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SDP200200016 Staff Report Preliminary Site Plan 2002-04-03
STAFF PERSON: ELAINE K.ECHOLS,AICP Two new parcels were created at that time that are now TMP's 45-91A and 91-B.(SUB 96- PLANNING COMMISSION: MARCII 19,2002 056)The parcels contain an office building and the Northside Daycare. The original parcel BOARD OF SUPERVISORS APRII.3,2002 was further subdivided in September of last year(SUB 01-175)to create two new parcels whose access would be from Woodburn Road. The Planning Commission approved a private ZMA 01-021: Carriage Gate Apartments .road for these two parcels on September 18,2001. SDP 02-016:Carriage Gate Apartments Specifics on the Proposal: The layout of the development is shown in Attachment A as the Applicant's Proposal.Virginia Land Company has requested a rezoning of a property "Rezoning Application Plan". The apartment complex requested would allow for the located at the end of Woodbrook Dnve adjacent to Agnor Hurt School from R-6 residential development of 41 units in this mixed use area in Neighborhood I. The design and form of to R-I5 residential.At present,the property is wooded and undeveloped.With this rezoning, the complex is fairly conventional. A recreational feature is provided at the rear of the site the applicant is requesting approval of a 41-unit apartment complex with a density of 14 units surrounded by the parking lot for the Building C. The recreational feature has been described per acre The applicant is proffering development in accordance with the"Rezoning verbally by the applicant as an area depressed and screened from the surrounding parking Application Plan dated 2/8/02". (See Attachment A for Plan and Proffers.) The applicant is area in which vegetation and benches will be provided(see Attachment D). The applicant also proffering conformity with the building features and colors shown on the renderings has said that the recreational feature and the configuration of the parking lot is important to entitled"Carriage Gate Apartments."(See last attachment--Attachment J.) It should be provide for circular movement for moving trucks and other emergency vehicles. noted that,due to their recent receipt,these proffers have not yet been reviewed or approved by the County Attomey's office for form Applicant's Justification for the Request: The applicant has provided a narrative in support of his rezoning which is shown as Attachment E. Key points are that the applicant A site development plan has been submitted to accompany this rezoning. The site plan believes this project will provide housing in an area that is adjacent to an elementary school, mirrors the"Rezoning Application Plan". The contract purchaser for the property,Rick transit is nearby,and convenient shopping is within a short walking distance. The applicant Carter with Southland Homes,has developed the site development plan. thinks that commercial development of this property(which could be requested since "Transitional"uses include commercial uses)would be difficult because of the lot size and Petition; The petition is a request to rezone 2.742 acres from R-6 Residential to R-15 configuration He has said"the development of this site is contingent on getting maximum Residential to allow apartments with a density of 14 dwellings per acre. The petition also density to make it economically feasible to build and lease". includes a request for approval of a site development plan. The property described as Tax Map 45 Parcel 91 is located in the Rio Magisterial District on Woodbrook Drive By-right Use of the Property:If developed under the current R-6 zoning,the property could approximately 1/4 miles from the intersection of Woodbrook Drive and Berkmar Drive.The provide 16 dwellings. With bonus densities or a cluster development,24 units could be Comprehensive Plan designates this property as Transitional recommended for mixed-use provided. areas with Urban Density uses and non-residential land uses on the scale of Neighborhood Service and Office Service. Urbhn Density uses include 6-34 units per acre in Comprehensive Plan and The Neighborhood Model: Requests for rezonings in the Neighborhood I. (See Attachments B&C.) Development Areas are assessed for conformity with the Neighborhood Model and the Land ' Use Plan. Character of the Area:The properties adjoining the parcel vary in their level and type of development. Agnor Hurt Elementary School is located to the south of the property. To the The Land Use Plan shows this area as Transitional,which should: east are offices and small retail shops. Further to the east are two fairly large shopping areas • (Lowe's and Rio Hills Shopping Center). To the north is a fairly large wooded undeveloped • Be used primarily between residential areas and commercial or industrial areas,or in property which is also shown as Transitional on the Land Use Plan. To the west are two areas where flexibility of land uses may be necessary or appropriate to blend changing parcels,which were recently subdivided from the property proposed for this rezoning. Two circumstances or areas where redevelopment/reuse is encouraged. houses are located on the parcel closest to the parcel proposed for this rezoning. • Provide an opportunity to develop mixed-use areas with Urban Density Residential uses and non-residential land uses on a scale of Neighborhood Service and Office Service RECOMMENDATION: Staff has reviewed the proposal and associated proffers for • Include neighborhood-scale commercial areas,office buildings,townhouses,and conformity with the Comprehensive Plan and the Zoning Ordinance and cannot recommend apartment buildings approval at this time. • Be developed under an overall plan for the designated area to ensure coordination of uses,access and circulation,landscaping,and maintenance of natural/environmentally Planning and Zoning History:The parcel was zoned from R-2 to R-6 in 1980 with the sensitive areas. County's entire new zoning ordinance and map revisions. The old R-2 district allowed up to 5.3 units per acre with public water and sewer. Prior to 1996,the parcel contained 5.5 acres. Approximately 0.5 acres was subdivided off to make the cul-de-sac of Woodbum Road. 1 2 • The density of the proposed project is consistent with the Urban Density classification.The does not meet this principle of the Neighborhood Model. addition of a residential use in this area provides for a mixed-use area of the county Many Mixture of Uses As indicated previously for"centers",the property is located in an services for the residents are within walking distance of the proposed apartment complex. area near shopping centers,offices,and a school. In conjunction with these other uses,a"mixture of uses"is achieved with the surrounding The Open Space Plan shows this area to be in a significant wooded area shown between properties. This proposal provides for residential use currently not Woodburn Road and Route 29 in Neighborhood I. The Open Space Plan says,"Preserve or present in the area. establish trees or vegetative buffers in the following specific areas as development occurs: Mixture of Housing The proposed development does not provide a mixture of unit types The wooded ridge along Berkmar which is highly visible from Route 29 North and provides Types and (i.e.,detached,attached,duplexes,etc.). Such a mixture could take a buffer between adjacent residential and commercial land uses. Staff notes that keeping this Affordability place on this small parcel,but it might be difficult to achieve because wooded area wooded with a Transitional Use or even the existing R-6 zoning could be of the size and shape of the parcel.The applicant intends this difficult. Much of the tree cover would be removed regardless of the development. complex to be a rental complex only. Affordability is unknown. There are two single-unit dwellings to the rear that belong to the The ways in which the proposed project meets the twelve principles for development in property owner requesting this rezoning;however,the future use of accordance with the Neighborhood Model are provided below. those units on R-6 property is unknown. ' Redevelopment Not applicable.Pedestrian Sidewalks extend from the cul-de-sac around all buildings and Site Planning that How the proposed project respects terrain is still unknown. Minimal_ Orientation parking. Sufficient pedestnan access is