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HomeMy WebLinkAboutZMA202100001 Correspondence 2022-03-21 (2)tzvloll i f� pF A ®� designSLUUIU Landscape Aichdedure and Site Planning �rRG[N1P COMMENT RESPONSES TO STAFF'S V REVIEW COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 December 3, 2021 Mr. Steve Edwards Edwards Design Studio 4936 Old Boonsboro Rd. Lynchburg, VA 24503 steveCa edwardsdesignstudio.com / 434-531-7507 RE: ZMA2021-00001 Willow Glen; V Submittal Dear Mr. Edwards: Fax (434) 972-4176 March 21, 2021 Mr. Andy Reitelbach, Senior Planner II Albemarle County Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 Staff has reviewed the third submittal for the zoning map amendment, ZMA202100001, Willow Glen. We have a number of questions and comments on your ZMA request, and we would be glad to meet with you to discuss these issues. Review comments are provided below, organized by Department, Division, or agency. Our comments are provided below: Planning — General ZMA Comments 1. Interconnectivity is being reduced with this proposal. Promoting interconnectivity is a significant policy of the County, included in both the Comprehensive Plan and in the Zoning/Subdivision ordinances. This application is proposing to reduce connectivity with the other phase that is a part of this same project, by eliminating an approved road, forcing any vehicles travelling between the two phases to use the Dickerson/Towncenter intersection. Connectivity is also important for the greater Community of Hollymead as mentioned in the Places29 plan, not just within a single project. Also, see comments below from both the Engineering division and the Fire -Rescue Department. With the proposed elimination of the vehicular connection between the two phases, certain requirements of Engineering, VDOT, and Fire -Rescue may not be able to be met. There are also no interconnections proposed with other adjacent properties that are either undeveloped or recommended in the master plan to be developed at a greater intensity than they currently are. There continues to be a lack of interparcel connections with the adjacent parcels, to promote interconnectivity as development or redevelopment occurs in the surrounding area. Interconnectivity with Phase 1 of the development is being reduced, as there is no longer public right-of-way being provided as originally proffered, which would prevent other members of the community from utilizing the proposed private connections. In addition, with public street right-of-way, motorists, transit users, cyclists, and pedestrians could all potentially utilize the connection, promoting multi -modal opportunities. The currently proposed pathways limit modes to pedestrians and cyclists only. (previous comment #3) While a vehicular connection is no longer provided, enhanced pedestrian and bicycle connection within and between the phases has been provided. In addition, a 10' multi -use path that will connect Phase 1 and Phase 2 has been added to the plans. We believe that with the proposed pedestrian network within the project, together with trails and addition of a multi -use path, adequate interconnectivity has been provided given the following factors: a) Connectivity is maintained between Phases 1 and 2, consistent with the original rezoning approval. b) The residents in Phase 1 have expressed opposition to a vehicular interconnection but support pedestrian and bicycle connections. Retaining the vehicular interconnection would lessen our community support for this rezoning. c) The vehicular connection would result in additional impacts to southern stream and affect the U.S. Army Corp of Engineers approved permit. d) The pedestrian and bike connection promotes healthier lives and greater resident activities. e) The pedestrian and bike connections promote additional social interactions between the residents. f) The pedestrian and bike connection offer greater independence for elderly residents to get around easier without a car. g) The pedestrian and bike connection to existing bike and pedestrian facilities (e.g. sidewalk along Town Center Drive) encourages all residents to use alternative forms of transportation. h) The pedestrian and bike connection reduces long-term road maintenance cost to VDOT and County taxpayers. In addition, as the area near the intersection of Town Center Drive and Dickerson Road is proposed as a Neighborhood Service Center, promoting connections to that area is important. Limited interparcel connections, that would appear to be private, are proposed with one of the two parcels where that designated center is located. In addition, the proposed sidewalk along the Dickerson Road ROW does not appear to go all the way to the property line with the parcels to the south. Future potential connections are shown on the illustrative plans from our trail system to the undeveloped parcel to the southwest (TMP 32-56). In addition, an easement and sidewalk along Dickerson Road has been provided to allow for future connectivity. Once developed, those connections would provide alternative pedestrian routes to access the proposed Neighborhood Service Center. Regarding the sidewalk along Dickerson Road, due to the existing topography, extending the sidewalk is not feasible without obtaining an offsite easement. As an alternative solution, a temporary grading and construction easement has been provided within our proffers to the adjacent owner (TMP 32-56A), so that in future when that property develops, a sidewalk can be extended and connect within the Dickerson Road right-of-way to the envisioned Neighborhood Service Center. 