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HomeMy WebLinkAboutZMA202100001 Review Comments Zoning Map Amendment 2021-12-05COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 229024596 Phone (434) 296-5832 December 3, 2021 Mr. Steve Edwards Edwards Design Studio 4936 Old Boonsboro Rd. Lynchburg, VA 24503 steve&edwardsdesianstudio.com / 434-531-7507 RE: ZMA2021-00001 Willow Glen; 31 Submittal Dear Mr. Edwards: Fax (434) 972-4176 Staff has reviewed the third submittal for the zoning map amendment, ZMA202 10000 1, 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. 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. 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. 3. Why are the setbacks being reduced from what is shown on the existing approved plan, especially in the northern corner 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. 4. Neighborhood Model Principles 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. Planning Division — Transportation See the attached comment memo from Kevin McDermott, Planning Manager, kmcdermott@albemarle.org. Zoning Division, Community Development Department Review pending; comments will be provided to applicant upon receipt by Planning staff, Zoning reviewer Rebecca Ragsdale, Principal Planner, rraQsdale&albemarle.org. Engineering & Water Resources Division, Community Development Department Review pending; comments will be provided to applicant upon receipt by Planning staff; County Engineer, Frank Pohl, foohl@albemarle.org. Albemarle County Fire -Rescue No objections at this time; Howard Lagomarsino, Fire & Rescue plans reviewer, hlaeomarsinogalbemarle.org. Virginia Department of Transportation (VDOT) Review pending; comments will be provided to applicant upon receipt by Planning staff; VDOT Area Land Use Engineer, Douglas McAvoy, dou as.mcavoy@vdot.vir ig nia.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, Andy Reitelbach Senior Planner Planning Division, Department of Community Development enc: Consistency with Neighborhood Model Principles; 31 Submittal Memorandum from Albemarle County Community Development Dept., Transportation Planning Zoning Map Amendment Resubmittal Form ZMA2021-00001 Willow Glen Amendment Staff Analysis of Application's Consistency with Neighborhood Model Principles Pedestrian Orientation Mixture of Uses Neighborhood Centers Mixture of Housing Types and Affordability 3 d Submittal of Application 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. 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. Strategy 2f in Chapter 8 of the Comprehensive Plan identifies neighborhood 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 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. The proposal does provide multiple types of housing when including Phase 1. However, it reduces the mix of housing types in Phase 2, which currently 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. Interconnected This application proposes to sever the approved vehicular connection between Streets and Phase 1 and Phase 2 of this development, which is proposed as public right - Transportation of -way. Interconnected streets are an important feature to provide access and Networks 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. Multi -modal This development appears to be mostly automobile -centric. There are internal Transportation sidewalks among the buildings. However, there do not appear to be any bike Opportunities 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. Parks, Recreational The recreational and open spaces in this plan are not centrally located and Amenities, and Open connected along a common axis as they were in the originally approved plan Space from 2007. Instead, they are largely fragmented around the site and 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. Buildings and Space Two of the proposed buildings, B9 and B10, appear to be close to existing of Human Scale 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. 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). 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 The property contains areas within the Managed Steep Slopes Overlay Zoning and Careful Grading District. Pursuant to Section 18-30.7.4 of the Zoning Ordinance, Managed and Re -grading of Steep Slopes can be disturbed if the design standards of Section 18-30.7.5 are Terrain 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. Clear Boundaries with Although adjacent properties are zoned Rural Areas, the subject property does the Rural Area not border the Rural Areas as designated in the Comprehensive Plan. All surrounding properties are located within the Community of Hollymead of the Places29 Master Plan area. This principle does not apply. County of Albemarle COMMUNITY DEVELOPMENT DEPARTMENT 401 McIntire Road, North Wing Charlottesville, VA 22902-4579 MEMORANDUM Phone: 434.296.5832 www.albemarle.org To: Applicant From: Kevin McDermott; Planning Manager Date: November 30, 2021 Re: ZMA202100001 - Willow Glen Transportation Comments (3rd Submittal) The Albemarle County Community Development Department, Planning Division, Transportation Planning has reviewed the above referenced resubmitted application plan and associated traffic impact analysis by Dickerson Ridge, LLC and Ramey Kemp and Associates (March 2021) and offers the following comments: Traffic Impact Analysis Staff continues to have the same concerns regarding the traffic conditions presented in the Traffic Impact Analysis noted previously. These include the following: The increase in delay for the WBL at Dickerson and Towncenter from 148.1 sec in the 2025 No Build to 246.2 in the 2025 Build is a high concern and does not appear to be addressed. The proposed development would increase delay at this location by over a minute and a half. The applicant discusses willingness to work with the County and VDOT to address this exceptional delay, but the current application makes no commitment