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ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: ZMA202100006 Maplewood
Staff: Ben Holt, Senior Planner
Planning Commission Hearing:
Board of Supervisors Public Hearing: To be
March 1, 2022
scheduled
Owner: Ja-zan Limited Partnership
Applicant: Riverbend Development
Acreage: 3.41 acres
Rezone from: C-1 Commercial to PRD Planned
Residential Development
TMP: 046B4-00-00-00400
Location: Vacant parcel at the intersection of Proffit Rd
and Worth Crossing, behind Walgreens and Advanced
Auto Parts.
School Districts: Baker -Butler Elementary,
By -right use: Property zoned C-1 Commercial
Lakeside Middle, and Albemarle High
Magisterial District: Rivanna
Proffers: No
Proposal: Rezone property from C-1
Requested # of Dwelling Units: Up to 102 dwelling
Commercial to Planned Residential
units.
Development.
DA (Development Area): Hollymead —
Comp. Plan Designation: Community Center —
Places29
commercial, retail, employment uses with supporting
residential (6.01 — 34 units/acre); Urban Mixed Use (in
Centers) — retail, residential, commercial, employment,
office, institutional, and open space in the Hollymead
Community of the Places29 Master Plan.
Character of Property: Vacant, undeveloped
Use of Surrounding Properties: Commercial
with some vegetation along the western
development to the south and west, adjacent to the
property boundary.
north and east are preschool and church uses,
residential development to the south and east.
Factors Favorable:
Factors Unfavorable:
1. The request is consistent with the majority of
1. The request provides a single housing type; the
Neighborhood Model Principles.
Master Plan and Neighborhood Model recommend
2. The request is consistent with the County's
multiple housing types.
Growth Management Policy.
2. The development offers residential use only; the
3. The rezoning request is consistent with the
Neighborhood Model recommends a mixture of
Places29 Master Plan recommendations for
uses.
Greenspace/Civic Space.
4. The request provides new pedestrian
facilities, with a proposed 10' multi -use path,
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which will enhance pedestrian and
connectivity.
5. The request includes provisions for
affordable units which aligns with
recommendations of the Comprehensive
Plan and the County's Housing Policy.
RECOMMENDATION:
Staff believes the favorable factors outweigh the unfavorable and recommends approval of
ZMA202100006 Maplewood.
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STAFF PERSON: Ben Holt, Senior Planner
PLANNING COMMISSION: March 1, 2022
BOARD OF SUPERVISORS: To be scheduled
PETITION:
PROJECT: ZMA202100006 Maplewood
MAGISTERIAL DISTRICT: Rivanna
TAX MAP/PARCEL(S): 046134000000400
LOCATION: Vacant parcel at the intersection of Proffit Rd and Worth Crossing, behind Walgreens
and Advanced Auto Parts.
PROPOSAL: Rezone property from C-1 Commercial to Planned Residential Development.
PETITION: Rezone approximately 3.41 acres from C-1 Commercial which allows retail sales and
service and residential by special use permit (15 units/ acre) to Planned Residential Development
(PRD), which allows residential uses (maximum of 35 units/acre) with limited commercial uses. A
maximum of 102 residential dwelling units are proposed for a gross density of 30 units/acre.
ZONING: C-1 Commercial which allows retail sales and service; residential by special use permit (15
units/ acre)
OVERLAY DISTRICTS: AIA - Airport Impact Area, EC - Entrance Corridor, Managed Steep Slopes
PROFFERS:No
COMPREHENSIVE PLAN: Community Center — commercial, retail, employment uses with
supporting residential (6.01 — 34 units/acre); Urban Mixed Use (in Centers) — retail, residential,
commercial, employment, office, institutional, and open space in the Hollymead Community of the
Places29 Master Plan.
CHARACTER OF THE AREA
The application involves a single parcel, identified as Tax Map Parcel (TMP) 46134-4, which is
located within the Hollymead neighborhood of the Places29 Development Area. The parcel is 3.41
acres and is zoned C-1 Commercial. The property includes Airport Impact Area and Entrance
Corridor zoning overlays. The property is undeveloped and vacant with minimal vegetation on -site.
Surrounding properties include commercial/retail uses adjacent to the west, outpatient medical to the
north, day care centers to the east and residential use to the south and east.
SPECIFICS OF THE PROPOSAL
The applicant, Riverbend Development, is requesting approval of a Zoning Map Amendment (ZMA)
to rezone the property from C-1 Commercial to PRD Planned Residential Development. The
applicant intends to develop the property with up to 102 residential units at a gross residential
density of 30 dwelling units/acre.
