HomeMy WebLinkAboutZMA201100003 Review Comments Zoning Map Amendment 2011-10-05�'IRGIl`1SP
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4176
October 5, 2011
Mr. KaturahRoell
2811 Hydraulic Rd.
Charlottesville, VA 22901
RE: ZMA201100003/Willoughby Townhouses
Dear Mr. Roell:
Staff has reviewed your second submittal for a rezoning re- submittal received on
September 6t" for Tax. Map and Parcel Number(s): 076M2- 00 -00- 06800.
Our - comments are - consolidated below: - - - - - -- -.- -- -- -- -- --
Planning
The Comprehensive Plan designation for this property was discussed in our previous. letter
to you (dated June 3, 2011). The following items remain important and should be an area
of focus: The area surrounding the Creek is inclusive of flood plain and stream buffers and
should be protected due to the sensitive environmental impacts in this area. You have
revised the proposed density'for this .rezoning request to approximately 8.8 units per acre.
It is still .a bit higher than the density recommended in the Comprehensive Plan of 3 -6
units per acre. We acknowledge the decrease in density but note it is still higher than what
is recommended in the Comprehensive Plan.
Neighborhood Model
The Neighborhood Model was reviewed with the last review. The following describes the
pertinent Neighborhood Model characteristics s they relate to the revised plan:
Pedestrian Orientation -There appear to be proposed sidewalks throughout the site, as
well as a proposed /existing trail. However, we would like to -see sidewalks on both sides of
the street-for-the through street.
Neighborhood Friendly Streets and Paths — As stated in previous comment letter, the
streets are not really streets, but-travelways and parking areas. This principle is not
addressed.
Page I of 7
V Interconnected Streets and Transportation Networks —An interconnection is still proposed',
but the following concerns still need.to be addressed: Has the owner of the adjacent
property provided permission /easement for Road B_to be built? What:happens.if the
adjacent property, including Bent Creek Road is not built or takes much longer than the
proposed Willoughby Apartments to develop? The same could be true for the adjacent
City property.
Relegated Parking — The parking as shown on the plans is not really relegated. The
parking as shown will be the first thing one sees when he or she enters the site from the
City side of access road.
Mixture of Housing Types and Affordability — There still remains no mixture of housing
types and no affordable housing being proposed. This principle needs to be addressed.
Please provide details for the landscape buffer.
A T or some type of turnaround is needed at the end of townhouse unit's number 1
Is there a gap between the property line for Willoughby Townhouses and the 5th
Street -Avon Center? If yes, who will provide the bridge over the gap of land?
More detailed comments may be provided after more detailed plans are provided.
Zoning
The-following comments related to zoning matters have been provided by Ron Higgins:
• Still recommend seeking the Special Use Permits for the bridge and fill in the Flood
Plain now.
• No longer applicable as no clubhouse is proposed. However 4.16 recreation
amenities will need to be provided. For more than 30 units they need 200 sq. ft. per
unit (10,200 sq. ft.), not to exceed 5% of site. This must include one tot lot w/
equipment.
• Parking calculations are now in sync with number and sizes of units.
• Noting Building heights not to exceed 35' is sufficient as shown.
• Strongly recommend that access points be proffered.
Current Development
Comments regarding your proposal's ability to meet site plan or subdivision ordinance
requirements in the future will be provided by Bill Fritz.
Engineering and Water Resources
The following comments related -to engineering and water resources were provided
previously by Glenn Brooks:
The bridge access-to Bent Creek Road and 5t" Street Extended needs to be
proffered in order to clarify the outcome, should the Bent Creek Road project not
move-forward. It is likely this project could have sole access through the city.
The road sections should be removed from the plan. As long as there are no
proposed subdivisions, this is not designed as a street or road. It is a travelway
serving a parking lot, both on this project, and on the similar project adjacent to this
Page 2 of 7
in the city. So, while the typical sections say typical, there is nowhere that they
actually apply. These sections are not on the revised plan.
• A traffic study needs to be provided. The impact to both the roads through the city,
and the future development at Bent Creek Road, as well as 5t" Street and other
intersections within the scope must be quantified. The scenario of the bridge not
coming to fruition, or being long delayed, should be considered.
• Conceptual mitigation plans for the buffer disturbances should be provided. It is
noted that some .stream bank work along Moores Creek was proposed with the
Avon Center (ZMA200600009) rezoning. It is not clear whether the bridge work
would coincide.
• The proposed stormwater management basin should be moved down, or another
strategy used to capture more of the site.
• The assumed envelope of disturbed area in the waiver request.for disturbance of
critical slopes does not appear possible. It must be expanded to realistically
consider all disturbances. There must be area below the walls to operate
machinery, and install erosion control measures such as berms and basins.
Likewise there must be traps and working area around the bridge abutments,
including on the opposite side of Moores Creek. There must be area to excavate
and reinforce the sewer line should that be necessary. There must be area for
stormsewer releases and channels and sanitary lines and connections. There
appears to be disturbance to build the trail. In addition, the cut and fill operation on
the site should be clarified, as there appears to be a need to import a lot of
structural fill, or to cut more on the site. Please see'attached memo for analysis.
Fire Rescue
The following comment related to fire - rescue has been provided by Jay Schlothauer:
The required fireflow is 1500 gpm @20 psi.