provided. Pedestrian access Respects Terrain grading is shown;however,it doesn't match the perspective drawings would also be important with a modified design of the development. or indications by applicant that the unit type requires flat pads. Neighborhood No new streets are proposed;if the driveway were relocated to a Clear Boundaries Not applicable—the property doesn't border Rural Areas Friendly Streets location parallel with the northern property line,trees could be added with the Rural and Paths alongside the drive.A mulch pedestrian path has been proffered to Areas connect to the school. The Schools division of the County believes the mulch path is adequate to provide for pedestrian access. STAFF COMMENT Interconnected A proffer has been made for a 20 wide reservation of r.o.w.for Streets and dedication on demand of the County to serve the adjoining parcel Relationship between the application and the purpose and intent of the requested Transportation TMP 45-90. An existing access easement of 30 feet on the adjacent zoning district According to the Zoning Ordinance,the R-I5 zoning district is intended to Networks property could be added to provide for sufficient r.o.w.for a public provide for compact,high-density residential development. The district permits a variety of road,if necessary.Access to the property to the east is not provided housing types and provides incentives for clustering of development and provision of because the properties have access to Woodburn Road via a private locational,environmental,and developmental amenities. The existing R-6 zoning district is road. This access was approved with a recent subdivision intended to provide for compact,medium-density residential development. It also permits a Parks and Open The recreational amenity area is shown in the parking lot,which is variety of housing types and provides incentives for clustering of development and provision Space viewed as a less than ideal location. A more central location within of locational,environmental,and developmental amenities. the complex and adjacent to the school would be safer and provide for better amenity opportunities. It should be noted here that the The application is for a higher density residential use than the R-6 allows. The applicant will be requesting that the Planning Director substitute tot Comprehensive Plan indicates that urban density residential uses are appropriate in lot equipment for landscaping and benches through the site plan Transitional areas. R-6,R-10 or R-15 could fit into this category of Urban Density. Staff process.The reason for the substitution is that playground equipment believes that the R-I5 zoning district,with proffers,could provide appropriate density if the on the school property can provide for the needs of the younger character and form of the development is supportive of the density requested. children in the development. Neighborhood The property is located is in an area near several centers,including Public need and justification for the change--The County's policy for encouraging Centers the elementary school and nearby shopping centers. The location of a development at higher densities within the Development Areas provides a public need and multi-unit complex near the school and shopping centers is a very justification for the request. Form and design are as important to a successful project, positive aspect of this proposal. though,as the density. Buildings and Perspective drawings indicate shape,massing,and number of stories; Spaces of Human however the grades on the site plan don't match with the Anticipated impact on public facilities and services Scale perspectives. At this juncture it is difficult to tell whether or not buildings and spaces of human scale are provided adequately. Relegated Parking Since all parking is shown in front of the buildings,staff believes it 3 4 • Transportation-An additional 287 vehicle trips per day are expected from this I. There was a cross-section of the"design suggested by staff'but no cross section development. The surrounding road network of Woodbrook,Berkmar,and Route 29 are of the applicant's plan to compare it to. capable of absorbing this additional traffic with minimal impact. 2 The cross-section was not to scale. 3 The cross-section of the"design suggested by staff'did not include the same Water and Sewer-Water and sewer are available to serve the site. Off-site easements grading concepts as the originally submitted plan. These include 5%parking lot • from the school will be necessary at least for the sewer extension and possibly the water grades, 10%travel way grades,and buildings constructed on slopes within the extension,as currently proposed on the plan There should be no issue with fire flow original plan but shown on flat pads with alternative plan. The original plan because apartment buildings are required to be sprinkled. shows an average grade around 6%while the cross-section plan shows an average grade around 2% Schools-Children from this development would attend Agnor Hurt Elementary School, 4 It is impractical to compare grading plans without an equivalent site plan with Middle School,and High School. Using the County's multipliers for multi-unit grade lines for the"design suggested by staff" development,a total of 8 children are anticipated with the 41 units. - Of difficulty to the staff is the fact that on the proposed site plan,the buildings are to be Stormwater Management-A storrnwater facility is shown on the site. The site plan constructed on the slopes;but with the cross-section(relating to staffs suggested comments note the needed changes in order for it to be approved. reorientation of buildings),the applicant has shown totally flat pads. Staff thinks that the ability exists for the reorientation of buildings to occur without providing totally flat pads. Fiscal impact to public facilities-A fiscal impact analysis is provided as Attachment F. When asked about the need for totally flat pads with a change in building orientation,the As with all residential rezonings,the fiscal impact is greater than the revenue generated applicant said that the building design he wanted to use required Flat pads. In the site plan to pay for services. comments,Planning staff noted the discrepancy between the architectural elevations shown with flat building pads and the site plan showing buildings to be constructed on slopes.(See Anticipated Impact on natural,cultural,and historic resources The site is a gently Attachment I.) Because of the lack of consistent information relative to grading and the rolling,with trees. There are no recognized cultural or historic resources located on the architectural designs,staff cannot determine how well the principle of"buildings and spaces property,which would be affected by either a by-right development or this rezoning. There of human scale"is being met. is existing forest cover;however,the more intense and dense the development,the fewer trees that can remain. It is likely that a by-right development of between 16 and 24 units, Although staff asked the applicant to provide additional information on grading or request designed to retain some of the trees,could successfully integrate wooded areas into the direction from the Planning Commission through the worksession process,the applicant development. Existing regulations for by-right development could not be used to ensure declined. The applicant has requested the Planning Commission's public hearing and preservation of the trees on the site. decision on the plan submitted as the Rezoning Application Plan. • Other Issues-Staff reviewed the"Application Plan"with the rezoning request during the Preliminary Site Plan first month of review. Staff was concerned that two important principles of the Neighborhood Model were not included as part of the design. These principles were A preliminary site plan was received for this development following the submittal of the "relegated parking"and a"central amenity". Staff suggested to the applicant that the rezoning request. The site plan has several deficiencies,which are noted in Attachment H. buildings be rotated 90 degrees and parking be relocated so as to be less visible from the At this time,staff cannot recommend approval of the site plan if the rezoning is approved. public road. Staff also suggested that recreational amenity be located between the buildings The most important issues include: adjacent to the school property.