plan calls for consolidated open,
public spaces of .25 acres to 1 acre in size. The proposed layout offers three open space areas Oust over
.10 acres each) for a cumulative total of approximately .25 acres. The applicant's proposal would be
strengthened with a consolidated open space proposal rather than the fragmented open space currently
oriented at the fringes of the property.
4. Street Frontage Provision. This standard is met. The applicant proposes a 10' multi -use path which
includes a 12' landscaping strip, to act as a buffer with landscaping, shoulder and drainage.
Planning Comments - Neighborhood Model Review:
Albemarle County adopted the Neighborhood Model in 2001. The model consists of twelve recommended
characteristics to guide the form of proposed development projects within the Development Areas.
1. Pedestrian Orientation. This standard is met with the applicant provision of a 10' multi -use path and
adjacent 12' minimum landscaped strip buffering the roadway.
2. Mixture of Uses. This standard is not met but may be dismissible based on the holistic intent of
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"Centers" designated in the Master Plan.
3. Neighborhood Centers. This standard is partially met. As previously noted in the Comprehensive
Plan/Master Plan section, the applicant proposes a group of connected open spaces. This includes three
focal areas totaling .25 acres. The applicant also notes that the total of all open space or green space
within their plan offers more than .50 acres. Staff contends that the Neighborhood Center (or Civic
Space) provision would be strengthened by a consolidated open space located toward the center of the
property rather than the fragmented open space with focal areas along the perimeter.
4. Mixture of Housing Types & Affordability. This standard is partially met. The applicant offers a single
type of residential development: 2 over 2 townhome (multifamily) units. Staff finds that the mixture of
housing would be strengthened with a second type of housing provision, as recommended by the
Comprehensive Plan. Affordable housing is proposed as a component of the proposed plan.
5. Relegated Parking. This standard is met. The applicant's revised plan shows the location of building and
parking areas. Garages will be located within or adjacent to the building, providing 1 space per unit. An
additional space per unit will be offered within the surface parking areas adjacent to each building.
6. Interconnected Streets and Transportation Network. This standard is partially met. The proposal offers a
potential inter -parcel connection to the adjacent TMP 464-3. The proposed connection could be
strengthened with provision of a travel easement.
7. Multimodal Transportation Opportunities. This standard is met with the provision of a 10' multi -use path
and the associated 12' min. landscape buffer. The proposal offers pedestrian and bike opportunities.
8. Parks, Recreational Amenities and Open Space. The standard is met with the provision of the
aforementioned multi -use path and open space areas. However, staff finds that the open space
provision would be strengthened with a larger, consolidated open space area (as previously noted).
9. Buildings and Spaces of Human Scale. This standard has been satisfied with the provision of a revised
concept plan and associated illustrative plan, which provides further detail regarding the building
orientation to open space areas and parking/drive aisles.
10. Redevelopment. This standard is mostly satisfied. The site is currently undeveloped and therefore does
not require redevelopment. As requested, the building layout has been further clarified with the revised
concept plan and illustrative plan. However, the architecture of the proposed buildings and their
potential integration with the character of the area would be strengthened with a building elevation to
illustrate building materials and architectural features.
11. Respecting Terrain and Careful Grading/Regrading of Terrain. This standard is satisfied. The parcel is
mostly level, except for a steeper grade area along the western property boundary. The revised concept
plan shows a green space strip along the western boundary which will be used to accommodate the
grade change.
12. Clear Boundaries between Development Areas and the Rural Area. This standard does not apply as the
development is located within the Development Area.
Additional Planning Comments:
The Planning comments below were originally issued in the staff comment letter dated June 7, 2021. Revised
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(2n1 Submission) staff comments are indicated in bold font.
1. The Application Plan should show more detail by providing a conceptual lot layout, in accordance with
Sec 33. 18( B)( 14). This will help the proposal satisfy the requirements for a rezoning application and
also support a more complete evaluation against the NM Principles.
2n1 Sub: the comment is satisfied. The applicant has provided a revised concept plan and illustrative
plan. These materials provide detail regarding open space areas, parking, pedestrian connections and
site amenities.
2. If the development will be subdivided later, frontage will need to be established for all future lots on
either a public or private road. Please be aware, if a private road is proposed, it will require justification
to and authorization by the Planning Commission and Board and there is some risk that it may not be
approved. Be sure to address within the justification why the street cannot be made public.
2nd Sub: comment addressed. The applicant has indicated that all internal vehicle access will be travel -
ways consistent with other multi -family developments in the county. The applicant does not intend for
the lot to be further divided in the future; the requirement for road frontage in that scenario is noted.
