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HomeMy WebLinkAboutZMA199500021 Staff Report 1996-05-08 STAFF PERSON: WILLIAM D. FRITZ PLANNING COMMISSION: APRIL 2, 1996 BOARD OF SUPERVISORS: MAY 8, 1996 ZMA-95-21 CATHCART PROPERTIES AND DENICO DEVELOPMENT Applicant's Proposal: The applicant is proposing to rezone approximately 11.6 acres to PD- SC, Planned Development-Shopping Center to allow the construction of a retail center. Access to the site will be from the proposed Route 20/Route 742 connector. The applicant's proposal involves the construction of 85,000 square feet of various commercial uses. The applicant has submitted a detailed description and justification for this use (Attachment C). (Staff has omitted the contracts from the applicant's information packet). Staff will incorporate the applicant's comments in the text of this report. Petition: Hillcrest Land Trust petitions the Board of Supervisors to rezone 11.6 acres from R-1, Residential to PD-SC, Planned Development Shopping Center. Property, described as Tax Map 91, Parcel 2, is located on the east side of Rt. 742 opposite the intersection of Mill Creek Drive in the Scottsville Magisterial District. This site is recommended for High Density Residential (10.01 - 34 dwelling units per acre) in Neighborhood 4. (The Planning Commission proposed designation in its recommended Land Use Plan is Community Service). Character of the Area: This site is currently wooded,predominately with pines. The surrounding area includes Albemarle County Service Authority(ACSA)water storage tanks (south), single family attached housing (west across Rt. 742), a church and multi-family housing (north)and industrial land(northwest). Mill Creek North is located directly west of this site. The Route 20/Route 742 connector road will divide this property. The proposed high school will border the site to the east. RECOMMENDATION: Staff has reviewed this request for compliance with Sections 8.0 Planned Development, Generally and 25.0 Planned Development-Shopping Center of the Zoning Ordinance and recommends approval. Planning and Zoning History: Several applications have been submitted for various changes in the zoning of this and the parent tract of Hillcrest. Most of these request were withdrawn or deferred prior to the Board of Supervisors action. No rezonings have been approved on this portion of the Hillcrest property. A request for PD-SC zoning of this site, ZMA-94-05, was recommended for approval by the Planning Commission,but was denied by the Board of Supervisors on August 17, 1994 as the proposed zoning was not consistent with the Comprehensive Plan. The area to the north of the existing church was originally part of the Hillcrest property and has been rezoned PRD and multi-family units are under development(Lakeside Apartment 348 units). Page 1 of 6 STAFF ANALYSIS: All reviews for PD-SC designation involve review of the provisions of Sections 8.0 Planned Development, Generally and 25.0, Planed Development-Shopping Center. Staff will address the relevant portions of these provisions. The full text of both of these Sections is included as Attachment F. Section 8.5.4 contains the findings which must be made by the Planning Commission. Staff will address each item individually. The suitability of the tract for the general type of PD district proposed in terms of: relation to the Comprehensive Plan : physical characteristics of the land; and its relation to surrounding area; This area is recommended in the 1989 Comprehensive Plan for High Density Residential (10.01- 34 dwelling units per acre). The 11.6 acres currently under review could accommodate between 116 and 394 units based on the density recommended in the Comprehensive Plan. The area immediately to the west across Avon Street in Mill Creek was previously designated as Neighborhood Service. However,that designation was removed and the zoning of the property was changed to allow residential development(CPA-93-05 and ZMA-92-04). In the Board's action to remove the commercial designation, staff was instructed to investigate replacement commercial areas in Neighborhood 4 to amend into the Comprehensive Plan(see Attachment D). With the level of development occurring in this Neighborhood,the area proposed for this development has now been recommended for Community Service use in the Land Use Plan proposed by the Planning Commission. This proposal is consistent with that designation. The need to have a commercial area on Rt. 742 is stressed by the applicant. Existing residential development (932 units in Neighborhood 4) and development under construction does not have any readily accessible commercial areas. The applicant's proposed development would provide for a mixture of small scale commercial uses and would be able to provide basic support services such as a grocery store and banking services. The applicant has supplied agreements which are designed to limit the scale of the commercial development. The site plan for this project has been reviewed by the Site Review Committee. The physical characteristics of the land do not prevent development of the site. Staff notes that some soils in the area may have high shrink-swell potential. This can be overcome with various engineering techniques. Other sites in the area, including Cale Elementary School, are built on sites with high shrink-swell soil. No other physical limitations were noted. The character of the area is described earlier in this report. It has been stated that this use is to provide service to the fast developing residential areas nearby. The plan as designed is intended to create minimal impact on these properties. This site lies within the Entrance Corridor and any final site plan will require approval by the Architectural Review Board. Staff opinion is that with Page 2 of 6 appropriate design review the development of this site will not adversely affect the corridor. The ARB held a preliminary conference on July 18, 1994. The ARB will require landscaping and other site designs including buffers to mitigate this sites visual impact. The design of the site has remained essentially unchanged since the 1994 review and, therefore, the comments remain valid. Relation to major roads, utilities, public facilities and services; This site will be served by public water and sewer. The development will have access to the proposed Rt. 742/Rt. 20 connector road. Trip generation from this development can be anticipated to have a total trip generation of approximately 12,000 vehicle trips per day(vtpd). The existing zoning could result in approximately 110 vtpd. The location of the proposed connector road has been reserved for dedication in previous subdivision approvals. The connector road will divide the commercial development with approximately 2/3 of the commercial development lying on the south side of the connector road. The plan submitted by the applicant is consistent with County and Virginia Department of Transportation(VDOT)plans for the connector road. The applicant has designed the access to the site to allow for entrances involving left turns on the connector road 400 feet from Rt. 742. This will allow for left turn lanes into the commercial development and onto Rt. 742 from the connector road. Improvements to Rt. 742 will be required to accommodate the turning movements into the site and will take into account the ultimate improvements for the connector road. Comments from the Virginia Department of Transportation are included as Attachment G. Staff opinion is that this request will be adequately served by existing and proposed improvements in the area. Adequacy of evidence on unified control and suitability of any proposed agreements. contracts deed restrictions, sureties. dedications, contributions. Guarantees. or other instruments, or the need for such instruments or for amendments in those proposed: The applicant is the contract purchaser of the entire area proposed for rezoning. The applicant has submitted agreements which restrict the use of the PD-SC area (Attachment E). The agreements are intended to prohibit those uses which are appropriate only in Regional Service areas and to retain those uses appropriate in Neighborhood and Community Service areas as designated in the Comprehensive Plan. The plan submitted for review adequately preserves the alignment of the Rt. 742/Rt. 20 connector and is consistent with the County and VDOT plans. Staff opinion is that this provision has been adequately addressed by the applicant. Specific modifications in PD or general regulations as applied to the particular case, based on determination that such modifications are necessary or justified by demonstration that the public purpose of PD or general regulations as applied would be satisfied to at least an equivalent degree by such modifications: Staff has identified a need to allow a modification of Section 21.7.3 which states Page 3 of 6 "Buffer zone adjacent to residential and rural areas districts: No construction activity including grading or clearing of vegetation shall occur closer than twenty (20) feet to any residential or rural areas district. Screening shall be provided as required in section 32.7,9, Except the commission may waive this requirement in a particular case where it has been demonstrated that grading or clearing is necessary or would result in an improved design, provided that: a. Minimum