(See Attachment G.) I. Stormwater infrastructure and grading needs more definition The applicant countered that to make these changes would require an exorbitant amount of Engineering Comment: The easternmost drop inlet and drainpipe system(adjacent to grading and provided a cross-section elevation with the second submittal of the plan.(See TMP 45-91 A)appears to drain uphill or flat. Please give details of the drainage Attachment H.)The County Engineering Department found that the cross-section did not system from"Str-4"to the"SWM facility"that demonstrate proper drainage. scale and that the grades shown did not correspond to any plan of comparison. Engineering's comments are as follows: 2. Tightness of the utilities and planting area widths may make planting installation very difficult: The ZMA for Carriage Gate has been reviewed. Engineering staff reviewed the Engineering Comment:Though not typically an Engineering concern,it should be cross-section to assess the difference in grading between the plan provided and the noted that the location of the proposed sewer lines would prevent a tree buffer design suggested by staff A comparison of the two plans was not practical for the between the site and Agnor Hurt Elementary School. following reasons: Planning Dept.Comment: [32.7.9.8]Please be advised that screening at a depth of 20 feet may be required along the Stormwater Management Facility and the boundary 5 6 with the school. Plan accordingly to accommodate vegetation in such areas and be this location with a different design,we request that the Planning Commission provide aware of potential conflicts with utilities. direction to both the staff and the applicant on these questions: Planning Dept.Comment•[32.5.6s] It appears that there is insufficient space for • landscaping with the aforementioned utilities. A conceptual landscape plan shall be I. Does the design shown on the plan,in general,meet the Planning Commission's submitted pnor to preliminary site plan approval to assess this issue. The plan must recommendations for the Neighborhood Model? meet the minimum requirements for screening along the stormwater facility and the 2. Should a more central amenity,located closer to the center and along the adjoining parking lots,as well as screening from the rear property and the school The property boundary with the school,be provided? conceptual plan need not specify the distinct species,but rather would describe the 3. Should the parking be relegated,at least in part,to the rear of the structures or is it shown vegetation by its type(i.e.,medium shade tree,screening shrub etc.) adequately given the type of apartment complex requested by the applicant. 4 Should additional grading information/cross-section information be provided to better SUMMARY assess the differences between the redesign suggested by staff? 5. If no comparative grading information is necessary is it because the existing design is Staff has identified the following factors,which are favorable to this rezoning request: viewed as appropriate or is it because a redesign is necessary and comparative-grading information is no longer important? 1. The proposal is for a use,which is supported by the Land Use Plan at this location. 2. The proposed use provides for a"mixed-use"community in this part of Neighborhood ATTACHMENTS: One. 3. Residential uses are supported by a pedestrian network,public services(schools,fire,and Attachment A-Proffers dated 2/25/02 with Application Plan dated 2/8/02 rescue services,transit)and close proximity to shopping and employment. Attachment B-Tax Map 4. The residential use next to the elementary school is viewed as extremely compatible. Attachment C-Vicinity Map 5. Perspective drawings are proffered to depict the appearance of the structures. Attachment D-Drawing of Common Meeting Space/Tot Lot dated Dec.2001 6. Pedestrian access to the elementary school is provided by the applicant and the proximity Attachment E-Applicant's Attachment to Rezoning Application dated 12/17/01 of the complex to the school allows for recreational use of the school's playground Attachment F-Fiscal Impact Analysis dated 3/12/02 Attachment G-Staff Comments dated 1/24/02 • Staff has identified the following factors,which are unfavorable to this request: Attachment II-Cross-Section Based on Staff Recommendations for Site Layout dated 2/19/02 Attachment I-Staff Comments dated March 5,2002 I. The design does not conform to the Neighborhood Model principles for relegated parking Attachment J-Carriage Gate Apartments Elevations dated 2/21/02(3 pages) and a central amenity. 2. While density is supported by the Comprehensive Plan,it is unclear why the R-15 designation is superior to the R-6 designation given the conventional design of the development. Each of the factors above is also true for the existing R-6 district. 3. Insufficient information has been provided relative to grading to know what difference in grading a redesign might have. For that reason,it is also not known whether or not there is conformity with the principle of"buildings and spaces of human scale". 4. As shown,it appears that insufficient screening and landscaping area exists in some places,especially in relation to utility lines. RECOMMENDED ACTION • Staff believes that a residential use is appropriate for the property and that greater density could be supported with a modified design. Without an alternative design or information substantiating that grading with an alternative design is so massive as to make the alternative infeasible,staff cannot recommend approval of the rezoning at this time. Because there is no recommendation for approval of the rezoning,and because the preliminary site plan requirements have not been met,staff cannot recommend approval of the preliminary site plan. Because staff believes that density greater than that allowed by-right could be appropriate at 7 8 AllA('IIMFNTA Onginal Proffer Amended Proffer Attachment To Proffer (Amendment x ) Dated May 3,2002 PROFFER FORM ZMA 01-021 Tax Map 45—Parcel 91 Date: 4/3/2002 ZMA# 01-021 Tax Map and Parcel Number(s) 45-91 I. The development shall be in general accord with the application plan entitled 2,742 Acres to be rezoned from R-6 to R-15 "Rezoning Application Plans for Carriage Gate Apartments,"dated December 17, 2001 and last revised February 8,2002. Pursuant to Section 33.3 of the Albemarle County Zoning Ordinance,the owner,or its duly authorized agent,hereby voluntanly proffers the conditions listed below which shall be applied to the property,if rezoned. These conditions are a) Conformity with the building features and colors shown on the renderings proffered as a part of the requested rezoning and it is agreed than (I)the rezoning itself gives nse to the need for the entitled"Carriage Gate Apartments". conditions,and (2)such conditions have a reasonable relation to the rezoning request b) Additional vegetative screening of a portion of the Southern property line (I) with Tax map 45-Parcel 95A(Agnor Hurt School)if required by the school. SEE ATTACHED c) Appropriate fencing and vegetative screening around the storm water management facility. d) A central amenity consisting of approximately 4000 sq.ft.that would provide a private landscaped area with benches for residents and guests. e) Tenant and guest parking along with pedestrian access via concrete walks accessing Woodbrook Drive and buildings"A","B"and"C". • 2. A pedestrian path located on the southern property line that would create access to the Agnor Hurt School grounds.The pathway would be a 5'wide mulched surface with 10'cleared on either side for safety and visibility.This pathway would be complete before the release of the performance bond. 3. The owner shall reserve the number of residential units on the above-mentioned parcel to 41. • BERKMAR LAND TRUST 4. The owner shall reserve for dedication upon demand by the County of Albemarle i a 20'r.o.w.as shown on the Plan,for the future extension of Woodbrook drive to BY: _ 4 / CHARLES W. HURT 2/25/2002 Tax map 45-Parcel 90. Signa if' 4ll Ow, Printed Names of All Owners Date BY: ��( SHIRLEY L. FISHER 2/25/2002 OR Signature of Anomey-in-Fact Printed Name of Anomey-in-Fact (Attach Proper Power of Attorney) ATTACHMENT B LEGEND j1 �� L „ � s ' :; U; ��� REZONING APPLICATION PLANS FOR ; 3; '.,-na Nis ..y , •a ��,., z AX "'1. • ; . CARRIAGE GATE APPARTMENTS z i �' n � TM-45,PARCEL 91 z 4 z ` a n i RIVANNA DISTRICT • • ALBEMARLE COUNTY,VIRGINIA °L.. •¢ VICINITY MAP '3 VONA R.1LL@ :ChE •:000 411114.11.N M1 1MI -—9 L ii, Ml worm art - SITE DATA f T., P I LEGN RFPERENGE. TN 45 Par 91 Lot B TN.5 PARCEL 91 LOT r TV d.5 Par in0 Y+DESTERIN.DISTINCT ' BPrkmark Land Trustrharly k Cenci Andrr+an Nr+w+ DD 2097-286 DD 'SfiA 31R scum n TIRE r'.1t PMNEL Zonrd R-6 Zoned R 6 oe MO P+cE 560 C'se Rasulvnttal 1.r 4rstdr filial _••Jr3C., ONNER RNYM LAW must •.. ,! f _— _——— •+ _ ��� — TM Si Par 9/8 cN.mvrasuLE v.Ilsoe Z _ _~ I - - DERELOPER O �—s�— T 4rthur.1! tatentr • Ii /-rc{ I DB r B9a- 68 2.9SOU LAND R •YES.NC _,��' I 1�.]