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HomeMy WebLinkAboutZMA202000012 Correspondence 2022-03-09MONTCLAIR I ZMA2020-00012 I A NEIGHBORHOOD MODEL DISTRICT PROJECT NARRATIVE REVISED MARCH 07, 2022 REVISED NOVEMBER 17, 2021 SUBMITTED SEPTEMBER 21, 2020 PROPERTY OVERVIEW Tax Map Parcel No. Existing Zoning Proposed Zoning 2020 Master Plan Draft Designation Middle Density TMP 56-91A Rural Areas NMD Residential and Low Density Residential; Green Space Middle Density TMP 56-E2 Light Industrial NMD Residential and Low Density Residential; Green Space CURRENT ZONING 2021 MASTER PLAN DESIGNATION Adelaide W. Spainhour Trust is the owner of tax map parcel 56-91A and Highlands West Limited Partnership is the owner of tax map parcel 56-E2; collectively, these two parcels are the subject of this rezoning application. On behalf of the owners, Vito Cetta, the applicant, requests to rezone the parcels from Rural Areas and Light Industrial, respectively, to Neighborhood Model District "NMD" to establish a mixed -unit residential community with complementary commercial uses. LOCATION ZMA2020-00012 Montclair 1 The property is located on Three Notch'D Road (Route 240), adjacent to the Wickham Pond neighborhood; it is bounded by Three Notch'D Road (Route 240) to the north, CSX Railroad to the south, the Wickham Pond residential neighborhood to the east and Park Ridge Dr in the west. PROJECT PROPOSAL This proposed rezoning seeks to establish a Neighborhood Model District (NMD) to allow for a maximum of 157 attached dwelling units of varying sizes and multi -family units as well as a limited neighborhood -scale commercial service area. The development plan will establish considerable amenity and greenspace areas to serve future residents. The proposed block network will achieve inter -parcel connectivity and will establish well connected pedestrian routes. The site establishes a transect within itself, proposing more dense development on the portion of the property closest to Route 240 and Park Ridge Drive and becoming increasingly less dense nearing the exposed portion of stream on the property, which is proposed to be a conservation area within the development. The Code of Development and Application Plan will establish: 1) A mixed -use development with a public shared multi -use path on Three Notched Road (Route 240) 2) Internal and external pedestrian interconnections, including multi -use paths, trails, and sidewalks that link existing neighborhoods to the development 3) Proximity to day care center, limited commercial uses that are complementary to residential uses and other recreational facilities. 4) Ample greenspace and amenity area providing open space that is inviting and supports a pedestrian friendly environment ZONING INTENT Section 20A.1 of the Albemarle County Zoning Ordinance states, "The purpose of the Neighborhood Model District (hereinafter referred to as the "NMD") is to establish a planned development district in which traditional neighborhood development, as established in the county's Neighborhood Model, will occur." The development proposal for Montclair is consistent with the intent of the Neighborhood Model District as defined in the Albemarle County Zoning Ordinance because the application plan and code of development work together to establish a unified zoning district that realizes valuable interparcel vehicular and pedestrian connections, intentionally sighted amenity areas that are incorporated into the block network of the development, thoughtful relationships between buildings, and a circulation hierarchy that promotes pedestrian movement and directs vehicles to navigate one-way alleys and access most of the residential units from a fapade that will function as the rear of the unit. CONSISTENCY WITH THE COMPREHENSIVE PLAN Since the initial submission of the zoning map amendment application, the Crozet Master Plan has undergone a major update and has established Middle Density Residential, Neighborhood Density Residential, and Greenspace designations on the property. Montclair proposes a predominantly residential ZMA2020-00012 Montclair 2 development with limited commercial services and thoughtfully sighted greenspace areas to surround the environmentally sensitive features, which falls in line with the newly established development guidelines of the 2021 Crozet Master Plan. Montclair's Middle Density block seeks to establish a mixture of housing types and affordability with integrated community amenity spaces, while the Neighborhood Density Residential blocks towards the rear of the property allow for the development up to 6 DUA, with supporting small-scale commercial uses. The stream buffer present on the property is to be conserved within its own block, with surrounding greenspace and recreational areas. Overall, the property is proposed to develop with a gross density of 9 DUA and a net density of 12 DUA, supporting the 2021 Crozet Master Plan vision for the property. The Neighborhood Model District allows for an alternative to traditional suburban patterns of development that traditionally encourage sprawling separation between residential areas, business districts, and general commercial services. The design of Montclair has adopted the Neighborhood