screening requirements are met: and b. Existing landscaping in excess of minimum requirements is substantially restored." Grading is proposed within the buffer adjacent to the church, property owned by the Albemarle County Service Authority and property owned by the County. These areas are currently wooded with mostly mature pines. Adjacent to the church the applicant has indicated the use of a retaining wall. This may alleviate the need for disturbance in the buffer. However, staff opinion is that some disturbance will occur. This disturbance is minimal and as the adjacent site is not used for residential purposes staff opinion is that retaining the buffer is not needed to protect the public interest. (Churches are allowed in commercial districts with no special protections). The area adjacent to property owned by the ACSA is used in part for a water storage tank. As this area is not used for residential purposes, staff opinion is that retention of the buffer is not needed to protect the public interest. Grading within the buffer adjacent to the residue of the Hillcrest tract (proposed for the new high school) is also proposed. The site plan for the high school currently under review does not indicate any activity in proximity to this site. The future plans for the school property do consider recreation facilities (pool) near this development. Again, as this area is not proposed for residential development, retention of the buffer is not necessary. Therefore, staff is able to support a modification of Section 21.7.3 SUMMARY The applicant has submitted all review information required by the Zoning Ordinance. No physical restrictions on development of the property have been identified by the Site Review Committee during review. The design of the access to the property incorporates improvements in the road network. Improvements to Rt. 742 will be necessary to accommodate this development. Staff finds this to be a reasonable and appropriate location for commercial for the following reasons: Page 4 of 6 1. The site is centrally located within the Neighborhood, near residential area; 2. It is located along a major road corridor serving the nearby residential neighborhoods and commuters to the City from southern Albemarle; 3. This location will be a major intersection of the proposed Avon Street/Rt. 20 connector and Avon Street, providing convenient access to other areas of Neighborhood 4; 4. This area was previously identified as appropriate for commercial use in the 1982-2002 Comprehensive Plan, 5. The area is identified as community service in the proposed Land Use Plan. RECOMMENDED ACTION: Staff recommends approval of this request with the following agreements: 1. The following uses shall be prohibited: 22.2.1. a.3 Department store. 22.2.1. a.7 Furniture and home appliances (sales and service). 22.2.1.b.9 Indoor theaters. 22.2.1. b.22 Automobile, truck repair shop excluding body shop. 24.2.1.2 Automobile, truck repair shop. 24.2.1.4 Building materials sales. 24.2.1.9 Factory outlet sales - clothing and fabric. 24.2.1.20 Hotels, motels and inns. 24.2.1.21 Light warehousing. 24.2.1.22 Machinery and equipment sales, service and rental. 24.2.1.23 Mobile home and trailer sales and service. 24.2.1.24 Modular building sales. 24.2.1.25 Motor vehicle sales, service and rental. 24.2.1.32 Sale of major recreational equipment and vehicles. 24.2.1.34 Wholesale distribution. 2. Acceptance of the plan titled "Avon Street Retail Development" initialed WDF, 3/27/96 as the plan of development. ATTACHMENTS: A - Location Map B - Tax Map C - Applicant's Information D -Information From Review of CPA-93-05 E - Map Of Previous Comprehensive Plan Page 5 of 6 F - Sections 8.0 and 25.0 G-VDOT Comment A:\ZMA9521.RPT Page 6 of 6 u 677 S, L,tl `:, . ii .6. j 1673 8101 . _ 1 A 601 g a 5 .,-__ vsv ` I l \ \. , Free L� t / w / �. I 1 1 .0 Union y _ , 1 �" Iy I n o x� o ,\j y� 73\Ir 77 / _ �Q 1 6q) a�,----. 686 7A3 �, 1 7 e �' /Oepesvms `OMT ``* $/ 61l I I ( Charlottesville ^ A a. ; 810 e } ° 2 \_ % I' — -16 �= bziz„ r• �,' '� 9 ATTACHMENT ,\ 674 ,� •r i Z) rg i- 671 ,v K 3?�- � 2 • ® 1\ .a- --','"--7--) ] -j`5��[J•-Jr� oS --,5879 �'—= - i�7/ ; R 6q 8101 �" p v` Mdlmpton l`•�s9 ,!!' --- L 1/ -\�` J A9/--- an '. I �' I678 o (���.-' \l{ t"R.wnn. White Hall r oao, o... _7. \\�Jy/ 1 ..I ( 743 MOUNTAIN 81�, `QM 9w I,.( ,. 7 tl I rn E19°14 R O 1 DE Q90 m `y,•-� Owenswlle m np ® 87. \ a O / __614 676 `.. " ,/ r.7 I J, e1i not i=� ® 0 1 m, \i I �wStore.s d --- 680' I17O2P,/'. 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'� 699 `_ ,;.LTLI Q AlSsrens /:�792 ® • • ' s* 7y5 d1 I / 6� 0e4 ® / - 1 d• \ ! / 114 [719 59 ' o, r /, 2 527 ® User -, [618] / m 637j hj ,i Bunale,own_ /I� WW Keens -•'A \ / ('? ., ' r. a ro ' ov .'q_� [631 , p+ ' '' _ 's_,. At "en.: _ - S rT5 ., / r'? ' 1 �� 1,1 • _ ,,, --.7...._ ,....\ .i. og 76 / 7� _ ATTACHMENT B • NW' ---... if 7 —ffi Ur ..‘r4lif d;st.,• ,........� 1 4tMl. �'v 389 ►� llIMI ll rk( \6e I J —�— _ K . \'.I j 22e.- il 3I ��� 37 s•/...It A11 .111 1M 1111111..".-IfrAy p,...-t--s-:\ 1 �`— �ser i� 1_ ‘. 4 . - ; 2 e 0� • `y .43� 34 s�f II - /� r 22' 3! ter_ J 40� nE . . . a '-. aao 329 ,'32y i pry= . \ •i STR\ J JIM \- � -• • i0C gas ` � � �" aoa � � _ ZMA-95-21 / CATHCART PROP. & DENICO DEVELOPMENT" /// 2! N. �...... 119 _may ' j1 (5......„.. 1:7 . =1.....C.....m.mip \ as _ �_ �— asr �� , A/ 7c , _ Z5P *:...4 (/'4.2 \ -....--,...„.,..7:- ,...,..,,, ) /: tc c 16 E DD\^ t \ 166 \(. \ \ 7\ i '' X f 1 \. 17 \ �.•' 1/\ \'s) \ 1 /•/ 26 I \ ii ` / (. - . ithe;>/At • 16 19,7k. 1 ' \ 27 -...\--'''. \ ....q. / \.....,.... \ / , ' "-..........., ieo • 90 ,� / \ \ ( �' / 26e 92 31 \ .".........._ i. \ \ /"./a/ 11/ ATTACHMENT C Cathcart Properties Denico Development Co. Rezoning Application - PD-SC, Avon Street Extended DESCRIPTION OF REQUEST: EXHIBIT #1 The Applicant requests a rezoning of the parcel identified herein in Exhibits #3 and #10 from the current zoning of R-1 to a Planned Development- Shopping Center ("PD-SC"), (Community Center) designation as defined in Albemarle County Zoning Ordinance Section 25.0. The proposed project is located off State Route 742 (Avon Street Extended) as shown on the attached Exhibit #3 and consists of approximately 11.56 acres. The proposed project will be developed in as many as four (4) phases, totalling approximately 85,000 square feet of commercial space, and will conform generally to the preliminary site concept drawings attached hereto as Exhibit #10. The proposed shopping center will be typical of a community shopping center and will most likely offer, but not be limited to, services such as grocery store, drug store, video rental, dry cleaner pick-up and pizza delivery. Other commercial users anticipated are a bank, convenience store and medical offices. Notwithstanding the foregoing, the Applicant proffers that certain uses permitted by right under PD-SC zoning will not be allowed in the subject development, as evidenced by a letter to the County of Albemarle as shown on Exhibit #12. By proffering out these by-right uses, the developers are ensuring that the shopping center will serve only the surrounding community; the by-right uses remaining will not attract shoppers from other areas of Albemarle County. S ATTACHMENT C Page 2 Cathcart Properties Denico Development Co. Rezoning Application - PD-SC, Avon Street Extended JUSTIFICATION OF REQUEST : EXHIBIT #2 There is no community shopping area in all of Neighborhood #4, in which the subject property is located. In describing Urban Neighborhood #4, the 1989 Comprehensive Plan, a copy of which excerpt is attached hereto as Exhibit #6, states that "There exists no neighborhood shopping in the area." Further, Table 50 in the 1989 Comprehensive Plan, also shown on Exhibit #6, states that 6 developable acres were designated neighborhood service (commercial) within Urban Neighborhood #4. However, during 1993, this 6 developable acres designated commercial in the 1989 Comprehensive Plan were rezoned from commercial to residential; homes were later constructed on this site. As a result of this downzoning, the residents of this area were left with no possibility of convenient shopping. Yet a commercial area within Urban Neighborhood #4 is urgently needed now. As can be seen on Exhibit #8 attached hereto, 784 residential dwellings were located in Neighborhood #4 as of November 10, 1994. Since that date, construction on 148 apartments at Lakeside has been completed and all the units are fully leased, thereby increasing the total number of dwelling units in Neighborhood #4 to 932. Of that amount, as seen on Exhibit #7, 866 of those residential dwellings, or 93% of the total, have been constructed just in the past decade. This rapid growth is directly attributable to the popularity of such residential communities within Urban Neighborhood #4, such as Mill Creek, Mill Creek South, Willow Lake, Lake Reynovia and Lakeside. Further, this rapid growth is projected to continue. Phase II of Lakeside is slated to commence in the summer of 1996; 200 additional apartment units will be constructed by the end of 1997. In addition, the County of Albemarle has recently purchased 110 acres to the immediate east of the subject property, on which the County plans to build a new high school. (A housing survey conducted by the Applicant and summarizing past and future growth for these communities is attached hereto as Exhibit #9). The 1989 Comprehensive Plan anticipated growth in Urban Neighborhood #4. As can be seen on the aforementioned Table 50 on Exhibit #6, the 1989 Comprehensive Plan envisioned a total of 1,495 to 4,760 total dwelling units constructed on the 936 residentially developable acres within Urban Neighborhood #4. What may have not been anticipated was the rapid rate of growth. At the time that the 1989 Comprehensive Plan was adopted, approximately 182 dwelling units had been added to the existing supply over the previous six years; this unremarkable rate of growth may have been the catalyst for designating only 6 acres as commercial in the Comprehensive Plan. In stark contrast is the fact that in only six years after the adoption of the Comprehensive Plan in 1989, an estimated 686 dwelling units have been added to the housing supply - for almost a 375% increase in the number of dwelling units! This rapid rate of residential growth since the adoption of the 1989 Comprehensive Plan demands a greater number of acres to be designated commercial in the Urban Neighborhood #4, I ATTACHMENT C I fge3 I Cathcart Properties Denico Development Co. Rezoning Application - PD-SC, Avon Street Extended JUSTIFICATION OF REQUEST : EXHIBIT #2 - CONTINUED as evidenced by the fact that the subject 11.56 acres is currently designated as commercial in the draft of the 1995 Comprehensive Plan. The lack of commercial development accompanying this phenomenal growth in residential units results in residents now having to travel the County highways and Route 29 North to satisfy their shopping needs. A commercial development the size and type such as the one proposed, located within close proximity of significant consumer generators such as Mill Creek, Mill Creek South, Lake Reynovia and Lakeside in addition to being centrally located amongst such communities, would appear to best serve the residents of these communities by satisfying their demand for convenient shopping. Further, the proposed development would also serve the County of Albemarle in general in that vehicular trips to shopping centers to the east and north of Urban Neighborhood #4, resulting in even more traffic congestion, would decrease as a result of providing convenient shopping in close proximity to the consumer; shoppers would not have to travel Avon Street Extended into town to purchase a gallon of milk or a loaf of bread. Also, the advantageous location of the proposed shopping center, situated at the intersection of Route 742 and the proposed Connector Road between Route 742 and Route 20, will also help to alleviate traffic on Route 742. Scheduled to be completed concurrent with the new high school, the Connector Road will channel traffic from Willow Lake and other residences on Route 20 to the shopping center without forcing such traffic to enter onto Route 742; the result would be less vehicles on Route 742 than might otherwise be without this strategic location at a major intersection. Finally, the development of a shopping center, which is desperately needed, will help increase the tax base of the County of Albemarle without further burdening its infrastructure. For example, a community shopping center serving only the surrounding communities will not increase the number of children attending school. ...�,—.#y �Sy/ ---, '- — •,. .... . .';:i ; �.. • 1:a • 1/• - 'v• ' "°b� O; •e,,r. 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Q60. 4 114 Ro Cr ��\/ ?,4`".c R / C ` / / $� Park \ SHOFFNER� / . 1.'' � `�► IND PARK:4c � 1\ Cil - •c_/ ter•\ ? / �i°' i ��� ° Blue Ridge a H. o PM molt /Ni �r"' r: Comm ion -r � l r914 NTIjY 64;' -/r • _ ' onesvil<e _ / siVern EN l • ;'cil�Orir� /_ it / .,\ / merle / ®t OA•sy, $ , Jo .Se unty Complex` dmon ie Avg .T C, +f• F, ILL CREEK + ' /� s*qGE OPG \ s,o, \f IND PK m = OAK g �� tonal uanl'� Cpllege C 1��=_� o f H I L s �,* tea, r s1ti, v rn ry r+y 0 yo S E M, °V.° R� .4 wluowst °yj • (1? s\ ' d -ggcMo _-Or y°dtf' �.e —.?I. 1. o - -/. LAKE , �`/ O rRfsts�� cP�ty Pa H 4` - �4� l �/j Cal ,ice �� f` ' • i • .umtR J -I ` • JJ • I // Tootle n Sch r C /70VlQ Ca(' If .."\-- y ______ ___ ._._______ S • ; MILL CREEK • C \' - . .. -7. 7 x 'll''' 'S>j-1 • \`,, /1--='- 2 'r 'y" Mild • URBAN NE IGHBORH00 7 .. )'�- %kV I r - -- - — — - frs_________ — - - - - ATTACHMENT C Page 5 Cathcart Properties Denico Development Co. Rezoning Application - PD-SC, Avon Street Extended EXHIBIT #4 December 26, 1995 To Whom It May Concern: Let it be known that in developing the above-referenced shopping center, the rezoning applicant commits to: 1. Proceed with the proposed development according to the regulations existing when the map amendment creating the PD district is approved, with such modifications as are set by the Board of Supervisors and agreed to by the applicant at the time of the amendment; 2. Provide bonds, dedications, guarantees, agreements, contracts and deed restrictions acceptable to the Board of Supervisors for completion of such development according to the approved plans, and for continuing operation and maintenance of such areas, facilities and functions as are not to be provided, operated or maintained at general public expense; and such dedications, contributions or guarantees as are required for provision of needed public facilities or services; and 3. Bind their successors in title to any commitments made under 1 or 2 above. Respectfully submitted, CATHCART PROPERTIES 0 DEVELOPMENT CO. By: Robert B. Cathcart By: Denise E. LaC r Its: President ( Its: resident ,jl, - . - ' • ' -)\ I ..,0/,‘ Ijj,-('---%\-\..._‘'..\:.; r si(. \....../ , , :),r----.....\) \-- :, ____,/ • '.(/ (V-- •—..-.,:,'f ••;--1 // "" ,-:------. -41----- --." .--3.---)) p '14. i' //, . .:..••; 1 -'-• /2(//.-/..1 1 1/.. -.:••.? ,..',/i•:. /I/ _•_•.:_./1) if , t, ci".,„- ....7/..... ..,- . •, /./ .__ / // -,- / ' •------___'.'_°.-----=-- /. e ?c• - ..;4.:‘,c1 , • ' I., j i _1_1:•• : ; 1 : •/ .•/ / ._,___,__ •-----77. i '-: ''.> )) fe,,..:--=:).., r 7/ 4:5/ . . ' • ' • - / ..... ,. \ i/ .... •-•, .. . 1,././;,,,o.s?"/./ , 1 ;/,'.•- / .,-/,' • .1 ' /N•• p • 'c-------------,\:_ . .. • 1,-. , „ ..., i.,„/ ,, . i i 1, .7,/ii. , ,, i // ./ , , .ii , i ,...,c �.- BEGIN ROUTE A_2 ,,,;,, \ _-=_STA. I16�'T0=c. STATE RTE. 4 / �A: �:4, . ,''':.. .,.,.... . 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'.. • / 1 / • :#i'-' ,, fit` ', ia / / i I., i ! ) ,, '� / \ i�cr /':~ / 43, :J_ _ • /F/ 3 - 1 - ,/ I s '\ ,, 1 lc :r` I � Ili:: / ll 2; ,\'' .�... f �( --'1 •\II,\, f I .//' '/ /�, �•, /• /a.� • _ .�y�Uri' 2' " �%�� '� / ` I/` • - /. trrzi-/ 1. . \ / J/ 9\1020 , 1 'kT'i�a,.; y STA. , \ - _ • ce ' --� '` 1' 't Y ' A - •- -/. / % ; I\ \ • ' •„• . / •' 0 -J_- . -....4— - - ----- ' .)ky ' .• •: • -7-'. •.', '-;- / • / i \ ; c; . , ... r...1. ..,(. . :\"7;'41:,!„4;;::410•1444._`---4`-' \ •-•.... .„..f... ir' ji,11.1 - :-..<' . • ' -- --.j kft' -') • •mrs . STA.50_00 BEGr1 RTE. A-2 STA.16.70•Q • STATE RTE. 742 PROFILE SCALE: 1" - 200' HORZ.; 1" - 30' VERT. :3 1=_-_-.-..71=t_. =1:-_-_-f=t=::-..=t_-_-__-. -I_--.=_-----__.,.—"----=-_=_j4aHvz_::_l______,__::=,_=_______i___=,..._•-=4—=r__,_---1=_-__=7.-t—fr 11.____:=_ =____Iir...14—t_.-7----1...7=-1:-_,T-_,..i_=; - - - _ —1 _1 _�— I 7.-=i_= - -i--_ I - +___ = — _- s•-= --=:= :1== --- 1 .j== -:T�.r_ ==-;-1___- _}�•e c.. Avg_ _=-1 1--If7:_-_ 1 --I _i--- _i..== _ __- _=_� _ .- -_ __=1—. —__- �-_LPL=1-�-�'- ' _I • EXHIBIT # 6 ATTACHMENT C Page 71 limitations for development activities �ee Neighbor- hoods NEIGHBORHOOD FOUR P ( S hoods One and Two for explanation). LOCATION PUBLIC WATER AND SE.wk.R Neighborho<xl Four is bounded on the west by Biscuit Run, on the north by Moores Creek, on the Water service capacity south of Interstate 64 is cast by Route 20 South and on the south by a stream being upgraded with the construction of the Avon tributary to Biscuit Run approximately 2,000 feet Street water tank (two million gallon capacity). Sewer south of the intersection of Avon Street Extended and service could incrementally be extended out into un- Route 20. Neighborhood Four also includes an adja- developed areas through'the Biscuit Run interceptor, • cent area which is bounded by the City's corporate but limitations also exist in the Moores Creek inter- limits, the Rivanna River, and Interstate 64. This in- ceptor. eludes the Woolen Mills and the Moores Creek Waste- water Treatment Plant. ROADS EXISTING LAND USE Avon Street has limited roadway capacity to handle future development. East-west access is vir- Residential - The Neighborhood area is estimated wally non-existent in the Neighborhood. No central (1985) to include 141 dwelling units and a population access to Interstate 64 from the Neighborhood, com- of 385 persons. More than one-half of the Neighbor- bined with lack of east-west connectors, has pre- hood units arc sipgle-family detached. Willoughby, viously restricted development potential. Willow Iake, and Mill Creek have been the primary residential development areas in recent years. RECOMMENDATIONS: Commercial and Office -Very few retail commer- cial uses exist in Neighborhood Four. The area con- • Development plans along Route 20 arc to be sensi- tains less than 60,000 square feet of retail live to its status as an entry corridor to the Urban development and 28,000 square feet of office develop- Area and Monticello. ment. There exists no neighborhood shopping in the • Transportation improvements