2. These properties are near a designated Neighborhood Service Center (the intersection of Dickerson and Towncenter Dr.). How is this development proposed to relate to this Center for the community? The comment response mentions that this Neighborhood Service Center is within a suitable walking/biking distance, however, the plan does not provide for any future interconnections in that direction as that area eventually develops, and there are no sidewalks or bike lanes connecting this area with the designated Neighborhood Service Center. The proposed sidewalk along the Dickerson Road ROW does not appear to go all the way to the property line with the parcels to the south. Regarding the sidewalk along Dickerson Road, due to the existing topography, extending the sidewalk is not feasible without obtaining an offsite easement. As an alternative solution, a temporary grading and construction easement has been provided within our proffers to the adjacent owner (TMP 32-56A), so that in future when that property develops, a sidewalk can be extended and connect within the Dickerson Road right-of-way to the envisioned Neighborhood Service Center. 3. Why are the setbacks being reduced from what is shown on the existing approved plan, especially in the northern comer where Buildings 9 and 10 are proposed? These structures appear to be very close to existing single-family homes in the Deerwood subdivision, and no buffer is being proposed in this location. This does not promote the "appropriate and harmonious physical development" intended with the PRD zoning district. Staff cannot accurately review the stated distances (in the comment response letter) of the buildings from the property line as distances are not provided in the application plan. In addition, the proposed heights of the retaining walls are not provided. The proposed heights of the apartment buildings 9 and 10 do not promote the "appropriate and harmonious physical development" intended with the PRD. The comment response letter mentions that existing vegetation is being preserved. Where is this preserved vegetation? In the plan set, the existing vegetation to be preserved appears to all be on the adjacent properties, so would not be subject to this plan. In addition, the note on sheet Z7 states that areas of preserved trees are subject to change. Although the sections and the graphics provided in the comment response letter depict the proposed new buildings 9 and 10 as located as far away (or farther away) from the Deerwood subdivision than originally approved, these items are not identified on the application plan, which is the plan the BOS will be voting on to approve or deny. No buffer area is identified, and as an application plan is only conceptual, there is the possibility that the buildings could move closer to the property line at the site planning stage than what is currently proposed. In addition, the areas identified as "preserved trees within common open space" along the common property line with the Deerwood subdivision near buildings 9 and 10 are depicted as largely on Deerwood property, not the property subject to this rezoning request, thus there does not appear to be a way for the property owner to ensure that the tree buffer area would remain in the future. In the original plan, the corner of the building closest to Deerwood is 20' from the property's boundary line and the associated parking shown was approved within that 20' perimeter setback. With regards to the relationship between buildings B9 & B10 and the Deerwood neighbors, the illustration (to the right) shows the historic building placements proposed and approved throughout this site's development. These were approved both in rezoning applications and final site plan submissions. The blue outlines indicate the previous townhomes; and the green outlines indicate the previous condos as they relate to the Section Section �J n Q. '`. ' red -which depicts the current ORG­RD e ictsthecurrent°A°..A° proposed building locations. As M°°^^^-Y,—,u you can see, previous versions actually show a greater impact to the adjacent properties than this current proposal. Within the supporting documents submitted with our rezoning + + application plan are sections + +, illustrating this proposed spatial , relationship. Furthermore, in order to help provide a transition from multi -family to single family unit types a 20' enhanced landscape area has been added to the Application Plan in this area, along this common property line, in order to diminish any impact from our 4PDEN development for the adjacent Deerwood residents and vice f PARK versa. This enhanced landscape - PARK is illustrated and described on Sheet Z4, titled Application Plan 4. Neighborhood Model Principles r N o 20 ao L'VZ I Projects located within the Development Areas are typically reviewed for consistency with each of the Neighborhood Model Principles found in the Comprehensive Plan. Revised comments are provided (see attached document Consistency with Neighborhood Model) on relevant aspects of the Neighborhood Model principles. Please see our responses attached below. Planning Division -Transportation See the attached comment memo from Kevin McDermott, Planning Manager, kmcdermott(a�albemarle.ore. 1. Traffic Impact Analysis: Given recent discussion and guidance from VDOT, we have updated the TIA to include new counts. The result of the revised TIA is that the numbers have been reduced significantly compared to the 2018 counts previously used. With that in mind, no additional 0 improvements are required at the Towncenter Drive and Dickerson Road intersection. In addition, the left -turns and right -tapers along Dickerson Road are no longer warranted. 