HomeMy WebLinkAboutZMA201800004 Review Comments Appeal to BOS 2023-02-03WRITTEN NARRATIVE
BACKGROUND
Dickerson Ridge, LLC (the "Applicant"), requests a Zoning Map Amendment (ZMA) to change
the zoning designation of the Property (defined below) from Planned Residential Development
(PRD) to Neighborhood Model Development (NMD) ("this Application").
The Property that is the subject of this Application includes the following parcels (collectively,
the "Property"):
32-49F 3.63 acres
32-491 4.57 acres
32-49J 11.07 acres
32-49B 1.0 acre
Total: 20.2 acres (approximately)
There was a tax map parcel (32-49G) that was part of the Property but we believe it was
combined with Tax Map Parcel 32-491 and no longer exists, pursuant to that certain subdivision
plat entitled "Plat Showing Parcels C, E, and F, a Boundary Line Adjustment between Parcels
C, E, F and Lot 1, Located on Dickerson Road, Rio Magisterial District, Albemarle County,
Virginia," prepared by Lincoln Surveying, dated May 20, 2013, last revised November 25, 2013,
and recorded in the Clerk's Office of the Circuit Court of the County of Albemarle, Virginia in
Deed Book 4462, at page 679. The County GIS does not show Tax Map Parcel 32-49G either
but we wanted to note such parcel in case there is a discrepancy.
This Application does not include the portion of Willow Glen that has already been developed,
which is comprised of the parcels that have been subdivided from what was previously identified
as TMP 32-49K (the "Phase 1 Lots" or "Phase 1 "). Parcel 32-49B was not part of the 2006 ZMA
(defined below), as it was not available for acquisition at the time. The Applicant has recently
entered into a contract with the owners of Parcel 32-49B to purchase that property (the
"Outparcel").
The Willow Glen community is located along
Dickerson Road (State Route 606), and
Phase 1 includes an interparcel connector to
Towncenter Boulevard. In 2006 the Board of
Supervisors approved a Comprehensive
Plan Amendment to designate the Property
(including Phase 1) for Urban Density
Residential use (CPA-2006-00003, the "2006
CPA"). The Board of Supervisors also
approved a rezoning application to rezone
the Property (including Phase 1) to Planned
Residential Development (ZMA 2006-00019,
the "2006 ZMA") to permit 234 residential
dwelling units, or 9.88 dwelling units per acre
("DUA"). Final site plans were approved in October of 200
thirty-six (36) lots began shortly thereafter. At this time all
been developed-
8
, and construction of Phase 1 with
but four of the Phase 1 lots have
The residents of Phase 1 have been very happy with the development and are supportive and
excited for the completion of the future phases of Willow Glen as proposed by this Application.
Due to market changes, the completion of future phases has been delayed. In the meantime,
however, the Applicant worked with the Phase 1 owners to design and build a temporary
playground to provide an amenity until the remainder of the community and its associated
amenities could be completed. The Applicant also organized a group to represent the Phase 1
residents so that the Applicant can easily communicate with them and address their concerns in
a timely fashion.
This Application is in direct response to market changes and an attempt by the Applicant to
successfully adapt the community to these changes. One such adaptation is to propose the
inclusion of office, commercial or light industrial space in the portion of the Property along
Dickerson Road to meet market demand for such space. In addition, this Application (and its
associated Application Plan) propose to eliminate numerous condominium buildings from the
community that were approved as part of the 2006 ZMA. At the time condominium projects were
very successful, but the market for such properties has essentially evaporated.
On September 11, 2017, the Application submitted a Comprehensive Plan Amendment to
change the land use designation of portions of the Property to Office/R&D/Flex/Light Industrial
(the "2017 CPA Application"). However, upon reviewing the permitted uses within
Office/R&D/Flex/Light Industrial designation and comparing those uses to the secondary uses
allowed in the current land use designation of Urban Density Residential (which includes
"General Commercial Service," "Office," and "Research & Development (R&D)/Flex"), the
Applicant realized that the businesses that have been interested locating at Willow Glen would
already be permitted under these secondary uses of the Urban Density Residential designation.
