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HomeMy WebLinkAboutAP202200003 Correspondence 2022-10-27ALBEMARLE COUNTY STAFF REPORT Project Name: ZMA202000011 Premier Staff: Megan Nedostup, Development Process Circle Manager Planning Commission Hearing: Board of Supervisors Public Hearing: Tentative December 15, 2020 date February 21, 2021 Owner: Tiota LTD Applicant: Williams Mullen, BRW Architects, and Timmons Group on behalf of Piedmont Housing Alliance, Virginia Supportive Housing, and Thomas Jefferson Area Coalition for the Homeless Acreage: 3.75 acres Rezone from: C-1 Commercial to Neighborhood Model District TMP: 061 MO-00-00-00600 Location: 405 Premier Circle, Charlottesville VA 22901. Located off of Route 29 approximately 600 feet south of the intersection of Branchlands Boulevard and Route 29. School Districts: Woodbrook E.S., Jouett Current by -right use: Property is Zoned C-1 M.S., Albemarle H.S. Commercial — retail sales and service; residential by special use permit (15 units/ acre) Magisterial District: Rio Proffers: No Proposal: Rezone 3.748 acres from C-1 Requested # of Dwelling Units per ZMA: Commercial — retail sales and service; between 80 and 140 units residential by special use permit (15 units/ acre) to NMD Neighborhood Model District — residential (3 — 34 units/acre) mixed with commercial, service and industrial uses. Between 80 and 140 dwelling units are proposed with a density between 22 units/acre and 38 units/acre. Non-residential uses are also proposed (no maximum square footage). DA (Development Areas): Places29 Comp. Plan Designation: Primary designation is Master Plan Office/R&D/Flex/Light Industrial — commercial, professional office; research and development, design, testing of prototypes; manufacturing, assembly, packaging; residential is a secondary use (no maximum density). Small portions of the property are also Neighborhood Density ZMA202000011 Premier Circle Planning Commission Public Hearing, December 15, 2020 Residential — residential (3 — 6 units/acre) supporting uses such as religious institutions, schools and other small-scale non-residential uses and Urban Mixed Use (in Centers) — commercial and retail uses that are in Centers and residential (3 — 34 units/ acre). Located in the Urban Development Area in the Places29 Master Plan. Affordable Housing Provided: Affordable Housing AMI (%): ❑x Yes ❑No The Code of Development requires that a minimum of 60 percent (60%) of the units within this development be affordable at or below 80 percent (80%) AM I. Character of Property: Property is Use of Surrounding Properties: Adjacent and currently used as the Red Carpet Inn, which nearby properties to the east and west include a consists of four (4) buildings and parking variety of commercial, retail, hotel, and office uses. areas. There is one existing entrance off of Adjacent properties to the north are single-family Premier Circle. residential (Berkley Subdivision). Directly to the south is Route 29. Factors Favorable: Factors Unfavorable: 1. The rezoning is consistent with the 1. Premier Circle is a private street and it is majority of the applicable unknown if the current condition and Neighborhood Model Principles. maintenance of the street is adequate for 2. The rezoning provides affordable the proposed rezoning. housing that exceeds the housing 2. There are not adequate pedestrian policy within the Comprehensive facilities to cross Route 29 to services for Plan. the residents of this development. 3. The rezoning request is consistent 3. It is unknown if additional transportation with the majority of the improvements are needed for the recommendations within the development. Places29 Master Plan and 4. Changes are needed to the application Comprehensive Plan. plan and code of development as identified by staff in this report. RECOMMENDATION: Zoning Map Amendment: Staff recommends approval with the following changes prior to the Board of Supervisors: 1. Transportation concerns identified in the additional information submitted by the applicant be addressed. 2. The Code of Development should be revised to include an amenity/playground for children. 3. Revise the notation on the application plan and in the Code of Development that the bench and shelter for the bus stop will be installed upon demand of the County. 4. The Code of Development should be revised to include a maximum square footage of non-residential uses. ZMA202000011 Premier Circle Planning Commission Public Hearing, December 15, 2020 Special Exception: Staff recommends approval of the special exception request to allow for one housing type under §18-20A.8(a). STAFF PERSON: Megan Nedostup, AICP, Development Process Manager PLANNING COMMISSION: December 15, 2020 BOARD OF SUPERVISORS: Tentative date February 17, 2021 PETITION: PROJECT: ZMA202000011 — Premier Circle MAGISTERIAL DISTRICT: Rio TAX MAP/PARCELS: 061 M0000000600 LOCATION: 405 Premier Circle, Charlottesville VA 22901. Located off of Route 29 approximately 600 feet south of the intersection of Branchlands Boulevard and Route 29. PROPOSAL: Request to rezone the property from C-1 Commercial to NMD Neighborhood Model District to allow a mixed -use development with up to 140 dwelling units and commercial, retail, office, research and development, light manufacturing/storage/distribution, and institutional uses. PETITION: Rezone 3.748 acres from C-1 Commercial — retail sales and service; residential by special use permit (15 units/ acre) to NMD Neighborhood Model District — residential (3 — 34 units/acre) mixed with commercial, service and industrial uses. Between 80 and 140 dwelling units are proposed with a density between 22 units/acre and 38 units/acre. Non-residential uses are also proposed (no maximum square footage). ZONING: C-1 Commercial — retail sales and service; residential by special use permit (15 units/ acre) OVERLAY DISTRICTS: Entrance Corridor, Airport Impact Area, Steep Slopes — Managed COMPREHENSIVE PLAN: Primary designation is Office/R&D/Flex/Light Industrial — commercial, professional office; research and development, design, testing of prototypes; manufacturing, assembly, packaging; residential is a secondary use (no maximum density). Small portions of the property are also Neighborhood Density Residential — residential (3 — 6 units/acre) supporting uses such as religious institutions, schools and other small-scale non-residential uses and Urban Mixed Use (in Centers) — commercial and retail uses that are in Centers and residential (3 — 34 units/ acre). Located in the Urban Development Area in the Places29 Master Plan. CHARACTER OF THE AREA The property (Tax Map Parcel 61 M-6) is currently used as the Red Carpet Inn (hotel). There are four buildings with 115 hotel rooms on the site and travelways and parking areas. There is some landscaping and buffer areas on the northern portion of the property. The property has frontage on both Route 29 and Premier Circle (private street). There is one existing entrance off of Premier Circle. There is a grass berm along the front of the property and a sidewalk along Route 29. Properties to the east and west include a variety of commercial, retail, hotel, and office uses. All adjacent properties have been developed. To the north is the Berkley Subdivision with single-family detached houses. Route 29 is directly to the south. SPECIFICS OF THE PROPOSAL The applicant is requesting approval of a Zoning Map Amendment (ZMA) application to rezone the properties from C-1 Commercial to Neighborhood Model District (NMD). The application includes a ZMA202000011 Premier Circle Planning Commission Public Hearing, December 15, 2020 Code of Development and Application Plan for the site. The rezoning would allow for a variety of non- residential uses (no maximum overall square footage, however each use category has a maximum square footage) and between 80 and 140 dwelling units. The development proposed two Blocks: Block 1 is intended to be primarily non-residential uses and is adjacent to Route 29, while Block 2 is intended to be primarily residential uses. Additional descriptions of the Blocks are provided below. Access to the site will be from two locations off of Premier Circle. Each Block will have access to Premier Circle. There is no direct access to Route 29. The applicant is also proposing a bus stop at Premier Circle and to extend the existing sidewalk from Route 29 along Premier Circle to the proposed bus stop location. Currently, the CAT bus system does not serve this site. For properties designated office service in the Comprehensive Plan, the Neighborhood Model District requires 20 percent of the site to be greenspace and 10 percent of the site to be amenity space. Proposed amenities and greenspace include: • 2 — 4 Community gardens (-2,000 SF each) • Courtyard and meditative garden (-2,200 SF) • Central greenspace area and landscape area (-3,600 SF) • Additional courtyards and landscaping Page 3 of the Application Plan shows the boundaries for Blocks 1 and 2, Page 4 shows the proposed layout of the site, Page 6 shows the proposed amenity and greenspaces, and Page 7 shows the proposed phasing of the project. The phasing of the project would allow residents experiencing homelessness to stay in the existing Red Roof Inn buildings while the new housing on the site was being constructed. Due to COVID-19, there is a greater need for supportive housing organizations to provide individual rooms and spaces for residents, which would be feasible in the existing hotel buildings and once the new housing was completed. The specific Blocks, per the Code of Development, are described as follows: Block 1: This Block is intended to be primarily non-residential. It allows for a variety of uses, including retail, commercial, office, research and development, flex, light manufacturing/storage/distribution, warehousing/distribution, institutional, and multifamily dwelling units. Between 0 and 20 dwelling units are permitted. Non-residential use categories (e.g. `flex') are described in the Places29 Master Plan Future Land Use chapter. Non-residential building footprints must be between 5,000 and 20,000 square feet. Total minimum and maximum square footage is determined by non-residential use category, and varies between 5,000 square feet and 40,000 square feet, consistent with the recommendations within the Places29 Master Plan. Residential uses are not permitted on the ground floor and the primary use in this block must be non-residential. Block 2: This Block is intended to be primarily residential, although it may develop as a mixed -use block. It also allows for most of the same uses as Block 1, although light manufacturing/storage/distribution and institutional uses are by special use permit and warehousing/distribution is not permitted. Between 80 and 140 dwelling units are permitted. Non- residential building footprints must be between 0 and 10,000 square feet. A 20-foot minimum landscape buffer and a 50 foot building setback must be provided between this Block and the adjacent residential properties to the northwest. ZMA202000011 Premier Circle Planning Commission Public Hearing, December 15, 2020 The Code of Development does not include an overall maximum building square foot for non- residential uses and staff recommends that it be updated to contain that information. In addition to the rezoning request, the applicant is requesting a special exception (Attachment 7) per 18-20A.8(a) to waive the requirement to have two different housing types within the development. The applicant has provided a detailed request found in the Narrative, Code of Development, and Application Plan (Attachments, 2, 3, and 4). COMMUNITY MEETING The required community meeting was held on October 19, 2020, at 5:30 PM during the regularly scheduled Places29 Hydraulic CAC meeting. Approximately 40 members of the public attended the meeting and heard presentations from staff and the applicant regarding this proposal. It should be noted that another rezoning application was also heard at this meeting and it is unknown whether all 40 attendees were for this proposal or the other application. Due to COVID-19 restrictions, this was held as a virtual meeting. A link to the recording of the virtual meeting can be found here: https://www.youtube.com/watch?v=132G5TVGwqM&feature=voutu.be. Attendees expressed support for the provision of affordable housing on the site, especially the proposed supportive services for residents experiencing homelessness. The applicant explained that supportive services include: case management, property management, and front desk staff onsite during business hours; night monitor staff who live in the building and are available outside of business hours; and connections with services, benefits, and employment opportunities. Some attendees expressed concern with transportation options for the site, given many residents likely will not have cars. Attendees mentioned previous accidents on Route 29 where pedestrians have been hit while trying to cross Route 29. Other questions included maintenance of the private street (Premier Circle) and interest in the landscaping that would be provided. Additional information on transportation and potential impacts is provided in the `Zoning Ordinance Requirements' section of the staff report. PLANNING AND ZONING HISTORY SP198500091: A special use permit was approved to allow for a hotel use. The property was also zoned C-1 Commercial at this time. SDP198600037: A site plan was approved for a hotel (former name Knights Inn). SDP201700007: An initial site plan was approved for a 35,962 square foot grocery store on the property. The applicant did not move forward with the request and a final site plan was not submitted. COMPREHENSIVE PLAN The request is consistent with the County's Growth Management Policy (Ch. 3), which directs new development (and redevelopment) and infrastructure to the Development Areas. The request is also consistent with the relevant recommendations in the Development Areas Chapter (Ch. 8), including: ZMA202000011 Premier Circle Planning Commission Public Hearing, December 15, 2020 • Promoting mixed -use developments that are consistent with Neighborhood Model Principles and the applicable Master Plan • Providing for a variety of housing types and levels of affordability • Promoting density within the Development Areas to create compact urban places • Promoting infill development and redevelopment that is compatible with surrounding neighborhoods and uses • Promoting redevelopment that uses or expands upon existing infrastructure in the Development Areas. The request meets the relevant recommendations of the Housing Chapter (Ch. 9) of the Comprehensive Plan, including directing affordable housing to the Development Areas, ensuring that housing is equally available to all populations, provide for a variety of housing types for all income levels, and providing at least 15 percent affordable units with rezonings. Objective 8 of the Historic, Cultural, and Scenic Resources Chapter (Ch. 5) is to 'maintain the visual integrity of Albemarle's Entrance Corridors'. This development will need Architectural Review Board (ARB) approval prior to any site plan approval. The application plan shows street trees and screening landscaping for parking areas along Route 29. Analysis of the Places29 Master Plan The proposed development is designated Office/Flex/R+D/LI in the Places29 Master Plan. The intent of this designation is to encourage development with employment -generating uses, including office, retail, commercial, and light industrial. Residential uses are intended to be secondary uses. The recommended maximum building height for Office, R+D, Flex, and Residential uses is four (4) stories. The proposed development meets the recommended building height and maximum building