VDOT
Comments related to transportation issues will be provided by Joel DeNunzio:
JAUNT
The following comments related to JAUNT have been provided by Peter Ohlms:
JAUNT would support a bicycle /pedestrian connection to Quince Lane if at all
possible. This could be a challenge due to existing development, but it would allow
some existing residents to walk or bike to the Avon Center development and could
reduce the need for future short- distance JAUNT trips from Willoughby to Avon
Center.
The internal street/parking layout appears to be sufficient to allow JAUNT to serve
units 11 through 51. Any residents of units 1 -10 needing to ride JAUNT would need
to meet the bus at Private Road B, because the drive serving those units has no
turnaround (no pedestrian path is shown, but pedestrians should be OK using the
drive).
• Pedestrian connections:
Consider extending the sidewalk in front of Unit 20 to cross Private Road B
and connect to the sidewalk along it.
Page 3 of 7
When Road B is connected to the road proposed under Willoughby
Apartments, the sidewalks should be connected as well.
Consider designing/ illustrating a connection to the proposed Rivanna Trail.
ACSA /RWSA
The following comments related to Albemarle County Service Authority (ACSA) have been
provided by Alexander Morrison:
RWSA will require a Capacity Certification from each Jurisdictional Area (city and
county) if combined sewer flows exceed 40,000 GPD.
Some of the following comments have been revised from the previous letter by Victoria
Fort- Rivanna Water and Sewer Authority (RWSA):
• This development, is located on a parcel that is split between the City of
Charlottesville and Albemarle County. If projected sewage flows.from the entire
parcel will be over 40,000 gallons daily, RWSA will require that a flow acceptance
request be submitted by both the ACSA and the City of Charlottesville for their
respective sections before approving each site plan.
• There appear to be a number of potential impacts on the existing RWSA sewer line
that crosses the property, so we. request that a copy of the site plan be submitted to
RWSA for review once it becomes available.
• The preliminary grading plan shows a large amount of fill over the RWSA sewer line
that will likely cause damage to the aging pipe. In order to place this much fill over
the line, a casing must be installed under the road and /or that section of the pipe
replaced to prevent any damage to the interceptor.
• This section of the Moores Creek Interceptor is slated for upgrade in the next 15 years,
and as such, RWSA will request an additional 10 -foot easement adjacent to the
existing 30 -foot sewer easement to accommodate this upgrade. Access to the existing
easement must be maintained throughout construction and once the site is completed.
Street Lights and Trees will not be permitted in.the RWSA easement.
Additional Comments
The following comments related to the adjacent City parcel have been provided by Willy
Thompson, Neighborhood Planner, City of Charlottesville:
• It is. possible that future residents from "Willoughby Place" Phase l (preliminary site plan in
the City) would travel through "Willoughby Townhouses" to access Bent Creek Road. The
Trip Generation shown on the cover sheet references 51 townhome units and does not
include the potential traffic impacts the Willoughby Place residents could .potentially have
on Willoughby Townhomes.
Proffers
.. Proffers should be provided.
Action after Receipt of Comment Letter
Page 4 of 7
After you have read this letter, please take one of the actions below:
(1) Resubmit in response to review comments on a Resubmittal Monday — Schedule
can be found at this address:
http: / /www.albemarle.brg /upload /images /forms center /departments /Community
Development/forms /schedules /Special Use Permit & Zoning Map Amendment
Schedule.pdf
(2) Request indefinite deferral
(3) Request that a Planning Commission public hearing date be set
(4) Withdraw your application
If you choose to resubmit, be aware that.a fee of $1,250.00is required with your
resubmittal. Please use the form provided with this letter.
If you choose to go directly to public hearing, payment of the following fees is needed a
minimum of twenty -one (21) days before the Commission's scheduled public hearing:
$218.80 Cost for newspaper advertisement
$204.84 Cost for notification of adjoining owners (minimum $200 + actual postage /$1 per
owner after 50 adjoining owners)
$423.64 Total amount due prior to Planning Commission public hearing
Prior to the Board of Supervisor's public hearing, payment of the newspaper
advertisement for the Board hearing needed.
$218.80 Additional amount due prior to Board of Supervisors public hearing
$642.44 Total amount for all notifications
Notification of adjoining owners and an associated fee are not needed unless a deferral
takes place and adjoining owners need to be notified of a new date. Fees may be paid in
advance and a payment for both the Planning Commission and Board of Supervisors
public hearings may be paid at the same time.
Please feel free to contact me if you wish to meet or need additional information. My email
address is cgrant albemarle.orq
Sincerely,
N0k9UOVVC_k
Claudette Grant
Senior Planner, Community Development
c: Morris Creek, LLC /Keith Woodard
enc: Memo from Glenn Brooks
Page 5 of 7
Action After Receipt of Comments
Resubmittal Schedule
Resubmittal Form
Page 6 of 7
DEPARTMENT OF COMMUNITY DEVELOPMENT
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ACTION AFTER RECEIPT OF COMMENT LETTER
Within 30 days of the date of this letter, please do one of the following;
(1) Resubmit in response to review comments
(2) Request indefinite deferral
(3) Request-that your Planning Commission. public hearing date be set
(4) Withdraw your application
(1) Resubmittal in Response to Review_ Comments
If you plan to resubmit within 30 days, make sure.that the resubmittal is on or before a
resubmittal date as published in the project review schedule. The full resubmittal schedule may
be found at www.albemarle.org in the "forms" section at the Community Development page.