Therefore, the Applicant determined that the 2017 CPA Application is not necessary, and
officially withdrew it on April 5, 2018.
PROJECT PROPOSAL
As noted above, the Property's current land use designation is Urban Density Residential, which
expressly permits the following uses, as secondary uses:
• General Commercial Service
• Office
• Research & Development (R&D)/Flex
Based on these permitted secondary uses, this Application intentionally includes those uses
(with certain conditions related to scale and mitigation of potential impacts) that are allowed as
secondary uses under the Urban Density Residential designation, and this Application does not
include those uses that are permitted under the Light Industrial designation. The differences
between these classifications and the permitted uses is further discussed in the section of this
narrative entitled "Consistency with the Comprehensive Plan."
With this Application, the Applicant believes it can continue the development of the Willow Glen
community as a medium density residential community, with the added benefit of non-residential
uses that are in high demand in the current local market, and that can be located in harmony
with the residential uses.
' I
Because the existing PRD zoning does not permit non-residential uses, the proposed addition of -7 h�at
non-residential uses to Willow Glen requires a rezoning tcfNeighborhood Model Development
(" NMD"). In developing this Application, the Applicant gave careful attention to designing the - t
non-residential block (shown as "Block 2" on the Application Plan) with sidewalks, pedestrian
connections between the residential and non-residential areas of the community, and a
sensitively designed "transition zone" between Block 2 and the adjacent residential block (Block
3). In addition, the residential blocks also include sidewalks, a trail network, a mixture of housing
types and affordability, and numerous amenities for the residents. The Application also includes
a more sensitive design that reduces the impacts on the Property's streams as compared to the
2006 ZMA. The changes to the Application Plan involving stream protection were expressly
requested by the County Engineer during pre -application meetings, and involved rearranging
ots, buildings, and drive aisles away from the bank of the stream on the northern side of the
_ fapert�, and leaving as much of the stream in its natural state as reasonably possible. Only a
� foot segment of the stream is covered by a drive aisle that is necessary to provide access
knits in Block 4. [Steve, what else? Please clarify and modify as necessary]
This Application proposes a 5,000-square foot clubhouse, with the potential for small office
space inside, located in the center of the development in Block 6. Adjacent to the clubhouse, a
small soccer field, possible pool, and tot lot are proposed. A second tot lot is reserved for Block
4 to accommodate those residents located further from Block 6. Please see the enclosed
Amenity Space Exhibit for further visualization of the proposed amenities of Willow Glen. In
addition, the trail and sidewalk network was designed with the intention of providing a means of
easily walking to these amenities as well as to the streams and stormwater pond (to be filled
with fish and constructed with a dock) located in Block 4. Also enclosed is a Trails and Walks
Exhibit, which depicts the proposed trails in green and the proposed sidewalks in light brown.
The Trails and Walks Exhibit demonstrates the interconnectivity of the Willow Glen community
and the easv_of accessibility of the Property's natural amenities, as the streams parallel the
green hatched lines of the trail network.
With the above proposed changes, we believe the Willow Glen community will not only be able
to better adapt to market changes, but also provide the County with greAteNtaxable revenue. In
addition, the 2006 Rezoning proposed u to 198 residential units on thePro erty In contrast,
y� the Current ZMA proposes only up to 64 esidentipl units, with up to 60,00 -square feet of non-
�\�� residenfial Area The elimination of 3 esidential units addition of up to 60,00. 0 square feet, of
(pt n n---r Tderifial area, change in zonin yp6 bird -therefore design of the site, d the change in
un f mixture (such as, elimination of condos) are all proposed changes that increase the viability
of the Willow Glen community, satisfy a community need, and increase the benefits to the
County compared to the 2006 Rezoning.
CONSISTENCY WITH THE COMPREHENSIVE PLAN
The Property is designated as Urban Density Residential on the Land Use Map of the
Comprehensive Plan. Table LU2 of the Places29 Master Plan entitled "Land Use Designations
in Areas Around Centers' describes secondary land uses allowed in Urban Density Residential
areas as "General Commercial Service," "Office," and "Research & Development (R&D)/Flex."