footprint square footages within the Places29 Master Plan. Community Center No specific density is recommended in the Places29 Master Plan for this future land use designation, although the Master Plan specifies that residential uses are intended to be multifamily dwelling units. ZMA202000011 Premier Circle Planning Commission Public Hearing, December 15, 2020 The Comprehensive Plan does not specify a maximum density. The proposed development would be between 22 and 38 units/acre, depending on final build out. Residential uses are intended to be secondary uses in the Office/Flex/R+D/LI designation. The Places29 Master Plan recommends that "The determination of primary and secondary uses is expected to be made over an entire contiguous designation, not an individual parcel'. This property is adjacent to other properties designated Office/Flex/R+D/LI and Neighborhood Service Center which have a variety of commercial, retail, and office uses (see Comprehensive Plan Land Use map insert below). Staff finds that the residential units proposed within this development are secondary in relation to the entire area designated Office/Flex/R+D/LI. In addition, while the proposed development of this property includes majority residential uses and will result in less area for the Office/Flex/R+D/LI designation within the development areas, the recent approval of the Rio29 Small Area Plan (SAP) in December 2018 recommends a mixture of uses within the area. While the parcels contained in the SAP future land use designation (approximately 400 acres) is not Office/Flex/R&D/Li specifically, the uses section of the SAP recommends Office/Flex/R&D in all of the Character Areas (Urban Core, Core, Flex, and Edge) and Light Industrial by Special Exception. The Neighborhood Model: Staff has reviewed the proposal against the Neighborhood Model Principles and found that it is consistent with the majority of the applicable Principles. There is concern that adequate pedestrian access is not provided across Route 29, where a Food Lion and Big Lots is located that the residents of this development may desire to shop. The Transportation Planner and VDOT are exploring the possibilities of providing a crossing at the light at the intersection of Route 29 and Branchlands/Premier Circle. ZMA202000011 Premier Circle Planning Commission Public Hearing, December 15, 2020 In addition, staff has concerns with the lack of amenities provided for children. The Code of Development only includes amenities for adults and does not provide for a space for potential children/families. While the proposal states that 80 units will be for single family adults, there will be 60 units that may contain families. Also, in the future, the units for singles may be converted to larger units for families. Currently, the closest park to the site is Charlottes Yancey Humphris Park, which is a 1 mile walk and it does not contain a playground, only trails. Staff recommends that the Code of Development be updated to require a playground or other child centered amenity space. The detailed Neighborhood Model Analysis can be found in Attachment 5. Affordable Housing: The applicant is providing at least 60 percent affordable units onsite per the Code of Development, which exceeds the recommendation of Strategy 6b in Chapter 9 of the Comprehensive Plan that states that 15 percent affordable units should be provided with rezonings. The Housing Planner has reviewed the proposal and has no objections. ZONING ORDINANCE REQUIREMENTS Relationship between the application and the intent and purposes of the requested zoning district: The purpose and intent of the Neighborhood Model District (NMD) zoning district is to: • Provide for compact, mixed -use developments • Integrate diversified uses within close proximity to each other within the development areas identified in the Comprehensive Plan • Incorporate principles of traditional neighborhood development, such as pedestrian orientation and a mixture of uses • Promote development with character, form, and density consistent with the recommendations within the applicable Master Plan The NMD is intended to be a flexible zoning district to allow development consistent with the goals of the Future Land Use Plans in the Master Plans and the Neighborhood Model Principles. The form and content of this proposal is consistent with the intent of the NMD. The development provides an appropriately -scaled mixture of uses and residential units. Anticipated impact on public facilities and services: Transportation: The proposed development is located on a corner parcel at the intersection of Route 29 and Premier Circle. Premier Circle is an existing private street that is owned and maintained by the parcels that access the road (Attachment 6). An existing bus stop is located approximately '% mile at the corner of Westfield Road and Commonwealth Drive and sidewalks are located along Rt 29 and Westfield Road to provide pedestrian access to that stop for future residents of the development. The applicant has also identified an area for a future bus stop along Premier Circle for Charlottesville Area Transit (CAT) and will provide the facilities required as indicated in the Code of Development on page 9. However, the applicant has stated that they have been discussing providing Jaunt service to ZMA202000011 Premier Circle Planning Commission Public Hearing, December 15, 2020 the site in the interim if CAT will not provide service in this location. Staff recommends that the facilities for the stop be provided when any transit is providing service to the site. The applicant provided a trip generation study (Attachment 8) with the initial submittal of this application comparing the by -right scenario to the proposed development. However, staff has requested additional information to evaluate the impacts to transportation. A turn lane warrant analysis and an evaluation of the existing and future operations the signalized intersection at Route 29 and Branchlands/Premier Circle for the ability to accommodate a potential at -grade pedestrian crossing was requested. As mentioned above in the Neighborhood Model section of the report, there is concern with pedestrian safety and residents of the development wishing to cross Route 29 due to the services and grocery store across the highway. There have been several pedestrian fatal accidents in this corridor for those attempting to cross. In addition to the information requested above, the County Engineer requested information regarding the condition and maintenance of the existing private street, Premier Circle. The requested information was anticipated to be submitted the week of November 30'h by the applicant. Due to the timing of this information being submitted and the writing of the report, there was not adequate time to review the information to provide an analysis for the report and staff will update the Planning Commission at the meeting with the results and recommendation on the feasibility of the pedestrian crossing, turn lane warrants, and condition and adequacy of the existing private street for the proposed development. Based upon the information in hand at the writing of this report provided by the applicant regarding transportation, staff has the following recommendation for changes. Additional information or changes may be recommended to be addressed at the Planning Commission public hearing between the commission and the Board of Supervisors meeting. Revise the notation on the application plan and in the Code of Development that the bench and shelter for the bus stop will be installed upon demand of the County. Schools: Children in the proposed development would attend Woodbrook Elementary, Jouett Middle and Albemarle High School. According to the 2019 Long Range Planning Advisory Committee report by schools, both Woodbrook and Jouett have capacity, and Albemarle High School is over capacity. In the applicant's narrative, they state that 80 of the proposed units will be for single occupancy adults only, and the additional 60 units could have children. However, it's possible that in the future the single adult occupancy units could be converted to include more bedrooms that could accommodate families. Below are the yield rates provided from schools. Yield Rates for 140 Units Dwelling Type Elementary I Middle High I Total Multi -Family 17 1 4 7 1 28 Yield Rates for 60 Units ZMA202000011 Premier Circle Planning Commission Public Hearing, December 15, 2020 Dwelling Type Elementary I Middle High I Total Multi -Family 7 1 2 3 1 12 Fire and Rescue: Provided that the buildings will be sprinkled during site plan review, Fire Rescue has no concerns with this application. Utilities: This project is in the ACSA water and sewer service jurisdictional area and both services are available. ACSA has not expressed any concerns with, or objections to, this proposal. Anticipated impact on environmental, cultural and historic resources: There are no known environmental, cultural or historic resources on the site. Anticipated impact on nearby and surrounding properties: Use of the property as proposed is not anticipated to have significant impacts on adjacent properties. The proposed plan includes a 20 foot landscape buffer and a 50 foot setback along the northwest property line adjacent to the existing single family residential neighborhood, Berkley. As well as providing a step back in the building closest to the property line on the edge after the third story or 40 feet. The other adjacent properties are zoned commercial, and therefore, the proposed use is not anticipated to have significant impacts on those properties as well. Public need and justification for the change: The County's Comprehensive Plan supports development in the designated development areas that is consistent with the use, density, and form recommended in the Plan. Based upon the analysis provided in this report, staff believes this proposal is in conformity with use and form recommended in the MP and Comprehensive Plan. In addition to the above, affordable housing is greatly needed in the community as discussed during the on -going Housing Policy update. The COVID-19 pandemic has also resulted in a need for housing for the homeless, and that need that may potentially increase once the national moratorium on evictions expires at end of December 2020. This development would allow for those in our community that are in need to have safe, affordable housing options. Special Exception Request: Housing Types The development requires a special exception per County Code §18-20A.8(a) for providing less than two different housing types in a Neighborhood Model District. The proposal meets the requirement of §18-20A.8(a) that the Board of Supervisors may waive the requirement to have at least two different housing types if: the proposal is an infill project; or at least two housing types are already present within a quarter mile. This development meets both of those criteria (although it is only required to meet one for a special exception to be approved). The Office/Flex/R+D/LI future land use designation recommends that residential uses in this designation be multifamily units with non-residential uses located on the first floor. This designation does not encourage single-family attached or detached units. The Code of Development for this ZMA202000011 Premier Circle Planning Commission Public Hearing, December 15, 2020 10 proposal only permits multifamily units, and in Block 1 only permits residential uses on upper stories of buildings. Staff recommends approval of this special exception request. ZMA202000011: SUMMARY Staff has identified the following factors which are favorable to this request: 1. The rezoning is consistent with the majority of the applicable Neighborhood Model Principles. 2. The rezoning provides affordable housing that exceeds the housing policy within the Comprehensive Plan. 3. The rezoning request is consistent with the majority of the recommendations within the Places29 Master Plan and Comprehensive Plan. Staff has identified the following factors which are unfavorable to this request: 1. Premier Circle is a private street and it is unknown if the current condition and maintenance of the street is adequate for the proposed rezoning. 2. There are not adequate pedestrian facilities to cross Route 29 to services for the residents of this development. 3. It is unknown if additional transportation improvements are needed for the development. 4. Changes are needed to the application plan and code of development as identified by staff in this report. RECOMMENDATION: ZMA202000011 Overall, staff believes that the favorable factors outweigh the unfavorable factors, acknowledging that there are a number of outstanding transportation concerns that haven't been addressed. Therefore, staff recommends approval of the rezoning with the following changes that were identified in the report and should be addressed prior to the Board of Supervisors: 1. Transportation concerns identified in the additional information submitted by the applicant be addressed prior to the Board of Supervisors meeting. 2. The Code of Development should be revised to include an amenity/playground for children. 3. Revise the notation on the application plan and in the Code of Development that the bench and shelter for the bus stop will be installed upon demand of the County. 4. The Code of Development should be revised to include a maximum square footage of non- residential uses. RECOMMENDATION: SE202000023 Staff recommends approval of the special exception request to allow for one housing type. ATTACHMENTS: Attachment 1: Vicinity Maps Attachment 2: Narrative, dated November 20, 2020 Attachment 3: Code of Development, dated November 20, 2020 Attachment 4: Application Plan, dated November 20, 2020 Attachment 5: Staff Analysis of Neighborhood Model Principles Attachment 6: Premier Circle deed and plat Attachment 7: Applicant Special Exception Request Attachment 8: Trip Generation Study ZMA202000011 Premier Circle Planning Commission Public Hearing, December 15, 2020 11 My datemnnalion a topography or mmoum, or any eepimon or physical improvements, property lines or oundarins Is for general Information only and Mall not the used for the design, modification, or commando or Impmvemems to real property or for food plain cielederhalion. December 9, 20W Map elements may scale larger than GIS data measured in the map or as provided on the data download page due to the protection used. 