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HomeMy WebLinkAboutZMA202100001 Review Comments Zoning Map Amendment 2022-05-20COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 229024596 Phone(434)296-5832 May 20, 2022 Mr. Steve Edwards Edwards Design Studio 4936 Old Boonsboro Rd. Lynchburg, VA 24503 steve&edwardsdesianstudio.com / 434-531-7507 RE: ZMA2021-00001 Willow Glen; 41 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. Although the pedestrian and bike paths that are proposed in the development help to provide a certain level of interconnectivity with the adjacent parcels, there continues to be concern about the loss of the previously proffered and approved public right-of-way connecting the Phase 2 portion of the development, which proposes a significant number of units, to Town Center Drive. There is also no guarantee at this time that Shannon Glen Court will be accepted by VDOT into the public maintenance system. If it cannot be accepted as a public street, it would have to be a private street. Private streets in the development areas are not supported by the County. 2. 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. The proposed Enhanced Landscape Buffer does not extend for the full length of Building 9, and the comer of that building could be very close to the adjacent property line. There is no minimum distance identified between the building envelope and the property line, so staff cannot fully analyze the extent of its impact on neighboring properties. Also, the note for the Enhanced Landscape Buffer permits a lot of exceptions that do not provide appropriate buffering between this high -density residential use and the adjacent single-family detached houses. 3. 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 Review pending; comments will be forwarded to applicant upon receipt by Planning staff; Transportation planning reviewer Kevin McDermott, Planning Manager, kmcdermottkalbemarle.org. Zoning Division, Community Development Department Review pending; comments will be provided to applicant upon receipt by Planning staff, Zoning reviewer Rebecca Ragsdale, Planning Manager, rragsdale@albemarle.org. Engineering & Water Resources Division, Community Development Department See the comments below from County Engineer, Frank Pohl, fpohigalbemarle.org: Please confirm if Shannon Ct will be public or private. Regarding the Phase 1 road, Shannon Glen Ct. This road has not been accepted into the VDOT system for maintenance. The original design included the connection in anticipation of it becoming public. If VDOT will not accept it, the other option would be for the bond holder to request that it become a private street. It is important to know how this road will end up as part of this request so it can be included in the report to the Board. Follow -Up Comments: The plat from phase 1 will need to be amended to make the turnaround a permanent public right-of-way. The road plan will also need to be amended. Virginia Department of Transportation (VDOT) See the attached memo; VDOT Area Land Use Engineer, Douglas McAvoy, dou as.mcavoy@a,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 areitelbachgalbemarle.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; 41 Submittal Memorandum from Virginia Department of Transportation Zoning Map Amendment Resubmittal Form ZMA2021-00001 Willow Glen Amendment Staff Analysis of Application's Consistency with Neighborhood Model Principles 4"' Submittal of Application Pedestrian There are pedestrian facilities provided throughout the site. However, most of Orientation 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. A grading easement has been proposed for construction of the remainder of the sidewalk when the adjacent property develops. This principle has mostly been met. (Considerate landscaping along the sidewalks at the site planning stage will be important.) 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. 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 Road frontage has been proposed, which will help provide connections to the designated center at Town Center Drive. This principle has been met. Mixture of Housing The proposal does provide multiple types of housing when including Phase 1. Types and 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. 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). It is also not clear at this time if Shannon Glen Court will be accepted by VDOT; if it is not accepted by VDOT, it would have to become a private street, and private streets are not recommended for the development areas. Without this previously proffered connection, all traffic heading toward Town Center Dr. will have to go through its intersection with Dickerson Road, instead of directly southeast toward Town Center. No vehicular interparcel connections are proposed with the other adjacent parcels, several of which are currently undeveloped or may be redeveloped in the future, providing the opportunity for future interconnections. Although trail connections are provided, 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. In addition, a grading and construction easement is proposed to allow for further extension of the sidewalk when the adjacent property develops. This principle has been partially addressed but could be strengthened. Multi -modal This development appears to be mostly automobile -centric. There are internal Transportation sidewalks among the buildings. Bike racks and trails that can accommodate Opportunities bikes are also proposed throughout the development. Although transit does not currently serve this site, a location for a future transit stop has been proposed for the front of the property. A sidewalk appears to be provided along the Dickerson Road frontage of this property, with an easement provided to accommodate its further extension when the neighboring property develops. Inter -parcel trails are provided, allowing for both walking and biking; however, their method of construction and the ownership of right-of-way will be important considerations in determining whether they will be successful in promoting their use as an alternative to only vehicles. This principle has been mostly addressed. 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. However, connections are provided among the open space areas, in an effort to connect the pond area at the rear and the community building at the front with all of the buildings around the development. More open space than the 25% that is required is provided throughout the development. Trails are also provided to connect with adjacent parcels. This principle has mostly been addressed. 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. A 20-ft. landscape buffer is proposed for most of the boundary between these buildings and the adjacent subdivision. However, there are several exceptions permitted within that buffer, so it is unclear how substantial the buffering may end up being at the site planning stage. In addition, the buffer does not extend the full length of Building 9, with its corner, and the associated retaining wall (which has no designated height), potentially close to the property boundary. Deerwood appears to be downslope of Willow Glen, exacerbating the height difference. There are several retaining walls provided throughout the development. Many do not have their heights identified. The one near Building 9 may create a space near the adjacent subdivision that is not conducive to a space of human scale, causing significant impacts on the adjacent properties. Large areas of parking also do not contribute to spaces of human scale. Considerate landscaping at the site planning stage will be important to help address these issues. This principle has been partially met and 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 met. (Considerate landscaping design at the site planning stage will be important.) 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. (Z) COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION Stephen C. Brich, P.E. 1401 East Broad Street (804) 786,2701 Commissioner Richmond, Virginia 23219 Fax: (804) 786,2940 April 26, 2022 County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Attn: Andy Reitelbach Re: Willow Glen — Rezoning Amendment ZMA-2021-00001 Review #4 Dear Mr. Reitelbach: The Department of Transportation, Charlottesville Residency Transportation and Land Use Section, has reviewed the above referenced plan as submitted by Edwards designStudio, dated 25 March 2021, revised March 21, 2022, and offers the following comments: Comments will still need to be addressed through the site plan submission. 1. Please provide\construct right turn taper at the southern entrance\driveway. 2. The agency is still on SIDRA 8 and as such cannot review SIDRA 9 files. Please share roundabout options and roundabout data screenshots 3. Is there a reason the Dickerson Rd (Route 606) and Airport Rd (Route 649) intersection was not included in the study? 4. Towncenter Drive within the vicinity of the project is posted at 35mph. 5. Pages 16-22, without the turning movement count breakdown, the accurate observed truck percentages from the peak hour cannot be confirmed and subsequently employed in the models. 6. Pages 28, 32, & 40, Per TOSAM (v2), the higher of the Existing or 0.92 PHF should be utilized for future scenario analyses in urban areas Please provide two copies of the revised plan along with a comment response letter. If further information is desired, please contact Willis Bedsaul at 434-422-9866. A VDOT Land Use Permit will be required prior to any work within the right-of-way. The owner/developer must contact the Charlottesville Residency Transportation and Land Use Section at (434) 422-9399 for information pertaining to this process. Sincerely, John Wilson, P.E. Assistant Resident Engineer -Land Use Charlottesville Residency VirginiaDOT.org WE KEEP VIRGINIA MOVING VirginiaDOT.org WE KEEP VIRGINIA MOVING 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