Be sure to include the resubmittal form on the last page of your comment letter with your
submittal.
The application fee which you paid covers staff review of the initial submittal and one
resubmittal. Each subsequent resubmittal requires an.additional fee. (See attached Fee
Schedule.)
(2) Request Indefinite Deferral
If you plan to resubmit after 30 days from the date of the comment letter, you need-to request
an indefinite deferral. Please provide a written request andstate your justification for
requesting the deferral. (Indefinite deferral means that you intend-to resubmit /requesta
public hearing be set with the Planning Commission after the 30 day period.)
(3) Request Planning Commission Public Hearing Date be Set
At this time, you may schedule a public hearing with-the Planning Commission. However, we
do not advise that you go directly to public hearing if staff has identified issues in need of
resolution that can be addressed with a resubmittal.
After outstanding issues have been resolved and /or when you are ready to request a public
hearing, staff will set your public hearing date forthe Planning Commission in accordance with
the Planning Commission's published schedule and as mutually agreed by you and the County.
The staff report and recommendation will be based on the latest information provided by you
with your initial submittal or resubmittal. Please remember that all resubmittals must be made
on or before a resubmittal date.
By no later than twenty -one (21) days before the Planning Commission's public hearing, a
newspaper advertisement fee and an adjoining owner notification fee must be paid. (See
attached Fee Schedule) Your comment letter will contain the actual fees you need to pay.
Payment for an additional newspaper advertisement is also required twenty -two (22) days prior
to the Board of Supervisors public hearing. These dates are provided on the attached Legal Ad
Payments for Public Hearings form.
Please be-advised that, once a public hearing has been advertised, only one deferral prior to the
Planning Commission's public hearing will be allowed during the life of the application. The
only exception to this rule will be extraordinary circumstances, such as a major change in the
project proposal by the applicant or more issues identified by staff that have not previously,
been brought to the applicant's attention. As always, an applicant may request deferral at the
Planning Commission meeting.
(4) Withdraw Your Application
If at any time you wish to withdraw your application, please provide your request in writing.
Failure to Respond
If we have not received a response from you within 30 days, we will contact you again. At that
time, you will be given 10 days to do one of the following: a) request withdrawal of your
application, b) request deferral of your application to a specific Planning Commission date as
mutually agreed to with staff, or c) request indefinite deferral and state your justification for
requesting the deferral. If none of these choices is made within 10 days, staff will schedule
your application for a public hearing based on the information provided with your original
submittal or the latest submittal staff received on a resubmittal date.
Fee Payment
Fees may be paid in cash or by check and must be paid at the Community Development Intake
Counter. Make checks payable. to the County of Albemarle. Do not send checks directly to the
Review Coordinator.
FEE SCHEDULE FOR ZONING APPLICATIONS
A. For a special use permit:
1. Additional lots under section 10.5.2.1; application and first resubmission
Fee............................................................................ ............................... ......................$1,000.00
Eachadditional resubmittal ....................................... ............................... ........................$500.00
2. Public utilities; application and first resubmission
Fee................................................................:........... ............................... ......................$1,000.00
Each. additional resubmittal ...................................... .....................:......... ........................$500.00
3. Day care center; application and first resubmission
Fee ................................................................ ............................... ... .............:........$1,000.00
. .........
Eachadditional resubmittal .::..............................:..... ...........I................... ........................$500.00
4. Home occupation Class B; application and first resubmission
Fee............................................................................ ............................... .....:................$1,000.00
Each additional resubmittal ....................................... ...........................I... ........................$500.00
5. 5. Amend existing special use permit; application and first resubmission
Fee.................:.......................................:................... ............................... .....................$1,000.00
Eachadditional resubmittal ....................................... ...........................I... ..............:.........$500.00
6. Extend existing special use permit; application and first resubmission
Fee............................................................................. ............................... .....................$1,000.00
Each additional resubmittal .............:.......................... ...............I............... .......................$500.00
7.. All other special use permits; application and first resubmission
Fee............................................................................ ............................... ......................$2,000.00
Each additional resubmittal ........................................................... ............................... $1,000.00
8. Deferral of scheduled public hearing at applicant's request
Fee.......................................................................:..... ............................... ........................$180.00
B. For amendment to text of zoning ordinance:
Fee................................................................................... ............................... .......................$1000.00
C. Amendment to the zoning map:
1. Less than 50 acres; application and .first resubmission
Fee............................................................................. .......:....................... ..................:..$2,500..00
2. Less than 50 acres; each additional resubmission
Fee......................... .........................:....................... ...a........................... ......................$1,250.00
3. 50 acres or greater; application and, first resubmission.
Fee.........:................................................................... ............................... ..................:...$3,500.00
4. 50 acres or greater; each additional resubmission
Fee .................... .................