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December ], 2020 Map elements may scale larger than GIS data measured in the map or as renter d on the data tlownload page due M Pe protection used Map Projection: WGSO4 Web Mercator (Merrill SpMre)(EPSG 385/) ZMA2O2O0OO11 PREMIER CIRCLE 405 Premier Circle Application Narrative Original Submission: September 21, 2020 Resubmittal: November 20, 2020 Proiect Proposal Premier Circle (the "Project"), would comprise up to 140 affordable residential units and a non- residential or mixed -use building fronting Route 29. The Project is a creative, phased redevelopment of the existing Red Carpet Inn site to serve the clients of three affordable housing providers: Virginia Supportive Housing (VSH), the Thomas Jefferson Area Coalition for the Homeless (TJACH), and Piedmont Housing Alliance (PHA). PHA, the Applicant, will be the contract purchaser of the subject property, identified as Tax Map parcel 061 MO-00-00-00600, containing approximately 3.75 acres, with address 405 Premier Circle (the "Property"), owned by Tiota, Ltd. The Property is currently zoned C-1 Commercial. It is located in the Places 29 Master Planning area and is designated for a primary use of Office / R&D / Flex / Light Industrial with residential as a secondary use. In order to accomplish the described multi -faceted project, PHA, VSH, and TJACH are requesting to amend the zoning map from C-1 to Neighborhood Model Development (NMD), which will allow the Property to be developed as mixed use with a non-residential or mixed -use building fronting State Route 29 North within the approximately one acre Block One and two multi -family residential buildings in Block Two, removed from the Entrance Corridor. To facilitate the financing, purchase, and redevelopment by PHA and VSH, the Applicant proposes a phasing plan, described in more detail below. The Applicant's phasing plan incorporates funding, construction, and leasing benchmarks of the Project's developers, VSH and PHA. Meanwhile, TJACH will repurpose the existing hotel rooms to provide essential emergency supportive housing to individuals experiencing homelessness who are also at -risk of developing serious illness from COVID-19. VSH provides permanent supportive housing to its tenants. On -site support services include case management to assist tenants in obtaining needed community services; housing stabilization and support; counseling and independent living skills training; community engagement and social support; employment, education, and vocational support; and transition planning to other housing types. (Please see Exhibit A, "Virginia Supportive Housing Permanent Supportive Housing / Supportive Services Program Description.") VSH proposes a four-story 80-unit building composed of 100% studio apartments for single adults, which would be affordable to those making 50% or less AMI. The affordability period of the VSH units would be a minimum of fifteen (15)_years, which is the required Low -Income Housing Tax Credit (LIHTC) compliance period. PHA proposes 60 mixed -income units. The PHA building in Block Two would be four stories in the front closest to the VSH building and three stories in the rear closest to the single-family neighborhood to the northeast. PHA may develop up to 20 of its units on the second floor of a mixed -use building on Block One. The PHA units would be primarily one -bedroom (approximately 20%) and two -bedroom units (approximately 80%) with possibly up to 5% three- 11Page bedroom. The affordability of the PHA units depends upon the final financing structure so is currently described as a range of 30%-80% AMI for the purposes of rezoning and would be for a minimum of fifteen (15) years. Since the onset of the COVID-19 pandemic, TJACH has been following CDC recommendations to shelter individuals experiencing homelessness who are also at increased risk of developing serious illness from COVID-19 in private rooms as opposed to congregate shelter settings. TJACH plans to use the existing hotel units on the site for this purpose during the first phases of redevelopment. These hotel units will be considered "emergency shelter" units and will be made available to clients experiencing homelessness who are at increased risk from COVID-19 on a temporary basis. Supportive services, including options for moving into permanent housing, will be offered to these clients. The Comprehensive Plan recommends 34 DUA for this area. The Project proposes and requests approval of a slightly higher density -- 37 DUA -- to allow PHA to develop 60 units, which increases operating efficiency and competitiveness within the LIHTC application process. As supported by project data described in the Timmons Group parking waiver request letter, dated September 21, 2020, supportive housing for homeless and low-income families requires far less parking than commercial uses or traditional multi -family. The size of the commercial square footage -- 5,000 to 20,000 square feet -- is limited primarily by the amount of parking it would require. Surrounding parcels. The parcels to the southwest of the Property front Westfield Road and are used for various commercial purposes. Parcels to the northeast, sharing access over Premier Circle, include another hotel, a law firm, and furniture store. Behind the parcels on Premier Circles lies a single family subdivision with lots off Commonwealth Circle and Commonwealth Drive. Neighborhood Model District (NMD) District According to the County Zoning Ordinance Section 20A.1, "(t)he purpose of the Neighborhood Model district (the "NMD") is to establish a planned development district in which traditional neighborhood development, as established in the county's Neighborhood Model, will occur. The county's Neighborhood Model was adopted as part of the Comprehensive Plan and is hereinafter referred to as the "Neighborhood Model." The regulations in section 20A encourage a development form and character that is different from conventional suburban development by providing the following characteristics: 1. Pedestrian orientation; 2. Neighborhood friendly streets and paths; 3. Interconnected streets and transportation networks; 4. Parks and open space as amenities; 5. Neighborhood centers; 6. Buildings and spaces of human scale; 7. Relegated parking; 8. Mixture of uses and use types; 9. Mixture of housing types and affordability; 10. Redevelopment; 11. Site planning that respects terrain; and 12. Clear boundaries with the rural areas." 2 1 P a g e The project's consistency with these principles is addressed below in the Comprehensive Plan conformity section of this narrative. However, addressed here as part of the Zoning Ordinance requirements pertaining to NMD are phasing, residential density, and mixture of housing types. Phasing. The Project will develop in three phases as depicted on the Phasing Diagram (Sheet 7 of the Concept Plan), briefly outlined with approximate timelines as follows: Phase I from ZMA approval through 2024: (a) The VSH building on Block Two would be constructed and leased. (b) At least 2,500 square feet of the amenity space (connected ewith the VSH building) would be completed. (c) The landscape buffer along the rear of the Property between Block 2 and existing residential uses would be provided. (d) Rooms within the existing hotel buildings would be used as temporary TJACH emergency shelter units for clients at increased risk from COVID-19. Phase II 2024-2026: (a) The PHA building on Block Two would be constructed and leased. (b) The second entrance and the primary parking lot on Block Two would be constructed. (c) Rooms within existing hotel buildings would continue to be used as temporary TJACH emergency shelter units for clients at increased risk from COVID-19. (d) The front existing hotel building may be demolished or may remain onsite for continued use by TJACH. (e) All amenity spaces, landscaping, screening, and pedestrian connections for Block Two would be complete. Phase III 2027 — (a) The front hotel building would be demolished (if not completed during Phase II), and the non-residential / mixed use building would be constructed on the Route 29 frontage. (b) Amenity space, landscaping, and all pedestrian connections for Block One would be complete. Phasing is desired for this project owing to the long timelines involved in critical funding. All of the existing buildings on the Property would continue to be used through the end of 2022. The VSH finance closing would take place in the first quarter of 2023, with construction to start in the second quarter of 2023. Virginia Supportive Housing. To help fund the VSH development, PHA plans to meet the March 2021 application deadline for Low Income Housing Tax Credits (LIHTC). If successful, VSH construction would begin in spring 2023, would be completed in 15 months, and would be leased by close of 2024 to meet the placement in service deadline of December 31, 2024. 3 1 P a g e Piedmont Housing Authority. For its development, PHA plans to file its LIHTC application by the March 2023 deadline. If successful, construction would take place 2024-2025 for final placement in service deadline of December 31, 2025. Thomas Jefferson Area Coalition for the Homeless. The Red Carpet Inn comprises four buildings containing 115 units. Some of these units will be used as emergency shelter units to house clients experiencing homeless who are at increased risk for COVID-19. As described and depicted in the Phasing Diagram, during Phase I and, possibly, Phase II of site planning and construction for the permanent buildings, TJACH will house clients in the existing hotel rooms within the front and northeast buildings. Following site planning and construction, some of these residents and other residents will move into an 80-unit multi -family building operated by VSH as deeply affordable independent rental housing. Residential density. The Office / R+D / Flex / Light Industrial Comprehensive Plan designation calls for residential as a secondary land use, specifically as multifamily units above non- residential, but it does not specify a density. The Comprehensive Plan guides the Applicant to refer to other designations in the Places29 Master Plan, specifically, Urban Density Residential (UDR) and Urban Mixed Use (UMU), both of which have maximum density of 34 dwelling units/acre. Further, UDR and UMU both recommend multifamily housing (as does the Property's designation), and UMU also recommends having residential units above non- residential uses. The Code of Development permits non-residential square footage of 5,000 to 20,000 square feet; it is anticipated that all non-residential square footage would be in Block One fronting Route 29. Adhering to 34 DUA would limit the Project to 127 units. In order to maximize the efficiency of the buildings and the provision of affordable housing on the Property, the Applicants proposes 140 units, or 37 DUA, allowing 80 units in the VSH building and 60 in the PHA building or split between the PHA building and a mixed -use building on Block One. Given the small size of the units and the Project's significant contribution to the County's affordable housing stock, the Applicant respectfully submits that the provision of these additional units afforded by increased density would pose no detriment to surrounding properties while providing a significant benefit to the community. The Property has been used as extended stay hotel with 115 rooms, and the 25-unit increase with minimal traffic and school impacts is not expected to change the character of the area in any way. Parcels to the east, west, and south are commercial, and the residential properties to the north are separated from the Property by a wooded buffer. Mixture of uses. The Project will include non-residential (likely office or retail) and residential uses based on the Land Use designations in the Places29 Master Plan. Office is a primary use, and residential is a secondary use for land designated as Office / R&D / Flex / Light Industrial Land Use Designation for Areas Around Centers. The Code of Development identifies both Block 1 and Block 2 as mixed -use to provide future flexibility to introduce commercial uses to Block 2 in compliance with the Comprehensive Plan designation. However, the Applicant does not intend to have non-residential uses within Block 2 other than the ground floor community centers and fitness rooms associated with the VSH and PHA residential buildings. Mixture of housing types. Zoning Ordinance Sec. 20A.8(a) provides that each NMD district "shall have at least two housing types; provided that this requirement may be waived by the board of supervisors if the district is an infill project or at least two housing types are already present within one -quarter mile of the proposed district. The following are considered to be different housing types: (1) single family detached dwellings; (2) single family attached dwellings; (3) two-family dwellings; (4) triplexes; (5) quadplexes; (6) townhouses; (7) multifamily dwellings; (8) accessory apartments; (9) manufactured housing; and (10) special needs housing 4 1 P a g e such as assisted living facilities, group homes, and skilled nursing facilities. An "infill project" is a project in which a parcel is developed or redeveloped, where abutting or nearby parcels are already developed, and the project area is relatively small compared to the developed abutting or nearby parcels." The Applicant submits that both the temporary, emergency TJACH units for the homeless and VSH's permanent supportive housing qualify as special needs housing. TJACH's units are provided to its homeless clients who need extra protection based on COVID-19 risk factors; supportive services will be provided to these clients. VSH's permanent dwelling units are properly classified as special needs housing based on the high level of services provided to the residents and the special needs that the VSH development fulfills. However, in the event the County determines that all permanent units proposed within the Project should be classified as multi -family dwellings, the Applicant has submitted an application for a Special Exception to permit a single housing type. If the VSH use is determined to be more accurately categorized as special needs housing, the Applicant will withdraw the Special Exception application. Consistency with the Comprehensive Plan and Neighborhood Model The Property is located within the Places29-Hydraulic area of the Places29 Master Plan. The Future Land Use Map designates the Property and the parcels to the north along Route 29 as Office / R&D / Flex / Light Industrial. As an area around a Center, Table LU2 sets out office as a primary land use designation and residential as a secondary land use designation. The property immediately to the west on either side of Westfield Road is designated as Urban Mixed Use (in Centers), and the Berkeley neighborhood to the northeast is designated as Neighborhood Density Residential. Below is an excerpt from the Future Land Use South Map, dated November 5, 2018: Urban Mixed Use (in Centers) Light Industrial Urban Mixed Use (in areas around Centers) _ Heavy Induslnal - Commercial Mixed Use Institutional - Urban Density Residential - PuNic Open Space NmghCorhood Density Residential - Privately Owned Open Space. Enviroi ® UDA Boundary (Sea page &S) = Small Area Plan Boundary (2( O Developmei 5 1 P a g e The Office/Research & Development (R & D) / Flex / Light Industrial designation allows a range of uses with the lowest level of impact on surrounding uses, such as residential. Office buildings generate traffic primarily through employees and visitors during business hours. The Applicant plans to limit the size of the non-residential building on the Property to comply with parking demands in relation to developable area. The Places29 Plan uses the "Office" designation in areas around Centers. Office may include professional offices, such as medical or real estate offices. The "Research & Development (R&D)" designation refers to "an administrative, engineering, and/or scientific research, design, or experimentation facility that engages in research, or research and development, of innovative ideas in technology -intensive fields," and these uses may be housed in traditional office buildings rather than industrial facilities. Examples include research and development of computer software, information systems, communication systems, transportation, geographic information systems, and multi- media and video technology. The "Flex" designation "describes businesses that may include several uses, such as a manufacturing facility with warehouse space for components and completed products, a showroom for sale of the products, and office space where administrative duties for the business take place .... (and) may include: research & development, manufacturing, warehousing, distribution, office, retail, customer service, and showrooms, among others." Residential is a secondary use in the Office / R&D / Flex / Light Industrial areas. While these secondary uses should represent a smaller proportion of