These uses are encouraged to locate "in Centers" and may be located in areas around Centers
by exception.
The Places29 Master Plan describes how to interpret "by exception" on the LU2 Table of the
Places29 Master Plan:
M
"On the Land Use tables, the term "by exception" means that a larger building footprint
or single land use might be supported for one of the Centers or areas around a Center if
the larger building or use will fulfill the goals of the Master Plan and the Neighborhood
Model, including walkability, compact development, interconnected streets, block and lot
sizes, and so on. The decision on whether to allow a lamer footprint building or allow
^s other changes to building form or use will be made as part of the rezoning process;
property owners seeking to rezone will need to include the request for larger footprint
buildings in their application narratives and concept/application plans (pg. 7,
gym" s Introduction, Places29 Master Plan)."
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We believe the proposed plan should be considered an appropriate exception where such
mmercial
should be allowed ed in Urban Density lRes Residential a eas around Centers becaument Dse alllow ng such
uses would satisfy the goals of the Places29 Master Plan and Neighborhood Model, and would
be compatible with the surrounding community. The proposed plan would include pedestrian
connections between the non-residential area, allowing residents the ability to walk to such
areas while minimizing vehicular traffic impacts. The three pedestrian access points between
the residential and non-residential area are circled in red in the enclosed Trails and Walks
Exhibit.
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The Property is uniquely situated in close proximity to both industrial and commercial districts as
well residential districts. The Property is less than a quarter mile from the Charlottesville -
Albemarle Airport and Hollymead Town Center. It is also the same distance from the Deenvood
and Abington Place residential communities. By allowing "General Commercial Service,"
"Office," and "Research & Development (R&D)/Flex" uses within the Willow Glen community,
the property can provide a transition from both the industrial uses and the airport to the north of
the Property, and to the residential communities to the south. In addition, we believe the types
of uses proposed in this transitional area would have minimal negative impact on the
surrounding residential communities, and would instead compliment such communities,
providing a potential for residents to walk to work and providing neighborhood scale services
and businesses
The proposed plan envisions uses and businesses similar to the following to be located within
the non-residential area of the property.
Universal Test Equipment: update and restore mother boards for a variety of equipment
LumaCyte: develops machines specifically designed for cell separation
S&D Coffee Distributors and Greenberry's Coffee: coffee roasting and distribution
RJ Holdings II: NFL footwear and helmet test facility
Wood/Cabinet/Glass Shop
Sign Shop
General Offices
None of the above uses require outdoor storage o" r have substantial noise or traffic impacts.
Research & Di=vefopmenfT&T�'is'"�escn5ea on page 11 of the Introduction to Part 4 — "Future
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Land Use Plan and Transportation Network" of the Places29 Master Plan. It states "these uses
are examples of "new" industry, with relatively few impacts on surrounding properties, except for
possible traffic impacts. Nearly all traffic would be employee vehicles, with some customers and
some delivery vehicles. Businesses that require a significant number of deliveries by semi -trailer
are considered light industrial uses." Therefore, the Places29 Master Plan distinguishes
between R&D uses and Light Industrial uses based on the scale of the use, acknowledging that
these two classifications of uses have had more and more overlap as "new" industry evolves.
We believe, in acknowledgment of the language differentiating R&D and LI in the Places29
Master Plan, certain conditions can be placed on the permitted uses of Willow Glen that can
ensure consistency with the Comprehensive Plan. For instance, in the Code of Development for
Block 2, we have proposed a restriction stating, "No single use shall exceed 14,000 square feet
and have more than 5 deliveries by semi -trailers per day, unless approved by the Board of
Supervisors by special exception."
In addition, in the same section of the Places29 Master Plan, it lists several examples of R&D
uses, including "research laboratories (both wet and dry)," "research & development,"
"communication and information systems," "offices," "call centers," and "assembly and
fabrication facilities (all indoors, with no external noise, odor or other nuisance impacts)." These
uses are consistent with our proposed uses listed above.
