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HomeMy WebLinkAboutZMA202000012 Review Comments Zoning Map Amendment 2022-02-11 (2)Attachment — ZMA202000012 Montclair (formerly White Gate Village) Staff Analysis of Application's Consistency with Neighborhood Model Principles Pedestrian Orientation The internal street network is laid out in a block fashion and will provide a frame of reference for walkers using internal sidewalks. This is consistent with Strategy #2b of the Comprehensive Plan. The application proposes sidewalks along all internal streets and a shared use path along Route 240, which is consistent with Strategy #2a of the Comprehensive Plan. However, no sidewalks are provided along Park Ridge Drive. This presents a section of discontinuity in pedestrian connections with surrounding streets. This principle is not fully met. Mixture of Uses The Code of Development allows for a mix of residential dwelling types. However, the Application Plan still implies that only single-family attached will be provided. Please explain how the developer will commit to providing a mix of unit types. Additional information on the net density proposed with the 157 maximum units is needed. See Planning Division comments for further information on revisions to the COD/Application Plan related to net density calculations. This principle is not fully met. Neighborhood The properties are within the'% mile walkshed of the Wickham Pond Centers Neighborhood Service Center. This center calls for small-scale, mixed -use developments within the center. The Montclair proposal is consistent with the recommended land uses, and building and form recommendations of the center. The connection of Road C to Wickham Pond Way is a critical component that demonstrates that the Montclair proposal is consistent with objectives for this Neighborhood Center. This principle is met. Mixture of Housing The Code of Development allows for a mix of residential dwelling types. Types and However, the Application Plan still implies that only single-family attached will Affordability be provided. Please explain how the developer will commit to providing a mix of unit types. The application meets the affordability aspect of this principle. This principle is partially met but could be strengthened through revisions. Interconnected The development will connect to Wickham Pond to the east, which is Streets and I consistent with interconnectivity requirements as specified by Strategy #2j. Transportation This principle is met. Networks Multi -modal Pedestrian facilities are provided inside the project and along Route 240. Transportation Opportunities No pedestrian facilities are provided along Park Ridge Drive. See Transportation Planning comments and Planning comments for further information. This principle is partially met but could be strengthened. Parks, Recreational White Gate Village provides four (4) centralized park/outdoor amenities Amenities, and Open throughout the development. These are places where residents can Space congregate This principle is met. Buildings and Space The Code of Development is consistent with recommended building heights. of Human Scale This principle is mostly met but could be strengthened with revisions to the text in the COD. See ARB and Planning comments for further information. Relegated Parking Parallel on -street parking is provided in portions of Block 1 and all of Block 3, which is consistent with this principle. Parking in Block 2 is relegated behind structures in Block 2 adjacent to Park Ridge Drive. However, the Application Plan shows perpendicular on -street parking spaces in the western section of Block 1 which is entirely inconsistent with this principle. See Figures 16 and 17 in Chapter 8 of the Comprehensive Plan for examples of how parking can be relegated to the side or rear, utilizing garages along streets and alleys. This principle is not fully met. Redevelopment Both properties are currently undeveloped. This principle is not applicable to the request. Respecting Terrain The property contains areas within both the Managed and Preserved Steep and Careful Grading Slopes Overlay Zoning District. Pursuant to Section 18-30.7.4 of the Zoning and Re -grading of Ordinance, Managed Steep Slopes can be disturbed if the design standards of Terrain Section 18-30.7.5 are adhered to. This includes future buildings and parking areas. However, the project shows impacts to areas of Preserved Steep Slopes in Blocks 1, 5, and 6, which may not be permitted under Section 18-30.7.5. It appears that some dwelling units in Block 1 overlap with Preserved Steep Slopes. See Zoning Division comments regarding this. More information (such as updated topographic information) is needed in order for staff to evaluate and verify whether the proposed impacts/grading are permissible. Furthermore, please see Engineering Division comments regarding uses in the stream buffer. The COD should be revised to be consistent with the Water Protection Ordinance (WPO). This principle is not met. Clear Boundaries with The subject property is located within the Crozet Development Area. It is the Rural Area adjacent to the Rural Area boundary which is located across Three Notch'd Road (Route 240). A landscaping buffer is proposed along Route 240 on the north side of the development. The Neighborhood Model Design Guidelines from the Comprehensive Plan Appendix recommend that a buffer measuring between 30' — 50' be provided along development area boundaries. Please clarify the buffer width and provide additional details on the landscaping species, sizes, and spacing within the buffer. See Planning and ARB comments for further information on revisions to the Application Plan and COD that would make the proposal consistent with Strategy #2r of the Comprehensive Plan. This principle is not fully met.