the development or the building, they are very important to "place -making"; adding them to a Center or the area around a Center increases the mix of uses and makes the area a more complete Neighborhood. Table LU2 sets out a preference for locating residential on the upper floors of multistory buildings. The building in Block One may be developed as a mixed -use building with non-residential on the ground floor and PHA dwelling units on the second floor. However, the Applicant may find that mixing uses horizontally on a parcel rather than vertically is generally more effective to reach the goals of the Applicant and the County, in which case all 60 units would be in Block Two and the front building would be non-residential. Given the financing and phasing plan, the supportive housing proposed by VSH is more effectively managed in a standalone building on this site. The residential buildings are proposed to be set back in the middle and rear of the parcel and will not have significant visibility on the commercial corridor while affording the residents immediate access to employment and shopping in nearby commercial areas and through public transportation via nearby bus lines. Block One may be subdivided and sold to help support the Applicant's low-income housing program. Guiding Principles of the Places29 Master Plan. 1. Pedestrian orientation / 2. Neighborhood -friendly streets and paths The relatively small Property connects with neighboring properties by existing sidewalks along Route 29. The Applicant proposes a new sidewalk along a portion of the Property frontage on Premier Circle and will include sidewalks within the development connecting buildings and outdoor amenities. The Concept Plan shows potential future pedestrian connections between the Property and the commercial parcels along the northeast side of Westfield Road. Any such future pedestrian connection will be subject to future development of those parcels and private access easement agreements; therefore, it is not intended that any or all depicted connections will be made, rather that these are identified as potential points of connection to future development on the neighboring property(ies). The connections may provide a direct route for residents to access the future development of a Neighborhood Service Center and to the 6 1 P a g e existing bus stop on Commonwealth Drive. The Applicant will grant such inter -parcel easement(s) across the Property at the request of the County. Premier Circle is a private road over which five Tax Map parcels (seven original subdivided lots from the Waffle House to the Property), including the Property, have an easement. A road maintenance agreement was established by the original subdivider of the lots', but the owners association appears to be dormant. The Applicant is exploring the status of the association established by the declaration and information regarding road maintenance. Since pedestrian activity along the U.S. Route 29 corridor is focused primarily on access to bus transportation, the application proposes a sidewalk along Premier Circle extending as far as a potential location for a future bus stop. The implementation of the bus stop will be subject to County agreement to extend current transportation routes to include this bus stop. The occupants of and visitors to the other properties along Premier Circle, which do not front Premier Circle, could access the new transit stop via existing Route 29 sidewalk. 3. Interconnected Streets and Transportation Networks Supportive housing for very low-income residents entails far fewer traffic counts than office or conventional multi -family developments. Based on other VSH and PHA projects, as outlined in the Timmons Group parking waiver request letter, the Applicant's traffic analysis concludes that the VSH building needs only 0.35 parking space per unit for a total of 28 spaces, and the PHA building needs approximately 1.3 parking spaces per unit for a total of 78 spaces for 60 units. Therefore, the Applicant's residential uses in Block Two will require a total of 106 parking spaces. For the commercial space, one space per 200 square feet of net office floor area is required by Section 4.12.6. The term "net office floor area" is calculated as 80% of the gross floor area. Therefore, for the 15,000 square foot of gross office or retail space currently envisioned, 12,000 net square feet will require 60 parking spaces, and the Applicant will provide at least 60 spaces within Block One. VSH will provide lockers for bicycles and scooters, which are popular with its residents. PHA's development will include outdoor bike racks. Two Charlottesville Area Transit (CAT) routes run roughly parallel to Route 29. Route 5 runs from Barracks Road Shopping Center north along Georgetown Road and along Commonwealth Drive to Rio Hill Shopping Center, Albemarle Square Shopping Center and north along Berkmar Drive and includes a stop approximately % mile southwest of the site near the intersection of Route 29 and Westfield Road. Route 5 runs every thirty (30) minutes. The distance from the Project entrance to this existing transit stop by existing sidewalks is one third (1/3) mile or less. Route 7 runs from the Downtown Mall through the University of Virginia, north on Emmet Street to Barracks Road Shopping Center, Seminole Square Shopping Center, The Shops at Stonefield, up Hillsdale Drive to Fashion Square Mall. The closest stops on Route 7 are on Hillsdale Drive on the south side of Route 29 and near Costco to the southwest. Route 7 runs every 20 minutes. The Applicant shall construct a Charlottesville Area Transit (CAT) stop (the "Transit Stop") on the Property along the frontage of Premier Circle in the approximate location shown on the Concept Plan or as otherwise agreed among the County, CAT, and the Applicant. The Transit Stop shall be constructed and placed in service at the request of the County and shall be ' See the enclosed Declaration, dated November 1, 1983, recorded in the Clerk's Office of the Circuit Court of Albemarle County in Deed Book 797, page 242. 7 1 P a g e designed and constructed in coordination with, and shall be approved by, the appropriate County authority and CAT If any portion of the Transit Stop is located on the Property, the Owner shall dedicate it to public use or grant an easement as necessary to allow for the public access and usage of the Transit Stop. The Property is within the JAUNT ADA paratransit service area, which includes the City of Charlottesville and Albemarle County's urban ring within a three quarter (%) mile radius of CAT's fixed route system. A resident who has disabilities preventing him or her from using CAT service may obtain a paratransit pass for door-to-door JAUNT service from the Property. 4. Parks and Open Space as Amenities Zoning Ordinance Section 20A.9 governs the amount of area to be devoted to green space and to amenities within Neighborhood Model Developments. Please see the Code of Development and the Waiver Request for Recreational Facilities and Areas Requirements for detailed information about the Project's green space and recreational amenity proposals. Areas designated for Office / R&D / Flex / Light Industrial require 10% amenity space to be reserved. See Zoning Ordinance § 20A.9.b.2 ("For areas shown in the land use element of the comprehensive plan as regional service, office service, office regional service or industrial service, the area devoted to amenities shall be at least ten percent of the gross acreage of the area proposed to be rezoned"). The Project will include 20% green space comprising outdoor recreational amenities and green elements. This project intends to provide amenity and recreational facilities appropriate to elderly and special needs demographics by providing outdoor spaces that at once encourage gathering and solitude, and recreation and rest. Considering these demographics, amenity objectives, and limited space as an infill project within the Urban Development Area, this project intends to meet all greenspace and amenity requirements of the NMD by requesting a substitution for recreational facilities and a reduction in total recreational area required per Zoning Ordinance Section 4.16. SUMMARY OF TABLES C& D: AMENITY & RECREATIONAL FACILITY REQUIREMENTS PER THE CODE OF DEVELOPMENT AND IN COMPARISON TO THE REQUIREMENTS OF 18-4.16 Amenity Amount and Recreational Substitution Amount Min. Facility Area Per Description Per COD (In and Facility Description 4.16 Compliance w/ NMD) Requested COD TOTAL 10% of total project area One (1) 2,000 sf contiguous One 2,000 sf tot lot PROJECT devoted to amenity areas community garden space per for the first 30 units such as: each residential multifamily and for each Courtyards, plazas with building constructed. additional 50 units seating, lawn/park space, (3 max required) meditation gardens, One (1) 500 sf interior fitness One '/ court indoor community rooms, room per multi -family residential basketball court indoor computer rooms. building constructed (2 max per 100 units (1 required) max required) 5. Neighborhood Centers The Future Land Use Map designates a Neighborhood Service Center to be located on parcels southwest of the Property where currently a variety of commercial enterprises are operating. 8 1 P a g e Potential future pedestrian connections to these parcels are shown on the Concept Plan. The Project complies with Table LU2's "Land Use Designations in "Areas Around Centers." 6. Buildings and Spaces of Human Scale The maximum office -only single -building footprint recommended by Table LU2 is 40,000 square feet, and buildings should not be taller than four stories unless by special exception. The Code of Development permits a maximum of four (4) stories for uses in Block 1, consistent with the Places29 Master Plan recommendation, to allow for flexibility. However, to minimize parking requirements, the Applicant is proposing a 15,000 square foot two-story non-residential or mixed -use building, non-residential not to exceed 20,000 square feet. The 80-unit VSH building in the center of the parcel is proposed at four stories, and the 40-60 unit PHA building is proposed as four stories in the front portion near the VSH building and three stories in the rear. The three buildings are oriented perpendicular to Premier Circle and the commercial buildings to the southwest to avoid large walls looming over property lines or facing access points. Green space and parking are interspersed among the buildings to avoid large parking areas and to give each building a more enclosed sense of neighborhood unto itself. 7. Relegated Parking The majority of the parking spaces, located on Block 2, will be located behind the buildings. The lower half of the existing one-story building is not visible from Route 29, indicating that parking along a portion of the front of the Property to serve the commercial building would not be visible from the Entrance Corridor. While the Concept Plan depicts a single building on Block 1 with size restricted by parking requirements, if additional parking reductions are approved during site planning, or less parking is required, buildings may also be located within depicted parking areas. 8. Mix of Uses within Land Use Designations Rezoning to the NMD district will allow the Applicant to provide both the primary use designated for the Property by constructing a non-residential or mixed -use building at the front of the site but the secondary use of residential in the middle and rear portions of the Property. Depending on future development in the area, the front of the parcel may be characterized as part of an Employment Neighborhood, which will surround a future Neighborhood Service Center to the southwest. In the immediate future, the Property will be a mixed use development integrated with existing retail, service, and office uses along the Route 29 corridor. 9. Mixture of Housing Types and Affordability The Comprehensive Plan posits a strategy of ensuring that Development Areas provide a variety of housing types, stating that "a full range of housing types creates choices for residents." A primary impetus for housing type choice is housing affordability, and multi -family rentals typically provide the most affordable housing option. As the pie charts accompanying Strategy 2g in the Development Areas chapter and Strategy 4a in the Housing chapter illustrates, the County has a very low stock of multifamily housing overall and within the Development Areas specifically, being only four percent (4%) in both calculations: 9 1 P a g e Figure 9: Dwelling Units in Development Areas •sru •4Me • M/Cmao Sa•a •boos. Canty Cann,.vry ar.Mopn.nr larJ Figure 3: Housing Types in Albemarle County • 1 SFD 5FA/TH e3 MF/Condo 84 MH The Comprehensive Regional Housing Study and Needs Assessment published by The Central Virginia Regional Housing Partnership of the Thomas Jefferson Planning District Commission reports that only three percent (3%) of the land in Albemarle County is zoned for multifamily housing, while ninety-five percent (95%) is zoned for single-family housing (Table 14. Residential Zoning by Jurisdiction, 2018). The report goes on to explain that "(u)nder the goal of protecting single-family neighborhoods, such zoning restricts the opportunities for multi -family housing and increases multi -family land prices" (Id., p. 61). A large development of single-family detached homes is located behind the Property. For this redevelopment project, as in a number of recent developments (e.g. Rio West and Greenfield Terrace Apartments), it is appropriate to consider the proposed housing type in the context of surrounding development. The Applicant proposes permanent supportive special needs housing and multi -family housing. The overarching purpose of the Project is to provide affordable housing for the homeless and low-income families. Supportive housing developments and multi -family rental housing are best able to achieve this objective. Affordable Housing: The Project is expected to be funded by LIHTC funds, and the intent of the Applicant is for all units to be deeply affordable. All 80 units of the VSH building will be affordable to residents making 50% or less AMI. The exact makeup of affordability for the PHA units will be determined after all sources of financing have been determined, and the financing structure has been set. The Applicant commits to 60% of the Project's residential units being affordable for those earning 30-80% of regional Area Median Income (AMI), based on family size. The Owner shall provide affordable housing equal or greater than sixty percent (60%) of the total number of residential dwelling units constructed on the Property, subject to the following conditions: These units may be created as for -sale or for -rent. The affordable housing objective may be met through any of the permitted housing types per the Code of Development. 2. "For -Sale Affordable Housing Units" shall be a residential unit offered for sale to Qualifying Families with evidence of incomes less than eighty percent (80%) of the area median income (as determined by the U.S. Department of Housing and Urban Development (HUD) from time to time) such that housing costs consisting of 101Page principal, interest, real estate taxes and homeowners insurance (PITI) do not exceed thirty percent (30%) of the gross household income. All purchasers of for -sale affordable units shall be approved by the Albemarle County Community Development Department or its designee. The Owner shall provide the County or its designee a period of 120 days to identify and pre -qualify an eligible purchaser for the affordable units. The 120-day period shall commence upon written notice from the Owner that the units will be available for sale. This notice shall not be given more than 90 days prior to the anticipated receipt of the certificate of occupancy. If the County or its designee does not provide a qualified purchaser within this 120-day period for such For -Sale Affordable Housing Units, the Owner shall have the right to sell the unit(s) without any restriction on sales price or income of the purchaser(s). 