APPLICANT'S JUSTIFICATION FOR THE REQUEST
The applicant has provided a detailed request found within the Narrative (Attachment 1) and
Application Plan (Attachment 2) and Illustrative Plan (Attachment 3).
COMMUNITY MEETING
On June 10, 2021, a regularly scheduled community meeting was held for the Places 29 North
Community Advisory Committee (CAC). The meeting was held online (in accordance with the
County's policy of COVID-19 mitigation). The meeting was attended by residents of the Places29
North Community Advisory community who received notice of the meeting. ZMA202100006 was
discussed as one of the items on the agenda. Attendees heard presentations from staff and the
applicant regarding the rezoning proposal. Participants discussed the proposed density and density
requirements. The applicants also discussed the proposed housing type of 2 over two attached
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townhome units. Also discussed were building height requirements, affordable housing provision,
entrance locations and parking.
PLANNING AND ZONING HISTORY
As previously noted, the site is currently undeveloped. An approval for WPO2019-02 was issued in
2019, which allowed the property to be used as a deposit site for materials and stockpile in
association with the Hollymead Dam Spillway improvement project. Relocated topsoil was distributed
on the property and later seeded and stabilized when the project ceased.
COMPREHENSIVE PLAN
Analysis of the Places29 Master Plan
According to the Comprehensive plan, the subject property is located within the Hollymead
Neighborhood within the Places 29 Development Area. A description of the applicable land use
classifications and an overview map are provided below.
The property is designated as Urban Mixed Use (in Centers) by the Master Plan. This land use
designation calls for a balanced mix of retail, housing, commercial, employment, office, institution, and
open space uses. Commercial use properties are located immediately to the west of the property. The
proposal would add residential housing to this center, consistent with the Comprehensive Plan
recommendation for a variety of residential and commercial uses.
The applicants propose to offer attached dwelling units, a style known as 2 over 2 townhomes. An
example of the housing is shown in the project Narrative (Attachment 1). Townhome units are stacked
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on top of each other, and units of different sizes and price points may be offered. The Comprehensive
plan recommends a variety of housing types, though the proposal only offers a single type, the
aforementioned 2 over 2 townhomes. The applicant suggests in their Narrative that a single offering is
most practical for the 3.41-acre property.
The Comprehensive Plan (Master Plan) recommends the following criteria:
• Development density of 6.01 — 34 dwelling units per acre (DUA). This aspect is satisfied with the
proposed development: up to 102 residential units total at a density of 30 DUA.
• Building height maximum of 4 stories. This aspect is satisfied by the proposed multi -family units
of 4 stories in height, revised from their initial proposal of 5 stories.
• A future civic space within the proposed project area. The civic space is recommended at a size
of .25 to 1 acre in size as an outdoor gathering area for the public. The proposal meets the
criteria by offering 0.9 acres total of open space. This includes open space areas of 0.45, 0.2
and 0.25 acres. The largest of these includes a tot -lot, grass field and dog park.
• A recommendation of street frontage characteristics along Proffit Road. The proposal offers a
10' wide multi -use path with adjacent 12' landscaped buffer, which meets the recommendation.
Neighborhood Model
The Neighborhood Model was adopted by Albemarle County in 2001 as a component of the
Comprehensive plan to guide proposed development projects within the Development Areas of the
county. The model consists of twelve recommended characteristics. The majority of the twelve
characteristics or criteria are met by the proposed use, see the Neighborhood Model Analysis
(Attachment 4) for details.
Affordable Housing
Affordable housing is provided as a component of the proposal with 15% affordable rental units, as
detailed within page 2 of the Application Plan (Attachment 2).
ZONING ORDINANCE REQUIREMENTS
Relationship between the application and the intent and purposes of the requested zoning district:
The applicable section of the Zoning Ordinance for the application is Sec. 19 Planned Residential
District (PRD). Relevant sub -sections are summarized below with an evaluation of the proposed use
following in italics.
• 19.3.1.2 By right uses. Semi-detached and attached single family dwellings, such as two-
family dwellings, triplex, quadplex and townhomes. The proposed development includes
stacked townhome units, which falls under this use.
• 19.3.1.5 By right uses. Parks, playgrounds and common centers. The proposed development
includes three open space areas which will function as common use play areas and
gathering spaces.
• 19.4 Residential densities. The overall gross density shall be shown in the application plan,
not to exceed 35 dwelling units per acre. Approved density shall be determined with
reference to the comprehensive plan. The proposed maximum density of 30 DUA satisfies
the ordinance requirement and the Comprehensive Plan requirement, 6.01 — 34 DUA.
• 19.6.1 Open space requirements. Not less than 25% of the residential area shall be common
open space. The proposed development offers 0.9 acres of the 3.41 acre property, over 26%
of the site.