Model Principles and has incorporated these design principles in the development in the following ways: Pedestrian Orientation: The application plan establishes a central greenway axis that runs east to west within the proposed development; the axis is intended to function as a shared front yard space for future residents of the community. Many of the units within the development front on this shared amenity; this design orientation priorities shared human activities over vehicular circulation. Montclair proposes right-of-way reservation on the front side of the property to reserve ample area for a shared -use path designed in accordance with VDOT standards. There is an effort towards creating pedestrian circulation not only within the proposed NMD but also connecting to the neighboring communities. Mixture of Uses: This proposal seeks to establish a Neighborhood Model District (NMD) to allow for a maximum of 157 attached dwelling units of varying sizes and multi -family units as well as a limited neighborhood scale commercial service area. Additionally, ample greenspace and amenity areas are proposed within the development; a mixture of uses will be achieved in Montclair. Neighborhood Center: The property is not designated as a neighborhood center however it is located directly adjacent to what is proposed as a neighborhood center in the 2021 Land Use Plan; this center is proposed on the commercial portion of the Wickham Pond Neighborhood. Residential and complementary commercial uses on this property will help to support the future development of a neighborhood center on the Wickham Pond property. Mixture of Housing Types and Affordability: Within the Code of Development, Montclair is flexible in allowing for a mixture of housing types consistent with the density recommendation outlined in the 2021 Crozet Master Plan. The Code of Development establishes a commitment to affordable housing within the development which will help to establish a mixture of affordability within Montclair although, the proposed mixture of unit sizes and types within the development will also help to contribute to more naturally occurring affordable units. Interconnected Streets and Transportation Networks: ZMA2020-00012 Montclair 3 There are connections proposed to connect the property to the neighboring properties like the Wickham Way on the east to the Park Ridge Drive on the west. The proposed multi -use path along the Route 240 frontage will contribute to a multi -modal transportation network that has already begun to take shape along the corridor with the development of adjacent properties. Multi -Modal Transportation Networks: Sidewalks and pedestrian paths provided throughout the development will assist with safe pedestrian movement; this infrastructure is provided in addition to travelways that will be used by cars and bikes. Parks, Recreational Amenities, and Open Space: As a predominantly residential development, it's been preconceived in the design that the recreational and open space within the property would be integral community gathering spaces, conservation areas and recreation spaces. Buildings and Spaces of Human Scale: Building heights, footprints, and setbacks as proposed in the Code of Development are consistent with neighborhood -scale design. Additionally, the building heights and footprints are consistent with recommendations for building form and massing that have been included in the 2021 Master Plan Update. Relegated Parking: The parking area proposed in Block 6, the primary commercial block, is designed to be relegated from Park Ridge Drive. Many of the residential units within the development will access the units from alleys which relegates the parking to the rear of the unit. Redevelopment: This property is currently used for single family residential use and this redevelopment proposal will provide a great housing opportunity within one of Albemarle County's designated Growth Areas. Respecting Terrain and Careful Grading and Regrading of Terrain: Managed slopes are present on the property and any grading in managed slopes will comply with Section 18-30.7.5 of the Albemarle County Code. IMPACTS ON PUBLIC FACILITIES Er PUBLIC INFRASTRUCTURE TRANSPORTATION Per the Code of Development, the property is limited to a maximum of 157 residential units and to 16,500 square feet of commercial square footage. The likely commercial users on the property will be either a day care and general office space or a day care and a small sit-down restaurant. Given these anticipated uses, the following trip generation scenarios are provided: ZMA2020-00012 Montclair 4 Square AM PM Daily Use Footage LU[ode IV In Out Total In Out Total Total Low -Rise Multifami ly 220135 Units 14 49 63 49 29 77 9110 Mid -Rise Multifami ly 22122 Units 2 6 a 6 4 10 118 Day Care Center 6,000 5656(1,000 GFA) 35 31 66 31 36 67 286 General Office: Opt 1 10,000 71010(1,ODD GFA) 31 5 36 2 11 13 114 ON Quality Restaurant Opt 2 11550 931 155 (1,000 GFA; not given not given 1 9 4 12 130 Turns In 92 t 97 1498 OP 1 e 51 93 1S14OIrt2 These trip generation scenarios have been derived from the Institute of Transportation Engineers Trip Generation Manual I& Edition. Due to the limited amount of commercial area allowed within