3. "For -Rent Affordable Housing Units" shall be a residential unit offered for rent to Qualifying Families with evidence of incomes less than eighty percent (80%) of the area median income (as determined by HUD from time to time) at an initial rent that does not exceed the then -current and applicable U.S. Department of Housing and Urban Development (HUD Fair Market Rents minus an allowance for any tenant - provided utilities. The designated affordable rental units shall remain affordable for a minimum of fifteen (15) years after initial occupancy. 4. Affordable Units shall also be defined as a for -rent or for -sale dwelling unit for households with income less than 80% or below the Area Median Income (AMI) as determined by the U.S. Department of Housing and Urban Development such that housing costs do not exceed HUD's affordability standard of thirty percent (30%) of household income. Each subdivision plat or site plan shall designate the number of affordable units provided and the minimum number of required affordable units per the Code of Development. 10. Redevelopment. The County directs future development into Development Areas to lessen pressure on Rural Areas. As directed by the Places29 Master Plan, the proposed Project's redevelopment of the existing inn follows the Neighborhood Model, as described below. The Project will provide up to 140 mixed -income affordable housing units close to employment centers, shopping areas, and transportation. Proposed Impact on Public Facilities and Infrastructure: Utilities: The project site is currently an inn/motel with approximately 115 units with water, sewer, electric, and gas connections. Therefore, it is likely that these facilities have adequate capacity for the proposed development either onsite or in the adjacent main lines. Transportation: The project will connect to Premier Circle, an existing private road, with two connections to Route 29. One connection is a right -in right -out only. The second connection, further north on Route 29, is a full -signalized intersection. A sidewalk will be added along a portion of the property frontage on Premier Circle. This will provide pedestrian access from the site to the proposed location of a potential transit stop and to the existing sidewalk along Route 29. 111Page For impact comparison purposes, the current commercial zoning, C-1 Commercial, allows for uses such as a grocery store. There was a site plan submitted for a Lidl Grocery store submitted to Albemarle County in 2017 (SDP201700007). Per the table below the proposed development under this rezoning will generate less than 1 third as many trips as that by right development would have generated. Thus, the added traffic will be much less than the uses allowed by right. GTID USE IrE CODE AMOUNT UNITS 4/EEKDAY AM PEAK HOUR PM PFi.K HOUR ADT ➢1 OI1T TOTAL III OUT TOTAL Super arket $50 35,962 SF GFA 3,840 1 82 1 55 1 137 186 178 1 364 TOTAL 3,840 82 55 137 186 178 364 Proposed Zanim General Office 710 IS 000 SF GFA 168 35 6 41 3 16 19 Mulfr Fami Housln Lovr Rtse 221 140 Dwelling Units 11018 15 51 66 50 29 80 TOTAL 1,186 50 56 106 53 45 98 Net Difference -T' -2,654 -32 1 -31 -132 -133 -265 %Differentia -69.1% -39.3% 2.49e 22.7?a J1.34e -74.6°a -72.99b SOURCE: Institute of Transportation Engineers' Trip Generation Manual 10th Edition (3)17) Schools: All eighty (80) of the VSH units will be available only to single adults, and the sixty (60) PHA units will be at least 95% one- and two -bedroom apartment units, currently projected at approximately 20% one -bedroom and 80% two -bedroom. Smaller units correspond to fewer school -age children residents. Any students living within the Project would be within the current school districts for Woodbrook Elementary School, Jouett Middle School, and Albemarle High School. Based on the most recent (November 11, 2019) Albemarle County Schools Capacity vs. Enrollment Projections2, both Woodbrook and Jouett are under capacity and should remain so through the 2029/30 academic year, while Albemarle High School is over capacity. The County Schools provided the following matrix for estimating student counts: OFFICIAL CALCULATOR' Type of Dwelling Unit Elementary Middle High Total Multi -Family (60) 0.12 = 7 0.03 = 2 0.05 = 3 0.21 = 13 Impact on Environmental Features: The project site is a previously developed parcel mostly made up of impervious surfaces and grass turf areas with what appears to be a small existing stormwater management facility in the northern corner. The proposed future development will seek to decrease the amount of impervious surface on the site increasing green and amenity spaces for the enjoyment of the residents. The reduction in impervious will have a positive environmental impact including 2 Albemarle County Public Schools K-12 Enrollment Projections FY2020121 to FT 2029/30, dated November 2019; Capacity vs. Enrollment Projections, dated November 19, 2019. ' Provided by Rosalyn Schmitt, Chief Operating Officer, Albemarle County Public Schools. 121Page decreasing the stormwater runoff volume and improving the runoff quality from the site. Per the following section, Stormwater Management measures will be implemented to maintain or improve the quality and quantity of stormwater flowing from the site. Strategies for Stormwater: The project's final design will meet the requirements of the Virginia Department of Environmental Quality (DEQ) for Stormwater Management quality and quantity. This will likely require improving water quality and a reduction of stormwater volume flowing off the site, from the pre -developed levels. Any stormwater quantity reduction required will likely be achieved through onsite underground detention systems. Any quantity and quality systems will be kept separate for Block A and Block B to allow for phasing of construction or subdivision of the blocks into two parcels. 131Page EXHIBIT A ZMA 2020-00011 PREMIER CIRCLE SUBMISSION DATE: 9-21-20 VIRGINIA 0*k supportive housing PERMANENT SUPPORTIVE HOUSING SUPPORTIVE SERVICES PROGRAM DESCRIPTION On -Site Supportive Services provided by Virginia Supportive Housing (VSH) Case Management VSH supportive services staff assist tenants with accessing mainstream community services and resources, monitor the quality and effectiveness of those services, and ensure coordination of care to promote achievement of each individual's personal goals including maintaining housing, securing work or entitlement income, and improving health and mental health conditions. We engage residents who seek services in developing a housing stabilization/care plan that outlines their individual goals and strategies needed to achieve their goals. Housing Stabilization Supportive services staff engage residents in activities that promote a consistent and safe housing environment. We offer mediation services with property management staff when required to minimize lease violations and delinquency. We provide move -in support and orientation to new residents. We coordinate with community partners and donors to provide essential household items. Independent Living Skills Supportive services staff provide individual and group counseling to help individuals resolve life issues, promote recovery and community integration, and manage mental health symptoms. Skills training is provided to improve individuals' abilities to budget and manage finances, manage medication, secure and maintain employment, and develop positive social supports. Crisis prevention, intervention, and stabilization is provided to individuals experiencing acute distress. Other activities of daily living include navigating public transportation, nutrition and diet, personal hygiene, household cleaning and maintenance, medication management, and interpersonal skills. Community Engagement and Social Support Supportive services staff work with our residents to ensure a strong sense of social connectedness in the apartment community as well as with the larger community in which they are located. For example, individuals participate in community meetings, attend civic association meetings and community events, plan and participate in recreational and volunteer activities, and engage in family reunification as appropriate. Employment, Education, and Vocational Support Supportive services staff provide assistance with resumes and employment searches. We connect residents with workforce development initiatives that may include, but are not limited to, teaching employable skills, computer classes, returning to school, and GED tutoring. Transition Planning Supportive services staff help coordinate transition to other subsidized housing with less intensive services when appropriate. We do this through our move -on program that connects those residents who are ready to transition to a more independent setting without on -site services. We ensure the resident is connected with community providers as their unique needs require and provide a year of follow-up services so that they can continue to be stably housed. In addition, we coordinate external placements for those who can no longer live independently and need a higher level of care, such as an assisted living or nursing facility. Lastly, we offer next of kin services to coordinate burial/memorial services. Premier Circle, ZMA 2020-00011 September 21, 2020 Second Submission November 20, 2020 CODE OF DEVELOPMENT The following is a Code of Development ("COD") drafted in accordance with Section 20A.5 of Chapter 18 of the Code of Albemarle, Virginia and specific to tax map parcel 061M0-00-00-00600. This Code of Development establishes the unifying design guidelines, specific regulations and block characteristics. The COD also provides certainty about permitted uses, locations and appearance of central features. I. Table of Uses by Block (Section 20A.5a) The table below establishes the permitted and prohibited uses by block. "BR" = By -Right, "SP" = Special Permit, "N" = Not Permitted TABLE A. USES: BY -RIGHT, by Special Permit, and Not Permitted BLOCK BLOCK 1 BLOCK 2 Mixed -Use or Non- residential Mixed -Use or Residential Residential Single Family Detached N N Single Family Attached N N Multifamily BR BR Assisted Living Facilities (20A.8a) BR BR Skilled Nursing Facilities (20A.8a) BR BR Group Homes (20A.8a) BR BR Transient Lodging BR BR Home Occupation, Class A BR BR Accessory Uses and Buildings Including Storage BR BR Non -Residential Retail (Neighborhood, Community and Regional) BR BR General Commercial Service BR BR Office/R&D BR BR Flex BR BR Light Manufacturing/Storage/Distribution BR SP Stand Alone Parking N N Heavy Manufacturing / Storage / Distribution N N Warehousing / Distribution BR N Institutional BR SP Public Uses (5.1.12) BR BR Farmers' Markets (5.1.47) BR BR Family Day Homes (5.1.56) BR BR Childcare Center BR BR Auto Service Uses N N 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 / sewage collection lines, pumping stations / appurtenances owned and operated by the ACSA. Except as otherwise expressly provided, central water supplies / central sewage systems in conformance with all applicable law. BR BR Premier Circle, ZMA 2020-00011 September 21, 2020 Second Submission November 20, 2020 BLOCK BLOCK 1 BLOCK 2 Mixed -Use or Non- residential Mixed -Use or Residential Temporary construction uses BR BR SWM facilities shown on an approved final site plan or subdivision plat BR BR Tier I and Tier II personal wireless service facilities BR BR Accessory Uses and Buildings including home occupation, Class A and storage BR BR Notes to Table A: 1. Use of all units within the existing buildings identified on the application plan as Buildings A, B, C, and Building D is permitted as multifamily housing or transient lodging until the redevelopment of the site occurs per the phasing plan outlined on the application plan. 2. Reference to uses not otherwise defined or listed in this Code of Development shall be defined as listed first, in the Albemarle County Zoning Ordinance, or second in the "Future Land Use Plan and Transportation Network" Section of the Places29 Master Plan adopted February 2, 2011, revised June 10, 2015. If no definition of the use is provided (Code of Development, Zoning Ordinance, Comprehensive Plan) or if there is uncertainty as to whether such use is included in the uses listed in Table A, then such use must be officially determined by the Zoning Administrator to be permitted in a particular Block. 3. The Project must contain at least two uses at final build -out. 4. The Owner shall provide affordable housing equal or greater than sixty percent (60%) of the total number of residential dwelling units constructed on the Property. See section VII of this Code of Development for Supplemental Regulations regarding Affordable Housing and Residential Uses. II. Development Square Footage Proposed and Residential Density (Section 20A.b and c) TABLE B. DENSITY, HOUSING TYPE, AND NON-RESIDENTIAL USE BY BLOCK BLOCK APPROX. MIN. MAX. MAX PERMITTED MIN NON- MAX NON- MIN AND MAX BLOCK DWELLING DWELLING PROJECT HOUSING RESIDENTIAL RESIDENTIAL GROSS BUILDING SIZE UNITS UNITS GROSS TYPES SINGLE SINGLE AREA PER USE DENSITY BUILDING BUILDING (SF) FOOTPRINT FOOTPRINT (SF) (SF) BLOCK 1 46,609 SF 0 201 Multifamily, 5,000 20,000 _ Mixed -Use (1.07 Special Retail 5,000-10,000 acres) Needs Of celFlex 5,000-40,000 Or Non- Housing Residential Institutional 5,000-20,000 37 DUA Light Manufact. 5,000-20,000 BLOCK 2 116,740 80 1401 Multifamily, 0 10,000 - Mixed -Use SF (2.68 special acres) Needs Or Housing Residential TOTAL 163,335 80 1401 37 DUA MF, SNH 5,000 20,000 - SF (3.75 acres) Premier Circle, ZMA 2020-00011 September 21, 2020 Second Submission November 20, 2020 Notes to Table B: 1. Use of all units within the existing buildings identified on the application plan as Buildings A, B, C, and Building D is permitted as multifamily housing or transient lodging until the redevelopment of the site occurs per the phasing plan outlined on the application plan. 2. Total maximum non-residential square footage per the Project may not exceed the total however the total square footage may be allowed in Block 1 only. 3. Total maximum gross density may not exceed 140 dwelling units for the entire Project, however the total density may be allowed in Block 2 only. 4. The size of the blocks may vary by 10%. 5. Residential uses in Block 1 are not permitted on the ground floor at final build -out. The primary use in Block 1 shall be non-residential at final build -out. III. Green Space, Amenities (Section 20A.5d) and Recreational Facilities TABLE C. MINIMUM GREEN SPACE AND AMENITIES BY BLOCK AMENITY AMENITY AMENITIES GREEN GREEN GREEN SPACE AMENITY AREA AREA SPACE SPACE ELEMENTS & GREEN MIN SF % MIN SF % SPACE Block 1 4,661 10% Courtyard/Plaza, 9,322 20% Entrance 20% Mixed -Use (4,661 of Landscaping, (9,211 of Corridor or Non- 46,609 Seating, 46,609 Landscape Residential total SF) Streetscape total SF) and Streetscape Block 11,674 10% Outdoor 23,348 20% Landscaped 20% Mixed -Use (11,674 of Courtyards/Plazas (23,348 Bufferand or 116,740 with Landscaping of Streetscape Residential total SF) and Seating; 116,740 at Premier Meditative Garden; total SF) Indoor Community Rooms; Indoor Computer Rooms TOTAL 16,3355 10% 32,670 20% 20% (16,335 of (32,670 163,350 of total SF) 163,350 total SF) Notes to Table C: 1. location of amenities and greenspace shall be assessed at the site plan stage of development. 