HomeMy WebLinkAboutZMA201800012 Review Comments Appeal to BOS 2023-02-03 (2)Megan Nedostu
From: Nicole Scro< nscro@ gal lifreyenterprises.com >
Sent: Thursday, January 03, 2019 11:27 AM
To: Megan Nedostup
Cc: Andrew Gast -Bray; Justin Shimp; Kelsey Schlein; Kevin McDermott; Mark Graham; Rachel
Falkenstein
Subject: Re: Galaxie Farm Lane - Next Steps
Attachments: MRSC - Guide to Ordinance for Cottage Housing.pdf
Hi Megan,
Yes, let me explain in more detail. What we are proposing is somewhat unique -- it entails building home footprints at a
third of the size of the average newly constructed home. This kind of development is the most space efficient kind of
single family construction -- meeting density needs and pressures, addressing missing middle housing by providing a less
expensive home, while also maintaining the same, or providing even less, impacts (e.g. same, if not more, green space,
less intensive grading, and smaller families / less cars). To make this kind of plan economically feasible, we need to build
more of these smaller homes when compared to constructing the typical larger home. As you can imagine, when we
discuss this plan with Supervisors and Commissioners, while they are supportive of the concept, they have questions
about how to ensure the project comes to fruition as intended and what kinds of regulations / restrictions the County
should impose.
Our path forward is to present two plans:
1. with the smaller home footprint, with new regulations and restrictions; and
2. with the more typical, larger home construction, following established rules and regulations.
The link below is from the non-profit, Municipal Research and Services Center (MRSC), which has a host of resources on
how to regulate this kind of development: http://mrsc.org/Home/Explore-Topics/Planning/Specific-Planning-Subiects,-
Plan-Elements/Cottage-Housing.aspx. Also attached is a guide to regulating or adopting an ordinance re. cottage
housing.
Regulations could include:
• Density: allowing 2 cottage units for every unit typically allowed
• Cluster Size (cluster design allows community feel): between 4-12 cottage units surrounding a single common
open space
• Floor Area of Cottage Units: between 700 and 1500 sq. ft.
• Height limit: 30 feet, perhaps lower
• Common open space: 300 sq. ft. per unit, minimum of 3,000 sq. ft. per "cluster"
With this in mind, we would like to discuss the following:
Proposed regulations/restrictions on Plan (1) and perhaps additional regulations.
Whether it is appropriate for these new regulations to be embedded within a Comprehensive Plan Amendment
(CPA) or rezoning application.
There have also been some questions with regards to the proposed Connector Road and the design of the entrance to
the development from Route 20.
I know this may be a lot to try to tackle. The path of least resistance is definitively Plan (2). However, we believe it is
worth trying to tackle. There are no newly constructed single family detached homes in Charlottesville or Albemarle
under $300,000 (zillow link here). This type of construction is definitively needed across the nation, but especially so in
an area with such high demand and limited developable land. We are hopeful the proposal will help an underserved
section of the community -- the missing middle. For these reasons, we do believe it is worth careful consideration and
thoughtful analysis.
Let me know if you have any other questions.
-Nicole
On Thu, Jan 3, 2019 at 8:40 AM Megan Nedostup <mnedostup@albemarle.org> wrote:
Good Morning Nicole,
Can you help me better understand your thoughts on moving forward? I just want to make sure we have the
right people at the table and I'm not sure if Andrew Gast -Bray, Mark, Kevin, or Rachel are needed.
Thank you,
Megan Nedostup, AICP
(pronounced nuh-DAHST-up)
Principal Planner
Community Development Department
Planning Services
ph: 434.296.5832 ext. 3004
From: Nicole Scro<nscro@aallifreventerprises.com>
Sent: Wednesday, January 02, 2019 3:48 PM
To: Megan Nedostup <mnedostup@albemarle.ora>
Cc: Andrew Gast -Bray <agastbrav@albemarle.org>; Justin Shimp <'ustin@shimp-engineering.com>; Kelsey Schlein
<kelsev@shimp-engineering.com>; Kevin McDermott <kmcdermott@albemarle.org>; Mark Graham
<mgraham@albemarle.org>; Rachel Falkenstein <rfalkenstein@albemarle.org>
Subject: Re: Galaxie Farm Lane- Next Steps
Hi all,
I hope you had a great holiday season. We believe we have a path forward for the Galaxie project. Would we be able
to set a date to meet in the coming weeks? Let us know what days/times work best for each of you.