2. Impacts: The proffers have been revised to account for these reduced impacts noted above. 3. Application Plan: The design has been revised to strengthen the pedestrian routes throughout the project. The following features have been added: a. In certain instances where travelways/parking lots intersect with these routes, we have introduced table -top traffic calming measures to help elevate the pedestrian and become more visible to the drivers. These are located between B7 and B8, B7 and B5, and B2 and the pool. b. Bike lockers are proposed in B8, see Sheet Z4, titled Application Plan. c. Traditional bicycle storage racks are proposed at the community garden (near to Pocket Park #7), the fitness center, the mail kiosk/Pocket Park #1/clubhouse, and at Pocket Park #4. Please refer to Sheet Z4, titled Application Plan for the general areas and coordinated areas on Sheet Z5, titled the Illustrative Plan. In addition, during the final site plan process, we will continue to work with engineering staff to identify locations for stop signs and other possible subtle traffic calming measures throughout the development. Zonina Division, Community Development Department Review pending, comments will be provided to applicant upon receipt by Planning staff, Zoning reviewer Rebecca Ragsdale, Principal Planner, rraesdalenae albemarle.org. Enaineerina & Water Resources Division, Community Development Department Review pending, comments will be provided to applicant upon receipt by Planning staff, County Engineer, Frank Pohl, foohlaa albemarle.ore. Albemarle County Fire -Rescue No objections at this time, Howard Lagomarsino, Fire & Rescue plans reviewer, hlaaomarsinogalbemarle.org. Virainia Department of Transportation (VDOT) Review pending, comments will be provided to applicant upon receipt by Planning staff, VDOT Area Land Use Engineer, Douglas McAvoy, douglas.mcave vdot.vir inia.gov. Resubmittal If you choose to resubmit, please use the attached form. There is a fee for all subsequent resubmittals. Notification and Advertisement Fees It appears that the Public Notice Requirement fees have already been paid for this application. 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, V, AN.daeu< ,Reae6rWd Andy Reitelbach Senior Planner Planning Division, Department of Community Development ZMA2021-00001 Willow Glen Amendment Staff Analysis of Application's Consistency with Neighborhood Model Principles 3 d Submittal of Application Pedestrian Orientation There are pedestrian facilities provided throughout the site. However, most of the sidewalks are adjacent to large expanses of parking. Considerate landscaping at the site planning stage, along with appropriate heights and locations of retaining walls, will be important to provide greater pedestrian orientation in this development. A sidewalk along the Dickerson Road frontage has been proposed, which will help provide connections to the designated center at Town Center Drive; however, it does not appear that this sidewalk goes all the way to the property line. This principle has mostly been addressed but could be strengthened. We believe this principle is fully met through the pedestrian connections between our two phases and then beyond to Town Center Drive's sidewalk network and the adjacent parcels, along with a new sidewalk along Dickerson Road, which, though not proposed to extend to the boundary line currently because of the topographic challenges, may be extended in the future by use of proffered easements for future sidewalk expansion and connection when the adjacent property develops. Mixture of Uses The application provides for only one type of housing in Phase 2, reducing the mix from the existing greater range of housing types that are approved for this property. However, with Phase 1 included, there are additional housing types, but still a reduction from what is currently approved for the site with ZMA2006-00019. This property is designated as Urban Density Residential, so residential is the primary use recommended. This principle is mostly met. Viewing this area as a whole, a mixture of unit types is provided within '/4 to'/2 mile. The Deerwood neighborhood provides single family detached housing, Abington Place provides townhomes, and Phase 1 of Willow Glen provides townhomes as well as single family detached housing. The addition of multi -family will complement those existing unit types and provide another housing choice for the community in this area, which is particularly desirable in the vicinity of a Neighborhood Center. Neighborhood Strategy 2f in Chapter 8 of the Comprehensive Plan identifies neighborhood Centers centers as having four components: 1) a centralized park or outdoor amenity which is surrounded by 2) a ring of commercial or mixed uses with 3) surrounded by medium to high density residential uses and a final 4) outer ring of low density residential. Trails and sidewalks have largely been provided to connect the various residential buildings with the open space and recreational facilities of the development. In the greater area, the intersection of Dickerson and Town Center is a designated Neighborhood Service