•1 •R . l i r •,1• I E.•✓.l:R Y•• 11.9 9ERYY.fl XRTf — i I / Zoned C-2 U • '• • - 'I ,\ L'se. Commercial -ARENT;OmNG 9-F. = ! l . 7 �. t�5���5y•� °Y "I .~I '. 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RI , RIVANNA 6 SECTION 45 p�♦♦ JACK JOUETT DISTRICTS k\fli-----------4°11;:\\. JI,l, ul, 11 ,,f,. y\ _ . 1 13 ATTACHMENT D ATTACHMENT E l311,1 lib 11A(,, C. GI , C` P u U fd _ f ci m o r` � � w '1 tv m �;�; , �, �. t \_ ' - ►` . 4'f %, APPLICATION DATE: . . t" r `„,.; co '`:R',.� December 17,2001 �i ' '. ={I '4'% .t.. N PROJECT NAME:CARRIAGE GATE APARTMENTS ' :�• $7 • • ' ' '`' + t si4,Tl • OWNER:BERKMAR LAND TRUST ' iyef ''.,,i;, .' ;-i' ' :,..- , � F ,� ?• ` LOCATION.Woodbrook Drive-West of Intersection with Berkmar Drive PJ +, y<r ? �" ` a CURRENT ZONING: R-6 l ?•cr. ( Y+ � 1 t I� ^ PROPOSED ZONING:R-I5 ,H. v, •. •M�,` a 'jl 41 Dj PROPOSED USE:Apartments rR 1 •, 16 The Comprehensive Plan designation for this property is office service. I F (j r jr I' }' / 1 The public need and benefit this rezoning would serve is to bring about the availability of ef R.,. 1 ! $,s'. / ' housin g in an area that is adjacent to an elementaryschool,buses and convenient I . 1 i 6 1 '( {; shopping within walking distance. If' i'/ Public water,sewer,gas and road(Woodbrook Drive)is available and in place to serve a s't c.- this site.It is our opinion that the additional 42 apartments would not impact the road or r.� '': t 4(• L Ft f r. 5 utility f-- services in the area.A traffic signal is located at the intersection of Woodbrook ' � `' I' and Berkmar Drive. 6 •q .�¢ -+�e... • �, ,' c'' ti $` •�' ( "'"` a • f There will not be an impact to the natural,scenic and historical resources with the y 3ar t''1 , 1 ' p r, v aw ,{, -b construction of this project.The site sits off from the commercial buildings and is not '1,.;. a -, yQ. y �.� ' ^' -' iie p heavily wooded. ��,;r • • ' 1° , I' There are plans to develop the property if the rezoning is approved. A contract is in place 1 0 a '- 2 r'' ? . and site plan preparation is underway(see attached)to start the project a soon as approval '� . I - can be obtained.The plan calls for 42 apartments that will be owned, leased and n maintained by Southland Homes,Inc. ) / \I lc nk - t As shown on the attached site plan drawing,this property consisting of 2.742 acres is pp 1 r. / u r , ., ;`., = k ;••�- 1\ ideal for the residential buildings that are proposed. Surrounded on the South by Agnor a. °'"'i -`A - - Hurt Elementary School(Kindergarten-5th grade)the two sites are buffered by a .\ wooded tract.It would be desirable to be able to provide a walkway thru the wooded area <-v 1 to access the playground facilities of the school.This would be a natural pathway of • �1 \'� t 14 - ' 15 Q 1)N I(11 IN,. 12/14/2001 13:32 2969641 MCCALLUMBKUDRAVETZ PAGE 01 BERKMAR LAND TRUST THIS TRUST AGREEMENT made this 28th day of September, 1995, by mulch that would meander through the woods to minimize the need to cut trees. The and between Charles Wm. Hurt and Shirley L. Fisher, as Trustees, construction and maintenance of the pathway would be borne by the developer.A meeting on site with the project manager of Albemarle County Building Services will (whether one or more and which designation shall include all take place December 20, to see if a pathway would be feasible.Some of the factors to be considered will be the topo,accessibility and visibility around the pathway for safety successor or substitute Trustees), and all other parties who shall execute this Trust Agreement as evidenced by their signatures set Although the current land use designation for this property is office service(currently zoned R-6),due to the size(narrow width)and the distance from Berkmar Drive,this forth below, who are hereinafter collectively referred to as the would be a difficult site to market commercial property because it is not visible from a main road(Berkmar Drive).Also,trying to design commercial buildings on the narrow lot "Beneficiaries" (which designation shall include all successors and with the setbacks/buffers that are required for commercial use adjacent to residential assignees who have acquired a beneficial interest as contemplated zoning(South and West boundary)would be difficult.Business and office buildings require large trucks for service and parcel delivery on a daily basis.The configuration of by and in accordance with the terms of this Trust Agreement), this site hampers design for these vehicles. There is ample land along Berkmar Drive that is better suited for commercial use,allowing easier access and visibility. provides I. g. CITALS - OBJECTS AND PURPOSES The topo of this land and the location presents a quiet,safe and very convenient location for residential development along the fringes of commercial development that would The Beneficiaries are about to cause to be conveyed to the allow a nice mixed use.The site is adjacent to Agnor Hurt Elementary school to the South,two homes to the West,vacant land zoned R-6 to the North,Legend Development Trustees, as Trustees under this Trust Agreement, the property Office building to the north entrance of the site and Northside Christian School to the described on Exhibit A attached hereto, reserving to themselves as South. A planting area around the perimeter of the site would allow for additional privacy and screening. Beneficiaries only those rights in the nature of personalty as The site will have a protected tot lot of approximately 4,500 sq ft.with benches,trees expressly set forth herein. When the Trustees have taken title to • and playground equipment.This area on site along with the recreational facilities the trust property as Trustees under this Trust Agreement, and any provided at Agnor Hurt School,if approved,will allow ample play area for children. other property subsequently conveyed to them, and added to Exhibit The development of this site is contingent on getting maximum density(42 units)to make it economically feasible to build and lease.This plan has been engineered with A, all collectively hereinafter the "Property", the parties agree, buildings positioned to allow for ample parking with tree islands and giving each tenant 2 for themselves and their successors and assigns and any other parking spaces plus 8 for guests. person or persons who may become entitled to any interest in the In summary,this site is a natural for residential use.The interior sidewalks on the site will be connected to the existing walk on Woodbrook Drive,which ties to Berkmar Drive Property by operation of law or as provided herein, that the allowing for a good mixed use flow.The walks allow for safe pedestrian access to school Trustees shall hold the Property for the following uses and or shopping in the Rio Hill Center,Woodbrook Center,Lowes and even Walmart.Public transit is available on the corner of Woodbrook Drive and Berkmar(Bus Route#7) purposes and subject to the terms and conditions sat forth herein. The buildings will be owned and leased by Southland Homes,Inc.,and will be similar in building materials to Lakeside and Carriage Hill. 16 1'7 • 12%14/2001 13:32 2969641 MCCALLUMBKUDRAVETZ PAGE 03 12/14/2001 13:36 2969641 MCCALLLNIBKUDRAVETZ PAGE 01/01 BERKMAR LAND TRUST BERKMAR LAND TRUST CERTIFICATION OF BENEFICIARY'S INTEREST CERTIFICATION OF BENEFICIARY'S INTEREST The undersigned Trustees under a certain Trust Agreement dated September 28, 1995, The undersigned Trustees under a certain Trust Agreement dated September 28, 1995, establishing the Bcrlanar Land Trust,hereby certify as of the date set forth below,that Charles Wm. establishing the Berkmar Land Trust,hereby certify as of the date set forth below,that Virginia Hurt is the