the Neighborhood Model District, either a restaurant or a small office building will take shape in addition to a proposed day care use and so two potential trip generation scenarios are presented as "Option 1" and "Option 2." As part of the 2021 Crozet Master Plan, transportation analyses were conducted by EPR, P.C. These studies sought to evaluate future scenarios for the year 2045, for key intersections in Downtown Crozet and along Route 250. The transportation analyses incorporated potential development conditions and traffic volumes and intersection level of service (LOS), which considers queue length and wait times. The transportation analysis for the Route 240/Park Ridge Drive intersection evaluated future conditions with the development of 97 low-rise dwelling units. According to the future projections of overall growth in the Crozet area, the LOS in 2045 of the Route 240/Park Ridge Drive intersection remains high - functioning relative to existing conditions, however, the northbound left movement on Park Ridge Drive could become challenging with a LOS F. The development of Montclair would not necessarily impact a northbound left movement from Park Ridge Drive, as it is anticipated that vehicles making the left turn onto Route 240 to travel westbound would exit directly through the Route 240 entrance within this development, rather than the proposed Park Ridge Drive entrance, especially if there is a delay for that manuever. This transportation analysis provided possible improvements to the intersection of a roundabout or a mini -roundabout. Both the implementation of a roundabout or a mini -roundabout would alleviate traffic delays for the Park Ridge Drive northbound left maneuver while maintaining high LOS for other intersection movements. To accommodate the construction of a 150' diameter roundabout, right- of-way reservation is designated within this rezoning application to allow for future infrastructure improvements at this intersection. SCHOOLS This property lies within the Brownsville Elementary School district, Henley Middle School district, and Western Albemarle High School district. There is a maximum of 157 units proposed within Montclair with the majority of the units taking shape as variable sized attached units. Using data provided from Cooperative Strategies' 2021 Subdivision Yield Analysis report, prepared for Albemarle County Public Schools, with an estimated 135 attached units and 22 multi -family units, it is anticipated that Montclair may house 25 school -aged children; it is estimated 22 of those children will live in attached units and 3 children will live in multi -family units. Multipliers provided by the Subdivision Yield Analysis are provided below: ZMA2020-00012 Montclair 5 Apartment Townhome* Brownsville Elementary School 0.05 0.08 Henley Middle School 0.03 0.06 Western Albemarle High School 0.04 0.02 *Townhome data unavailable for Brownsville ES, Henley MS, and Western Albemarle HS. To provide comparable data, the average of the available student yields for elementary, middle, and high schools within other districts for a townhome unit type was taken. The 2021 Albemarle County Public Schools LRPAC report notes that capacity conflicts in the western feeder pattern elementary schools will be resolved in the near term with the completion of the Crozet Elementary expansion. Over the long-term, LRPAC has recommended that land be acquired for the future construction of a third elementary school. At this time, land has not been identified for this improvement. IMPACT ON ENVIRONMENTAL FEATURES A designated stream buffer is present on the southeastern portion of the property. This stream buffer is entirely encompassed within Block 4, which is to be conserved as stream buffer area with incorporated passive amenity spaces, such as primitive trails and sitting areas, as permitted by the County's Water Protection Ordinance. A stormwater management facility (facility ID 0010.01) is present immediately adjacent to the stream buffer. This facility is to be modified, which will require an amendment to the approved plan for that facility. The facility may be replaced by underground detention, outside of the stream buffer, and if BMP measures are proposed within the stream buffer, it will take shape as a biofilter within the 50' most landward feet of the buffer. A combination of these two measures may be implemented to meet stormater regulations. Stormwater management design overall will be consistent with similar urban development projects and will utilize a combination of features such as on -site surface facilities, on -site underground facilities, and/or the purchase of off -site nutrient credits. ZONING REDESIGNATION OF PRESERVED SLOPES Per Sec. 30.7.6 of the Albemarle County Zoning Ordinance, the steep slopes overlay district that identifies a slope's designation as preserved or managed, may be amended by the board of supervisors under section 33. To realize a maximum of 157 residential units on Montclair, a portion of what are designated as preserved slopes on the property are requested for redesignation as managed slopes; the preserved slopes within the stream buffer are proposed to remain undisturbed. Four non-contiguous preserved slopes areas are