The uses described in the Zoning Ordinance may also be a helpful guide. The pertinent uses
allowed by -right in Commercial Office (CO) Districts are as follows (Section 23.2.1):
(1) administrative and business offices;
(2) professional offices, including medical, dental and optical;
(6) accessory uses and structures incidental to the principal uses provided
herein. The aggregate of all accessory uses shall not occupy more than twenty
(20) percent of the floor area of the buildings on the site. The following
accessory uses shall be permitted
Establishments for the sale of office supplies and service of office
equipment.
Data process services;
Central reproduction and mailing services and the like
Ethical pharmacies, laboratories and establishments for the production,
fitting and/or sale of optical or prosthetic appliances on sites containing
medical, dental or optical offices;
Sale/service of goods associated with the principal uses such as, but not
limited to: musical; instruments, musical scores, text books, artist's
supplies and dancing shoes and apparel;
(16) laboratories/research and development/experimental testing; gross floor
area of the establishment does not exceed 4,000 square feet per site; provided
that the gross floor area of the establishment may exceed 4,000 square feet per
site by special exception approved by the Board of Supervisors.
Commercial (C-1) Districts allow by -right (Section 22.2.1(a)):
(18) manufacturing/processing/assembly/fabrication and recycling; gross floor
area of the establishment does not exceed 4,000 square feet per site; provided
that the gross floor area of the establishment may exceed 4,000 square feet per
site by special exception approved by the Board of Supervisors.
Highway Commercial (HC) Districts allow by -right:
(9) factory outlet sales — clothing and fabric,
(21) light warehousing;
(22) machinery and equipment sales, service and rental;
(34) wholesale distribution;
(49) storage/warehousing/distribution/transportation; gross floor area of the
establishment does not exceed 4,000 square feet per site; provided that the
gross floor area of the establishment may exceed 4,000 square feet per site by
special exception approved by the Board of Supervisors.
The above uses allowed by -right in the commercial districts listed above are very similar to the
uses we propose be permitted at the Property with this Applicaiton. In fact, our Code of
Development mirrors the above language. Such uses are allowed by -right in commercial
districts, rather than only being allowed in light industrial districts, which is in keeping with the
above analysis that "General Commercial Service," "Office," and "Research & Development
(R&D)/Flex" designations are allowed in Urban Density Residential areas and are inclusive of
the proposed uses. The only difference between the language of the above uses and the
proposed uses of Block 2 of Willow Glen is that Block 2 allows 14,000 square feet for certain
uses. We believe such a change is justified given the high demand for this kind of space.
Moreover, the impacts are still minimal; semi -trucks are still restricted to an insubstantial amount
(5 daily) and no outdoor storage or display is allowed. The scale of such uses is further
restricted by the blocking and massing of the proposed buildings within Block 2 (see the
enclosed Application Plan and package of Illustrative Architectural Renderings, most notably the
"Birdseye View from Dickerson Road Across Block 2 towards Block 3" Exhibit, which clearly
shows the breakdown in massing of the buildings in the commercial area).
The Places29 Master Plan states, "while 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 (pg. 4)." The Places29 Master Plan goes on to state, "the location of
employment areas relative to residential areas has a significant impact on the transportation
(commuter??) patterns in the area... higher concentrations of employment are related to the
Charlottesville -Albemarle Airport, the University of Virginia Research Park, the Rivanna Station
Military Base, GE..." Thus, the Places29 Master Plan encourages locating employment -
generating businesses by residential communities, thereby decreasing commute times and
aiding "place -making," making a more complete neighborhood.
PRINCIPLES OF NEIGHBORHOOD MODEL
Below lists how the project satisfies each of the principles found in Section 20A.1 of the Zoning
Ordinance.
Pedestrian Orientation — Residential units and the non-residential uses will be oriented towards
the streets. Through their architectural features, such as front porches and stoops on the
residential units, along with the scale of the streetscape, a human scale will be established.
Together, these outdoor spaces encourage neighbors to interact at comfortable distances in a
positive way. They also allow for seating opportunities which promote conversation as well as
watching and engaging in the activities in the community.