Center. A sidewalk along the Dickerson N. Road frontage has been proposed, which will help provide connections to the designated center at Town Center Drive; however, it does not appear that this sidewalk goes all the way to the property line. This principle has mostly been addressed but could be strengthened. Viewing this area as a whole, a mixture of unit types is provided within 1/4 to'/2 mile. The Deerwood neighborhood provides single family detached housing, Abington Place provides townhomes, and Phase 1 of Willow Glen provides townhomes as well as single family detached housing. The addition of multi -family will complement those existing unit types and provide another housing choice for the community in this area, which is particularly desirable in the vicinity of a Neighborhood Center. Mixture of Housing The proposal does provide multiple types of housing when including Phase Types and 1. However, it reduces the mix of housing types in Phase 2, which currently Affordability includes a wide range of types, including condos, single-family detached, townhouses, and duplexes, to only multi -family housing. The overall mix of housing types is being reduced. This principle has mostly been addressed but could be strengthened. The original plan included single-family, townhome, and multi -family ("condos"). The proposed plan —including both phases —also provides single-family, townhome, and multi -family. The proposal changes the quantity of the various housing types within the project; however, as stated above, when viewing this area as a whole, a mixture of unit types is being provided in this area. Increasing the amount of multi -family in this location complements existing unit types and provides another housing choice for the community in this area. Interconnected This application proposes to sever the approved vehicular connection Streets and between Phase 1 and Phase 2 of this development, which is proposed as Transportation public right-of-way. Interconnected streets are an important feature to Networks provide access and reduce congestion on the surrounding road networks, especially in the development areas, as full streets promote several modes of transportation with both streets for vehicles and transit, and sidewalks for pedestrians (along with the potential for bike lanes for cyclists). No interparcel connections are proposed with most of the other adjacent parcels, several of which are currently undeveloped or may be redeveloped in the future, providing the opportunity for future interconnections. Although trails are provided to TMP 32-56, trails can be limited in their promotion of interconnectivity depending on ownership and type of construction. A sidewalk along the Dickerson Road frontage has been proposed, which will help provide connections to the designated center at Town Center Drive; however, it does not appear that this sidewalk goes all the way to the property line. This principle could be strengthened. As mentioned above, while a vehicular connection is no longer provided, pedestrian and bicycle facilities have been provided via a 10' multi -use path to allow for a connection between the Phases. Understandably, the homeowners in Phase 1 recognize that a cut through from the larger Phase 2 to Town Center Drive would have a significant impact on the quality of life in their neighborhood, and such impact is entirely unnecessary since the distance to Town Center Drive from the project's Dickerson Road exit is so short. Multi -modal This development appears to be mostly automobile -centric. There are Transportation internal sidewalks among the buildings. However, there do not appear to be Opportunities any bike facilities, except for the one hybrid trail on the southern side of the development. No bike lanes or accommodations for future transit service are provided on the site. A sidewalk appears to be provided along the Dickerson Road frontage of this property but does not go all the way to the property line with the property to the south. Although inter -parcel trails are provided, they promote limited multi -modal opportunities depending on their method of construction and ownership of right-of-way. This principle could be strengthened. As stated above, we have modified the connection to Phase 1 to include a 10' multi -use path that will connect this development to Phase 1, as well as to Hollymead Town Center. In addition, we have added bike racks and potential bus stop locations if the pilot program for on demand bus service in this area is continued to be funded in the future. Parks, The recreational and open spaces in this plan are not centrally located and Recreational connected along a common axis as they were in the originally approved Amenities, and plan from 2007. Instead, they are largely fragmented around the site and Open Space mostly located along the edges of the property. The proposed recreational facilities are largely on the south side of the development, with residents of the north and northwest part of the development farther away from these areas than other residents. This principle has mostly been addressed but could be strengthened. Open space areas surround and buffer the project and provide access and enjoyment, both visually and recreationally, to the residents. Within the project, recreational and amenity facilities are offered to provide a variety in both use and size as well as both passive and active recreation. The location of the smaller recreational areas