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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
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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
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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