2. The minimum amenity space and greenspace area per block may vary so long as the overall total is provided per the Project. 3. Amenity Space maybe provided within buildings. 4. Amenity Space maybe within Greenspace per the Zoning Ordinance Section 20A.9.d. 5. A minimum of 2,500 sf of Amenity Space must be provided by the end of Phase 1 redevelopment of the site per the phasing plan outlined on the Application Plan. Premier Circle, ZMA 2020-00011 September 21, 2020 Second Submission November 20, 2020 TABLE D: RECREATIONAL FACILITY REQUIREMENTS BLOCK FACILITY MIN. FACILITY AREA SF One (1) 2,000 sf contiguous community garden 2,000 SF contiguous space per space per each residential multifamily building garden with proportions adequate constructed. This garden shall provide the following: to the tasks required while • raised garden beds gardening. • a continuous perimeter fence • accessibility Blocks 1 & 2 • adequate sun exposure • adequate size, location, shape, slope and condition of the land • a water source One (1) 500 sf interior fitness room per each 500 SF min space per fitness room residential multifamily building constructed. This with proportions adequate to fitness room shall provide equipment appropriate fitness and required clearances for the residents to whom it serves. around equipment. Notes to Table D: 1. Location of recreational facilities shall be assessed at the site plan stage of development. 2. Recreational facilities must be accessible to the residents to which they serve and are not required to be accessible to the public. IV. Architectural Standards and Landscape Treatment (Sections 20A.5g and h) Landscaped Buffer Next to Street A Landscaped Buffer shall be provided adjacent to the Entrance Corridor as specified in the Entrance Corridor Design guidelines, subject to the following conditions: 1. Street trees shall be appropriate for the grade of the terrain. 2. Street trees shall be placed to avoid utility easements and overhead powerlines. 3. A row of vegetative screening as specified in Section 18-32.7.9.7 shall be used adjacent to parking along the Entrance Corridor. 4. The landscaping shall allow for future potential pedestrian paths or sidewalks to comply with Urban Frontage or Landscape Development Frontage as described in the Places29 Master Plan adopted February 2, 2011, revised June 10, 2015. Landscaping Along Premier Circle Landscaping along Premier Circle and any interior roads shall be provided as specified in Interior Roads section of the Entrance Corridor Design guidelines. Landscaping of Buildings and Other Structures at Entrance Corridor Landscaping along Buildings in Block 1 shall be provided as specified in the Entrance Corridor Design guidelines. Premier Circle, ZMA 2020-00011 September 21, 2020 Second Submission November 20, 2020 Landscaping of Parking Areas Landscaping in parking areas in Block 1 adjacent to the Entrance Corridor shall be provided as specified in the Entrance Corridor Design guidelines. Landscaped Buffer Next to UDA Boundary A 20' minimum landscaped Buffer shall be provided adjacent to the UDA Boundary as described in the "Future Land Use Plan and Transportation Network" Section of the Places29 Master Plan adopted February 2, 2011, revised June 10, 2015 also described as the northwest property line between the Property and Berkley Subdivision. This buffer must contain a mixture of ever green or deciduous trees and shrubs and provide screening to comply with the Zoning Ordinance Section 32.7.9.7 where required. This buffer may be disturbed but must be replanted. Premier Circle, ZMA 2020-00011 September 21, 2020 Second Submission November 20, 2020 V. Lot and Building Height Regulations (Section 20A.5 i) TABLE E. LOT AND BUILDING REGULATIONS BLOCK 1 BLOCK 2 Mixed -Use or Non -Residential Mixed -Use or Residential Building Height Stories 1 Min. 1 Min. Min. 4 Max. 4 Max. Max. Max. Height so, so, Building Setbacks Front at Entrance Corridor 30' Min. — 50' Max. NA Front 10' Min.-50' Max. 5' Min. (No. Max.) Rear 10' Min. (No Max.) 5' Min. (No Max.) Side 5' Min. (No Max.) 0' Min. (No Max.) Along the UDA Boundary (also described as the northwest property line NA 50' Min. (No Max.) between the Property and Berkley Subdivision) Stepback along building face that directly faces UDA Boundary (also described as the northwest property line between the Property and Berkley Subdivision) Min. NA 15' At Building Height Of 3 Stories (OR 40') Other Lot Size (Min. or Max.) None None Residential Units Allowable See TABLE B Residential Unit Type Parking Min. Required 20-133, depending on mixture of 28 —106, depending on unit count, etc. uses Total Required 1 48-239, depending on mixture of uses Notes to Table E: 1. Porches, eaves, and awnings shall be considered part of the structure and shall not extend closer to the street than the required setbacks. 2. The precise number of minimum required parking spaces shall be determined at the site plan phase of development depending on density and types of residential units pursuant to Section VI of this Code of Development and non-residential uses pursuant to 18-4.12.6 . Minimum parking requirements may restrict some uses that historically require large amounts of parking. Multiple parking alternatives per 18-4.12 of the Zoning Ordinance may be utilized during the site plan phase of development as determined by the Zoning Administrator. 3. Minimum building separation shall be required pursuant to the Zoning Ordinance Section 4.11. Premier Circle, ZMA 2020-00011 September 21, 2020 Second Submission November 20, 2020 4. Any primary structure in Block 1 shall conform to provisions of the Entrance Corridor Design Guidelines. 5. Dumpsters and Dumpster Pads on the Property shall be screened pursuant to the Zoning Ordinance Section 4.12.19. 6. At the UDA Boundary as described in the "Future Land Use Plan and Transportation Network" Section of the Places29 Master Plan adopted February 2, 2011, revised June 10, 2015 also described as the NW property line between the Property and Berkeley Subdivision, a 20' minimum landscaped buffer shall be maintained as measured from the property line. See Section IV. of this Code of Development for more regulations regarding the Landscaped Buffer Next to the UDA Boundary. 7. Total building height may only be 3 stories for retail uses per the Places29 Master Plan adopted February 2, 2011, revised June 10, 2015. Figure 1: LOT AND BUILDING REGULATIONS ILLUSTRATED (&4 STORIES MAX. BLOCK 2 D 50' MIN. BUILDING SETBACK AT UDA BOUNDARY WITH 20' LANDSCAPE BUFFER AT BOUNDARY LINE ®15' BUILDING STEPBACK AT UDA BOUNDARY/BOUNDARY AT RESIDENTIAL NEIGHBORHOOD AT 3RD STORY E 4 STORIES MAX. BLOCK 1 'P5' MIN. FRONT AND REAR SETBACK BLOCK 2 F 30' MIN. - 50' MAX. FRONT SETBACK AT ROUTE 29 WITH EXCEPTION FOR SETBACK AT UDA BOUNDARY U MIN. SIDE SETBACK BLOCK 2 QQ 5' MIN. SIDE SETBACK BLOCK 1 Premier Circle, ZMA 2020-00011 September 21, 2020 Second Submission November 20, 2020 VI. Parking Regulations (Section 20A.5 i) TABLE F. RESIDENTIAL PARKING REQUIREMENTS RESIDENTIAL USE NUMBER OF PARKING SPACES multifamily <500 sf 0.35 1 bedroom 1.3 2+bedrooms 1.3 special needs housing <500 sf 0.35 1 bedroom 1.3 2+bedrooms 1.3 Location of Parking The precise number of minimum required parking spaces shall be determined at the site plan phase of development depending on density, types of residential units, and commercial uses pursuant to the uses described in Table E in section VI of this Code of Development and pursuant to the Zoning Ordinance Section 4.12.6. Multiple parking alternatives per Section 4.12 of the Zoning Ordinance may be utilized during the site plan phase of development as determined by the Zoning Administrator. Screening Pursuant to the Zoning Ordinance Section 32.7.9.7, the parking areas along Premier Circle and Route 29 boundaries of the Property are required to be screened as specified in the Zoning Ordinance Section 32.7.9.7(b). VII. Supplemental Regulations for Affordable Housing and Residential Uses The Owner shall provide affordable housing equal or greater than sixty percent (60%) of the total number of residential dwelling units constructed on the Property, subject to the following conditions: 1. These units may be created as for -sale or for -rent. The affordable housing objective may be met through any of the permitted housing types per Section I of this Code of Development. 2. "For -Sale Affordable Housing Units" shall be a residential unit offered for sale to Qualifying Families with evidence of incomes less than eighty percent (80%) of the area median income (as determined by the U.S. Department of Housing and Urban Development (HUD) from time to time) such that housing costs consisting of principal, interest, real estate taxes and homeowners insurance (PITI) do not exceed thirty percent (30%) of the gross household income. All purchasers of for -sale affordable units shall be approved by Albemarle County Community Development Department or its designee. The Owner shall provide the County or its designee a period of 120 days to identify and pre -qualify an eligible purchaser for the affordable units. The 120-day period shall commence upon written notice from the Owner that the units will be available for sale. This notice shall not be given more than 90 days prior to the anticipated receipt of the certificate of occupancy. If Albemarle County or its designee does not provide a qualified purchaser within this 120-day period for such For -Sale Affordable Housing Units, the Owner shall have the right to sell the unit(s) without any restriction on sales price or income of the purchaser(s). Premier Circle, ZMA 2020-00011 September 21, 2020 Second Submission November 20, 2020 3. "For -Rent Affordable Housing Units" shall be a residential unit offered for rent to Qualifying Families with evidence of incomes less than eighty percent (80%) of the area median income (as determined by HUD from time to time) at an initial rent that does not exceed the then - current and applicable U.S. Department of Housing and Urban Development (HUD) Fair Market Rents minus an allowance for any tenant -provided utilities. The designated affordable rental units shall remain affordable for a minimum of 15 years after initial occupancy. 4. Affordable Units shall also be defined as a for -rent or for -sale dwelling unit for households with income less than 80% or below the Area Median Income (AMI) as determined by the U.S. Department of Housing and Urban Development such that housing costs do not exceed HUD's affordability standard of thirty percent (30%) of household income. 5. Each subdivision plat or site plan shall designate the number of affordable units provided and the minimum number of required affordable units per the Code of Development. VIII. Pedestrian Circulation and Access to Public Transit 1. On -site Bus Stop: The Applicant shall construct a Charlottesville Area Transit (CAT) stop (the "Transit Stop") on the Property along the frontage of Premier Circle in the approximate location shown on the Application Plan or as otherwise agreed among the County, CAT, and the Applicant. The Transit Stop shall be constructed and placed in service at the request of the County and shall be designed and constructed in coordination with, and shall be approved by, the appropriate County authority and CAT. If any portion of the Transit Stop is located on the Property, the Owner shall dedicate it to public use or grant an easement as necessary to allow for the public access and usage of the Transit Stop. 2. Inter -parcel Pedestrian Connection: The Application Plan shows potential future pedestrian connections between the Property and the parcels along the northeast side of Westfield Road. Any such future pedestrian connection will be subject to future development and access easement agreements; therefore, it is not intended that any or all depicted connections will be made, rather that these are identified as potential points of connection to future development on the neighboring property(ies). The connections may provide a direct route for residents to access the future development of a Neighborhood Service Center and to the existing bus stop on Commonwealth Drive. The Applicant will grant such inter -parcel easement(s) across the Property at the request of the County. SITE DATA: ENGINEER: TIMMONS GROUP 608 PRESTON AVENUE, SUITE 200 CHARLOTTESVILLE, VA 22903 TELEPHONE: 434-327-1681 CONTACT: JONATHAN SHOWALTER, P.E. JONATHAN.SHOWALTER@TIMMONS.COM TAX MAP PARCEL: 061MO-00-00-00600 MAGISTERIAL DISTRICT: RIO SOURCE TOPOGRAPHY: ALBEMARLE COUNTY GIS DATUM: HORIZONTAL: NAD83 VIRGINIA STATE GRID SOUTH ZONE VERTICAL: NAVD88 ESTABLISHED THROUGH LEICA SMARTNET SITE AREA: 3.75 ACRES WATER SUPPLY: ACSA SANITARY SEWER: ACSA DRAINAGE DISTRICT: RIVANNA RIVER - MEADOW CREEK THE SITE IS NOT LOCATED IN A WATER SUPPLY PROTECTION DISTRICT. COMPREHENSIVE PLAN DESIGNATION: OFFICE / FLEX / R+D / LI PER THE PLACES29 MASTER PLAN ZONING OVERLAYS: ENTRANCE CORRIDOR AND AIRPORT IMPACT AREA CURRENT ZONING DISTRICT: C1 COMMERCIAL PROPOSED ZONING DISTRICT: NEIGHBORHOOD MODEL DISTRICT PREMIER CIRCLE ZMA 2020-00011 COUNTY OF ALBEMARLE, VIRGINIA RIO DISTRICT i i/Zo/zozo 2ND SUBMISSION VICINITY MAP SCALE 111=500' ENGINEER OF RECORD: TIMMONS GROUP 608 PRESTON AVENUE, SUITE 200 CHARLOTTESVILLE, VA 22903 CONTACT: JONATHAN SHOWALTER, P.E. TELEPHONE: 434-327-1681 Sheet List Table Sheet Number Sheet Title SHEET COVER SHEET 2 EXISTING CONDITIONS SHEET 3 BLOCK NETWORK SHEET 4 BUILDABLE AREA AND CONCEPTUAL SWIM SHEET 5 CONCEPTUAL PROPOSED CIRCULATION SHEET 6 CONCEPTUAL AMENITY AND LANDSCAPE DIAGRAM SHEET 7 CONCEPTUAL PHASING DIAGRAM SHEET 8 CONCEPTUAL STREET SECTIONS C H I T E C T 5 1 12 fourth street ne Charlottesville Virginia 22902 434.971.7160 brw-architects.com Premier Circle 405 PREMIER CIRCLE TMP 61 M-6 FOR ZMA 2020-0001 1 TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS. JOB NUMBER 20031 DATE 09.21.2020 DRAWN BY APPROVED BY 2017 © brwarchitects, p.c. 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POWER 15'VEPCO EASEMENT LINE LOCATIONS DB. 920, PG, 609 (APPROXIMATE) SEMINOLE TRAIL (US ROUTE 29) If FA \ 1 1 I I 1 i I I I I I I I I \ \ / r '_-_- -_—__--_-_-_-_--- _ _ _ _- _ _ — — - ----------- - - - - -- -- - - - -- - -____ "- / — -- -- — — — — — — — — — _ -------- --- — — — — — -- _x Iss _ — —_ — — —_ —_ �? _ ` _ _ — — — — _ _ Tzrzr�.r'zrzr�±: z 'y!\� \ / _ — — — — — — — — — — — — — _ _ _ _ — — — _ \ \ \ \, ------------ SCALEI"=40' \\ \ \ R C H IT E C T S 112 fourth street ne charloHesville v34.97 .7160 2902 434.971.7160 brw-architects.cvm Premier Circle 405 PREMIER CIRCLE TMP 61 M-6 FOR ZMA 2020-0001 1 �s TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS. JOB NUMBER 20031 DATE 09.21.2020 DRAWN BY APPROVED BY 2017 © brwarchitects, P.C. ZMA 2020-0001 1 REVISIONS SHEET 2 EXISTING CONDITIONS Q \ TMP 61W-01-OC-5 h\1 COMMERCIAL \ \\ \ I 1 TMP611M-01-241 \ _-'� \\ \ `�_ '• \ \ �\ \ R2 RESIbENTIALI TMP 61M-0,1-23 \\ ` \ \ �. Oq''A R2 RESIDENTIAL TMP61W-01-OC-1 C1 COMMERCIAL / \ / TMP 61M-01-22 I R2 RESIDENTIAL ' / \ \ \ — — — — — — — ' TMP611W-01-OC-2 C1 COMMERCIAL / TMP61M-01-\ 21- A,R2 RESIDENTIAL / 4�4 \ \` \\ \TMP61-D1=01-20 �- - �/ TMP 61W-01-OC-3\ ' // ,'� / / ' _'' \ _ / \ ,,R2-REMEWIA\ C1 COMMERCIAL _ _ TMP 61M-�1_-1_q-------__ -- -_ - / R2 RESIDENTIAL TMP 61 W-01 OC-4 / //// / - - - 472 ' " \C1 COMME CIAL \ 1V, It BLOCK 2 // 474' _ \ // - - - - -- - TMP 61Mi3 ' \ �\ "\ \\\ RESIDENTIAL \ C1 COMMERCIAL 2.68 AC �4�' TMP 61M-4 TMP 616-1C-4 //// / / ' C1 COMMERCIAL I I / / / / / / , / \ 1 1 1 I I \ \ \ I 1 TMP 61 I I C1 COMMERCIAL 1.07 AC 484 I I I I ( I 1 — — — — — — — — �' J \ - --- ---472474 --- -- --- _- ---- \----------- - - - -- _--- ' 478 ' - - - C--------- - SEMINOLE TRAIL (US ROUTE 29) ' \ / / / I 1 I I I II CVCOMME, VAL — \ I ROYAL INN I 1 BLOCK 1 NON-RESIDENTIAL \ \ I I J ---�------- -- --- T- ----- ,--------------------�---_ - =�--------- =- - — --_---__---------_-_- _--- --- --- _ _ -_-_ - _ - -__----- __-------- ---- ` t,-__--- _-- __ — — — - - - -_- - ------------------------- - - _ -_--_- _ _ _ — — - ' 01 --—— —— -- —— 0 —40 810,\\ \ I R C H IT E C T S 112 fourth street ne Charlottesville Virginia 22902 434.971.7160.7160 brw-architects.com Premier Circle 405 PREMIER CIRCLE TMP 61 M-6 FOR ZMA 2020-0001 1 TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS. JOB NUMBER 20031 DATE 09.21.2020 DRAWN BY APPROVED BY 2017 © brwarchitects, p.c. ZMA 2020-00011 REVISIONS 11.20.2020 2NDSUBMISSION SHEET 3 BLOCK NETWORK '/ 411111111Z�1 I I / \ \r \ \ \ \ I 1 TMP 611M-01-24 R2 RESIbENTIALI00 TMP 61M-0.1-23 \\ \ \\ NO R2 RESSIDENtIAL ��0D0�/ TMP 61W-01-OC-1 \ \) I I I /r `' `� \ \ - _ _ - - \ `\ \ A/C, \ / \\C1COMMERCIAL ^/ R��F TMP61M-01-22_ % R2 RESIDENTIAL 2 ' REPLANTED BUFFER O' SETBAC INE (FROM- \ \ // / i n / I3ERKELEY UBDIVISION� / TMP 6JW-01-OC-2 \ / � , DB. 9, PG.