beneficiary and beneficial owner of 100%of the Berkmar Land Trust. A copy of the Land,L.L.C.,a Virginia limited liability company,is the beneficiary and beneficial owner of 100% original Trust Agreement,described below,is retained at the office of McCallum&Kudravetz,P.C., of the Berkmar Land Trust. A copy of the original Trust Agreement,described below,is retained 250 East High Street,P.O.Box 224,Charlottesville,Virginia,22902. at the office of McCallum&Kudravetz,P.C.,250 East High Street,P.O.Box 224,Charlottesville, This certificate does not embody any legal title and is non-transferrable. The beneficial Virginia,22902. interest owned by the aforenamed Beneficiary is transferrable only pursuant to the provisions of the This certificate does not embody any legal title and is non-transferrable. The beneficial Trust Agreement and any amendments thereto. interest owned by the aforenamed Beneficiary is transferrable only pursuant to the provisions of the Trust Agreement and any amendments thereto. DATED: December 24.1996 DATED:_January L1997 Charles Wm.Hurt,Trustee 4'22 /� /// Charles Wm.Hurt Trustee car � t ,, Shirley Ls her,Trustee Ze Shirley L. sher,Trust e e 4 C'\WPDATAWRBWURTo)16 b.nwp0 6.C NWPDATA,LRBWURTO)74 bn2 wpd 18 19 r„ ATTACHMENT F Page 2 Steve Melton-Carriage Gate Apartments ": �,� January 24,2002 ',frN, COUNTY OF ALBEMARLE provide parking behind the first building and provide for a central green area that is outside of the Department of Planning&Community Development parking lot. We have done a rough sketch that is attached to this letter that will be explained further 401 McIntire Road,Room 218 to Mr.Blackwood at our meeting tomorrow. Most likely,this change would involve a different Charlottesville,Virginia 22902-4596 architectural style for the buildings. Because of required distances from the parking to the entrances (804)296-5823 to the units,you would want to have fewer units in the buildings closest to the cul-de-sac and more Fax(804)972-4012 units to the rear of the site. One idea staff had was for"townhouse"appearing units in the front and January 24,2002 an"apartment building"look in the rear. Connection of Woodhrook to the Adjoining Property Mr.Steve Melton Virginia Land Company Please consider extending a reservation for dedication of r.o.w.for a future extension of Woodbrook 195 Riverbend Drive Drive to Tax Map 45 Parcel 90. A redesigned entrance would be necessary if this occurs;a Charlottesville,VA 22911 redesigned entrance may be necessary with the change in layout proposed above. RE: ZMA 01-021 CARRIAGE GATE APARTMENTS Connection to Tax Map 45 Parcel 91B Dear Steve: A connection from this property to Tax Map 45 Parcel 91 B is strongly recommended to allow for access to Berkmar. If built,the western bypass will have limited access and it is unlikely that it The staff has reviewed your recently submitted rezoning proposal referenced above The following would provide the best access to 9l B. paragraphs and pages provide comments that are designed to provide information and suggestions for this rezoning I am scheduled to meet with Kennan Blackwood with Rivanna Engineering Elevationg tomorrow to review the specific design elements As indicated in early meetings on this project,the Planning Commission has an expectation that Please be advised that this project is scheduled for a Planning Commission public hearing on March elevations will be provided with proposed developments accompanying a special use permit or 19,2001. The staff would like to provide a second set of comments to you on this project prior to rezoning.When you decide on the building types for the parcels,please provide elevations and your final submittal of plans for the rezoning. In order to provide a second set of comments,staff consider proffering characteristics of those elevations. needs to have your second submittal of plans and a first draft of proffers no later than February 4, 2001. Screening Comments from the Planning Department are below. Comments from Building Codes and Zoning Vegetative screening along property lines will help to create privacy for the development. I am Services,Fire and Rescue,Engineering,and the Service Authority are provided on the attached asking the School Division right now if they believe screening is needed between the apartment pages. VDOT will provide comments next week. Additional design comments may be provided complex and the school. Please consider the appropriateness of screening between this parcel and after I meet with my Planning team on Monday. TM 45 Parcel 9I B given your knowledge of the future use of that parcel. Design Central Amenity • The parcel is small(2.74 acres)and its shape is"long and narrow"which limits the number of You provided some detail on the tot lot in the parking lot. We believe that the design you provided designs for residential units that could go on the site. The site has rolling topography and is adjacent is innovative but a safer design(i.e.,one that doesn't require all residents from all three units to cross to an elementary school. Both of these features are advantageous to the proposed use of the over the parking lot)would be between units. property. Pedestrian Access Planning staff believes that a less conventional design may be able to occur on this site which does not significantly affect the density you desire for the site. Please also be advised that you have Pedestrian access is shown well throughout the site. With a redesign,you can also provide for proposed one more unit than is allowed for this zoning district(see Zoning's comments). If you similar pedestrian access. It appears that there is no sidewalk extending from the day care along the were to make your buildings step up the hill rather than be parallel to the hill,you could 20 2 Page 3 Steve Melton—Carriage Gate Apartments Page 4 January 24,2002 Steve Mellon—Carriage Gate Apartments January 24,2002 bulb of the cul-de-sac in front of your property. This sidewalk will need to be extended across the bulb and into your site. Staff notes your contacts with Lisa Glass in the Schools Division and appreciates your efforts towards making a pedestrian connection. We are also working on this item. I hope this information is useful to you with your next submittal. Please feel free to call me if you have questions or need additional information. R-I5 Zoning District Request and Proffers Sincerely, My impression from your submittal is that you are requesting this rezoning with proffers. Because �, of the size of the parcel,a"planned district"designation is not possible. Planned districts have an -�(/'JtU "application plan"that is part of the rezoning. The plan provided with this submittal could be Elaine K.Echols,AICP proffered with this rezoning. Please be advised that the level of variation from the plan would be Principal Planner entirely within the purview of the Zoning Administrator. The Planning Director could not approve variations to the plan. For that reason,if you proffer the plan,it is important that you highlight the attach features that are essential to the design and development. • Some standard language for proffers is provided below: I. Development of the parcel shall be in general accord with the(application)plan entitled"xx" dated"xx"and last revised"xx"(where applicable)herein referred to as"The Plan" Specific features of The Plait which are proffered are: a. spell out the feature,such as,"a central amenity",relegated parking as shown on the plan. pedestrian access us shown,ect • b. Conformity with the following features of the elevations entitled"xx"dated"xx". c. Screening for the full-length of the southem boundary of the site where the parcel adjoins with TM 45 Parcel 95A(if considered necessary by the Schools Division). 2. Pedestrian paths consisting of(specs—asphalt,concrete,mulch whatever)shall be installed (where specifically)and completed before release of the performance bond. 3. Where site grading is performed,the owner shall minimize use of slopes steeper than 3:1,subject to approval by the Department of Engineering and Public Works. The Applicant shall install additional low maintenance vegetation to provide stabilization for proposed slopes steeper than 3:1 as approved by the County's Landscape Planner. Nothing contained in these proffers shall be deemed a waiver of the Planning Commission's review of Applicant's critical slope waiver under Section 4.2.5 of the Ordinance. 