throughout the site allows for residents to gather in small groupings and provides an outdoor space near each building. The larger recreational areas will be located more centrally in order to provide larger communal use and bring the entire community together for larger events. We believe that, given the large variety of outdoor spaces for passive and active recreation, this principle has been met. We have provided examples of how the recreational facility areas may be programmed in a new exhibit set. The exhibits depict conceptually how each pocket park might be organized with respect to the recreational facilities proposed. The images presented are predominately from other Breeden managed/owned properties and demonstrate the quality invested to make these spaces successful Buildings and Space of Human Scale and special.These spaces will be better defined during the final site plan process. Two of the proposed buildings, B9 and B10, appear to be close to existing single-family homes in the Deerwood subdivision, and no buffer is proposed between the new and existing structures to help provide a transition with the existing neighborhood, and Deerwood appears to be downslope of Willow Glen, exacerbating the height difference. The area designated as "preserved trees within common open space" appears to be mostly on the Deerwood property, not the subject property (see comment #3 in the main comment letter for more information). There are several retaining walls provided throughout the development. Depending on their height, retaining walls can contribute to spaces that are not of a human scale. Large areas of parking also do not contribute to spaces of human scale, especially when there are no planting strips along adjacent sidewalks (see pedestrian orientation section above). Considerate landscaping at the site planning stage will be important to help address these issues. This principle could be strengthened. As previously discussed, a buffer has been provided along the property lines to provide a transition for Buildings 9 and 10 and the adjacent single-family homes. Retaining walls are not desired but in some areas are required to help the site relate to the topography, preserve natural areas while providing density in a minimalistic way. They predominately face away from the proposed buildings and are not visible from Dickerson Road due to proper siting, building placement and preservation of existing vegetation along the perimeter. During the site plan stage, walls can be addressed further and mitigated as needed in certain areas either by stepping them back, introducing landscaping either in front or that will cascade over to reduce their scale. Parking lots have been reorganized to provide stronger, safer pedestrian routes through the community including bump outs that will connect the amenity and open space areas. Planting strips between sidewalks and pavement in multi -family developments are not typical, however planting islands and area around the buildings and parking lots will include the required landscaping per the County Code during the site plan stage. In addition, the screening requirements for the parking areas will be met at the site plan stage. We have included an Illustrative Plan on Sheet Z5 to demonstrate how the landscaping could be proposed to allow for a desirable pedestrian experience. We believe that the rezoning plan and the site plan requirements together meet this principle. Relegated Parking There continues to be significant areas of surface parking, scattered throughout the project area. The parking appears to be mostly relegated from the Dickerson Road ROW. Considerate landscaping at the site planning stage, to help break up the expanses of parking, will be important to help address these issues. This principle has mostly been addressed but could be strengthened (especially with considerate landscaping design, as noted above). We have relegated the parking to the sides of the buildings along Dickerson Road, as recommended under this principle. In addition, as noted above, the landscaping and screening requirements of the ordinance will be met at the site plan stage. We believe that the orientation of the buildings shown on the plan together with the site plan regulations, fully meet this principle. Redevelopment The requested rezoning would permit redevelopment of the property, which is currently largely vacant, with a few older houses located on it. This principle appears to be met. Respecting Terrain No response required. The property contains areas within the Managed Steep Slopes Overlay and Careful Zoning District. Pursuant to Section 18-30.7.4 of the Zoning Ordinance, Grading and Re- Managed Steep Slopes can be disturbed if the design standards of Section grading of Terrain 18-30.7.5 are adhered to. This disturbance includes grading and the construction of future buildings, parking areas, retaining walls, and other improvements. Compliance with this section of the ordinance will be reviewed by the County Engineer at the site planning stage if this rezoning request is approved. This principle appears to be met at this time. No response required. Clear Boundaries Although adjacent properties are zoned Rural Areas, the subject property with the Rural does not border the Rural Areas as designated in the Comprehensive Plan. Area All surrounding properties are located within the Community of Hollymead of the Places29 Master Plan area. This principle does not apply. No response required. 10