Sidewalks have been constructed along Towncenter Boulevard. These sidewalks will provide
convenient access to the established commercial uses of Hollymead Town Center, and the
public transportation stops. Within the Willow Glen development itself, sidewalks are intended to
be set apart from the typical street. This provides a discernible buffer and perceived safety to
pedestrians.
Sidewalks and trails will also be provided throughout and internal to the community and will be
accessible from different parts of the community. The trails are envisioned to be more rustic and
classified as Type 1 (primitive nature trail), at minimum. They are also intended to highlight the
community's natural amenities and educate the residents of the local flora and wildlife. In some
cases, portions of these trails will be increased to a Type 2 (high maintenance pedestrian path)
in order to satisfy the particular access needs for that area. Together, this path network of
sidewalks and meandering trails will make for a pedestrian -friendly development. The enclosed
Trails and Walks Exhibit demonstrates how the sidewalk and trail network connects the
community and highlight the community amenities.
Multi -Modal Transportation Opportunities - The streets within Willow Glen are primarily designed
as "travelways." Slow traffic speeds, low traffic volumes, and landscaped roadways with
sidewalks will help make the streets and paths neighborhood friendly. This will allow
opportunities for bicyclist to get to, and from, their destinations without the need for separate
bike lanes on the travelways. Bike racks will be considered in Blocks 2, 5 (near the pond) and
certainly in Block 6 (clubhouse). In addition, residents and visitors alike might be able to take
advantage of a proposed bus stop, which could be located at the clubhouse or amphitheater in
Block 6.
Interconnected Streets and Transportation Networks — Interconnected sidewalks and roadways
are shown on the plan through Phase 1 of Willow Glen onto Towncenter Boulevard, connecting
the community to Hollymead Towncenter. This interconnection will help facilitate the
transportation network related to Willow Glen because there will be multiple access points to
Route 29, the surrounding neighborhood centers and to Charlottesville. In addition, a possible
connection is being proposed to the northeast parcel adjacent to Blocks 2 and 4.
There are three pedestrian connections between the residential and non-residential portions of
Willow Glen (see the red circles of the enclosed Trails and Walks Exhibit). The non-residential
area will also be screened from the residential portions of the property by a combination of
retaining walls and landscaping improvements (see the enclosed package of Illustrative
Architectural Renderings, which help visualize the views from the residential section of the
community to the non-residential area). The Application Plan also sets forth a "Transition Area"
on Sheet 6, located between the residential and non-residential. Sheet 5, under Section VI,
"Landscape Treatment Standards," the Application Plan states that the Transition Area is
required to have a minimum of 2 Deciduous Trees, 2 Flowering Trees, 7 Evergreen Trees and
25 shrubs, per 100 linear feet. In addition, the minimum size at installation shall be 2.5" caliper
for deciduous trees, 6" height for evergreens and 24-30" for shrubs. With the addition of the
landscaping requirements along the Transition Area, as well as an increase in the number of
pedestrian connections, the proposed plan balances the goals of both connecting the residential
and nonresidential areas, as well as screening or minimizing of the impacts associated with the
non-residential uses. The enclosed package of Illustrative Architectural Renderings and
Transitional Zone Exhibit evidences this.
Parks and Open Space - Located in Block 6 is Willow Glen's primary amenity/open space. It is
centrally located within the development. The space will be able to accommodate a U-8 sized
soccer field, community clubhouse, a possible community pool, tot lot, fire pit and a small
outdoor amphitheater.
Block 5 consists of an approximately 22,000-square foot pond that will satisfy the community's
stormwater needs. In addition, the pond will be stocked with fish and therefore can be utilized by
residents for fishing, teaching or relaxing within the development. Walking trails will also be
located in Block 5 that complement the pond and connect to other blocks and the overall
sidewalk network system. In addition, Block 5 will serve as a major buffer to the adjoining
Deerwood neighborhood. Large mature trees will be preserved wherever possible to enhance
this area. Benches and landscaping will further help this space be a user-friendly "park -like"
environment.
In Block 4, a tot lot is proposed as an additional amenitity
Block 7 will provide additional walking trails.