3. Relatedly, there is a discrepancy in the materials as to the designation of the internal roadways. The
proposed Application Plan suggests that internal streets will provide access to the units, however the
application narrative states that private roadways will be provided. Please know that internal streets and
private streets have different design standards. Please revise the application materials accordingly.
2nd Sub: comment addressed. The applicant has indicated that all internal vehicle access will be internal
travel -ways, not public or private roads.
4. The application would benefit by providing an exhibit to show what the intended 2 over 2 unit type
would look like and how units may be divided within the vertical structure. For example, would they
look like a single townhouse and be divided into several flats, or would they look like a four- story
multifamily structure and be divided into a combination of flats and townhouses?
2nd Sub: comment addressed. The revised concept plan includes an illustrative example of what the 2
over 2 units may look like.
5. Will parking be provided by surface lots or structured parking?
2nd Sub: comment addressed. The revised concept plan and illustrative plan indicate that 1 parking
space per unit will be located within a garage structure and 1 space per unit will be surface parking,
located adjacent to the building.
b. In addition to the comments provided in the Neighborhood analysis concerning proposed open space.
The Application Plan could benefit by illustrating the programming of certain proposed open spaces.
This could help demonstrate focal points within the development. Please keep in mind that one of the
intentions of "Future Civic Spaces", as denoted in the Places29 Master Plan, is for these spaces to both
feel and be publicly accessible.
2nd Sub: comment addressed. The revised concept plan and illustrative plan indicate the layout and
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design of open space amenities. As previously noted, staff believes the Civic Space/Green Space
provision
7. The Application Plan notes a minimum density of 10 dwelling units per acre. Sec. 19 of County Code
recommends, but does not require, that the " PRD he employed in areas where the comprehensive plan
recommends densities in excess of15 dwelling units per acre". As such, the proposed minimum density is
lower than the recommendations of the zoning district.
2nd Sub: comment addressed. The revised application has increased the density to 15 DUA for a
minimum of 51 units.
8. Proposed building heights noted on Application Plan are inconsistent with the Master Plan and zoning
ordinance. The Master Plan recommends a maximum building height of 4 stories in this Center. Also,
building heights in the Planned Residential Development (PRD) zoning district cannot exceed 65 feet,
per Sec. 19. 7. A special exception to this regulation is not available.
2nd Sub: comment addressed. The application has been revised to include units of 4 stories at a height
of 65 feet, in compliance with the Master Plan and the Zoning Ordinance.
9. The building setbacks proposed should provide at least the minimum building setbacks required by the
zoning ordinance under Sec. 4. 19. Please be aware, any modification to a required setback in Sec. 4. 19
would require a special exception or multiple exceptions.
2nd Sub: comment addressed. Setbacks have been updated and are now consistent with Sec. 4.19.
10. Add " Entrance Corridor" to the list of zoning overlay districts to which this property is subject.
2nd Sub: comment addressed. The EC overlay designation has been added to the cover page.
11. Proffers
a) Reference the proposed Application Plan within the proffer statement. Feel free to reach out to staff
if you would like example language that has been used by previously approved rezoning applications.
b) Please see additional comments regarding proffers provided by Zoning and Housing staff reviewers.
2nd Sub: comment addressed. The proffer statement has been removed from the submission.
Affordable housing information has been added to the application plan.
Please contact Ben Holt in the Planning Division by using bholt@albemarle.org or (434) 296-5832 ext. 3443 for further
information.
Comments from other reviewers:
Albemarle County Engineering Division - Frank Pohl, fpohl@albemarle.org - no objection.
Albemarle County Zoning Division - Rebecca Ragsdale, ragsdale@albemarle.org - comments attached.
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Albemarle County Architecture Review Board - Margaret Maliszewski, mmaliszewski@albemarle.org - no objection.
Albemarle County Housing Department - Stacy Pethia, spethia@albemarle.org - no objection.
Albemarle County Planning Division (Transportation) - Kevin McDermott, kmcdermott@albemarle.ore - pending, any
comments will be forwarded upon receipt.
Albemarle County Economic Development - Johnathan Newberry, Inewberry@albemarle.orQ - comments attached.
Albemarle County Service Authority (ACSA) - Richard Nelson, rnelson@serviceauthority.org - see attached information
request.
Virginia Department of Transportation (VDOT) - Doug McAvoy, dou¢las.mcavoy@vdot.vireinia.¢ov - comment below:
1. Proposed right of way will need to be shown a minimum one foot behind the proposed shared use path for
construction and maintenance.
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