subject to this redesignation request; these slopes are identified on Sheet 4 of the Application Plan. With regard to the redesignation request, please consider the following analysis which compares the characteristics of the slopes on the property to the characteristics prescribed to managed and preserved slopes in Sec. 30.7.3 of the Zoning Ordinance: ZMA2020-00012 Montclair 6 Managed slopes 30.7.3 a (i) the contiguous area of steep The proposed area of slopes disturbance is non-contiguous. The slopes is limited or fragmented four areas of non-contiguous slopes range in size, from 472 SF, 690 SF, 914 SF, and 2631 SF. (ii) the slopes are not associated with The slopes are not associated with or abutting a water feature. Two or abutting a water feature of the slopes areas frame an existing stormwater facility (ID 0010.01), which may be amended to be integrated in the future Montclair build -out, for a comprehensive stormwater plan. The two other slopes on the site that are subject to this redesignation request, are located northwest of the slopes near the SWM facility, and are the result of the construction of Park Ridge Drive and the driveway to the pre-school. Prior to the construction of Park Ridge Drive and the Sentara Health Clinic there was a stream that ran through TMP56E-2 and parcels west, however a portion of that stream, including the portion located on TMP 56E-2 was piped to realize the construction of the new road and the Sentara facility. (iii) the slopes are not natural but, The preserved slopes to be disturbed are not natural slopes, due to instead, are manufactured the fragmented nature of the slopes and the presence of an existing stormwater facility. As described above, two of the slopes areas frame an existing stormwater facility and the other two slopes areas are adjacent to Park Ridge Road and an accessway that serves the existing daycare facility Bright Beginnings Preschool on the adjacent tax map parcel 56E-2A. The preserved slopes were created at the time of the Park Ridge Drive construction and the installation of the daycare facility's accessway and the associated stormwater management. (iv) the slopes were significantly By the aerial imagery provided by the Albemarle County GIS, Park disturbed prior to June 1, 2012 Ridge Drive was constructed between 1996 and 2000. The preschool was constructed in 2000, which established the new entrance and stormwater facility. (v) the slopes are located within Not applicable. previously approved single-family residential lots (vi) the slopes are shown to be Not applicable. disturbed, or allowed to be disturbed, by a prior county action Preserved slopes 30.7.3 b (i) the slopes are a contiguous area of The four non-contiguous areas of slopes are not located in a close 10,000 square feet or more or a close grouping. Moreover, their aggregate area is 4,707 SF. grouping of slopes, whose aggregate area is 10,000 square feet or more (ii) the slopes are part of a system of The preserved slopes proposed to be disturbed are not associated slopes associated with or abutting with a water feature. Two of the slopes frame an existing water feature stormwater facility, indicating that the slopes were created as a result of the facility installation. (iii) the slopes are part of a hillside The slopes are non-contiguous and were created as a result of the system construction of Park Ridge Drive, the daycare facility's accessway, and the stormwater management facility. ZMA2020-00012 Montclair 7 (iv) the slopes are identified as a Not applicable. resource designated for preservation in the comprehensive plan (v) the slopes are identified as a The Crozet Master Plan describes that the protection of steep slopes resource in the comprehensive plan is vital for the health of Crozet's waterways and that "the intention for this regulation is to prevent movement of soil and rock, excessive stormwater runoff, and degradation of surface water." Because the proposed area of slopes disturbance is not associated with a water feature, the preservation of these particular slopes does not contribute towards the protection of water quality. The slopes to be disturbed are manmade and created following road construction. (vi) the slopes are of significant The slopes do not provide value to the entrance corridor, Route 240. value to the entrance corridor overlay Along the property frontage, Route 240 is at a grade of 630', district whereas the slopes are located nearly 300' from the entrance corridor and further down grade at 620' and 610'. The slopes are not readily visible from the entrance corridor and therefore do not provide an aesthetic contribution. The one slope requested to be redesignated that is visible from the entrance corridor is part of the bank supporting Park Ridge Drive. (vii) the slopes have been preserved Not applicable. by a prior county action, including, but not limited to, the placement of an easement on the slopes or the acceptance of a proffer or the imposition of a condition, restricting land disturbing activity on the slopes Source: Albemarle County GIS — 2018 Aerial ZMA2020-00012 Montclair 8 .n rt .R ivM In v L Source: Albemarle County GIS — 2002 Aerial Source: Albemarle County GIS — 2000 Aerial ZMA2020-00012 Montclair 9