............................................:........... ............................... $1,750.00
.5. Deferral of scheduled public hearing at applicant's request
Fee...............................................:............................. ............................... ........................$180.00
D. Board of Zoning Appeals:
1. Request for a variance or sign special use permit
Fee.............................................................................. ............................... ...............:.......$500.00
.2. For other appeals to the board of zoning appeals (including appeals of zoning administrator's decision) —
Fee (to be refunded if the decision of the zoning administrator is overturned) .......$24.0.00
N. Required notice:
1. Preparing and mailing or delivering up to fifty (50) notices:
Fee............................................................................. ............................... ........................$200.00 plus.the
actual cost of first class postage
2: Preparing and mailing or delivering, per notice more than fifty (50):
Fee............................:................:................................. ............................... ..........................$1.00 plus the
actual cost of first class postage
3. Published notice:
Fee.............................................................................. ............................... .........................Actual cost
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Special Use IFer:mits and Zoning Map ,Amendments
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The revievAng planner wi11 contact.applicarit to discuss.comments of reviewers and advise that changes that are needed are
311101 cant enough to warra.nt,an additional submittal or:advise that the t°ie project is ready for -a public hearing. If changes
needed are minor, the planner will advise thatth•e ;project go to public hearing.
t* Legal ad lees must be .paid 22 days in .advance of tl?e Planning Commissi.arn• pull is .hearing. -An addition:. a] legal •acl fee Nviil
Hir ed to r�o.iaid22 days in •advzmce of the Board of Suparuisorr> pui�iic haarin•g. If an
a.p�dicant dec9des to go to public hearing against the .advice of the reviewing planner, a recorn mien d.ation for d:eni•alwill likely
re&-jlt. Generally, the applicant will will have only one opportunityto defeuthe PC:public hearing forthe project once it has
i }ee:n a!dver6:sed for public hearing. Additional deferrals will not be .allowed except in extraordinary circumstance:s,.such as a
nna -or change in the project proposal by the applicant or more issues identified by staff that have not 'previously peen brougl it
ao t-ie applicant's a tention.
a *� Board of Supervisors' works,essions and public hearings will be scheduled after the Planning Comrnision's action on
a.ppi icatit,ns.
FOR OFFICE USE ONLY SP # or ZMA #
Fee Amount $ Date Paid By who? Receipt # Ck# By:
Resubmittal of information for Special Use Permit or
Zoning Map Amendment
PROJECT NUMBER: ZMA,00I16bW 3 PROJECT NAME: —Fown Y )bUvS-2.6
B'*"Resubmittal Fee is Required ❑ Resubmittal Fee is Not Required
Community Dev lopment roj ct Coordinator Signature 'Date
' �1 ���' ,
Y�I� �'% lJ�'>�C��'r� �Gf,i-v>,lr�ti► �)IL l � ��� o�%�.
Name of Applicant Phone Number Signature Date
FEES
Resubmittal fees for Special Use Permit -- original Special Use Permit fee of $1,000
❑ First resubmission
FREE
❑ Each additional resubmission
$500
Actual cost
(minimum of $280 for total of 4 ublicatioiis
Resubmittal fees for original Special Use Permit fee of $2,000
• First resubmission
FREE-
• Each additional resubmission
$1,000
Of
- i$
Resubmittal fees for original Zoning Map Amendment fee of $2,500
❑ First esubmission
FREE
Each additional resubmission
$1,250
2'+.. Sa'a,5E+'. ,ri'"z<hh. ,,, _ .... .. .J . .. ,. 4 4W%'„`?"✓'�'$) IN a"'E,?ar'¢,m'i1 kt£_
Resubmittal fees for original Zoning Map Amendment fee of $3,500
❑ First resubmission
FREE
❑ Each additional resubmission
$1,750
❑ Deferral of scheduled public hearing at applicant's request —Add'1 notice fees will be required
$1.80
To be Daid after staff review for public notice:
Most applications for a.Zoning Map Amendment require:at least one public hearing by the Planning Commission and one public
hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing a legal
advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees for public notice are
required before a Zoning Map Amendment may be heard by the Board of Supervisors. The total fee for public notice will be provided
to the applicant after the final cost is determined, and must be paid before the application is heard by a public body.
MAKE CIIF,CKS TO COUNTY OF ALBEMARLE/PAYMENT AT COMMUNITY DEVELOPMENT COUNTER
Preparing and mailing or delivering up to fifty (50) notices
$200 + actual cost of first -class postage
Preparing and mailing or delivering each notice after fifty (50)
00 for each additional notice + actual
$1.cost of first -class postage
Legal advertisement (published twice in the newspaper for each public hearing)
Actual cost
(minimum of $280 for total of 4 ublicatioiis
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296 -5832 Fax: (434) 972 -4126
4/28/2011 Page 1 of 1
�OF ALBS
��RGIN�P
County of Albemarle
Department of Community Development
Memorandum
To: Claudette Grant, Senior Planner
From: Glenn Brooks, County Engineer
Date: 26 Sep 2011
Subject: Willoughby Townhouses (ZMA201100003) critical slope waiver request
The critical slope waiver request has been reviewed. The engineering analysis of the request follows:
Description of critical slope area and proposed disturbance:
This is a drainage ravine and hillside above Moores Creek. The applicant is proposing to cut into the
hillside and fill below to build an apartment complex. Retaining walls above, and new slopes below will be
steeper (50% grade) than existing grades.
Areas
Acres
Total site
5.8 acres approximately
Critical slopes
approx.
2 acres
34% of site
Critical slopes disturbed
approx.
1 acre
50% of critical slopes
Albemarle County Community Development
Engineering Review comments
Page 2 of 2
Exemptions to critical slopes waivers for driveways, roads and utilities without reasonable
alternative locations:
This disturbance is not exempt.