4. The Owner shall limit the number of residential units on the parcel to"xx"residential units. 5. The Owner shall reserve for dedication upon demand of the County sufficient r.o.w to extend Woodbrook Drive to the adjoining property Tax Map 45 Parcel 90,as shown on The Plan. 6. (If you want to make a cash proffer or off-site improvement)By not later than(some point in time or key event),the owner shall provide to the County(cash for a County improvement relating to the rezoning or and off-site improvement). Should(that improvement)not take place within the next(specific time period)from the approved proffer date,it shall be refunded to (whom?). 22 23 Sket- stAw5h..n� • alit ink-kve c1P �,� '12 IOZ Albemarle County Development Departments ZMA-2001-021 SPIN Submission and Comments Carriage Gate Apartments Building "Application Plan" revision 1 • reviewer received reviewed decision Jay Schlothauer 12/21/01 1/2/02 approved Based on information submitted December 17,2001. v ' ^7, No comments or conditions concerning this zoning map amendment. Comments will follow when a J� \, detailed site plan is developed. C .-. '` ' l ... L ..,___— ` ... YI a • , . „ii, .4 1. I • - T 1 1 * i f ?illy f r li ,`i I l 1/24/02 09.03 AM Page l of 7 ��fi 24 25 • Albemarle County Development Departments ZMA-2001-021 Albemarle County Development Departments ZMA-2001-021 SPIN Submission and Comments Carriage Gate Apartments SPIN Submission and Comments Carriage Gate Apartments Engineering "Application Plan" revision 1 Fire/Rescue "Application Plan" revision 1 reviewer received reviewed decision reviewer received reviewed decision steven snell 12/21/01 1/22/02 approved with conditions Jay Schlothauer 12/21/01 1/2/02 approved FROM:Steve Snell,Engineer Based on information submitted December 17,2001. DATE:22 January 2002 RE.Carriage Gate,ZMA-2001-021 No comments or conditions concerning this zoning map amendment. Comments will follow when a detailed site plan is developed. _ The ZMA for Carriage Gate has been reviewed The Engineering Department can recommend approval when the following conditions: 1.The proposed internal sidewalk must connect to the existing sidewalk on Woodbrook Drive Though not typically an Engineering concern,it should be noted that the location of the proposed sewer lines will prevent a tree buffer within this site. Any tree buffer between this site and the Agnor Hurt Elementary School will thus have to be located on school property It is possible that an insufficient tree buffer exist on the school property. Please contact me if you have questions or require additional information. 1/24/02 09:03 AM Page 3 of 7 1/24/02 0903 AM Page 4 of 7 26 27 • • Albemarle County Development Departments ZMA-2001-021 Albemarle County Development Departments ZMA-2001-021 SPIN Submission and Comments Carriage Gate Apartments SPIN Submission and Comments Carriage Gate Apartments Service Authority "Application Plan" revision 1 Zoning "Application Plan" revision 1 reviewer received reviewed decision reviewer received reviewed decision Pete Gorham 12/21/01 1/23/02 approved with conditions John Shepherd 12/21/01 1/16/02 Pending BOS approval We do not object to the zoning map amendment for this development Existing This parcel contains 2 74 acres If it is rezoned to R-15 the parcel can contain 41,not 42 dwelling units water and sewer lines of sufficient diameter are immediately adjacent to the (2 74 x 15=41.1) site,on the Northside Ministries School property Off-site easements from the school will be necessary at least for the sewer extension and possibly If the applicant submits proffers with this proposal,this department would appreciate the opportunity to the water extension,as currently proposed on the plan Final approval will review them. not be granted until the water and sewer construction drawings have been approved by our office As we understand it apartment buildings are required The Application Plan is being reviewed as just that.If the rezoning is approved,this project will be subject to be sprinklered so there shouldn't be an issue with fire flow.In any case to a separate review and approval of a site plan. the flow at the intersection of Woodbrook Drive and Berkmar Drive is in the range of 2700 gpm at 20 psi residual pressure.Let us know if you have any questions.Thanks 1/24/02 09:03 AM Page 6 of 7 1/24/02 09 03 AM Page 7 of 7 28A. COUNTY OF ALBEMARLE ATTACHMENTc ZMA 01-21 March 12,2002 1�d Page Two In terms of the annual impact that the development of three SFD's would have on the County's capital MEMORANDI NI costs,GRIM estimates the following result CIP Impact--Current Zoning TO: Elaine Echols,Principal Planner Schools CF Pay-As-You-Go ($0) FROM: Steven A Allshouse,Fiscal Impact Planner ' Schools CF Debt Service ($22,000) 1 H Total Schools CIP Impact (S22,000) DATE: March 12,2002 County CF Pay-As-You-Go (S0) RE: ZMA 01-21(Carriage Gate Apartments) County CF Debt Service (S0) Total Cty Govt CIP Impact ($0) 1 analyzed two separate scenarios for the properties in question The first scenario involved the Net Annual CIP Impact ($22,000) maximum new development that could take place under existing zoning,while the second scenario involved the new development that would occur if the County approved the proposed zoning changes Note that these('II'.fgures are included in the fiscal impact numbers listed on the previous page. for the property The results of these two analyses appear in the attached"Budget Summary Existing ('The S22,000 in capital costs is part of the$66,000 in the estimated total annual expenditures Zoning"and"Budget Summary Proposed Zoning"documents resulting.from the development of 24 MF's). These('lp numbers are presented separately to • highlight the magnitude of the capital costs that would he associated with such development. In the case of the first scenario,1 assumed that 24 multifamily units(MF's)would be built during the course of the next year. CRIM estimates that,after build-out,the type and level of development that The second scenario that I ran involved the proposed construction of 41 MF units on the property. could take place under existing zoning would result in the following net annual fiscal impact I assumed the development would be completed in one year CRIM estimates that,after build-out, this project would have the following net annual fiscal impact Fiscal Impact—Current Zoning Property Taxes $14,000 Fiscal Impact--Proposed Zoning Other Revenues 31,000 Property Taxes $23,000 Total Revenues $45,000 Other Revenues 54,000 School Expenditures ($53,000) Total Revenues $77,000 County Govt Expenditures (13,000) School Expenditures ($95,000) Total Expenditures ($66,000) County Govt Expenditures ($24,000) Net Annual Fiscal Impact (S21,000) Total Expenditures (5119,000) Net Annual Fiscal Impact ($42,000) Note that,although the proposed development would have not quite twice as many MF's as would the maximum allowed under existing zoning,CRIM estimates that the net annual fiscal impact of the • 30 31 ZMA 01-21 March 12,2002 Page Three S development associated with the proposed zoning would be twice as great as the net annual fiscal i impact associated with the existing zoning. This seeming discrepancy results from rounding errors in the CRIM program s« 7SRSS : sa'sRS:ISS t»Sxs»s»»�»S;S SRS U i »»aag :3S51»i _la i As for the impact of this proposed development on the County of Albemarle's capital costs,CRIM R » I estimated the following outcome ClPlmpact--Proposed ZoningmR »S«» » «««««««»«««»««»'»S«««« «»« »�««» -�� & Schools CF Pay-As-You-Go ($0) Schools CF Debt Service ($33,000) mQ »SSSS » S_"»SSSS» » _»S "» SSSSS» SSSS a / gEIE »sSSZ% a Total Schools CIP Impact ($33,000) -8 :SSSS » Swsss«SSS»SSS»SS»�»S&StsSt a 3 SiSp/ : St»3Si Y County CF Pay-As-You-Go ($0) R II^ County CI' R Debt ($0) »8 :SSSS » S�SSS»SSS»SSSi»Si St»Z»SSSisSt E / ii5EE ii,Iss:y1 II_ Total Cty Govt CIP Impact ($0) » » I Net AnnualClPImpact ($33,000) '"g :SSSS s»sss«ass'»sss»»S»,i»SSSSS E / WssEE ;,assIE `1� Again,these CIP numbers are included in the total annual expenditures of$1 19,000 shown on the » o:- »o'o^ » a S S `_ previous page,and are presented separately to illustrate the relative magnitude of capital costs � t IThe numbers generated by the two scenarios that I ran indicate that,if the County approves 1 F.SSSS » SaSSS«SSS»SSS»SS»a»SS»SS / W»S»/ ii3SS:11 11,,ZMA 01-21,the