to this effect. The recommendations in the TIA include extending the turn lane. However, that does not address the long delays. It also offers solutions including a traffic signal and roundabout both of which could address the issue. VDOT comments appear to not support the traffic signal, and that would not be the County's preference either, because it would likely result in an increase in crashes at the intersection and add delay to the other movements in the intersection. The County would support a roundabout at this intersection which would address the delay issues and increase safety. There is a reference to a cash proffer in the Project Narrative however, the format is not what the county typically utilizes for official Proffer Statements and no dollar figure is presented. If the applicant wishes to provide a cash proffer to address the transportation impacts then that statement will need to be clearly articulated as an official Proffer Statement. The LOS for Towncenter and August shows little to no delay. However, the PM Peak Hour NBL/R would be impacted by the WBL queue at the Towncenter and Dickerson intersection which would result in much longer delays than shown here. This would not be addressed by extending the WBL turn lane as proposed. A signal may improve this situation, but a roundabout appears to be the best option. Separation of the NBL and NBR on August Ln would also improve this significantly. Staff appreciates the acknowledgement of the potential need for turn lanes and/or tapers at the site entrances off Dickerson which will be identified during site plan stage. Application Plan Staff continues to have the same concerns regarding the internal and external connectivity presented on the Application Plan noted previously. These include the following: The application plan shows that all vehicular travel within the proposed development would occur on travelways with adjacent perpendicular parking. This system does not do a good job of meeting the County's goals related to the County of Albemarle COMMUNITY DEVELOPMENT DEPARTMENT 401 McIntire Road, North Wing Charlottesville, VA 22902-4579 Phone: 434.296.5832 www.albemarle.org Neighborhood Model as called for in the Comprehensive Plan for the reasons stated below. The County would prefer to see a better network layout that relegates parking away from private roads or travelways for the development. Interconnected Streets and Transportation Networks - This system provides a poor level of network connectivity both internally and to potential adjacent connections. Having high levels of traffic moving through this type of system poses safety concerns because the long straight travelways may encourage higher than appropriate speeds and the frequency of backing vehicles could result in crashes. The applicant intends to remove the previously required connection to the Phase 1 development and other future connections to adjacent development will likely not be possible with this type of network. Multi -modal Transportation Opportunities - This proposed network is particularly difficult for bicyclists to navigate as the frequency of vehicles backing out of parking spaces creates a hazard for bicyclists which are more difficult for drivers to see. Additionally, the Application Plan shows sidewalks connecting to Dickerson but no sidewalks along the site frontage. There is a significant amount of discussion of the multi -modal improvements in both the Project Narrative and the Special Exception Request. Staff recommends that elements such as sidewalks on the Dickerson Road frontage and a minimum shoulder width of 4' to improve safety of bicycling on Dickerson be included adjacent to the property be included and shown on the application plan. If you have any questions regarding these comments, please feel free to contact me. Kevin M. McDermott Planning Manager Albemarle County 401 McIntire Road Charlottesville, VA 22902 (434) 296-5841 Ext. 3414 kmcdermott@albemarle.org Resubmittal of information for �$��°F"`8 Zoning Map Amendment t ��RG/NyP PROJECT NUMBER THAT HAS BEEN ASSIGNED: ZMA202100001 Willow Glen Owner/Applicant Must Read and Sign I hereby certify that the information provided with this resubmittal is what has been requested from staff Signature of Owner, Contract Purchaser Print Name FEES that may apply: Date Daytime phone number of Signatory Resubmittal fees for original Zoning Map Amendment fee of $2,958 ❑ First resubmission FREE ® Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) $1,479 ® 4% Technology surcharge $59.16 TOTAL ZONING MAP AMENDMENT RESUBMISSION FEE $1 538.16 Resubmittal fees for original Zoning Map Amendment fee of $4,141 ❑ First resubmission FREE ❑ Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF) $2,070 ❑ 4% Technology surcharge $82.80 TOTAL ZONING MAP AMENDMENT RESUBMISSION FEE $2,152.80 To be Daid after staff review for Dublic notice: Most applications for a Zoning Map Amendment require at least one public hearing by the Planning Commission and one public hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing a legal advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees for public notice are required before a Zoning Map Amendment may be heard by the Board of Supervisors. The total fee for public notice will be provided to the applicant after the final cost is determined and must be paid before the application is heard by a public body. ➢ Preparing and mailing or delivering up to fifty (50) notices $237 + actual cost of first-class postage ➢ Preparing and mailing or delivering each notice after fifty (50) $1.19 for each additional notice + actual cost of first-class postage ➢ Legal advertisement (published twice in the newspaper for each public hearing) Actual cost (averages between $150 and $250 FOR OFFICE USE ONLY Fee Amowt $ Date Paid By who9 Receipt Ck# By: Community Development Department 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126 Revised 7/1/2021 Page 1 of 1