Compliance with Zoning Ordinance 18 -4.2:
"movement of soil and rock"
Proper slope construction, control of drainage, and structural and vegetative stabilization can minimize
movement of soil. In similar situations, movement of soil has increased beyond the construction phase
due to steeper constricted slopes being inherently less stable.
"excessive stormwater runoff'
Stormwater runoff will be increased, but it is proposed to be a controlled release through the drainage
system from the site.
"siltation"
Inspection and bonding by the County will monitor siltation control during construction. Proper
stabilization and maintenance will be needed to ensure long term stability.
"loss of aesthetic resource"
This area will likely be visible from the roads and shopping center proposed across Moores Creek, and
from the existing Willoughby Neighborhood.
"septic effluent"
This neighborhood is proposed to be serviced by public sewer.
Based on the review above, caution is recommended due to steep hillsides and proximity to the creek.
Extra stabilization measures are recommended.
*-&A
County of Albemarle
Department of Community Development
Memorandum
To: Claudette Grant, Senior Planner
From: Glenn Brooks, County Engineer
Date: 24 May 2011
Rev. 1: 21 Sep 2011
Subject: Willoughby Apaftments Townhouses (ZMA201100003) (Rev.1 changed to townhouses)
The application plan has been reviewed. The following comments are offered for your use;
1. A special use permit is required for the bridge and abutments. This should be applied for with the
rezoning, as it is a key component of the project.
Rev. 1: no change
2. The fill over the sewer line for the bridge should be called to the attention of RWSA and ACSA, to be
sure this is acceptable.
Rev. 1: no change
3. The bridge access to Bent Creek Road and 5h Street Extended needs to be proffered in order to clarify
the outcome should the Bent Creek Road project not move forward. It is likely this project could have
sole access through the city.
Rev. 1: no change
4. The road sections should be removed from the plan. As long as there are no proposed subdivisions,
this is not designed as a street or road. It is a travelway serving a parking lot, both on this project, and
on the similar project adjacent to this in the city. So, while the typical sections say typical, there is no-
where that they actually apply.
Rev. 1: these sections are not on the revised plan.
A traffic study needs to be provided. The impact to both the roads through the city, and the future
development at Bent Creek Road, as well as 5th street and other intersections within the scope must be
quantified. The scenario of the bridge not coming to fruition, or being long delayed, should be
considered.
Rev. 1: no change
6. Conceptual mitigation plans for the buffer disturbances should be provided. It is noted that some
stream bank work along Moores Creek was proposed with the Avon Center (ZMA200600009)
rezoning. It is not clear whether the bridge work would coincide.
Rev. 1: no change
Albemarle County Community Development
Engineering Review comments
Page 2 of 2
7. The proposed stormwater management basin should be moved down, or another strategy used to
capture more of the site.
Rev. 1: no change
8. The assumed envelope of disturbed area in the waiver request for disturbance of critical slopes does
not appear possible. It must be expanded to realistically consider all disturbances. There must be area
below the walls to operate machinery, and install erosion control measures such as berms and basins.
Likewise there must be traps and working area around the bridge abutments, including on the opposite
side of Moores Creek. There must be area to excavate and reinforce the sewer line should that be
necessary. There must be area for stormsewer releases and channels and sanitary lines and
connections. There appears to be disturbance to build the trail. In addition, the cut and fill operation
on the site should be clarified, as there appears to be a need to import a lot of structural fill, or to cut
more on the site.
Rev. 1: an updated request was received with the revised plan. Please see the separate memo provided
for this analysis.
9. The slip lane in the travelway at the entrance to the first parking area and the service entrance to
building #1 appears to be a confusing arrangement that may cause conflicts, especially should this
become the sole and/or primary access to the site.
Rev. 1: This has been satisfactorily revised to a standard intersection.
file: E2_7ma2011- 3_GEB_Wi11oughbyApts
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�'IRGINZP
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4176
June 3, 2011
Mr. Katurah Roell
2811 Hydraulic Rd.
Charlottesville, VA 22901
RE: ZMA201100003 /Willoughby Apartments
Dear Mr. Roell:
Staff has reviewed your initial submittal to rezone 5.671 acres from Planned Unit Development
(PUD) to PUD zoning district to add residential density to the plan. Proposed maximum number of
units is 88 for a density of 15.52 units /acre.
We have a number of questions.and comments which we believe should be resolved before your
proposal goes to public hearing. We would be glad to meet with you to discuss these issues. Our
comments are provided below:
Planning
Initial comments on how your proposal generally relates to the Comprehensive Plan are provided
below. Comments on conformity with the Comprehensive Plan are provided to the Planning
Commission and Board of Supervisors as part of the staff report.
The Comprehensive Plan designates this property as Neighborhood Density Residential, which
allows residential (3 -6 units /acre) and supporting uses such as religious institutions and schools
and other small -scale non - residential uses. The Comprehensive Plan also designates this property
as Parks and Greenways, which allows parks, greenways, playgrounds, pedestrian and bicycle
paths. The southern border of this property is Moores Creek; and the Parks and Greenways
designation is located in the general vicinity of the Creek. The area surrounding the Creek is
inclusive of flood plain and stream buffers and should be protected due to the sensitive
environmental impacts in this. area.