In total, approximately twenty eight percent (28%) of the Willow Glen community will consist of
amenity/green space, eight percent (8%) above the twenty percent (20%) requirement.
Neighborhood Centers - The Willow Glen community is considered an area located near a
Center, but not a center itself. Hollymead Towncenter is the closest Neighborhood Center. The
Willow Glen community is designed with both pedestrian and vehicular connections to provide
easy accessibility to Hollymead Towncenter.
Buildings and Spaces of Human Scale - Limitations are placed on building sizes, heights and
setbacks in each block. Throughout Willow Glen, both pedestrian -friendly and human -scale
architectural is highly encouraged. Please see the enclosed package of Illustrative Architectural
Renderings of a visualization of portions of the community.
The non-residential area will be designed to promote flexibility for the tenants. This will
encourage various arrangements and combinations that can be suited to a variety of different
users over a long period of time.
Residential and non-residential units will be oriented towards the streets. Through their
architectural features, such as front porches and stoops on the residential units, along with the
scale of the streetscape, a human scale will be established.
Relegated Parking - In Block 2, parking is partially relegated, but cannot be relegated
completely relegated because of the need to separate the visitor traffic and truck traffic for
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safety. The service -side of the businesses of Block 2 will be relegated to the street and
screened from the adjacent residential units, while retail or visitor traffic is proposed in the front
of the buildings. Some additional visitor parking has been relegated behind and off the main
entrance and corridors, if sufficiently separated from the service -side activity.
The impact of the remaining parking within Willow Glen has been minimized through the use of
garages, building layout and landscaping.
Mixture of Uses and Types - This development proposes only commercial uses in Block 2.
Residential uses are located in the remaining portions of Willow Glen. Among the residential
uses, there are several different types and sizes such as single-family detached, single-family
attached: sixteen (16) foot units without garages, twenty to twenty-two (20-22) foot units with
single garages and twenty-four foot (24) units with double garages. Also permitted is the
possibility of apartments, condominiums, lofts, cottage -style living and carriage units.
Mixture of Housing Types and Affordability - The Applicant proposes to provide a variety of
units. Refer to the Mixture of Uses and Types principle above for specifics.
Redevelopment - Willow Glen is an example of an infill development.
Site Planning that Respects Terrain - The Willow Glen community will preserve as many
existing trees as possible, supplementing such green space with additional landscaping. The
community has also been designed to do as little grading as possible in the vicinity of the
streams. Since the 2006 ZMA and its associated Final Site Plan, we have reduced our stream
impacts from 290 linear feet to approximately 275 linear feet, which is a reduction of 15 linear
feet below the allowable USACE/DEQ impact. This reduction now allows the streams to remain
in its natural condition. Please refer to the "Impacts on Environmental Features" section of this
Narrative for a more detailed discussion.
Clear Boundaries with the Rural Areas - The Willow Glen community is located in the
development area, therefore this principle is not applicable.
BLOCK CHARACTERISTICS
Block 1 - Consists of residential units fronting Hartsfield Court. Street trees and sidewalks will be
adjacent to the street. An area between the Willow Glen Drive sidewalks to the residential lots is
reserved for landscaping. Parking will be accommodated as much as possible on each lot.
Overflow parking will be relegated to on -street parking nearby. If a higher density residential
complex is proposed, then it is recommended that some of the required parking is located within
the architectural footprint of the proposed higher density residential complex.
Block 2 - Consists of 2-3 stories of commercial buildings. Customer parking is located between
Dickerson Road and the commercial buildings. Service vehicles are relegated to the rear.
Envisioned uses for this block will support Willow Glen and the surrounding region. For
permitted uses see the Permitted Use Table in this Code of Development. The available parking
will be shared among all the tenants and the Willow Glen community. A landscaping buffer is
proposed in a "transitional zone" between Block 2 and 3. Within this buffer, a mixture of
evergreen trees and shrubs, possible fencing and/or wall to add a vertical screen is proposed.
Pedestrian and/or bicycle access will be provided- possibly in more than one location other than
the typical streetscape. Operating hours as well as delivery types and numbers may be limited.