�3P3 C1 COMMERCIAL / 04 1( TMP 61M-01-21-- \\�2 RESIDENTIAL TMP 611V1 01-20 -� - - - - TMP 61W-01-OC-3\ ' / / Q RESIDENTIAL, 1� ,,R2-REMEWI/\L- - - _ i - - - - - - - - C1COMMERCIAL ) /=O� ... / / / R / -/ ` \\� \ ` \-_------- _-- _ - -__ ' \ / /�/ / I / / / J / BUILDING AREA ' 5'SET)3AC / / �q6 / /L---------- - -- — — i- - - - - - - - - - - - - - - /- R2 RESIDENTIAL ` \TMP61W-010C-4 \C1 COMME CIAL RESIDENTIAL \ BUILDING AREA Del� , ..G+., /'i / �,•/ „ti"1// ——'--4j�—_-----_ \ I II I \ \\/\\\ - \ `\I \ -POTENTIAL FUTURE \ TMP 61 MI3 I I \ \ \�\ I LOCATION OF BUS STOP C1 COMMERCIALlb /tGROU D , - \�� I - - - / J / / / / / I ST¢RMWATE TMP 61 M-4 \ TMP61 C-4 / C1 COMMERCIAL I / - e1�OMME�J�IAL - // I v `\ I ROYAL INN /' \ TMP 61 C1 COMMERCIAL I / � / � — / \ / / / \ n ::3 ,. a,.: x , .. ,: �^o. . ;•;.;:' ... ,,.. I:;, i I ' I I I I I / / j / Ir t5' SET CK CO t; POTENTIAL BUILDING I � \ I \ 1 \ I I 1 I 1 \ II II I I I I I I \ TMP 61W-01-OC-5 \ I \ \ h\1 COMMERCIAL I I I I I 1, / I NON-RESIDENTyAL \ / 1 I It\ _ / AREA PENDING FURTHER /I I BUILDING AREA\ 1 r I PARKING REDU TION / `- \ Ia _ _ _ _ _ _ _ _ _ 1 I r --- _-----------476478--------------- - - - - ----=--=—= /�_----------' J---- - - - --- __----- _--' \ — _ ----------------47 474------- 0`SETBACK ------------ ---- -- - -- �----- \----------- — ----_- __--- — / If SEMINOLE TRAIL (US ROUTE 29) / \ / / / / \ 1 \ I r ---�------- -- --- T— ----- ,--------------------�—_-- — =�--------- =— ,__---_--———————————————————————_ — — — —_— _ _ - = — —— _ _ ___-------__-------- — — — —— ` ----- —� \ \ \ -SGALE 1 "=40' - 1 1 / I 1 R C H I T E C T S 1 12 fourth street ne Charlottesville Virginia4.7 .7160 2902 434.971.7160 bm-architects.com Premier Circle 405 PREMIER CIRCLE TMP 61 M-6 FOR ZMA 2020-0001 1 TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS. JOB NUMBER 20031 DATE 09.21.2020 DRAWN BY APPROVED BY 2017 OO brwarchitects, p.c. ZMA 2020-0001 1 REVISIONS 111.20.20201 2ND SUBMISSION SHEET BUILDABLE AREA + CONCEPTUAL STORMWATER & TWO-WAY VEHICULAR ACCESS POINT PEDESTRIAN CONNECTION tl` PEDESTRIAN SIDEWALK NETWORK O BIKE RACK (CONCEPTUAL LOCATION, ACTUAL LOCATION DETERMINED AT SITE PLAN) GENERAL LOCATION OF POSSIBLE FUTURE INTERPARCEL CONNECTION NOTE: ALL POSSIBLE FUTURE INTERPARCEL CONNECTIONS ARE CONCEPTUAL / / AND IT IS NOT REQUIRED THAT ANY OR ALL CONNECTIONS ARE MADE. / CONNECTIONS WILL BE SUBJECT TO FUTURE DEVELOPMENT ON ADJACENT LOTS / AND PUBLIC ACCESS EASEMENT AGREEMENTS. / NOTE: IF ADDITIONAL PARKING REDUCTIONS ARE APPROVED DURING SITE PLANNING, OR LESS PARKING IS REQUIRED, BUILDINGS MAY ALSO BE LOCATED / PAR WITHIN PARKING AREAS OF BLOCK 1. / i O !_ i N U V E J Q z w U 0 U N w J U rY U w_ w CL a rn 0 0 a V O J Q) ce i a rn M M CV O CV 0 01 Site Plan - Pro 1" = 40'-0" GENERAL LOCATION OF / POSSIBLE FUTURE / INTERPARCEL CONNECTION / / / / GENERAL LOCATION OF / POSSIBLE FUTURE E // -= INTERPARCEL CONNECTION GENERAL LOCATION OF POSSIBLE FUTURE INTERPARCEL CONNECTION - SEE SECTION C ON SHEET 8 FOR POSSIBLE CONNECTION Circulation PARKING AREA POTENT/AL BU/LD/NGAREA PENDING FURTHER PARKING REDUCTION ROUTE 29 PREMIER CIRCLE GENERAL AND POSSIBLE LOCATION OF FUTURE TRANSIT STOP SUBJECT TO COUNTY AGREEMENT AND EXTENSION OF EXISTING BUS ROUTE CONNECTION TO EXISTING SIDEWALK SYSTEM C H I T E C T S 112 fourth street no charlottesville virginia 22902 434.971.7160 brw-architects.com Premier Circle 405 PREMIER CIRCLE TMP 61 M-6 o ZMA 2020-0001 1 JOB NUMBER 20031 DATE 09.21.2020 DRAWN BY Author APPROVED BY Approver 2017 © brwarchitects, p.c. ZMA 2020-0001 1 REVISIONS 11.20.20 2ND SUBMISSION GRAPHIC SCALE - 1:40 0 40'- 80'-0" 120'- 01 01 SHEET 5 0 SC J CONCEPTUAL PROPOSED CIRCULATION 0 E iu V E 3 J t- Z w U I 0 a U _a N w U Ile ce ce CL o_ (n 01 O N a V O J I Q) I- 10 V m 0 CV 0 cN 01 a SF % Description (approx.) A Central Greenspace Area and 3,678 Landscape Frontage B Courtyard and Meditative 2,218 Garden C Community Garden 2,000 (Recreational Facility) D Courtyard and Landscape 4,920 -i!', .E Frontage Q QF Courtyard and Landscape or 2,259 Community Garden (Rec. Facility) H Courtyard and Landscape 1,260 TOTAL AMENITY 16,335 10% (16,335 / 163,350) g Site Block 2 - Greenspace 23,348 and Landscape u I Site Block 1 - Greenspace 9,322 a and Landscape N C N 0 TOTAL GREENSPACE 32,670 20% (32,670 / 163,350) Amenity & Green Space 46,465 28% (16,335 + (23,348 -2,540 (OVERLAP)) + 9,322 (46,465 / (amenity + greenspace only block 2 + greenspace block 1 163,350) NOTE: SF AND LOCATION OF AMENITY AND GREENSAPCE SHOWN ARE AN APPROXIMATION; EXACT AREA AND LOCATION WILL BE DETERMINED AT SITE PLAN Site Plan - Landscape and Amenity Diagram 1" = 40'-0' II / PAR / provide / screen i STREET TREES AT PREMIER FINAL LOCATION TO BE NED AT SITE PLAN STREET TREES AND _NTAL TREES TO COMPLY WITH -E CORRIDOR GUIDELINES STREET TREES AND SHRUBS TO COMPLY WITH ENTRANCE CORRIDOR GUIDELINES FOR PARKING AREAS AND TO COMPLY WITH REQUIREMENTS FOR SCREENING GRAPHIC SCALE - 1:40 � fi fi 0 40'- 80'-Op' 120'- 0" 0" NOTES ABOUT AMENITIES AND GREENSPACE: 1. BUILDING LAYOUT, PARKING LAYOUT, AND SIDEWALKS ARE CONCEPTUAL. EXACT LOCATION AND AREAS WILL BE DETERMINED AT SITE PLAN 2. THE CODE OF DEVELOPMENT SHALL REGULATE REQUIRED GREEN & AMENITY SPACES AND LANDSCAPE. THERE, PROVIDED SUCH REQUIREMENTS ARE SATISFIED, NON -SUBSTANTIVE CHANGES TO THE DEPICTED DESIGN ARE ALLOWED. THERE WILL BE A MINIMUM OF 20% AMENITY AND GREEN SPACE. 3. IF ADDITIONAL PARKING REDUCTIONS ARE APPROVED DURING SITE PLANNING, OR LESS PARKING IS REQUIRED, BUILDINGS MAY ALSO BE LOCATED WITHIN PARKING AREAS OF BLOCK 1. R C H I T E C T S 112 fourth street ne Charlottesville v34.97 .7160 2902 434.971.7160 bnv-architects.com Premier Circle 405 PREMIER CIRCLE TMP 61 M-6 FOR ZMA 2020-0001 1 JOB NUMBER 20031 DATE 09.21.2020 DRAWN BY APPROVED BY Approver 2017 © brwarchitects, p.c. ZMA 2020-0001 1 REVISIONS 11.20.20 2ND SUBMISSION SHEET 2 CONCEPTUAL PROPOSED AMENITY AND LANDSCAPE 0 E Q) U V E 3 i J Q z w U 0 a U _Q) N w J U U w_ w CL a 01 N 0 O N V O J Q) ce P• a 00 M O N O N 01 • PREMIER CIRCLE NOTE: PROVIDE TEMPORARY FIRE HYDRANT, SEWER, AND WATER AS NECESSARY TO KEEP EXISTING TRANSIENT OCCUPANCY BUILDINGS IN OPERATION AND TO BUILDING AND ZONING REGULATIONS AND STANDARDS. ROUTE 29 Phase 1 - AFFORDABLE UNITS CONSTRUCTED LL' w LL w LL LL m 0 m w Z Q V Q U v> a 5 a O J - 4_zAk--- ------ ------- (5A------- (5)(5) ROUTE 29 11 O NEW ENTRANCE FOR CONSTRUCTION AND ACCESS TO EXISTING PARKING (CONCEPTUAL LOCATION SHOWN) O VARIOUS EXISTING EASEMENTS TO REMAIN - SEE EXISTING CONDITIONS © EXISTING PARKING TO REMAIN PHASE 1 EXISTING UNITS TO REMAIN FOR TJACH USE AS EMERGENCY SHELTER EXISTING UNITS POSSIBLY TO REMAIN FOR TJACH USE AS EMERGENCY SHELTER ® BLOCK 2 BUILD -OUT BEGINS O LANDSCAPE BUFFER - NEWLY PLANTED OR EXISTING TREES TO REMAIN TO MEET REQUIREMETNS PER COD ® 2,500 SF MIN. OF NEW AMENITY AND GREENSPACE COMPLETE (CONCEPTUAL LOCATION SHOWN) BY THE CONCLUSION OF PHASE 1 CONSTRUCTION EARLIEST POSSIBLY CONSTRUCTION OF SIDEWALK PAD FOR FUTURE BUS STOP BY THE CONCLUSION OF PHASE 1 CONSTRUCTION (CONCEPTUAL LOCATION SHOWN) NOTE: IF ADDITIONAL PARKING REDUCTIONS ARE APPROVED DURING SITE PLANNING, OR LESS PARKING IS REQUIRED, BUILDINGS MAY ALSO BE LOCATED WITHIN PARKING AREAS OF BLOCK 1. O BUILDING COMPLETE MIXED -USE OR NON-RESIDENTIAL PARCEL DEVELOPED © ALL AMENITY SPACES COMPLETE (CONCEPTUAL LOCATIONS SHOWN) NEW ENTRY COMPLETE ACCESS CONSTRUCTED - SCREENED PER 32.7.9.7 S) NEW PEDESTRIAN SIDEWALKS AND INTERNAL CONNECTIONS COMPLETE ® LANDSCAPE AT ENTRANCE CORRIDOR COMPLETE G' 161 ROUTE 29 2 Phase 2 - RESIDIENTIAL BUILD -OUT CONTINUES HEET 7% 1° = "'-0" PREMjER CIRCLE O BLOCK 2 BUILD -OUT PHASE 1 COMPLETE 0 BLOCK 2 BUILD -OUT CONTINUES © NEW PARKING FOR NEW BUILDING(S) CONSTRUCTED TEMPORARY PARKING ACCESS ROAD WHILE 2ND ENTRANCE IS RENOVATED - SCREENED PER 32.7.9.7 (CONCEPTUAL LOCATION SHOWN) © RENOVATION OF 2ND ENTRANCE ® PREPARE LAND FOR SALE O LANDSCAPE BUFFER MAINTAINED AND REPLANTED AS NECESSARY ® NEW AMENITY AND GREENSPACE COMPLETE BLOCK 2 (CONCEPTUAL LOCATIONS SHOWN) BY THE CONCLUSION OF PHASE 2 CONSTUCTION NEW ENTRANCE CORRIDOR STREET TREES NOTES ABOUT PHASING: 1. BUILDING LAYOUT, PARKING LAYOUT, AND SIDEWALKS ARE CONCEPTUAL. EXACT LOCATION AND AREAS WILL BE DETERMINED AT SITE PLAN 2. THE PHASES ILLUSTRATED ARE INTENDED TO BE DIAGRAMMATIC AND THE SEQUENCE OF PHASING COULD VARY R C H I T E C T S 112 fourth street no charloMesville v34.97 .7160 2902 434.971.7160 brw-architects.com Premier Circle 405 PREMIER CIRCLE TMP 61 M-b ZMA 2020-0001 1 JOB NUMBER 20031 DATE 09.21.2020 DRAWN BY Author APPROVED BY Approver 2017 © brwarchitects, p.c. ZMA 2020-0001 1 REVISIONS 11.20.20 2ND SUBMISSION SHEET 7 0 SC J Phase 3 - NON-RESIDENTIAL/MIXED-USE CONSTRUCTION PHASING DIAGRAM TMR61M-0.1-23 R2 RESIDENTIAL 03 TMP 61 W-01-OC-1 _ 1-1 CAR \ \ \ C1 COMMERCIAL / / _ ,' �! - - / / \ \ ` \ 71 TMP 61M-01-22_---- I R2 RESIDENTIAL 2Q/' REPLANTED BUFFER WO' SETBAC 41NE (FROM KELEY UBDIVISION)- ' TMPSJW-01-OC-2 \ DB. 9, PG.� 3 \ /\ C1 COMMERCIAL TMP 61M-01 21-- \ -R2 RESIDENTIAL If Oy / / \ 1 -- TMP 61 1- TMP61W-01-OC-3\ / / r / / RESIDENTIAL, / �\ 2RE8TDEN4 / C1 COMMERCIAL \ \ //' / 1 ' / p� / .;" / BUILDING AREA /' / EXCEPTION,7- / EX. 20'ACSA\\ I / / / ., / / / , SANIT,QRY SEWER / / E>EEMENT 5' SETPA \ / OS. 899, Pia ?\27It -47 \\ TMP 61W-01 OC-4 \C1 COMME CIAL bAPPROC GAS LINE LOCATIONS / / j \le^ RESIDENTIAL BUILDING AREA OTENTIAL FUTURE TMP 61 M13 LOCATION OF BUS STOP C1 COMMERCIAL yy _1JNRFRCRQ�INLL 1 —G— I STQRMWATER \ EXCEPTION 9 / I I I I I I APPROX. GAS 1 LINE LOCATIONS EX 20 ACSA WATER -LINE ESMT i OB. 925, PG 433' i ! APPROX. WATERLINE I 5' LOCATIONS I CK $EIT I / POTENTIAL BU LDING � I I I I I � I I I I ' / It I II =cI NON-RESIDENTIAL I \ .' I I / \ / REA PENDING FURTHER BUILDING AREA, PARKING REDUCTION I \ -------------- _- \ c I — \ P�— OH' l / / ;r; OHP — OH \\ \/ r i4a 2- - — — — — — — — �— — — , , / ---- --4 --- --------------_--------- i _� - - - - =a�a-47-4=a�s—===-�sE�BAc�c==- _ --. -- -_-__ —_ �- ---------------------- — _ l -- _------------ _-- EXCEPTION 11 15' VEPCO EASEMENT APPROX. POWER PP 920, Pc. 609 LINE LOCATIONS �xIMATE) I ` \ SEMIN LE TRAIL (US ROUTE 29) ` 1 \ / / I , 1 / i r r -- ---y�------- -T- -- -- T- ----- ��;-- _ - - _- - _ - - _ _ - - — _-- --�=_-�-_ J r -- - V- - - - - - - - - - - - ' l / / /fit/ - - - - - - - I I /4joI/ S ALE1"FAO' a I - - - - - -- - - - - 0 '40' f0' w a a zi 01 I oI ml_, YI =1 Q1w mI EI wI> rn I ¢ I Flo zl oI 010 Ix ml °1 Z 1U- I of W0 I wl °1� z1�A6L I al- I ,I— CONCEPTUAL LOCATION OF ENTRANCE CORRIDOR GUIDELINES I I I FOR INTERIOR ROADS I i EXISTING SLOPE I PROPOSED CURB AND GUTTER II EXISTING PREMIER CIRCLE PRIVATE ROAD 2 5' VARIABLE WIDTH PROPOSED 5' SIDEWALK ROAD CROSS SECTION A -A 0I I =1 YI �I QI tu-1I II WI 1 �1 LLIL oI SI CONCEPTUAL LOCATION oI r�r arnrrr rnrra m , w, EXISTING SEMINOLE TRAIL SOUTH BOUND LANES (US ROUTE 29) PUBLIC ROAD VARIABLE WIDTH SI ROAD CROSS SECTION B-B EXISTING DITCH SCALE 1"=10' 0 10, 20' EXISTING PREMIER CIRCLE PRIVATE ROAD VARIABLE WIDTH SCALE 1"=10' 0 10, 20' 01 QI I zlw w �I I I QI? LIJ ) I }I 01w of I �I w10 �I I 01 X1w of I I I I t=) �I zI m a10 10, PARKING LANDSCAPE I WITH 1 1 BUFFER ADEQUATE w 20' LANDSCAPE BUFFER AT PEDESTRIAN "L AND LOCATION OF j I PARKING I CIRCULATION w ENTRANCE OR I I i STR ET TREES i I I I I 15, I I I 1 I I MIN. I I I 1 I 10' MIN. I I I I I I 1 1 'r CONCEPTUAL LOCATION OF CONCEPTUAL LOCATION OF J LARGE STREET TREES TO COMPLY WITH ENTRANCE CORRIDOR GUIDELINES ROAD CROSS SECTION C-C STREET TREES AND SHRUBS TO COMPLY WITH ENTRANCE CORRIDOR GUIDELINES FOR PARKING AREAS AND TO COMPLY WITH SCREENING REQUIREMENTS 10' POTENTIAL LOCATION FOR FUTURE PEDESTRIAN PATH OR AMENITY LANDSCAPE SCALE 1"=10' 0 10, 20' R C H I T E C T S 112 fourth street ne Charlottesville v34.97 .7160 2902 434.971.7160 brw-architeds.com Premier Circle 405 PREMIER CIRCLE TMP 61 M-6 FOR ZMA 2020-0001 1 TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS. JOB NUMBER 20031 DATE 09.21.2020 DRAWN BY APPROVED BY 2017 © brwarchitects, p.c. ZMA 2020-0001 1 REVISIONS SHEET 0 CONCEPTUAL STREET SECTION ZMA202000011 Premier Circle Neighborhood Model Principles Analysis Planning Commission December 15, 2020 Pedestrian Orientation This principle is partially met. Sidewalks are provided within the development and connect to the existing sidewalk network. Street trees and landscaping are also included. The property is located adjacent to a Neighborhood Service Center to the south. It is located across Route 29 from a Community Center; however, there is not currently a safe way to cross Route 29 to access this Center. Transportation staff and VDOT are currently working with the applicant to see if there is a feasible way to have a crossing at the existing light at Rt. 29 and Branchlands/Premier Circle. The Places29 Master Plan recommends an urban frontage along Route 29 when feasible; otherwise a landscaped frontage may be provided. Given the existing berm and grade at this site, it would be a significant challenge to adjust the existing sidewalk along Route 29. The application plan instead provides a sidewalk through Block 1 above the berm, providing pedestrian access with street trees between the sidewalk and Route 29. This allows for a variation of the urban frontage and provides safer pedestrian access that could eventually connect to the adjacent property. Mixture of Uses This principle is met. This property is located adjacent to a variety of residential and non-residential uses and provides for a mixture of uses onsite as well. Neighborhood Centers This principle is met. The development is not located within a Center. It is adjacent to a Neighborhood Service Center and provides for a mixture of uses and green/amenity space onsite. Several potential future interparcel connections are shown to the Center. Mixture of Housing Types This principle is met/under review. The Code of and Affordability Development requires at least 60 percent (60%) of dwelling units in the development to be affordable, which significantly exceeds the 15 percent (15%) affordable recommendation in Strategy 6b of the Comprehensive Plan. The Housing Planner has reviewed the affordable housing requirements in the Code of Development and has no review comments. The proposal is for one housing type: multifamily. Providing one housing type requires a special exception per 18- 20A.8(a). The applicant has submitted a special exception which is under review and requires action by the Board of Supervisors. Relegated Parking This principle is met. Parking is relegated to the rear and side of buildings. Some parking areas may face Route 29, however landscaping screening and street trees meeting Entrance Corridor guidelines will be required during site planning. The buildable area may also be increased along the frontage with Route 29 during buildout. Interconnected Streets and This principle is