Thank you,
Nicole
On Wed, Dec 19, 2018 at 1:44 PM Megan Nedostup <mnedostup@albemarle.ora> wrote:
Hi Nicole,
I spoke with Rick this morning, so he is up to speed on everything and the discussion at the PC last night. For
CPA's, the way that the process is set up is that we really take our direction from the Board. I am sure after
you meet with Rick and Pam he will reach out to me to let me know the direction and we can go from there.
Staff definitely will need to be involved if the process moves forward for consideration, however until we
know that a PC member or BOS member is on board and will be bringing it up for consideration there isn't
much we as staff will be providing.
If we want to set up a meeting for the following week after you meet with Rick and Pam, we can certainly do
that, however until the direction is clear that either Pam or Rick (or another PC or BOS member) would like
the Comp Plan change to be considered, I am not sure there is much to discuss. I would suggest that we wait
until you have that meeting with them to set something up.
In all honesty, the challenge here will be if they want to consider it something they would like to add to the
long list of Community Development projects. CDD's anticipated work program is long, Mark will be taking
the work program to the Board in February, it has not been finalized to date, but we anticipate the following
as either already Board directed, or additions to our current work program: either being the lead or heavily
involved on a number of the Board's strategic plan initiatives; working on Economic Development's strategic
plan implementation (Project ENABLE); recodification of the zoning and subdivision ordinances; writing a
form- based code for Rio29; updating the existing affordable housing policy; and a number of Comp Plan
amendments/master plans (Rivanna River Corridor, Avon Corridor, Broadway small area plan, and possibly
the Crozet Master Plan).
I am just letting you know this to set expectations, that the Board will need to consider all of the above and
adding your proposal to the list.
Thank you,
Megan Nedostup,AICP
(pronounced nuh-DAHST-up)
Principal Planner
Community Development Department
Planning Services
ph: 434.296.5832 ext. 3004
From: Nicole Scro<nscro@eallifreyenterprises.com>
Sent: Wednesday, December 19, 2018 10:25 AM
To: Megan Nedostup <mnedostupC@albemarle.ore>
Cc: Andrew Gast -Bray <aeastbray@albemarle.ore>; Justin Shimp <iustin@shimp-eneineerine.com>; Kelsey Schlein
<kelsev@shimp-eneineerina.com>; Kevin McDermott <kmcdermott@albemarle.org>; Mark Graham
<mgraham@albemarle.or¢>; Rachel Falkenstein <rfalkenstein@albemarle.org>
Subject: Re: Galaxie Farm Lane - Next Steps
Thanks Megan! Yes, I know the basics of the process. I have a meeting tentively scheduled for January 2 to meet with
both Pam and Rick.
But, having met with Rick previously several times, I know he values staff input and so I'm trying to figure out a
chicken or the egg situation. Staff tells me to meet with supervisors and supervisors tell me to meet with staff.
I can be available whenever you can meet. If not until after the 3rd, that's fine, but it would be great to, at minimum,
get something scheduled.
On Wed, Dec 19, 2018 at 9:40 AM Megan Nedostup <mnedostup@albemarle.ore> wrote:
Good Morning Nicole,
As you are aware, the Board adopted a new process for CPA's earlier this year. Below is the language from
the staff report regarding process that they approved. You will need to get a Board member or PC member
to carry your request and bring it to the full Board or Commission for a recommendation. After that, the
Board would then reed to consider it within CDD's work program. We haven't had one of these since the
policy changed, but I think your first step is seeing if you can get a PC or BOS member to endorse your
request to make the change to the Comp Plan.
I won't be available to meet until after January 31d. Today is my last day in the office until after the holiday, I
may be in some next week, but I don't have a set schedule yet and many people are out next week. I will be
out the following week until Thursday.