differential net annual fiscal impact would be$21,000-$42,000=-$21,000. » This number means that,annually,the County would be$21,000 worse off approving ZMA • 01-21 than denying the proposal. "I »SSSS » » SS'"'-"s'SS»i»SSSSS a 3 "iiS»» ;,asni I. 1 Notes (1)Although my analysis suggests that the approval of ZMA 01-21 would result in a net -s sas ^ss i'S annual fiscal drain to the County,this fact alone does not necessarily mean that ZMA 01-2 I should - » s s s s s» S»S s S»S S» »s s s»s w » s be denied,since the rota/mix of development taking place in Albemarle County in any given year YII might generate a revenue-neutral outcome,(2) If Albemarle does nor approve ZMA 01-21, the growth that is assumed to be associated with this proposed development would likely take place :E somewhere else in the County; and (3) When deciding whether or not to approve a proposed development,Albemarle takes into consideration a number of issues other than just the project's ai • fiscal impact These issues include, but are not necessarily limited to, affordable housing, c transportation impacts,and environmental well-being nt ey p b y » ,, LC1 3in i 5�� �i C ~ ,xQb]{� 14141 SAA/saa 1!1 ;It'4 7.yb I,< 1_ 111' ISkM° � Isign II 70 32' mz P o & ) 8 e2 ;::aa § ;;;;;=a°,,,"0„ -2,""° ; -�E ala6! l;;:![ � ) h §;:;; ; ;);=== a°-"--"-:-00" a ! E§:E! £22©» a E F,paN -7 ;aaaa 2 2;2;a=22a=;=a:a&,-.aaaa_ a E .2 ]aaaa E ;§;: =;■a=a;:;;;;l=;a;;; a ! :aaaa § . .............;;;a;;;= a E � K ` § §:;;; ] aaa,������,���,� �����a a E aaaa§ l;;;a! ; � } � ��"'„"""-»,�„ . ����.� | §aaaa § a2;° a: ! = S2aE£ ;---;a :7 a ! - -- :k -2 ;aaaa ; ;;_5;_;0°,000,00-),00,_- ! & apa2 !2§©- 2t }2 » ; ! a| : ] ; !r!# a }; || | ,! ■ ` ) a 4 \� !)! | „)!}!.li11i 44 § f f § ! ! f `( § I 22�`f �!�;hhHIi; L! ,f !I |I,- !- !! J 2!!!& ƒ M Ii 2! | ! 4 to i�w&a§ & q \ $t|) f \ ! \§/ § ) § 2 !| ed e & § ]4 ATTACHMENT H CARRIAGE GATE APPARTMENTS CROSS-SECTION BASED ON STAFF RECOMMENDATION FOR SITE LAYOUT 1"= 10' Vertical 1"=50' Horizontal PRo►ERTY L11YE 60 • +— soy '-•----__` 51 EXISTING .-- GRADE '_ - zamilmimazw. 58 - ----,... L ;E si ;� , • No11141. Sf i11111111111111111111111116.„j 3r • ATTACHMENT I Albemarle County Development Departments SDP-2002-016 COUNTY OF ALBEMARLE Department of Planning&Community Development SPIN Submission and Comment Carriage Gate Apartments 401 McIntire Road,Room 218 Preliminary Charlottesville,Virginia 22902-4596 (8041 296.5823 Building preliminary site plan revision 2 Fax(804)972-4035 March 5,2002 reviewer received reviewe decision Jay Schlothauer 2/14/02 2/20/02 requested changes Mr.Steve Melton -- - ------_ Virginia Land Company Based on plans dated February 8,2002. 195 Riverbend Drive Charlottesville,VA 22911 Rearrange the barrier-free parking space at Building"C"so that it is van-accessible(similar to the one at Buildings"A"PB') [2000 Virginia Uniform Statewide Building Code;1996 BOCA National Building Code,Section 1105 4J - RE: SDP 01-016 CARRIAGE GATE APARTMENTS Note The buildings must include sprinkler systems. Dear Mr.Melton: The Site Review Committee has reviewed the development proposal referenced above. Preliminary comments from the following agencies,as applicable,are attached. Albemarle County Department of Engineering and Public Works Albemarle County Department of Building Code Enforcement and Zoning Services Albemarle County Department of Planning&Community Development Albemarle County Division of Fire Safety Albemarle County Service Authority Virginia Department of Transportation Albemarle County E-91 I Mapping Comments reflect information available at the time the development proposal was reviewed,and should not be considered final. However,the Site Review Committee has attempted to identify all issues,which could affect approval of the proposed project. Please note that,in addition to the comments attached,approval of this site plan is contingent on the approval of the pending rezoning ZMA-01-21. These comments could change subject to the approved proffers,actions of the Planning Commission,or action of the Board of Supervisors. This site development plan will be heard with ZMA 01-016 at the Planning Commission meeting on March 19. At that meeting,the Commission will advise you of any additional changes necessary to the site plan for preliminary site plan approval if the rezoning is approved. Please contact me at your earliest convenience if you have questions or require additional information. Sincerely, • Karl Guiler 3/5/02 11 26 AM ---- ------ Paget of 1 Pizmmnz Technician 36 37 Albemarle County Development Departments SDP-2002-016 Albemarle County Development Departments SDP-2002-016 SPIN Submission and Comment Carriage Gate Apartments SPIN Submission and Comment Carriage Gate Apartments Preliminary Preliminary Fire/Rescue preliminary site plan revision 1 Engineering preliminary site plan revision 2 reviewer received reviewe decision reviewer received reviewe decision Jay Schlothauer 2/14/02 2/20/02 approved steven snell 3/4/02 3/4/02 requested changes Based on plans dated February 8,2002 DATE L14 March 2002 • RE:fLCarnage Gate,SDP-2002-0161 No comments or conditions. , The Preliminary Site PLan for Carriage Gale has been reviewed.The Engineering Department can Note: The buildings must include sprinkler systems recommend approval when the following items are addressed: 1.The BMP appears to have no berm. The bottom of the BMP is at 555-feet and the next downhill elevation is shown to be 555-feel. Please show more detail for the BMP structure.(18-32.5.6d) 2.The parking grades vary from 5-1/2%to 8%. Parking grades cannot exceed 5%. Please show grading that does not exceed 5%for all parking areas. 3.The parking space lust east of the dumpster will need a drop inlet at its lowest elevation or another means to alleviate stormwater at this location 4 The easternmost drop inlet and drainpipe system(adjacent to TMP 45-91A)appears to drain uphill or flat Please give details of the drainage system from"Slr-4"to the"SWM facility'that demonstrate proper drainage 5 All VDOT comments must be addressed. The following items must reviewed and approved by the Engineering Department before the final plat can be recommended for approval A completed submittal form and application,available at the Engineering Department,must accompany all submittals The required number of copies and the required fees are indicated on the form and application a An erosion control plan,narrative and computations [17-203) b A completed application and fee for erosion control and stormwater management.[17-203,17-303] c A stormwater management/BMP plan and computations Computations must include water quality, and detention routing for the 2yr and 10yr storms [17-304j d A completed stormwater management facilities maintenance agreement and fee [17.323] e Drainage computations (Policy) Please contact me if you have questions or require additional information. It is the applicant's responsibility to verify that all conditions and proffers are met by this plan. Any conditions not satisfied may,at the discretion of the County,delay or invalidate this site plan. 3/6/02 09'10 AM -. - Page 1 of 1 3/6/02 09 09 AM Page 1 of 1 39 38 • • Albemarle County Development Departments SDP-2002-016 Albemarle County Development Departments SDP-2002-016 SPIN Submission and Comments Carnage Gate Apartments SPIN Submission and Comments Carriage Gate Apartments Preliminary Preliminary Planning preliminary site plan revision 8 Planning preliminary site plan revision 8 reviewer received reviewed decision reviewer received reviewed decision Elaine Echols 2/14/02 3/11/02 requested changes Elaine Echols 2/14/02 3/11/02 requested changes The Department of Planning and Community Development has reviewed the preliminary site plan referenced above and will recommend preliminary approval once the following conditions are satisfied. 12 [32 7 9 9] Also be advised that the landscaping on the site must meet a fifteen(15)percent tree The following comments are those that have been identified at this time. Additional comments may be canopy This is required for any residential development that is between 10 and 20 dwelling units per added or eliminated based on further review.Each comment is preceded by the applicable zoning acre Please demonstrate this on the conceptual landscape plan. reference. 13.