met. No new streets are proposed. Several Transportation Network potential future interconnections with adjacent parcels to the south/west are shown on the application plan. Proposed sidewalks through the site and along Premier Circle connect to the existing sidewalk along Route 29. There are pedestrian connections between both Blocks in the site. Multimodal Transportation This principle is met. The development connects to existing Opportunities sidewalks along Route 29. Bike storage facilities are proposed onsite. The development is located approximately % mile from a CAT bus stop on Commonwealth Drive and there are pedestrian facilities to access this stop. The Code of Development includes a requirement for a bus stop on Premier Circle at the request of the County, in coordination with CAT. Future CAT services may be extended to this site. The applicant is also working with Jaunt to provide service to the site. Staff is recommending that the bus stop be installed at the request of the County, rather than when/if CAT agrees to having a stop at this location. This would allow for Jaunt to service the area and have a stop that would allow the Jaunt bus to easily pick up and drop off riders. Parks, Recreational This principle is partially met. The Neighborhood Model Amenities, and Open Space District (18-20A.9) requires at least 20 percent greenspace and 10 percent amenity space for properties that are designated office service within the Comprehensive Plan. The application plan for this project meets those requirements. The amenities provided do not include any play areas/spaces for children. While the majority of the units will consist of single adult occupancy, there is potential for families to be in the development and a recreational/amenity space should be included for children. Staff recommends that the Code of Development be updated to include a playground, or other child centered amenity. Buildings and Spaces of This principle is met. The proposed building heights and Human Scale footprints are consistent with the recommendations in the Places29 Master Plan. A stepback is required for buildings in Block 2 facing the adjacent residential neighborhood to the north. Architectural Review Board approval is required during site planning. Redevelopment This principle is met. The proposed development would redevelop an existing property with a resulting development that better meets Neighborhood Model Principles. The site is currently used as a motel, and the proposed development would be a mix of non-residential and residential uses. Nearby and adjacent buildings have a range of heights and building footprints. The building heights and footprints of the proposed development would be consistent with nearby and adjacent uses. Respecting Terrain and This principle is met. There are no environmental features Careful Grading and or significant slopes on this site. Regrading of Terrain Clear Boundaries between This principle is met. The development is located in the the Development Areas and Development Areas and is not adjacent to the Rural Area. the Rural Area VK 8 g g PAGEO 3 13 19110, THIS DEED made and entered into this 15th day of September, 1986, by and between MARY PATRICIA MARINOS BROWN, unmarried, the Grantor, and THE CHARLOTTESVILLE MOTEL, a Limited partnership, the Grantee, whose address is W I T N E S S E T H: THAT FOR AND IN CONSIDERATION of the sum of ONE MILLION ONE HUNDRED FORTY-THREE THOUSAND TWO HUNDRED FIFTY AND N0/100 DOLLARS ($1,143,250.00), cash in hand paid, the receipt of which is hereby acknowledged, the Grantor does hereby GRANT, BARGAIN, SELL and CONVEY with GENERAL WARRANTY and ENGLISH COVENANTS OF TITLE unto The Charlottesville Motel, a limited partnership, all those two certain tracts or parcels of land situated in Albemarle County, Virginia, being shown and designated as Lot 6, containing 63,250 square feet, and Lot 7, containing 100,103 square feet, on plat of William S. Roudabush, Inc., dated January 1, 1980, last revised March 11, 1980, recorded in the Clerk's Office of the Circuit Court of Albemarle County, Virginia, in Deed Book 797, page 249, said plat is also recorded in Deed Book 823, page 95, with a clearer copy recorded in the Current Plat Book with corresponding Deed Book and Pager together with a four -sevenths (4/7) interest in and to the fifty foot (501) access easement shown as Parcel X on said Platt being a portion of the property which was conveyed to Mary Patricia Marinos (now Mary Patricia Marinos Brown) by deed of James Marinos, divorced, dated November 10, 1941 and recorded in the said County Clerk's Office in Deed Book 252, page 205. There is conveyed as an appurtenance hereto, the right to use the fifty foot (50' ) access easement shown on said plat and the property is conveyed subject to the terms and ?17K a s s PACCO 3 3 a conditions of the road maintenance agreement which is recorded in the said County Clerk's office in Deed Book 791, page 242. The above property is further conveyed subject to the ten foot (10') parking setback line from property line along Route 29; the thirty foot (301) setback line along U.S. Route 29; the fifty foot (501) setback ine from Berkeley Subdivision; the existing sanitary sewer line, storm sewer line and water lines which presently cross the above property; the joint sanitary sewer easement dated November 20, 1985, recorded in Deed Book 864, page 57; and to all other easements, reservations, restrictions, conditions and other encumbrances contained in duly recorded deeds, plats and other instruments constituting constructive notice in the chain of title to the above described property which have not expired by a time limitation contained therein or otherwise have become ineffective. WITNESS the following signatures and seals: STATE OF VIRGINIA AT LARGE COUNTY OF ALBEMARLE, to -wits The foregoing Deed was PATRICIA MARINOS BROWN this 1986. IMy commission expires: 2 ledged #bo by MARY day of , n Boat 8 9 9► K0 3 3 5 nsna m �armEx 11 •}T 1 I 1 M 111 • U ff= TAX TAX_��(211 Us LOCAL ��.r• �Nps1/ yyp1�ru CLUK iii. (21/11.2`/`/\ �(T/1/ SEC. 58.1-802am 7AX 038� LOCAL 7AX 220 k��-(223) LOCAL, TAX w= s=y/,/a TESTE: SHELBY J. MARSHALL, CLEF BY: n4 COUNTY PLANNING COMMISSION BOARD OF SUPERVISORS r� CHAIRMAN DESIGNATED AGENT 3�ypnT� i ' L1niF OWNERS APPROVAL _ -.STti E QF VIRGINIA I..L.LB;A;- A NOTARY PUBLIC FOR THE THIS SUBDIVISION IS MADE WITH THE CONSENT OF THE UNDER STATE AFORE:SAID.00 CERTIFY THAY >✓ ,S- SIGNEDOWNERS,PROPRI[TORS, AND/OR TRUSTEES ALL ROADS WHOSE NAMES ART.,SIGNED TO THE OREGO�ING WRITING , AND STREETS. IF NOT PREVIOUSI,Y DEDICATED, ARE HEREBY BEA13ING DATE OF "+-,_`1 19 HAVE ACKNOWL- TENDERED FOR DEDICATION TO PUBLIC USE EDGED THE SAME BEFORE ME IN MY STATE AFORESAID. \ GIVEN UNDER MY HAND THI$#.OFy�Y OPU-.'a-:,_ j 1� JAY COMMISSION EXPI RESir .I:�+.a. 19� ram— IMwn3»'�.y'•.Al N.P. OWNER Mary PNnua Marinas Braun SOUR;EOPTITLE D B 252 p.205 T.MGI Parcel H9 No Further Divlsino of This Prouerty Without Planning Commrssion Approval Denotes Iran Pins All Lats Sholl Hove Access Only On The Interior Road. CURVE DATA !1 R_ 30 DO 1 ryl_ L 4] 12' T 30.OQ 1 90 (%$ .• 119.62 6598' 704 114 DI' 4 QT,_ , 95 41a ,21 I Otl 259.T 154 Th 7 713°1921' 140.00 19138 11402 I A9 t7rf-791'IF719�'�1L' �I L0•TS 1- 7 aPARCEL 'IX A DIVISION OF PARCEL 119 TAX MAP61 NEAR CHARLOTTESVILLE CHARLOTTESVILLE MAGISTERIAL DISTRICT ALBEMARLE COUNTY, VIRGINIA N I January 9,1980 Scale;l a200 ? REVISEDIFebrunry 13• 1980 1• N. S.10611li r• • REV'. FEEI 1990 CERT. NO. S RE'. MARCH �1, 1960 V 54.17.3 (a) 655 �54-173 Lee, 78 0 4 'AA,2AD LAMS) to WILLIAM S. ROUDABUSH, INC. A PROFESSIONAL CORPORATION CERTIFIED LAND SURVEYORS Charlottesville, Virginia 492E ZMA202000057 PREMIER APARTMENTS 405 Premier Circle September 21, 2020 Special Exception Application Narrative On behalf of Piedmont Housing Authority ("PHA" or the "Applicant') and Virginia Supportive Housing ("VSH"), the developer, we respectfully request a special exception from the requirement that each Neighborhood Model Development (NMD) have at least two housing types. This requirement, which is set out in Zoning Ordinance Section 20A.8(a), allows the Board of Supervisors to waive this requirement if the proposed NMD is an infill project or at least two housing types are already present within one -quarter mile of the proposed district. Among the different housing types listed in this Section 20A.8(a) are single family attached, multifamily dwellings, and special needs housing such as assisted living facilities, group homes, and skilled nursing facilities. An "infill project' is defined as "a project in which a parcel is developed or redeveloped, where abutting or nearby parcels are already developed, and the project area is relatively small compared to the developed abutting or nearby parcels." The Property, described and defined below, is an infill redevelopment project. This Application is submitted in connection with a Zoning Map Amendment application that proposes to rezone County Tax Map parcel 061 MO-00-00-00600 (the 'Property"), from C-1 Commercial to NMD, to allow for the development of multi -family supportive housing and office uses (the "Project'). The Project proposes a maximum of 140 residential apartment units and 20,000 non-residential. As described in more detail in the Code of Development and as shown on the Concept Plan, dated September 21, 2020, prepared by Timmons Group and BRW Architects, the Project will comprise three buildings on the 3.75 acre parcel. Block One will contain a two-story non-residential building, which could include second floor apartments. Block Two will include the four-story VSH building containing approximately 80 studio apartments and the 3- and 4-story PHA building containing approximately 60 apartments, to be a mix of one-, two, and potentially 3-bedroom apartments. All units in Block Two will be affordable housing. The studio apartments in the VSH building will house formerly homeless residents, who are single with no children, and will be rented at rates affordable to those earning 50% AMI or less. The PHA building may be designed to house families and is currently planned to include approximately 80% two -bedroom units, 20% one - bedroom and a maximum of five percent (5%) three -bedroom units. The exact rental level of the PHA building is dependent on the final financing structure but will be within the range of affordability to those earning 30% to 80% AMI. Both buildings, therefore, will be 100% affordable rental units and are properly classified as multifamily, though both are intended to address special housing needs. In particular, the VSH building may be properly classified as a "special needs housing" since VSH does offer services to its residents. The single-family detached community, Berkeley, located on Commonwealth Drive and Commonwealth Circle, abuts the Property to the north, and these residences are within one - quarter mile of the Project. 11Page Though, initially, the Project envisions the front building on Route 29 to be a commercial building for office use, the Code of Development, in compliance with the Places29 Land Use Designation Table for areas around centers, permits residential uses on the upper floor as long as maximum dwelling units per acre are maintained within the Project. If the Community Development Department concludes that the Project does not meet the two -housing types requirements, the Applicant requests a special exemption for such requirement and submits that providing the special exemption to such requirement would not frustrate the purposes of Section 20A.8(a), the Places29 Master Plan, or the Neighborhood Model Principles. The Project will be phased to allow formerly homeless to reside in the existing Red Roof Inn during development and construction of the VSH building in Phase One and, possibly, during a portion of the development and construction of the PHA building in Phase Two. Prior to rezoning, the Project will contain another housing type, transient lodging, managed by the Thomas Jefferson Area Coalition for the Homeless (TJACH). Upon rezoning approval, the Project would host these residents for stays longer than 30 days in the existing hotel buildings as multifamily units. Many or all of these residents will move into the VSH building upon its completion. In summary, though all residential units within the Project may be technically described as multifamily, their various purposes comply with the spirit of the Ordinance to provide housing for many different needs. All units, whether managed by TJACH, VSH, or PHA, would be affordable units. The Proposed Special Exception Supports the Goals of the Comprehensive Plan Waiving the multiple housing types requirement is consistent with the recommended future land use of the Property under the Comprehensive Plan. The Project is located in the Development Area and, by reference to other zoning districts in the development area, is designated for a maximum of 34 dwelling units per acre (DUA). Multifamily is the most efficient means of providing the maximum number of affordable units, a goal of the County's Comprehensive Plan. In order to maximize the efficiency of the development and further the County's goal of increasing the availability of affordable housing, the Applicant is requesting 37 DUA. Because multifamily is suitable and appropriate for the Property location, single-family detached is well within one quarter mile from the Project, and the Project is an infill redevelopment that will provide up to 140 units of affordable housing to the County, the Applicant requests a special exception Zoning Ordinance Section 20A.8(a). We submit that granting the requested special exception will further the goals of the Comprehensive Plan without creating significant detriments to County residents. Thank you for your consideration of this request. 43393165_1 TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS. September 21, 2020 County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 RE: Premier Apartments — Trip Generation To Whom It May Concern: 608 Preston Avenue Suite 200 Charlottesville, VA 22903 P 434.295.5624 F 434.295.8317 wwwAimmons.aom The Project will connect to Premier Circle, an existing private road with two connections to Route 29. One connection is a right -in right -out only. The second connection, further north on Route 29, is a full -signalized intersection. A sidewalk will be added along the property frontage on Premier Circle. This will provide pedestrian access from the site to the existing sidewalk along Route 29. The current commercial zoning, Highway Commercial, allows for uses such as a grocery store. There was a site plan submitted for a Lidl Grocery store submitted to Albemarle County in 2017 (SDP201700007). Per the table below the proposed development under this rezoning will generate approximately 1 third as many trips as that by right development would have generated. Thus, the added traffic will be much less than uses allowed by right. LA14D USE ITE CODE AMOUNT UNITS WEEKDAY AM PEAK HOUR PM PEAK HOUR ADT 81 OUT TOTAL 81 OUTI TOTAL BdWm Zoning Super arlet 850 35,962 SF GFA 3,840 1 82 1 55 1 137 1 186 178 1 364 TOTAL 3,840 1 82 1 55 1 137 1 186 178 1 364 ftoposed Zonli General 0 e 710 15,000 SF GFA 168 35 6 41 3 16 19 mote a;; Houvn 'Lov; Rj ' 221 140 Dwells UniS 1,018 51 66 50 29 80 TOTAL 1,186 0 ;3�5 56 106 53 45 98 Re[ DWerence - T -2.651 1 -31 -132 -133 -265 % Dlffer a -69.1% -39.3% 27% -27 -71.3% 1-74.6% -72.9% SOURCE: Institute of Transportation Engineers' Trip Generation Monuol lON Edition (20171 If you have any questions or comments, please feel free to give me a call at 434.327.1681. Sincerely, Jonathan Showalter, PE Project Manager CIVIL ENGINEERING I ENVIRONMENTAL I SURVEYING I GIs I LANDSCAPE ARCHITECTURE I CONSTRUCTION SERVICES