The proposed density for this rezoning request is approximately 15 units per acre, which is much
higher than the density recommended in the Comprehensive Plan of 3 -6 units per acre. This
property is zoned PUD, which allows density of 3 - 34 units per acre. Residential and mixed uses,
including commercial uses are allowed in the PUD zoning district. This property was zoned PUD
Page 1 of 7
with the original Willoughby development, which is primarily a single family development;
however, no specific use or density was assigned to this portion of the property. The proposed
density for this property is not consistent with the Comprehensive Plan designation of
Neighborhood Density Residential and there are no plans to increase the level of density.
Therefore, staff recommends that the proposed density be consistent with the Comprehensive
Plan. The proposed density is not something that staff can support at this time.
The County's Open Space Plan describes the following important features on this site: critical
slopes, dedicated open space, wooded areas and critical slopes. adjacent to stream valleys.
Describe how you are going to protect these features. Also, what measures will be in place to
ensure protection of these important features?
• Please clarify the land transfer occurring with the boundary line adjustment. As shown on
the plan, it is somewhat confusing.
Neighborhood Model
The following describes how the proposed development-meets or does not meet the principles of
the Neighborhood Model:
Pedestrian Orientation -There appear to be proposed sidewalks throughout the site; as well as a
proposed /existing trail. This principle is addressed.
Neighborhood Friendly Streets and Paths — As described later in this letter, the.streets are not
really streets, but travelways and parking areas. This principle is not addressed.
Interconnected Streets and Transportation Networks — Although an interconnection is proposed,
the following concerns will need to be addressed: Has the owner of the adjacent property
provided. permission /easement for Road B to be built? What happens if the adjacent property,
including Bent Creek Road is not built or takes much longer than the proposed Willoughby
Apartments to develop? This principle needs to be addressed.
Parks and Open Space— is this provided? If yes, then it should be labeled and shown on the plan.
Neighborhood Centers— Not applicable. There is a shopping center in the vicinity with
office /meeting space and a proposed commercial development next door to this site. The
property is also close to the City limits, which includes nearby community spaces /neighborhood
centers.
Buildings and Spaces of Human Scale— It is not clear whether-the proposed buildings and spaces
are of human scale.
Relegated Parking =-The parking as shown on the plans is not. really, relegated. The parking as
shown will be-the first thing one sees when they enter the.site from either.proposed access point.
There is room for improvements with changes to the layout and design of -the site.
Mixture of Uses- -There are no mixture of uses within this property. However, with the proximity
of other commercial uses in close proximity to this property, .staff does not see this as a major
issue.
Page 2 of 7
Mixture of Housing Types and Affordability — There is no mixture of housing types and no
affordable housing being proposed. This principle needs to be addressed.
Redevelopment — Not Applicable.
Site Planning That Respects Terrain —The property has critical slopes, flood plain, and stream
buffers that need to be protected.. There will be some disturbance of critical slopes. Staff suggests
minimal disturbance to the terrain. There appear to be a fair amount of retaining walls proposed.
Are there ways to develop this site with-better respect to the terrain?
Clear Boundaries with the Rural Areas — Not Applicable.
More detailed comments may be provided after more detailed plans are provided.
Zoning
The following comments related to zoning matters have been provided by Ron Higgins:
• Regarding the proposed road connection to Bent Creek Road on the adjacent parcel,
special use permits are required for the structures (bridge, etc.) and fill in the Flood Plain.
• Proposed clubhouse encroaches onto the city parcel that is subject to the BLA. This BLA
needs to be approved and recorded to add this segment to TMP76M2 -68 prior to the ZMA
public hearing or the city TMP25A -47 portion will need to be part of the ad for this ZMA.
• Parking calculations show 60 1 -BR units and 28 2 -BR units (requiring 146 spaces) but the -
use description shows all 2 -BR units (which requires 176 spaces). This needs to be clarified.
• Actual heights of the buildings should be indicated on the plans.
• Proposed pool does not meet supplemental standards of Sec. 5.1.16.
• Improvements needed for the second access to the development should be proffered to
assure adequate. provision for this, given the total number of units.
Current Development
The following comments regarding your proposal's ability to meet site plan or subdivision
ordinance requirements in the future have been provided by Bill Fritz:
• As previously mentioned special use permits will be required for the southern access road
shown on the plans. Staff recommends the special use permit be processed at the same
time as the rezoning.
Parking under buildings typically requires a waiver of design standards contained in Section
4.12. These may be processed administratively during the site plan process. Generally, at
this stage of the project the details of the parking are not known so the extent of the
waivers is impossible to determine.
Engineering and Water Resources
The following comments related to engineering and water resources have been provided by Glenn
Brooks:
Page 3 of 7
• The bridge access to Bent Creek Road and 5th Street Extended needs to be proffered in
order to clarify the outcome, should the Bent Creek Road project not move - forward. It is
likely this project could have sole access through the city.
• The road sections should be removed from the plan. As long as there are no proposed
subdivisions, this is not designed as a street or road. It is a travelway serving a parking iot,
both on this project, and on the similar project adjacent to this in the city. So, while the
typical sections say typical, there is nowhere that they actually apply.
A traffic study needs to be provided. The impact to both the roads through the city, and
the future development at Bent Creek Road, as well .as 5th Street and other intersections
within the scope must be quantified. The scenario of the bridge not coming to fruition, or
being long delayed, should be considered.