Block 3 - Consists of residential units. These unit types can vary by both use and types and
offer variety to the housing market. Street trees and sidewalks will be adjacent to the street. The
units will face Prestwick Glen Drive.
Block 4 - Consists of residential units. These unit types can vary by both use and types and
offer variety to the housing market. Street trees and sidewalks will be adjacent to the street. A
tot lot may be located here. A possible future interconnection is reserved to the northeast but
doesn't envision the Deerwood neighborhood traffic passing through this development due to
traffic volume and the potential disruption in our neighborhood fabric.
Block 5 - Located off the Heathrow Glen Circle horseshoe and is comprised of single-family
homes. Street trees and sidewalks will be adjacent to the street. A stormwater pond is located
behind these homes in this block and will serve as the primary stormwater collection facility in
the project. Walking trails will also be situated in this block and serve to connect the community.
Block 6 - Located at the center of the Willow Glen development. Within this block are residential
units, a clubhouse, an amphitheater, tot lot, open space and possibly a private pool serving the
Willow Glen community.
Block 7 - Proposes single-family homes facing Heathrow Glen Circle and Hartsfield Court.
Street trees and sidewalks will be adjacent to the street. Walking trails will also be situated in
this block and serve to connect the community.
IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE
By introducing a commercial component to the project along Dickerson Road, compared to the
2006 ZMA, the County's tax revenue potential from the Property will increase. In addition, the
elimination of residential units in the commercial block would reduce the possible fiscal impacts
those additional residential units may have had on County resources. As stated earlier, the
2006 ZMA proposed up to 198 residential units on the Undeveloped Willow Glen Property. In
contrast, this Application proposes up to 164 residential units, with up to 60,000 square feet of
non-residential space.
Stormwater continues to be managed on -site rather than being released downstream and
managed by others. Similarly, both the existing water and sewer collection systems continue to
be sufficient to handle the proposed changes.
Also enclosed with this application is a Traffic Impact Analysis for Willow Glen, prepared by
Ramey Kemp & Associates, Inc. (the "Traffic Study'). The Traffic Study recommended
construction of two site driveways, each with one ingress and one egress lane. One such
access point is the main entrance to the community, into Willow Glen Drive from Dickerson
Road and will likely be utilized mostly by residents. The second access point is the
entrance/exit onto/from the commercial area of the community, also from/to Dickerson Road.
There is an existing third access point from Town Center Drive into Phase 1 of the Willow Glen
community, which will connect to the future phases. The Traffic Study determined that the
existing access point and the two additional access points will be sufficient to accommodate any
increased traffic volumes from the development.
The Traffic Study did not recommend installation of any left turn lanes on Dickerson Road (see
Section 8 of the Traffic Study). The Virginia Department of Transportation (VDOT) recommends
installation of left turn lanes for those developments whose opposing and advancing traffic
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volumes in the AM and PM peak hours combine to meet VDOT's "warrant line." Figure 3-12 on
page F-64 of the Appendix of the Traffic Study shows the graphic depiction of the warrant line.
The location of the warrant line is based on several assumptions, noted in the top right corner of
the graph, one of which is the percentage of advancing traffic that is expected to turn left.
Figure 3012 assumes 10% of advancing traffic will turn left.
For the estimated traffic volumes for the Willow Glen community, the Traffic Study concluded
that the warrant line is not met in the AM peak hours for either the residential or commercial
accessways. In addition, the Traffic Study estimated that only 5 left turns are expected to enter
the commercial accessway and only 10 left turns are expected to enter the residential
accessway during the PM peak hour, which is approximately 1 % and 2%, respectively, of
advancing volumes on Dickerson Road. However, VDOT only provides warrant tables that
assume, at minimum, 5% of advancing volumes of traffic will turn left. VDOT does not provide a
warrant table sowing where the warrant line would be if actual counts of left turns of advancing
volumes of traffic is less than 5%, as is the case with this Application.
