HomeMy WebLinkAboutZMA202000007 Review Comments Zoning Map Amendment 2021-02-10COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone(434) 296-5832 Fax (434)972-4176
February 10, 2021
Ms. Valerie Long
Williams Mullen
321 E. Main St., Suite 400
Charlottesville, VA 22902
vlong@williamsmullen.com / 434-951-5709
RE: ZMA202000007 RST Residences
Dear Ms. Long:
Staff has reviewed the revised application plan that was provided on 01-15-2021 for ZMA2020-00007, RST Residences.
We have a number of comments, provided below, which relate to issues that will be included in the staff report for the
Planning Commission public hearing, currently scheduled for Tuesday, March 2, 2021.
Review comments are provided below, organized by Department, Division, or agency:
Planning —General ZMA Comments
1. Site Access: An access point onto Ashwood Boulevard has not been assured at this time. It will be the
developer's responsibility to work with the Commonwealth of Virginia, as the owner of TMP 046135-00-00-
OO1DO, to ensure that access across that property is permitted for this proposed development. The access must be
assured in the form of a legal instrument, such as a plat, deed, or dedication of right-of-way, where the
Commonwealth grants the developer legal access across the property or conveys ownership of the property. An
entrance permit granted by VDOT will not be sufficient for approval of an entrance.
2. Open Space and Recreational Amenities: It appears that the minimum sufficient area has been provided on the
site for the amount of open space and the number of recreational amenities that are required. Staff recognizes that,
if this ZMA is approved by the Board, the applicant is permitted to submit a substitution request at the site
planning stage to provide amenities that are different from those identified in the Zoning Ordinance, and such a
substitution request could result in an altered final design of the proposed development. In considering that, be
aware that the Planning Commission has closely looked at the open space and recreational offerings and design of
recently proposed developments for their consistency with the Zoning Ordinance and the Neighborhood Model
Principles. Open space areas and recreational amenities should be in harmonious design with the overall
development and neighboring properties and should be located so that they are evenly distributed and easily
accessible, and so that all residents are in close proximity to such features.
The intent of the PRD zoning district (Section 18-19.1) is "to encourage sensitivity toward the natural
characteristics of the site and toward impact on the surrounding area in land development. More specifically, the
PRD is intended to promote economical and efficient land use, an improved level of amenities, appropriate and
harmonious physical development, and creative design consistent with the best interest of the county and the area
in which it is located.
"To these ends, the PRD provides for flexibility and variety of development for residential purposes and uses
ancillary thereto. Open space may serve such varied uses as recreation, protection of areas sensitive to
development, buffering between dissimilar uses and preservation of agricultural activity."
Features such as retaining walls are not recommended around recreational amenities, as they can act as barriers to
accessibility by residents. Stormwater management facilities are not considered amenities; however, they can
overlap with amenities depending on their design, such as potentially if the SWM facilities are located
underground.
3. School Impacts: The proposed 370 dwelling units is a significant number of units that could produce many
additional students for Albemarle County Public Schools. Albemarle High is currently over -capacity, and this
proposed development will add more students to that school. In addition, with the expected 46 elementary -age
students to be generated by this development, the capacity level for Hollymead Elementary will nearly be reached.
A net of 81 additional students overall (84 expected to be generated minus the 3 stated to already live on the
property) is a significant increase to the school populations. Please be aware that school capacity levels have
historically been closely considered by the Planning Commission and the Board of Supervisors.
4. Building Heights: The height limit permitted in the requested zoning district (65 feet) is not in conformance with
the height limits as recommended in the Places29 Master Plan for this property's land use designation of Urban
Density Residential, which is 45 feet. The proposed heights of the buildings are not clearly identified on the plan.
Although the PRD permits heights of up to 65 feet, it is expected that the design of the district include appropriate
and harmonious physical development that considers the area in which the development is located, such as
neighboring properties. For example, the renderings provided depict the two central buildings (or two wings of
one building) as being five stories; this height is inconsistent with the recommendations of the Master Plan, which
suggests a maximum of four stories.
Planning Division — Transportation, Community Development Department
The following comments regarding this proposal have been provided by Senior Transportation Planner Daniel Butch,
dbutchgalbemarle.org:
No objections at this time.
Zoning Division, Community Development Department
Review pending; any outstanding comments will be forwarded to applicant upon receipt by Planning staff. Zoning
Division contact — Francis MacCall, Principal Planner, fmaccall&albemarle.org.
Engineering & Water Resources Division, Community Development Department
The following comments regarding this proposal have been provided by the County Engineer, Frank Pohl,
fpohl@albemarle.org:
No objections at this time.
Housing Division, Community Development Department
The following comments regarding this proposal have been provided by Stacy Pethia, Principal Planner for Housing,
soethiaa,albemarle.om:
No additional comments at this time.
Notification and Advertisement Fees
It appears that the Public Notice Requirement fees have already been paid for this application. Signs advertising the public
hearing will be posted on the subject property this week.
Additional notification fees will not be required unless a deferral takes place in which adjoining owners need to be
notified of a new date.
Please feel free to contact me if you wish to meet or need additional information. My email address is
areitelbach@albemarle.org, and my phone number is 434-296-5832 ext. 3261.
Sincerely,
X. A"dwW Read"
Andy Reitelbach
Senior Planner
Planning Division, Department of Community Development