• Conceptual mitigation plans for the buffer disturbances should be provided. It is noted that
some stream bank work along Moores Creek was proposed with the Avon Center
(ZMA200600009) rezoning: It is not clear whether the bridge work would coincide.
• The proposed stormwater management basin should be moved down, or another strategy
used to capture more of the site.
• The assumed envelope of disturbed area in the waiver request for disturbance of critical
slopes does not appear possible. It must be expanded to realistically consider all
disturbances. There must be area below the walls to operate machinery, and install erosion
control measures such as berms and basins. Likewise there must be traps and working area
around the bridge abutments, including on the opposite side of Moores Creek. There must
be area to excavate and reinforce the sewer line should that be necessary. There must be
area for stormsewer releases and channels and sanitary lines and connections. There
appears to be disturbance to build the trail. In addition, the cut and fill operation on the
site should be clarified, as there appears to be a need to import a lot of structural fill, or to
cut more on the site.
• The slip lane in the travelway at the entrance to the-first parking area and the service
entrance to building #1 appears to be a confusing arrangement that may cause conflicts,
especially should this become the sole and /or primary access to the site..
Fire Rescue
The-following comment related to fire- rescue has been provided by James Barber:
• This development must comply with the Virginia Statewide.Fire Prevention Code. Final
-approval is subject to field inspection and verification.
VDOT
The-following comments related to transportation issues have been provided by Joel DeNunzio:
• The ITE-trip generation needs-to be done by the equations, not the rates. The projections
on-thetitle sheet are incorrect.
Considering the two phases and -that -the entrance-to the existing city road is within 3,000
feet of.a state maintained road, this project will meet the threshold for a Chapter 527
Traffic Study.
• The connection at existing Willoughby is within the city and will be permitted byth.e city
Page 4 of 7
• The proposed connection to 5th Street Avon Center can be made when the road is
constructed and will then be permitted by VDOT.
JAUNT
The following comments related to JAUNT have been provided by Peter Ohlms:
• This area is in the urban fare zone for JAUNT, where JAUNT provides trips primarily for
people with disabilities. Charlottesville Area Transit would be the main transit option for
the general public. The closest current CAT stop is on 5th Street Extended at Harris Rd.
• JAUNT would support a bicycle /pedestrian connection to Quince Lane if at all possible. This
could be a challenge due to existing development, but it would allow some existing
residents to walk or bike to the. Avon. Center development and could reduce the need for
future short- distance JAUNT trips from Willoughby to Avon Center.
• The internal street /parking layout appears to be sufficient to allow JAUNT to serve each of
the buildings. At this stage of the plan, however, it is unclear where the accessible entrance
of building #1 will be. Because JAUNT will likely not be able to enter the garage parking
within that building, it is difficult to know whether there would be a safe place for JAUNT
to stop to serve that building.
• On Road B, consider adding a buffer strip between the sidewalk and the street to provide a
more pleasant walking environment, since it is a narrow street. Street trees and some
slope could be accommodated in the buffer strip, which could disappear at the bridge due
to space constraints.
ACSA /RWSA
The following comments related to Albemarle County Service Authority (ACSA) have been
provided by Alexander Morrison:
• Rivanna Water and Sewer Authority (RWSA) capacity certification will be required.
• RWSA will require flow acceptance for development in each.Jurisdictional Area (City and
County). Engineer should perform a hydraulic analysis to ensure fire flow will be available
for this development. .
The.following comments related to RWSA have been provided by Victoria Fort:
• This development is located on a parcel that is split between the City of Charlottesville and
Albemarle County: Since the projected sewage flows from the entire parcel-will be well
over 40,000 gallons daily, RWSA will require that a flow acceptance request be submitted
by both the ACSA and the City of Charlottesville for approval at the site plan stage.
• There appear to be a number of potential. impacts on the existing RWSA sewer line that
crosses the.property, so we request that a copy of the site plan be submitted to RWSA for
review once it becomes available.
Page 5 of 7
• The preliminary grading plan shows a large amount of fill over the RWSA seweriine that will
likely cause damage to the aging pipe. In order to place this much fill over the line, a casing
must be installed under the road and /or that section of the pipe replaced to prevent any
damage to the interceptor.
• RWSA plans to replace-this portion of the Moores Creek Interceptor in 2024 with a larger -
diameter sewer pipe at a lower elevation. As a result, RWSA will request at least a 40 foot
easement through the property. Access to the existing easement must. be maintained .
throughout construction and once the site is completed.
• Street Lights and Trees will not be permitted .in the RWSA easement.
Additional Comments
The following comments related to the adjacent City parcel have been provided by Willy
Thompson, Neighborhood Planner, City of Charlottesville:
• The County rezoning request is for "Willoughby Apartments Phase .2." This is a bit
confusing as the preliminary site plan in the City for "Willoughby Place Phase 1" indicates a
"Phase 2" for the rest of the city portion. Is the County development represented as Phase
2, part of the phasing plan for both the City and County sections? If so, it would appear
that there are two Phase 2s.
• The "Willoughby Place Phase 1" preliminary site plan shows a "future public street
connection" at the City /County boundary line, but "Willoughby Apartments Phase 2"
shows this connection using "Private Road A." Please clarify the actual intent.