Figures 3-11 of F-64 of the Appendix of the Traffic Study show the VDOT provided warrant
table, assuming 5%, with estimates of where the warrant line would be located if the assumption
mirrors actual counts of 1% and 2%. What these figures show is that while the traffic volumes
are shown as meeting the warrant line that assumes 5%, it is definitively not met if the projected
warrant line uses the assumption of actual traffic counts (1 % and 2%). The Traffic Study bases
its recommendation for not needing to install left turn lanes on the projected warrant line that
assumes the actual percentage of left turn lanes, rather than using the 5% warrant line. In
addition, the warrant line is not met for the AM hours, using either warrant lines, and only a
small number of left turns will be generated from the proposed community (approximately one
vehicle every six minutes for the residential accessway and every twelve minutes for the
commercial accessway, during the PM peak hour). The Traffic Study concluded that the
projected traffic volumes for the Willow Glen development would not meet the warrant line for
the Pm peak hour (see Figure 3-26 on page F-96 of the Appendix of the Traffic Study). In
addition, the Traffic Study noted that the benefits of a right turn taper to the overall operation of
the intersection would be minimal, and it would reduce the throat length of the site driveway
(see page 27 of the Traffic Study).
In sum, the Traffic Study concluded that the existing accessway off of Town Center Drive and
two additional accessways off of Dickerson Road will be able to accommodate the projected
traffic volumes of the proposed Willow Glen community.
IMPACTS ON ENVIRONMENTAL FEATURES
As stated earlier, compared to the 2006 ZMA and its associated Final Site Plan, this Application
proposes to reduce impacts on the streams from 290 linear feet to approximately 275 linear
feet, which is a reduction of 15 linear feet and is 25 linear feet below the allowable USACE/DEQ
impact. In addition, the 2006 ZMA proposed piping one stream for 290 linear feet. This
Application proposes piping the same stream only approximately 150 linear feet, leaving much
more of the stream in its natural state (a reduction of 90 linear feet of piping for this stream).
The other 125 linear feet of disturbance is related to a different stream, where we propose to
install a box culvert. This disturbance allows for a connection between Phase 1 and the
Property.
In addition, Section V of the Code of Development limits activities associated with the uses
adjacent to the streams and their appurtenances. The residential lot lines were reduced from the
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2006 ZMA and no longer encroach as much upon the stream. Instead, the area surrounding the
stream is reserved as green space rather than being shown as part of a larger residential lot. In
addition, the Prior ZMA had proposed a culvert for the stream that had small wing walls. By
increasing the length, the grading that would be necessary around the culvert can be further
away from the top of the stream's bank. By grading further away from the top of the stream's
bank, erosion is minimized and the stream can be kept in more of its natural condition.
PROPOSED PROFFERS TO ADDRESS IMPACTS
A draft proffer amendment statement is included with this submittal, which addresses Affordable
Housing and the interconnection between the Willow Glen community and Hollymead Town
Center.
We believe this Application's proposed plan satisfies and furthers the goals of the Places29
Master Plan and the Neighborhood Model, adding benefits to the County as compared to the
2006 ZMA, as well as enabling the success of the Property given market changes.
Enclosed Materials:
Application Plan entitled "Willow Glen, Rio District, Albemarle County, Virginia, Rezoning
Amendment Application Plan" prepared by Edwards designStudio, dated May 21. 2018.
Willow Glen: Illustrative Exhibit, prepared by Edwards designStudio, dated May 21, 2018
Willow Glen: Trails and Walks Exhibit, prepared by Edwards designStudio, dated May 21, 2018
Willow Glen: Amenity Space Exhibit, prepared by Edwards designStudio, dated May 21, 2018
Willow Glen: Green Space Exhibit, prepared by Edwards designStudio, dated May 21, 2018
Willow Glen: Transitional Zone Exhibit, prepared by Edwards designStudio, dated May 21, 2018
Package of 9 Sheets of Illustrative Architectural Renderings, prepared by Design Develop,
dated May 21, 2018.
Traffic Impact Analysis for Willow Glen, prepared by Ramey Kemp 7 Associates, Inc., dated
May, 2018 [SENT SEPARATELY]
Draft Proffer Statement
36079734_4.docx
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