include: area. However, a small commercial area was approved in 1986 at the Mill Creek development. — Roadway interconnection of Route 20, Avon Industrial -There are a variety of industrial activi- Street Extended, and Fifth Street, which tics located in Neighborhood Four which total would provide access to Interstate 64 and 330,461 square feet of floor area. traffic circulation within the Neighborhood. Other Land Uses - The Neighborhood presently Two roadway projects will accomplish contains Piedmont Virginia Community College, a pri- this—a connector road from Fifth Street to vale school, two churches, the Regional Joint Security Avon Street across the northern part of the Complex, the National Guard Armory, and. the Mill Creek development, and a separate Thomas Jefferson Visitors Center. connector from Avon Street to Route 20. The first project to be developed should be ENVIRONMENTAL CHARACTERISTICS the Avon Street/Route 20 connector. — Interchange at Interstate 64 and Avon The major portion of the area forms three scpa- Street. rate watersheds, one draining into Biscuit Run and • Establish medium and high density residential two smaller ones draining into Moores Creek. The along Avon Street near possible alignments of east- area from Lake Rcynovia south forms the eastern half west connector roads. of the Biscuit Run drainage basin. The two areas north of this point, on either side of Avon Street Extended, • Designate open space for former landfill site in flow directly north into Moores Creek. Some steep northwest quadrant of Interstate 64/Avon Street slopes on both sides of Interstate 64 and floodplains due to unsuitability for development. along Moores Creek and Biscuit Run pose develop- • Construct Southern Area Elementary School along ment limitations in those areas. Avon Strcct. (10 The area contains two soil associations, Rabun- Myersville-Catoctin Association and Elioak-Ilazel- • Utility improvements include: Glenelg Association. These associations have some 170 `,- - J ' ATTACHMENT C a Page 8 - Second two million gallon water storage ■ NEIGHBORHOOD FIVE tank at Avon Street site based on demand. IP — Southern water line interconnecting Avon LOCATION Y Street tanks with Observatory and I'antops tanks to provide desired water flow and ' Neighborhood Five is bounded on the west by a *, pressure. Western loop of line to Obser- ridge line west of the Interstate 64/Route 29 inter- y vatory is immediate priority. Eastern loop to change, the Sherwood Farms subdivision and Route I'antops based on demand. 631; on the north by Moores Creek; on the east by • — Moores Creek interceptor relief lines. The Biscuit Run; and on the south by a series of lakes and il Quarry Road to treatment plant segment is a a tributary to Biscuit Run. short-term need with further analysis of * other segments needed in the utilities EXISTING LAND USE II master plan. Moores Creek interceptor capacity will need to be increased to handle Residential - A total of 895 dwelling units and ultimate flow of Biscuit Run interceptor cur- 2,136 persons arc estimated (1985) within the Neigh- rently under development. borhood. Mobile homes account for nearly four hundred units which are predominately located in the — Ultimate expansion of Moores Creek Ad- Southwood Mobile I-Lome Park. The Country Green 1 vanccd Wastewater 'Treatment Plant from development contains approximately 250 apartment 15.0 MGD to 30.0 MGD capacity (1995 or units. Very few new housing units have been con- later). structed in recent years. • Industrial service and neighborhood service desig- Commercial and Office - Two small stores and one hotel arc located in the area. Additionally, the nation on Avon Street across from Lake Reynovia Virginia Power Regional Headquarters is located north limited to existing zoned land only. of Interstate 64. • Consider recommendations of the City/Coun- Other Land Uses - Currently, two churches and ty/University Planning and Coordination Council the Mountairnvood substance/alcohol abuse treatment for the Blue Ridge/Route 20 South Study Arca. In- center exist in the neighborhood. corporate adopted recommendations into the Comprehensive Plan for the County. ENVIRONMENTAL CHARACTERISTICS I The major portion of the area drains cast to TABLE 50 Biscuit Run, while smaller drainage basins in the l DEVELOPMENT POTENTIAL northwest corner of the Neighborhood drain directly NEIGHBORHOOD FOUR into Moores Creek. The Neighborhood is primarily composed of one ' DEVELOPABLE DWELLING soil association, the Elioak-Hazel-Glenelg Association. 1 ACREAGE UNITS Residential-Low ' r Some limitations for sanitary facilities and building site ts�o aso-3noo development arc present (see Neighborhood One for Residential-Medium 36 144-360 1 Residential-I li h explanation). g so 501-100o The majority of the land area is presently forest. RESIDENTIAL SUBTOTAL 936 1495-4760 Small open areas of agricultural use occur on the Neighborhood Service 6 western side of Route 631 and south of Interstate 64. 1 Industrial Service 149 A number of areas of steep slope on undeveloped Public 16 areas north of Interstate 64 and west of Sunset Avenue ' NON-RESIDENIIAI %IlTOCAL 171 restrict development at gross density. Areas of flood- ! UNDEVELOPED LAND TOTAL 1107 plain along Biscuit Run and Moores Creek are re- Source:Albemarle County Department of Planning and stricted from development and appropriate as open I Community Development;1981E space. PUBLIC WATER AND SEWER 1 Utilities are not currently available to southern areas of the Neighborhood. The Neighborhood will 171 ATTACHMENT C Page 9 Cathcart Properties Denico Development Co. Rezoning Application - PD-SC, Avon Street Extended EXHIBIT #7 BREAKDOWN OF NEW RESIDENTIAL DWELLING UNITS IN URBAN NEIGHBORHOOD #4 OF THE COMPREHENSIVE PLAN ALBEMARLE COUNTY, VIRGINIA Year Total Number of New Dwelling Units 1985 21 1986 22 1987 57 1988 80 1989 104 1990 102 1991 97 1992 79 1993 85 1994 219 TOTAL 866 Source: Albemarle County Planning and Community Development ATTACHMENT C Page |O11 $ 7 V } a ! K § ! kl22 § § a 4. o . ■ § Far- Ea ; o . , ; ; d. © i a § j1 § kB ■ ■ ■ ...,., § f evea § K / ia . • ■ 0 i § ( ■ � ° ` I " ii $ ' ; " ^; f ma ■ ■ 3 . . $ 22 k §° § § § 222 \ NN2222N222 5S ! a § <5 n : a } 0Oa | , V . , . r ■ 2 2 § Fn. � X . 2k § k .§ § § ; •= — = | ■ � ! � ! I | . - o 0 . CC kq & NN ! § ! | | LU 22 � $ a L 22 k ■ § - 2 ; , , F. , � � � � 3 § - = 3 § F. CO 0 ` # o � 2 § if § ' 3a § @ ! © 3 " " 3 3222 P. § CO 7 5 t X o A , l m iill } ) 5, ( NNNNNNNNNCNN | § NNNN / � k $ ! $ § Egli ' $ 2r ■ | 74 # G = ® kl " ' . ' I a „ ` ■ ; ! | | o . o _ 1111 I • 1111 cc f : § s333333. .33. 333333 ; ":1 - x « | I | • m k ` ' - - k a ! lit " i 2 ifll ! i. ClE ` ggq@q@ ■ ■ ■ ■ | ! ! ! | I ) - w , . . , . . , . . . f ! | � � 1 | | II1 . I • k 1111 I � § ! J . � • ` K . � ~ � . . : . , �: . � | ! . : . 2 Ka § _1111111N 2 i � $ / $ BB � �, � � ill ` ■ , ■ ■ ■ § ■ 3d § § $ ■ § § § § 1 E 'III1 { ATTACHMENT C IPage I I I Exhibit 9 AVON STREET EXTD. HOUSING SURVEY-DECEMBER 1995 COMPILED BY ROBERT B. CATHCART 1. Lake Reynovia Distance from site: 1/4 mile Total Lots: 198 Total Built& Occupied: 58 Total Under Construction: 9 Projected Construction Rate: 25/year Approximate Price Range: $ 130,000.00 - $ 220,000.00 *Information supplied by Johnnie Johnson, Realtor 2. Mill Creek Informaton supplied by Betty Marshall, Representative of the Builder/Developer. Distance from site: 1/10 mile to 1/2 mile Village Homes Lots Steil Sec.1 (Mill Creek North) 40 40 Sec. 2 (Mill Creek South) 40 40 Sec. 3 (Mill Creek North) 36 23 Sec. 4 (Mill Creek North) 36-40 0 Detached Homes Mill Creek North 219 216 Mill Creek South 207 174 Totals 582 493 Note: Sold means the home is built and occupied or under construction with a contract to purchase (not spec built). Price Range: $ 89,950.00 - $ 170,000.00 Construction Rate: 60 homes per year [ATTACHMENT C 1 Page 12 3. Willow Lake Distance from site: 1 1/4 miles when connector road is completed. Total Homes Built(attached): 68 Total Homes Built (detached: 24 Attached Homes to be built in'96/'97: 28* *Information supplied by Robert Hauser, Builder/Developer. Note: With the completion of the connector road, Willow Lake will be only 1 1/4 miles from shopping center. Currently,their closest shopping is 3.4 miles away and involves driving through town and several traffic lights. By way of the connector road,residents of Willow Lake and others who live on Rt. 20 will be able to conveniently access our shopping center without ever getting on Avon St. Extd. 4. Foxcroft Approximately 1/2 mile from the site and located on the North side of Southern Parkway is a new subdivision called Foxcroft. The developer is Craig Builders and there will be a total of four builders. Road building and utility work have begun. There will be two phases. Phase I will contain 63 homes and Phase II will contain 75 homes for a total of 138 homes. Amenities will include a pool and playgrounds. Home prices will range from $ 128,000.00 to $ 280,000.00. This information was supplied by Betty Marshall, a representative of Craig Builders. 5. Lakeside Apartments Proximity to site: 1/10 mile Information supplied by Robert B. Cathcart, Developer. Phase I: 148 units; clubhouse, pool, and all amenities completed in July 1995. 