• 19.7 Height regulations. Structures may be erected at a height not to exceed 65 feet. The
proposed development includes a maximum height of 65 feet for buildings. The applicant's
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original proposal was above this height and has since been amended to conform with the
ordinance.
Anticipated impact on public facilities and services:
All rezonings are reviewed for the following impacts.
Streets:
Due to the scale of the rezoning, a Traffic Impact Analysis (TIA) is not required. The application
proposes private, internal travel ways. VDOT would review the subsequent site plan during the
development phase. Based on the application plan, the proposed maximum 102 units would entail
an ITE daily trip generation of 746 vehicles per day (VPD) with an AM peak of 47 and PM peak of 57
vehicles.
Schools:
Students living in this area would attend Baker -Butler Elementary, Lakeside Middle School, and
Albemarle High School. The table below specifies the yield of students generated at each school
level should the subject property be built out to the maximum number of dwelling units proposed by
the applicant. Student generation figures are provided at each school level in parenthesis based on
the applicable housing type. When the calculation produced a figure that was not a whole number,
staff rounded up to the next whole number.
Official Calculator
Dwelling Type
Elementary
Middle
High
Total
Townhomes
102 units
6.12(7)
10.2 (11)
3.06(4)
19.38 (20)
Based on current school capacity data, Baker -Butler Elementary School is over -capacity; Albemarle
High School is also over -capacity. Lakeside Middle School is currently under -capacity. The proposed
maximum of 102 dwelling units would generate additional students for the public school system at all
levels. This includes approximately 7 additional students at the elementary school level, 11 at the
middle school level and 4 additional students at the high school level. High population growth is
forecast for all school levels within this district.
Fire & Rescue:
Emergency/fire vehicle access to the site will be evaluated during site plan review to ensure
compliance with applicable standards.
Utilities:
This project is in the Albemarle County Service Authority (ACSA) jurisdictional area for both water
and sewer. No capacity issues were noted for the proposal. Sewer infrastructure is located on site,
water lines run along Worth Crossing.
Anticipated impact on environmental, cultural and historic resources:
There are no known cultural or historic resources on the subject property.
No water features or stream buffers are located on the property. Stormwater management will be
reviewed by County Engineering staff during the site planning stage of the project. Stormwater
facilities will be designed in accordance with the Virginia Stormwater Management Program (VSMP)
regulations administered by the Virginia Department of Environmental Quality (DEQ).
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Anticipated impact on nearby and surrounding properties:
The proposal to add up to 102 attached dwelling units on the property is generally consistent with
nearby residential properties located to the south and east. Nearby residential development includes
both single family and attached residential units. Staff opinion is that approval of this request would
not be inconsistent with the development that has occurred on nearby and surrounding properties.
Public need and justification for the change:
The County's growth management policy states that new residential development should occur in
the designated Development Areas where infrastructure and services are provided, rather than in the
Rural Area. This proposal will provide a greater density of residential development in the designated
development areas, at a density that is consistent with the recommendations of the master plan.
PROFFERS
Proffers are not included with the proposal. A proffer statement was initially included with the
application but has since been withdrawn.
Specific components of the proposed use are now included within page 2 notes of the applicant's
Application Plan (Attachment 2). Detailed provisions include right of way dedication, trailway,
architectural notes, buffers, stormwater management, common open space, and affordable housing.
MODIFICATION REQUESTS
The applicant is not requesting any modifications in addition to the rezoning request.
SUMMARY
Staff has identified the following factors which are favorable to this request
1. The request is consistent with the majority of Neighborhood Model Principles.
2. The request is consistent with the County's Growth Management Policy.
3. The rezoning request is consistent with the Places29 Master Plan recommendations for
Greenspace/Civic Space.
4. The request provides new pedestrian facilities, with a proposed 10' multi -use path, which will
enhance pedestrian and connectivity.
5. The request includes provision for affordable units which aligns with recommendations of the
Comprehensive Plan and the County's Housing Policy.
Staff has identified the following factors which are unfavorable to this request:
1. The request provides a single housing type; the Master Plan and Neighborhood Model
recommend multiple housing types.
2. The development offers residential use only; the Neighborhood Model recommends a mixture
of uses.
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RECOMMENDATION
Staff finds that the favorable factors outweigh the unfavorable factors associated with the request
and recommends approval of ZMA202100006 Maplewood.
Motions for the rezoning request will be provided at the Planning Commission meeting.
ATTACHMENTS:
Attachment 1 — Narrative
Attachment 2
— Application Plan
Attachment 3
— Illustrative Plan
Attachment 4
— Neighborhood Model Analysis
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