[18.3]Please add notes to each building stating as follows,"Building not to exceed 65 feet in height." Please note that approval of this site plan is contingent on the approval of the pending rezoning ZMA-01- 21. These comments could change subject to the approved proffers,actions of the Planning 14 The note under'Woodbrook Drive'is incorrect. The distance is actually to the intersection with Commission,or action of the Board of Supervisors 'Berkmar Drive"Please replace'Greenbriar'with'Berkmar.' 1 Please correct the spelling of'Apartments'on the title of the cover sheet 15 There is a 20'access easement shown on the property Please clarify whether it is an access easement or a R O.W. Please label accordingly and specify whether It is existing or proposed 2. The property being reviewed in this case is designated"TM 45 Parcel 91" Please remove any references to Lot C on the plan. See title and legal reference 16.[4.12 6 2] Please be advised that for the purposes of safety,internal signage for pedestrians may be required before final plan approval. 3. TM 45 Parcel 91 lot B has also been given a new lot designation. It is now TM 45 Parcel 91D Please make this change as well on the plan This properly is directly behind the Parcel 91. 17 The buildings on the site do not accurately match the submitted elevations for the site. It should be noted that the buildings be drawn to show their exact footprint on the final site plan. 4. Please correct the spelling of'Aubrey'in the source of'boundary survey'note. 5. For clarification purposes,please add"For R-15 districts"after the'building setbacks'note 6. (32.5.6a]One datum elevation reference was not found on the plan. Please add this feature. 7 [4.16]Please identify the Recreation Area on the plan. 8 [32.5.6b]A note stating the square footage of recreation area must appear on the plan. Please add this note to the plan. 9. [32.5.6d]The code requires that at least 50 feet of offsite topography and pertinent features must be on the plan The rear portion(northern)of the property does not meet this requirement Please extend the topography and show any relevant features(structures)a full 50 feet from the rear property line 10. [32.7 9 8] Please be advised that screening at a depth of 20 feet may be required along the Stormwater Management Facility and the boundary with the school. Plan accordingly to accommodate vegetation in such areas and be aware of potential conflicts with utilities. 11. [32.5.6s]It appears that there is insufficient space for landscaping with the aforementioned utilities A conceptual landscape plan shall be submitted prior to preliminary site plan approval to assess this issue. The plan must meet the minimum requirements for screening along the stormwater facility and the parking lots,as well as screening from the rear property and the school The conceptual plan need not specify the distinct species,but rather would describe the vegetation by its type(I.e medium shade tree, screening shrub etc.) 3/13/02 10:54 AM Page 1 of 2 3/13/02 10 54 AM Page 2of2 • 41) .4 • Albemarle County Development Departments SDP-2002-016 Albemarle County Development Departments SDP-2002-016 SPIN Submission and Comment Carriage Gate Apartments SPIN Submission and Comment Carnage Gate Apartments Preliminary Preliminary Zoning [description and date] revision 1 Zoning [description and date] revision 1 reviewer received reviewe decision reviewer received reviewe decision susan snead 3/4/02 3/4/02 requested changes Susan snead 3/4/02 3/4/02 requested changes FROM: Susan Carol Snead,Zoning Plans Reviewer luminaires are in compliance with 4.17.4(b). DATE: March 4,2002 RE:❑ SDP 02-016 Carriage Gate Apartments Preliminary Site Plan The Albemarle County Department of Building Code and Zoning Services will approve this preliminary site plan for zoning compliance when the following items have been satisfactorily addressed.The Building Official may provide separate comments.(Each comment is preceded by the applicable reference,which is to the Zoning Ordinance unless otherwise specified] 1 [ZMA 01-021]Once the rezoning is approved it may be necessary to list some or all proffers on the site plan Final approval of the site plan is subject to compliance with all proffers. 2.[32.5.6(a)]The zoning for adjacent parcel 91B is C-1 Please revise 3.[32.5 6(b)] It is necessary to provide the acreage of the parcel in order to verify density 4.[32.5.6(b)][4 12 6 61 The parking requirements are based on number of bedrooms per unit Please note on the plan the number of bedrooms in each unit If there are variations on the number of bedrooms in units,please note on the plan the number of units with each variation 5 [4 16]A recreation area,which must include a tot lot,is required for a facility of 30 units or more Substitutions for the tot lot may be approved by the Director of Planning and Community Development 6.[32.5.6(b)]Please note on the plan the acreage of Recreation Area and Open Space 7.[32.5.6(n)]Please show and label the locations of Open Space and Recreation areas Final tentative approval from the Department of Building Code and Zoning Services will be subject to the following conditions:(The following conditions are those that have been identified at this time. Additional conditions may be added or eliminated based on further review.) 1.(32.5.6(n)]Show the location of all outdoor lighting on the plan. 2.[32.6.66)1 Provide a description and photograph or diagram and show the location of each type of outdoor luminaire that emits 3,000 or more initial lumens Please be aware that installation of such luminaires in the future that are not shown on this plan shall require an amendment to this plan. 3.[32.6.6(j)][4 17.4(b))Include a photometric plan on the site plan demonstrating that parking area 3/6/02 09'18 AM Pape 1 012 3/6/02 09 18 AM Page 2 of 2 42 41,1 ,, • ItL. U4-`Jr9-Ub`JO Mar U U2 :i4 NO.Uu1 v.U; 002 12'10 Ft1I 804,979.3759 VDOT CVILLE . ALB CO ENG ®002 Albemarle County a Service Auth•ri ::, ► Soning• COMMC:::=7 WTH of VIRGINIA TO* Elaine K. Echols, Principal Planner RANSPORTATION 701 VOOT WAY JAMES L BRYAN FROM Peter C. Gorham, Senior Civil Engineer RAY PETHTEL CHARLOTTESVILLE VA 22911 RESIDENT ENCJEER NTERIM COMMSSIONER February 27,2002 DATE; March 7, 2002 Site Review Meeting AZI Site Plan Technical Review for: Carriage Gate March 7,2002 (TM 45, Parcel 91) Mr.Glenn Brooks The below checked items apply to this site. ZMA-01-021 Dept.of Engineering SDP-02-016 401 Mclntire Rd. X 1. This site plan is within the Authority's Charlottesville,VA 22902 jurisdictional area for; X A. Water and sewer Dear Mr.Brooks: B. Water only C. Water only to existing structure The following arc our cc rents: D. Limited service X 2. An 8 inch water line is located approximately 10' distant. X 3. Fire flow from nearest public hydrant, located 950' SDP 2002-016 curiali%IFte Apartments Preliminary Site Plan-Route 1417 distant from this site plan, is 2700 gpm ± at 20 psi residual. X 4. An 8 inch sewer line is located approximately 10'_ ➢ Minimum 30'eni:•ante till li required at right-of-way. distant. 5. An Industrial Waste Ordinance survey form must be ➢ Entrance design s could_r 'G-9D. completed. X 6. No improvements or obstructions shall be placed > CG-12 handicap lamps c:.i red in radii,• within existing or future easements. 7. and plans are currently under review. > Label Woodbrool.Dnv:I ate 1417. 8. and plans have been received and approved. 9. No plans are required. ➢ Drainage comma wore I: tired for review. X 10. Final water and sewer plans are required for our review and approval prior to granting tentative approval. 11. Final site plan may/may not be signed. 12. RWSA approval for water and/or sewer connections. SDP 2002-015 Department 0l fi!!ttor Vehicles(old site)Maior Amendment-Route 852/14 52 Comments: Offsite easement for the sewer extension will be S. Plan appears to have at1d ssed comments from previous review and should be required and possibly for the water extension as well. satisfactory. The site plan does not show or incorrectly shows: meter locations waterline size waterline locations sewer line size sewer line locations _ expected wastewater flows easements expected water demands 168 Spotnop Rood • P.O.Box 2738 • Charlottesville,VA 22902 • Tel(434)977-4511 • Fax(434)979-0698 www.acsanet.com I ,NSPORTATION FOR THE 21°T CENTURY 4445 ..�...... ... I 06 c. -11•01 se _Ing All �o soill�a l ll l 1E1(41iiT _ ...._. 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