100 % leased and occupied. Phase II: 200 units; construction to start May 1996; first units available December 1996, completion November 1997. Total Units: 348 Profile: Luxury apartment complex containing 1, 2, & 3 bedroom units, 4600 sq. ft. clubhouse, fitness center,pool, hot tub, tennis court, basketball and volleyball courts. Rents range from$ 560.00 - $ 845.00 per month. (ATTACHMENT C) IPage 13 l Totals The above data indicates the following total for the five housing communities listed below: Present 12/96 12/97 12/98 12/99 12/00 12/01 Mill Creek: 493 553 582 582 582 582 582 Lake Reynovia: 58 83 108 133 158 183 198 Willow Lake: 92 106 120 120 120 120 120 Lakeside: 148 172 348 348 348 348 348 Foxcroft: 0 30 70 110 138 138 138 Totals: 791 944 1228 1293 1346 1371 1386 Note: The above projections are based on projections by the developer of these communities and are consistent with growth rates in this part of the county over the past several years. Actual growth will be affected by the local economy, industry, and interest rates. The above housing projections include expected housing units through the year 2001 in presently approved subdivisions and lots in neighborhood 4. It is noteworthy that all of the above neighborhood 4 subdivisions have been created and approved in the past 10 years. It would be reasonable to expect the creation and approval of additional subdivisions and lots in neighborhood 4 in the next 10 years. This is especially true considering the likely expansion of the growth areas just south of and adjacent to neighborhood 4. ATTACHMENT C BOPage 14 DENICO DEVELOPMENT EXHIBIT #12 LETTER FROM APPLICANT RE PROFFERS December 26, 1995 Mr. William D. Fritz Senior Planner COUNTY OF ALBEMARLE 401 McIntire Road Charlottesville, Virginia 22902-4596 Re: Rezoning Application - PD-SC, Avon Street Extended Dear Bill: As applicant for the above-referenced rezoning request, we propose that all uses allowed under PD-SC zoning be applicable to our request, with the exception of the following sections: 22.2.1.a.3 24.2.1.20 22.2.1.a.7 24.2.1.21 22.2.1.b.9 24.2.1.22 22.2.1.b.22 24.2.1.23 24.2.1.2 24.2.1.24 24.2.1.4 24.2.1.25 24.2.1.9 24.2.1.32 24.2.1.34 If you have any questions, please do not hesitate to call us. Sincerely, D O DEVELOPMEN CO. CATHCART PROPERTIES B . enise E. LaC ur By: Robert B. Cathcart s: P esident Its: President Telephone: (804) 971-8996 • P.O. Box 744 Charlottesville, VA 22902 • FAX (804) 971-9344 ATTACHMENT D likla06% COUNTY OF ALBEMARLE Dept. of Planning & Community Development 401 McIntire Road Charlottesville, Virginia 22902-4596 (804) 296-5823 July 28, 1993 Mill Creek Commercial Land Trust ATTN: Robert J. Kroner, Tr P. O. Box 2737 Charlottesville, VA 22902 RE: CPA-93-05 Mill Creek Commercial Dear Mr. Kroner: The Albemarle County Board of Supervisors, at its meeting on July 21, 1993 , amended the Comprehensive Plan Land Use Map to change the land use designation on approximatley 6. 8 acres within the Mill Creek PUD from Neighborhood Service to Medium Density Residential in Urban Neighborhood 4 . In addition, staff is to look at, during review of the Comprehensive Plan, designating a new commercial area within Neighborhood 4 to replace that lost at Mill Creek. If you should have any questions or comments regarding the above noted action, please do not hesitate to contact me. • Sincerely, • 1 V. Wayne ilimber• Director of Plann 'ng & .mmunity Development VWC/jcw ATTACHMENT D gage 2 STAFF PERSON: KEN BAKER PLANNING COMMISSION: JULY 8, 1993 BOARD OF SUPERVISORS: JULY 21, 1993 CPA 93-05 - MILL CREEK COMMERCIAL BACKGROUND: This is a request to amend the Comprehensive Plan Land Use Map to change the land use designation on approximately 6.8 acres from Neighborhood Service to Medium Density Residential in Urban Neighborhood 4 . The area is located on the west side of Route 742 (Avon Street) between Mill Creek Drive and Southern Parkway in the Scottsville Magisterial District and is a portion of the Mill Creek Planned Unit Development (See Attachment A) . PURPOSE: The purpose of this request is to permit the construction of residential units on the site. The applicant has indicated that the property appears to be unsuitable for commercial use due to the topography. There are certain areas that are steep and would require a great deal of grading for commercial development. The applicant believes that development is more suitable for designation as medium density residential since development consistent with this designation would have a lesser impact on the site than commercial scale development. HISTORY: On May 7, 1986, the Board of Supervisors approved a petition to rezone 236 acres from R-1 to PUD, Planned Unit Development. The approved PUD consists of the commercial area in question, an industrial area and a maximum of 315 dwelling units. A condition on the commercial area limited it to a maximum 60, 000 square feet of gross floor area and uses permitted by Section 20.4 of the Albemarle County Zoning Ordinance. With the update of the Comprehensive Plan adopted in July 1989, the Land Use Plan was changed to reflect the commercial portion of the Mill Creek PUD. The previous Comprehensive Plan (1982-2002) had two areas designated for commercial land use located on the east side of Route 742 . These areas were deleted and the Neighborhood Service land use designation was added to reflect the commercial portion of Mill Creek (See Attachment B) . The City, County and University have developed land use plans for lands which lie at the boundaries of or between the University and either the City or County. These studies are referred to as "Area B" studies. Such a study, "The Blue Ridge Neighborhood 1 ATTACHMENT D Page 3 Study" , was conducted in 1991 for an area between Avon Street and the Blue Ridge Hospital tract (The University owns the hospital site) . This study recognized that additional commercial development, in addition to that at Mill Creek, may be warranted to adequately serve residential development in the area. EXISTING CONDITIONS: Residential Development Neighborhood 4 is experiencing rapid growth with the development of Mill Creek (327 units planned assuming approval of ZMA-92-04) , Mill Creek South (307 units planned) , Lake Reynovia (198 units planned) and the recently approved Lakeside Apartments (360 units) . In addition, there are over 800 undeveloped acres designated for residential development. Commercial Services The nearest commercial service areas are located in the City along Avon Street (1. 6 miles north - two (2) general markets) and on Monticello Avenue near the I-64/Route 20 interchange. Community services such as grocery stores and general retail are available downtown and at Willoughby Square on Fifth Street. Time travel and distance to these areas are increased due to the lack of an east/west connector in the southern Urban Neighborhoods. Transportation The area in question is currently served by State Route 742 (Avon Street) . This roadway is classified as a minor arterial and is considered tolerable by the Virginia Department of Transportation. If a commercial use is developed on this site, access would likely be provided off Mill Creek Drive to serve the residents of Mill Creek and directly off Avon Street. Access to the Southern Parkway is difficult and costly due to existing topography. Mill Creek Drive was approved by VDOT with a waiver and is designed for maximum vehicle trips per day (vtpd) of 2600. If the commercial site is developed to its maximum potential (60, 000 square feet) , the site is projected to generate 5,499 vtpd (generation rates conform to the Trip Generation Manual prepared by the Institute of Traffic Engineers, 5th Edition p. 1231 - 91. 65 vtpd/1000 sf) . In a 1991 traffic study conducted by Applied Technology & Engineering, it was estimated that with two entrances serving the commercial site (Avon Street and Mill Creek Drive) , 67. 5% of the traffic volume would utilize the Avon Street exit and 37. 5% of the traffic volume would utilize the Mill Creek Drive entrance. This would result in an additional 2 , 130 vtpd onto Mill Creek Drive. 2 ATTACHMENT D Page 4 Review of Applied Technology & Engineering's traffic study also indicated that if the site in question was excluded, Mill Creek Drive would experience 1, 147 vtpd. The additional impact of up to 2, 062 vtpd as a result of commercial development on this site may adversely impact Mill Creek Drive as currently designed. If the site is developed as a medium density residential area, it will generate fewer vtpd onto Mill Creek Drive than a commercial development. A residential development would be expected to generate between 158-398 vtpd, depending on the number of units developed (generation rates conform to the Trip Generation Manual prepared by the Institute of Traffic Engineers, 5th Edition p. 382 - 5. 86 vtpd/dwelling) . This would result in between 59-149 additional vtpd onto Mill Creek Drive (assuming 37 . 5% of the traffic would utilize Mill Creek Drive and 67. 