To better allocate staff resources to the Board's priorities, staff is proposing that applicant -initiated ZTA and
CPA requests follow a different process. Staff recommends that all proposals come from either the Planning
Commission or the Board of Supervisors. As often occurs now, a person could make a request either at a
public meeting or directly with a Board member or Commissioner. The Supervisor or Commissioner would
bring the topic to the full Board or Commission for discussion and determination of whether additional work
should be done. If accepted for analysis, staff would prepare a summary of the issues associated with the
ZTA or CPA, a recommended review process, timeline, and resource allocation. If after receiving this
analysis, the respective body would adopt a resolution of intent for either the zoning text or comprehensive
plan amendment. In the case of the Commission's decision to proceed, the resolution would be taken to the
Board of Supervisors to factor into the CDD work program.
Thank you,
Megan Nedostup, AICP
(pronounced nuh-DAHST-up)
Principal Planner
Community Development Department
Planning Services
ph: 434.296.5832 ext. 3004
From: Nicole Scro<nscro@gallifreyenterprises.com>
Sent: Wednesday, December 19, 2018 8:07 AM
To: Andrew Gast -Bray <agastbray@albemarle.org>; Justin Shimp <iustin@shimo-engineering.com>; Kelsey Schlein
<kelsev@shims-engineering.com>;Megan Nedostup<mnedostuo@albemarle.org>; Kevin McDermott
<kmcdermott@albemarle.org>
Subject: Galaxie Farm Lane - Next Steps
Hi all,
Hope you are well. I know each of you have busy schedules so I wanted to reach out as soon as I could to try and get
a meeting on the books with regards to determining the process/next steps for Galaxie Farm - CPA etc.
Let me know days/times that you may be available in the coming weeks.
Thank you,
Nicole
Nicole M. Scro
Gallifrey Enterprises
434-218-0513
Nicole M. Scro
Gallifrey Enterprises
434-218-0513
Nicole M. Scro
Gallifrey Enterprises
434-218-0513
Nicole M. Scro
Gallifrey Enterprises
434-218-0513
Megan Nedostup
From: Nicole Scro<nscro@gallifreyenterprises.com>
Sent: Friday, October 25, 2019 4:00 PM
To: Megan Nedostup; Justin Shimp; Rachel Moon
Subject: Galaxie Rezoning - Updates post -PC public hearing
Attachments: Galaxie - Application Plan 10252019.pdf
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Hi Megan,
Hope all is well. Attached is the updated application plan for Galaxie.
The following changes were made:
1. The total unit count has been revised to 65. Some adjustments in the acreage/alignment/allowable number of units
per block has changed as a result.
2. Private Road D is now two public roads. One cul de sac extends to the property line, the other is shorter and has
units around it.
3. Managed Slopes are now shown. We slightly revised Note G to state, "As applicable, retaining walls within the
development shall meet the design standards required for the disturbance of managed slopes in Section 30.7.5 of the
Zoning Ordinance." We added "as applicable" so that Section 30.7.5 applies to retaining walls related to disturbing
managed slopes versus ALL retaining walls. That being said, it is very likely we will not need any retaining walls at
all. We are just adjusting the language in the off chance we do need a retaining wall.
4. Note B has been revised with the intent to adjust the setback modification request for Private Road E to meet staff's
recommendation. We tried to make it clear that the modified minimum front setback of 3 feet only applies to the units
facing the greenway.
5. Removed "upon demand of the County" from Notes I and J, which relates to the roads that extend to the property
line. The reason for this is that VDOT will require dedication of those roads to the property line so it will not be upon the
County's demand but rather, VDOT's.
6. The ROW cross sections did not previously show the bike lanes including the gutter pans. We revised these such that
the 5' bike lanes now do include the gutter pans and so the ROW distances were slightly reduced and the pictures
changed slightly. I'll defer to Justin if there are any questions on this.
Most of these were based on feedback after the PC/staff report but not all were and we apologize for not catching those
earlier!
Thank you for your help and let us know if you have any questions.
-Nicole
Nicole M. Scro
Gallifrey, LLC