5% would utilize Avon Street) . The Comprehensive Plan recommends the interconnection of Route 20, Avon Street Extended, and Fifth Street. If constructed, these roadways will improve traffic circulation in Neighborhoods 4 and 5 (See Attachment C) , in particular providing more convenient east/west connection. Environment An area of steep slopes (25% or greater) exists on the northern portion of the property along the Southern Parkway. Soils on this property consist of Myersville Very Stony Silt Loam, Orange Silt Loam and Catoctin Very Stony Silt Loam. The Myersville soil is well-drained and bedrock is generally at a depth of more than five (5) feet. The Orange soil is poorly to moderately drained and bedrock is at a depth of fifty-five (55) inches. The Catoctin is well-drained and shallow to bedrock (20 to 40 inches) (See Attachment D) . Water and Sewer This area is within the Albemarle County Service Authority's jurisdictional area for water and sewer. A 20" water line is located approximately 25' from this area. A 8" sewer line is proposed to terminate at the site. Police The Community Facilities Plan recommends a response time of ten minutes or less to all emergency calls throughout the County. Police response times to this area generally exceed the recommended response time. 3 ATTACHMENT D 'age 5 lk.s% ,�` !ATTACHMENT :4 h • • %f-T1'ti L� O �1 � ,G� city , .r..4�2-Ju� .`\\ 1. °OOpOOOpp Oo 279 • ��:�ie.f _ •...,,„-I; �� '%ooCI. ,00''o°oo°Op°o0001 •j:.�>;� .�,c1„:, Boa o°o.°�;'000 00°o opOo9� , •j i���i�\ - •. i••��0 ~_„ss,„_, �\ °o°' °o'on o0 00o cp.,' '� %■= t :ice i•�G' .�����i, 1 - ,�% _ \,`�'\���o 0 0°00 oou pub / ■ .:S`••••i ��I ��♦' / ' i. _s, \i0°Oo°OOOp O f` :/\ •r�� •:�,r♦r +.•••I.I•III. 00• .. 1 i:.:,': • -]i`b2iy'L'J]=`_-•-�� T../ % �pt stand�� '..0°0 .-:•*:-:•:!1 J * s's ... -"IimoN. '°ions... auk . s\`‘ t-s `''''s•N;' \\ ill"- ::.::::::::.::.:.::::::::•0:::::.:•:':;..):*: �A7 Y sA 7 J V V = ROAD. 4 r • \ E •s •... • r �. !.;::.:;:: ,•.' • `,•. T Ti s k i ..V•7•••* r < 7 v A , % •!_ .i t , 1rs 1�j ,, < > > / �`' fC0A0H'� i OaF <,I I d. • C�i= • i =rr > t V " r7 < A C. J A I' ... 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J /V< > A�1 ' r .1 < 7 V 1, cv ..vt ,' Y < ri <Av , -1 A ^ � Vr> r ... >/ L w d > c N r v .1 > ^7 V>^ Ni .1 < A r/ > V < V r V.< 7r v I 7 r > r r ^v %% '...''.% --mow ^< 7 < 71rJ V1 > w /f \ ,6, 4 A Q' \\\ A 0- MENT D IPage 6 C H A R Pr • T T S ,.,,„,-..;>,,, ,. h0NT/ ATTACHMENT C `f AT <<o • ., • 0°00.30 o0 0 0o co �••••••1•,4 o ' °• o o °.° 0 •of 4��•/♦.•• , r,i,i, ••••• �ogop°, °0•..0. 00 0.000° o oe r �••i••�•••••1♦ �1'/% //'ii/�Cm • v ', ♦<fjjt►• po 0° o po°,J'._1••�•i.•••�ii�•I♦••� �Y.s>n�.��[�'/��//// %�t�/�` 1-4:::' ;. ►o•••••••• .•••••♦ °o o°° 'o°°00 0 ��n•j•❖•4...••• •••♦••••.��.• 1 /� // .,.//// �^ .••• / ••••1•�••�'•♦•••••••\o°o°'.° p°p r 0 ••f I.'•••'.-•-♦.V#.•:♦• ,•'••1.♦I,�/;;:,/ / •• • •.' •A•i•i•"�••••• •• °00• '2.° •VI a!j •••1•• •••�•.••♦•• ••v'4••1, //(/ . . • • O• •♦••••••b•%• ••••.0; `°. 4o2 i i4••••1�1 ••••••♦•• . . :�i��.i".,� • � • •I•�i �♦•••••••♦•♦••♦•♦•Iti•••••1••• if.••• :or.••• I.•��♦ice' :c`%:%"i:;.: }�:�, ti�•Y:• ♦�1•iii♦i1ii0•i••••••••. •� _64 r lie.. ,.R... `•C..n: •r' I•♦•Vie •♦♦ ••. ,�'./ is ��,,,f,, �.o/ ?•• ?%t,'...j o O0u •U • i••. < •••••••••• • •••♦•• 1•• I r...0:!%•;, /,,,/, �i / i/, /�/ `i%:.,.... ,O p p o o� A •♦•••••♦•♦•f ••���♦•��•If••♦1•♦1• I ,[.:;?./�%n.,:•,n•�. r%� �: /'�/ �! .Ti�Liffii;:iYi^ .:�i•i:i".,, `_''..1)�0 0 O 0 p°0 00 r L •♦•••••*VA••••" ♦•••••••••••♦-•••i•♦• 91.1P /':[::, /04 X, //��/i /� ;/�:. o p° 00000°00 . • ••••AX•••♦••••••••••••O•••♦••••••.♦•••• aj:%Vf iii,y,. 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".'--.'-:-----`• ‘soREE ---- • .../T4L CRITICAL SLOPES (25% IA k,1 411111111111111 li SILT LOAM VERY STONY VILLE =1 m(5y9EcR - T LOAM STONY SILT LOAM OR GREATER) TilloICTIN VERY c(Ai is) SILT LOAM L.Lj ORANGE(63B to fire emergency calls of five mini ' v • • response time tc scue emergency ca: - The City and Co y have a contract- , .ATTACHMENT D Page 8 - provide 24 hour fire protection to th- The Ridge Street Fire Company would be the primary responder to a fire call originating from the area under study. The Charlottesville Albemarle Rescue Squad would respond to rescue emergency calls. Due to close proximity of the Ridge Street station, recommended fire response times are achieved. Response for rescue emergency calls slightly exceeds the recommended four minute response time. Schools Children residing in this development will attend either Cale, Walton or W.A.H.S. It is expected that new residential development in this area would generate the following number of school aged children: Number of Number of Grades Potential Multiplier Children Units K-6 27-68 .443 12-30 7-9 27-68 . 166 4-11 10-12 27-68 . 126 3-9 Below is the effective capacity, the maximum capacity and current enrollments of schools serving the area. Effective Maximum Current School Capacity Capacity Enrollment Cale Elementary 495 594 424 Walton Middle 675 810 546 School Western Albemarle 1, 170 1, 404 1, 030 High School At this time, all schools currently have adequate capacity to absorb potential school aged children as a result of a residential development at this site. As residential development 4 r < < - L • .� Y V A 7 > b c•",'ate p-• i �•�C `J�"c�,>.� `� . A V ^ L 7 q T 7 Y C V > V 1 C a Y o-oo,•r.. -• / p. 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Vr7 .1 ] L •♦•♦,.:♦�•••r•;i• •.......•„r to • • • • %♦ NI °!• ti °oo •:iiti ` ❖' ♦�••ti •�, •••♦. •�•N♦fi••♦• >V J ., ;yo, •0 o ° c el es •♦4 •�e- •to r rcA> L�4-C:::1; .°%J.oJ• 00 o �,T'_`=;^, ;��, .`. ••� 4•�••••♦��•Si�1♦ �i♦•e♦�i••••♦♦i••4•i••p•o•c•o•i••�j•♦♦•po✓ 'op0•0o. •J>r OFFrVrV • ° - ` • X••' �• '► p°o ?• .o• o 'V oo• - ^: • ••• % :o o ppo0.. p _> � 0 -.I, r 4 4„. 000 00%c.▪ • ›..„... N L ~`p.o coo � �`� o o ram= , °c000.oc poo:-° pocco :em; °o.pc � ~ J : Hill1/4. 000pp• oop p•0po'•%• • .r , 1. 000 • _ '' :' • s: a:a.::r„::,:,.•y i ; : 7p .....,,,,,, .,...„...... • • ° oi•••, 0 CD . , ' '1 �;: i > •♦♦•CLL ` `: :' ; • ••••`i•• 00 01 •♦•• i i.4,,...&:'A k..-•:**4 tw>.er."•.4‘.••0. t• • 7.1 0 ` `' • •• �i ••• •••♦• . a• ' ♦••♦••••• ••• vs••••,1 Aw : \ VA a c *.!:*.§•::.g.::g;M: .... . iik ,,„---z.......- -,-,, _ "• , - O ----'":"••••.,-:-.).-1.:7,:::-::-.....-• 3 : ::.t:: :, y ATTACHMENT F 8 . 0 PLANNED DEVELOPMENT DISTRICTS - GENERALLY 8 . 1 INTENT Planned development districts are intended to provide for variety and flexibility in design necessary to implement the varied goals and obje•ctiyes of the county as set forth in the comprehensive plan. Through a planned development approach, these special regulations are intended to accomplish the purposes of zoning and other applicable regulations to the same extent as regulations of conventional districts . In addition, planned develop- ment regulations are intended to promote: economical and efficient land use through unified development; improved levels of amenities; appropriate and harmonious physical development; creative design; and a better environment than generally realized through conventional district regulations. In view of the substantial public advantages of planned development, these regulations are intended to encourage the planned development approach in areas appropriate in terms of location and character. Planned development districts shall be developed: to provide for the comfort and convenience of residents; to facilitate protection of the character of surrounding neighborhoods; and to lessen traffic impact through a reasonably short travel time between origins and destinations of persons living, working, or visiting in such developments. Housing, commercial and service facilities, and places of employment shall be related either by physical proximity or by adequate street networks so as to promote these objectives . 8 . 2 RELATION OF PLANNED DEVELOPMENT REGULATIONS -TO GENERAL ZONING, SUBDIVISION OR OTHER REGULATIONS The following provisions shall apply generally to the establishment and regulation of all planned development districts . Where conflicts occur between the special PD provisions herein and general zoning, subdivision or other regulations or requirements, these special regulations shall apply in PD districts unless the board of supervisors shall find, in the particular case: (a) that provisions herein do not serve public purposes to a degree at least equivalent to such general zoning, subdivision or other regulations or requirements, or (b) that actions, designs or solutions proposed by the applicant , although not literally in accord with these special or general regulations, satisfy public purposes to at least an equivalent degree. It is specifically provided, however, that where floor area and similar ratios have been established by these regulations, the board shall not act in a particular case to alter said ratios . -81- ATTACHMENT F Page 2 Except as provided above, procedures and requirements set forth herein and standards adopted for particular PD districts shall apply in such PD. districts . 8 . 3 PLANNED DEVELOPMENT DEFINED For purposes of these regulations, a planned development is : a. Land under unified control to be planned and developed as a whole; b . Either in a single development operation or a programmed series of development operations ; c . In accordance with approved application plans; and d . Programmed for provision, operation and maintenance of such areas , facilities and improvements as will be for common use by some or all of the occupants of the district . 8 . 4 WHERE PERMITTED Planned development districts may hereafter be established by amendment to the zoning map where tracts suitable in location and character for the uses and structures proposed are to be planned and developed as units according to the requirements and procedures set forth herein. PD districts shall be appropriately located with respect to the pattern and timing of the development proposed in the comprehensive plan, and to public and private facilities existing or scheduled to be available when required by the development . 8 . 5 PROCEDURES FOR PD APPLICATIONS 8 . 5. 1 APPLICATIONS, MATERIALS TO BE SUI3MITr[ED Applications for PD districts shall be submitted as for other zoning map amendments . Material submitted with the application or on subsequent request by the commission shall include all plans , maps, studies and reports which may reasonably be required to make the determinations called for in the particular case, with sufficient copies for necessary referrals and records . More specifically, all of the following shall be required: a. Location of tract or parcel by vicinity map at a scale of not less than one (1) irich equals two thousand (2 ,000) feet, and landmarks sufficient to properly identify the location of the property; b . An accurate boundary survey of the tract or plan limit showing the location and type of boundary evidence; -82- ATTACHMENT F Page 3 c. Existing roads, easements, and utilities; watercourses and their names ; owners , zoning, present use of adjoining tracts , and location of residential structures on adjoining tracts , if any; d. Location, type and size of ingress and egress to the site; e . Existing topography accurately shown with a maximum of five ( 5 ) foot contour intervals at a scale of not less than one hundred ( 100 ) feet to the inch. ' Other in- terval and/or scale may be required or permitted by the director of planning where topographic considerations warrant; f . Flood plain limits which shall be established by current soil survey, Corps of Engineers survey, and/or engineering methods; g. Connection to existing and proposed Virginia Department of Highways construction and proposed comprehensive plan thoroughfares when necessary; h. A minimum of two ( 2 ) data references for elevations to be used on plans and profiles and correlated, where. practical, to U. S. Geological Survey data; i . A report identifying all property owners within the proposed district and giving evidence of unified control of its entire area. The report shall state agreement of all present property owners to: 1 . Proceed with the proposed development according to regulations existing when the map amendment creating the PD district is approved, with such modifications as are set by the board of super- visors and agreed to by the applicant at the time of amendment; 2 . Provide bonds, dedications , guarantees , agree- ments , contracts , and deed restrictions acceptable to the board of supervisors for completion of such development according to approved plans , and for continuing operation and maintenance of such areas , facilities and functions as are not to be provided, operated or maintained at general public expense; and such dedications , contributions or guarantees as are required for provision of needed public facilities or services ; and 3 . Bind their successors in title to any commitments made under 1 or 2 above ; -83- ATTACHMENT F Page 4 j . An application plan showing general road alignments and proposed rights-of-way; general alignment of sidewalks, bicycle and pedestrian ways; general water, sewer and storm drainage lay-out; general parking and loading• areas and circulation aisles; loca- tion of recreation facilities; existing wooded areas and areas to • remain wooded; summary of land uses including dwelling types and densities and gross floor areas for commercial and industrial uses, preliminary lot lay-out and proposed topography with a maximum of five (5) foot contour intervals. (Amended 9-9-92) 8.5.2 PLANNING COMMISSION PROCEDURES On applications for PD districts, the commission shall proceed in general as for other rezoning applications but shall give special consideration to the following matters and shall allow changes in original applications as indicated below. 8.5.3 PREAPPLICATION CONFERENCES Applicants are required to meet with the planning staff and other qualified officials to review the application plan and original proposal prior to submittal. The purpose of such preapplication conference shall be to assist in bringing the application and material submitted therewith as nearly as possible into conformity with these or other regulations applying in the case, and/or to define specific variations from application of regulations which would otherwise apply which seem justified in view of equivalent service of the public purposes of such regulations. In the course of such preapplication conferences, any recommendations for changes shall be recorded in writing, and shall become part of the record in the case. All such recommendations shall be supporter; by stated reasons for the proposed changes. Applicants shall indicate, in writing, their agreement to such recommendations, or their dis- agreement and their reasons therefor. Response by applicants shall also be included in the record. 8.5.4 PLANNING COMMISSION RECOMMENDATIONS TO THE BOARD OF SUPERVISORS At such time as further conferences appear unnecessary, or at any time on request of the applicant, the commission shall proceed to prepare its recommendations to the board of supervisors. The date of the commission' s determination to proceed, or of the applicant's request for preparation of recommendations, shall be deemed the formal date of submission of the application. Specifically, recommendations of the commission shall include findings as to: • -84- (Supp. #68, 9-9-92) tATTACHMENTFI Page 5 a. The suitability of the tract for the general type of PD district proposed in terms of: relation to the comprehensive plan; physical characteristics of the land; and its relation to surrounding area; b. Relation to major roads , utilities, public facilities and services ; c. Adequacy of evidence on unified control and suitability of any proposed agreements , contracts , deed restric- tions , sureties , dedications , contributions , guar- antees, or other instruments, or the need for such instruments or for amendments in those proposed; and d. Specific modifications in PD or general regulations as applied to the particular case, based on determination that such modifications are necessary or justified by demonstration that the public purposes of PD or general regulations as applied would be satisfied to at least an equivalent degree by such modifications. Based on such findings , the commission shall recommend approval of the PD amendment as proposed, approval con- ditioned upon stipulated modifications , or disapproval. .8 . 5 . 5 ACTION BY BOARD OF SUPERVISORS On applications for PD districts , the board of supervisors shall proceed in general as provided for other map amend- ments . The board of supervisors may approve the application in accordance with PD and general regulations , may include specific modifications of PD or general regulations as provided in section 8 . 5 .4 as recommended by the commission, or may deny the application. If the application is approved, the board of supervisors shall in its amending action, approve the application plan in whole or in part or may indicate required changes , and such approval and requirements shall be binding in deter- minations concerning final development plans . The develop- ment shall be in accord with site development plans meeting the requirements of this ordinance as specifically sup- plemented or modified by the board of supervisors in the particular case. Modifications in the application plan or other application materials required by board approval shall be submitted by the applicant to the director of planning prior to submission of the final site development plans. Revised application plans shall be submitted within sixty ( 60 ) days of board approval or such approval shall be deemed null and void. -85- • ATTACHMENT F Page 6 8.5.6 FINAL SITE DEVELOPMENT PLANS AND SUBDIVISION PLATS 8.5.6.1 CONTENTS OF SITE DEVELOPMENT PLANS: SUBDIVISION PLATS Unless modification is permitted by board of supervisors' action pursuant to sections 8.5.4 and 8.5.5, all site development plans shall comply with section 32.0 of this ordinance and all subdivision plats shall comply with Chapter 18 of the Code of Albemarle. (Amended 9-9-92) 8.5.6.2 APPROVAL OF SITE DEVELOPMENT PLANS: SUBDIVISION PLATS Approval of site development plans and subdivision plats shall be based on: compliance with site development plan or subdivision regulations applying at the time the land was designated as a PD • district; or at the option of the applicant, compliance with such regulations currently in effect. (Amended 9-9-92) 8.5.6.3 VARIATIONS FROM APPROVED APPLICATION PLANS Variations in site development plans and subdivision plats from approved application plans may be permitted by the director of plan- ning and community development upon a finding that such variations are: generally in keeping with the spirit and concept of the approved application plans; in accordance with the comprehensive plan; and in accordance with regulations currently in effect. Changes other than permitted herein shall be made only by rezoning application. (Amended 9-9-92) 8.5.6.4 BUILDING PERMITS, GRADING PERMITS After PD designation, no building permit including special footings and foundation permits shall be issued in such district prior to approval of site development plans or subdivision plats for the development of the area in which such permits would apply. In the case of a subdivision plat, the director of planning and community development may authorize issuance of a grading permit for road construction upon approval of road plans by the director of engineer- ing or the Virginia Department of Transportation as the case may be. (Amended 9-9-92) • -86- (Supp. 1168, 9-9-92) ATTACHMENT F Page 7 8 . 5 . 6 . 5 SPECIAL PROVISIONS APPLICABLE TO CERTAIN PD DISTRICTS In the case of any PD district established at the time of the adoption of this ordinance, or thereafter by action of the board of supervisors without an application, as to which no application has been submitted in accordance with section 8 . 5 . 1 of this ordinance or the analogous provisions of any predecessor ordinance, no site development plan or subdi- vision plat shall be approved unless and until such appli- cation, including all transportation analysis plans and other plans , maps , studies and reports required by this ordinance, shall have been submitted and approved in accor- dance with this section. In the case of any such PD dis- trict which has been heretofore developed in accordance with an approved site development plan, such approved site development plan shall be deemed to be the application plan for all purposes hereunder and there shall be no requirement for any further application. ( Amended 7-16-86 ) -87- ( Supp. #62 , 6-19-91 ) ATTACHMENT F Page 8 25. 0 PLANNED DEVELOPMENT - SHOPPING CENTERS - PD-SC '5 . 1 INTENT, WHERE PERMITTED PD-SC districts are hereby created and may hereafter be estab- lished by amendment of the zoning map to permit the development of neighborhood, community and regional shopping centers in accordance with standards set forth in the comprehensive plan. PD-SC districts are intended to serve areas not conveniently and adequately provided with a broad range of commercial and service facilities. Regulations provided are intended to encourage planned commercial centers with carefully organized buildings, service areas, parking areas and landscaped areas. PD-SC districts shall be located in areas served by both public water and sewer systems; provided that neighborhood shopping centers may be permitted in areas not served by public water and/or public sewer systems where adequate alternative water supply and/or sewerage disposal systems are available. PD-SC districts shall have direct access to public streets adequate to accommodate traffic generated by the development. 25. 2 PERMITTED. USES 25. 2 . 1 BY RIGHT 1. Uses permitted by right shall include commercial and service establishments permitted by right in the C-1, CO and HC dis- tricts. Outdoor storage, sales or display shall be permit- ted only when enclosed by appropriate visual screening. 2 . Electric, gas, oil and communication facilities excluding tower structures and including poles, lines, transformers, pipes, meters and related facilities for distribution of local service and owned and operated by a public utility. Water distribution and sewerage collection lines, pumping stations and appurtenances owned and operated by the Albe- marle County Service Authority. (Amended 5-12-93) . 3 . Public uses and buildings including temporary or mobile facilities such as schools, offices, parks, playgrounds and roads funded, owned or operated by local, state or federal agencies (reference 31. 2 . 5) ; public water and sewer trans- mission, main or trunk lines, treatment facilities, pumping stations and the like, owned and/or operated by the Rivanna Water and Sewer Authority (reference 31. 2 . 5; 5. 1. 12) . (Amended 11-1-89) 4 . Temporary construction uses (reference 5. 1. 18) . -154- (Sapp. #72 , 5-12-93) IATTACHMENTFJ Page 9 25.2.2 BY SPECIAL USE PERMIT 1. Commercial recreational establishment included but not limited to amusement centers, bowling alleys, pool halls and dance halls. (Amended 1-1-83) 2. Electrical power substations, transmission lines and related towers; gas or oil transmission lines, pumping stations and appurtenances; unmanned telephone exchange centers; micro-wave and radio-wave transmission and relay towers, substations and appurtenances (reference 5. 1 .12) . 3. Parking structures located wholly or partly above grade. (Added 11-7-84) 4. Drive-in windows serving or associated with permitted uses. (Added 11-7-84; Amended 9-9-92) 5. Veterinary office and hospital (reference 5. 1. 11) . (Added 11-15-89) 25.3 AREA REQUIRED FOR CREATION OF PD-SC DISTRICTS Minimum and maximum areas required for the creation of PD-SC districts shall be as follows: Minimum Maximum Village/Neighborhood center 1 acre less than 5 acres Community center 5 acres less than 30 acres Regional center 30 acres --- (Amended 9-9-92) 25.4 SITE PLANNING - EXTERNAL RELATIONSHIPS 25.4. 1 VEHICULAR ACCESS Vehicular access points shall be designed to encourage smooth traffic flow with controlled turning movements and minimum hazards to vehicu- lar and pedestrian traffic. Pavement widths and strengths of both internal and external roads shall be adequate to accommodate projected traffic generated from the district. Primary access shall be provided from roads of adequate available capacity to accommodate projected traffic. Vehicular access from minor streets through residential neighborhoods shall be generally discouraged and where permitted shall be primarily for the convenience of residential areas served directly by such roads and not for general public access. (Amended 9-9-92) -155- (Supp. #68, 9-9-92) 'TTACHMENT F Page 10 25 . 4 . 2 ORIENTATION Uses , structures and parking areas shall be oriented toward primary access points and away from adjoining residential districts. 25 . 4 . 3 SCREENING (Deleted 7-10-85 ) 25 . 5 SITE PLANNING - INTERNAL RELATIONSHIPS Buildings shall be arranged in a fashion to encourage pedestrian access of customers and minimize internal automotive movement. Facilities and access routes for deliveries, service and maintenance shall be separated, where practical, from customer access routes and parking areas . 25 . 6 ADDITIONAL REQUIREMENTS In addition to requirements contained herein, the require- ments of sections 8 . 0 and 21 . 0 shall apply to all PD-SC districts . In addition to materials required by section 8 . 5 . 1 , a transportation analysis plan shall be submitted with the application for PD-SC designation. Such plan shall show: projected automobile and truck traffic generation; internal and access point turning movement; percentage estimate of traffic distribution to and from the site on external roads; proposed improvements to the existing transportation network. -156- ( Supp. #27 , 7-10-85 ) I ATTACHMENT G I COMMONWEALTH of VIRGINIA DEPARTMENT OF TRANSPORTATION 701 VDOT WAY DAVID R. GEHR CHARLOTTESVILLE, 22911 A. G.TUCKER COMMISSIONER RESIDENT ENGINEER February 29, 1996 Cathcart Rezoning ZMA-95-21, Rt. 742 Albemarle County Mr. Ron Keeler Dept. of Planning & Community Development County Office Bldg. 401 McIntire Road Charlottesville, VA. 22902 Dear Mr. Keeler: We offer the following comments with respect to the Traffic Impact Study/Avon Street Retail Development submitted for our review on February 16, 1996 and the above referenced rezoning: 1) The following improvements on Route 742 are required. . A minimum 200' x 200' left turn lane SB into the proposed connector road. Warrants for dual left turn lanes are close to being met, therefore in order to accommodate left turn capacity in a single left turn lane the lengths should be maximized along the Avon Street frontage. . A minimum 200' x 200' right turn lane NB into the proposed connector road. 2) Dual left turn lanes will be required at ultimate buildout into the eastern entrance of the North parcel due to the close proximity of Avon Street. The second left turn lane can only work in conjunction with a traffic signal, therefore phase construction may be acceptable. All length of left turn lanes on the proposed connector road at this intersection should be maximized. A raised median is required on the proposed connector road between Avon Street and the eastern access. A minimum 200' x 200' left turn lane is required on the proposed connector road for turns to SB Route 742. (Please see attached sketch for proposed typical section concept of connector road at Avon Street.) TRANSPORTATION FOR THE 21ST CENTURY ►- - ATTACHMENT G Page 2 Page 2 February 29, 1996 Mr. Ron Keeler Cathcart Rezoning 3) A signal warrant analysis must be conducted by the developer at the Route 742/Connector Road intersection and the east entrances to the North and South parcels. At such time a signal is warranted, the developer will need to submit signal plans for review prior to installation at their expense. 4) Right in/right out access into North and South parcels should be located approximately 200' east (minimum) of the Route 742 intersection. We are requesting that all improvements necessitated by this development be coordinated as closely as possible with plans for the proposed connector road. While not pertaining to this rezoning specifically, we offer the following comments. Pavement design for the proposed connector road will be reviewed after final acceptance of revised traffic figures, if presented. If you have any questions or concerns regarding these matters, please discuss with this office prior to sharing with the developer. Sincerely, H. W. 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