• It would appear that residents from "Willoughby. Place Phase .1" may travel through
"Willoughby Apartments Phase _2" to access Bent Creek Road. The Trip Generation shown
on the cover sheet references 88 apartment units, but does not include the potential .
impact from "Willoughby Place Phase 1."
• Page .3 of the submitted plans show an 8" sewer connection to "existing sanitary sewer ".
This sewer line is not yet in existence. Please clarify this.
• Please clarify-the reference on page '3 of the plans, regarding an "existing Rivanna Trail." Is
this an existing trail or a proposed section of the trail and not an active one ?.
Proffers
Proffers have not been provided and as mentioned throughoutthis letter,-there are-several
opportunities where proffers are needed and appropriate.
Action after Receipt of Comments
After you have read this letter, please take one of the actions identified on "Action After Receipt .
of Comment Letter" which is attached.
Re- submittal
Page 6 of 7
If you choose to resubmit, please use the attached form. There is no fee for the first re- submittal.
The re- submittal date schedule is provided for your convenience.
Notification and Advertisement Fees
Recently, the Board of Supervisors amended the zoning ordinance to require that applicants pay
for the notification costs for public hearings. Prior to scheduling a public hearing with the Planning
Commission, payment of the following fees is needed:
$218.80 Cost for newspaper advertisement
$204.84 Cost for notification of adjoining owners (minimum $200 + actual postage /$1 per owner
after 50 adjoining owners)
$423.64 Total amount due prior to Planning Commission public hearing
Prior to the Board of Supervisor's public hearing, payment of the newspaper advertisement for the
Board hearing needed.
$218.80 Additional amount due prior to Board of Supervisors public hearing
$642.44 Total amount for all notifications Fees may be paid in advance. Payment for both the
Planning Commission and Board of Supervisors public hearings may be paid at the same time.
Additional notification fees will not be required unless a deferral takes place and adjoining owners
need to be notified of a new date.
Feel free to contact me if you wish to meet or need additional information. My email address is
cgrant @albemarle.org
Sincerely,
/IK; f
Claudette Grant
Senior Planner, Community Development
c: . Morris Creek, LLC /Keith Woodard
enc: Action After Receipt of Comments
Resubmittal Schedule
Resubmittal Form
Page 7 of 7
DEPARTMENT OF COMMUNITY DEVELOPMENT
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ACTION AFTER RECEIPT OF COMMENT LETTER
Within 30 days of the date of this letter., please do one of the following;
(1) Resubmit in response to review comments
(2) Request indefinite deferral
(3) Request -that your Planning Commission public hearing date be set
(4) Withdraw your application
(1) Resubmittal in Response to Review. Comments
If you plan to resubmit within 30 days, make sure.that the resubmittal is on or before a
resubmittal date as published in the project review schedule. The full resubmittal schedule may
be found at www.albemarle.org in the "forms" section at the Community Development page.
Be sure to include the resubmittal form on the last page of your comment letter with your
submittal.
The application fee which you paid covers staff review of the initial submittal and one
resubmittal. Each subsequent resubmittal requires an.additional fee. (See attached Fee
Schedule.)
(2) Request Indefinite Deferral
If you plan to resubmit after 30 days from the date of the comment letter, you need-to request
an indefinite deferral. Please provide a written request. andstate your justification for
requestingthe deferral, (Indefinite deferral means that you intend-to resubmit /request a
public hearing b.e set with the Planning Commission after the 30 day period.)
(3) Request Planning Commission Public Hearing Date be Set
At this time, you may schedule a public hearing with-the Planning Commission. However, we
do not advise that you go directly to public hearing if staff has identified issues in need of
resolution that can be addressed with a resubmittal.
After outstanding issues have been resolved and /or when you are ready to request a public
hearing, staff will set your public hearing date forthe Planning Commission in accordance with
the Planning Commission's published schedule and as mutually agreed by you and the County.
The staff report and recommendation will be based on the latest information provided by you
with your initial submittal or resubmittal. Please remember that all resubmittals must be made
on or before a resubmittal date.
By no later than twenty -one (21) days before the Planning Commission's public hearing, a
newspaper advertisement fee and an adjoining owner notification fee must be paid. (See
attached Fee Schedule) Your comment letter will contain the actual fees you need to pay.
Payment for an additional newspaper advertisement is also required twenty -two (22) days prior
to the Board of Supervisors, public hearing. These dates are provided on the attached Legal Ad
Payments for Public Hearings form.
Please be.advised that, once a public hearing has been advertised, only one deferral prior to the
Planning Commission's public hearing will be allowed during the life of the application. The
only exception to this rule will be extraordinary circumstances, such as a major change in the
project proposal by the applicant or more issues identified by staff that have not previously.
been brought to the applicant's attention. As always, an applicant may request deferral at the
Planning Commission meeting.
(4) Withdraw Your Application
If at any time you wish to withdraw your application, please provide your request in writing.
Failure to Respond
If we have not received a response from you within 30 days, we will contact you again. At that
time, you will be given 10 days to do one of the following: a) request withdrawal of your
application, b) request deferral of your application to a specific Planning Commission date as
mutually agreed to with staff, or c) request indefinite deferral and state your justification for
requesting the deferral. If none of these choices is made within 10 days, staff will schedule
your application for a public hearing based on the information provided with your original
submittal or the latest submittal staff received on a resubmittal date.
Fee Payment
Fees may be paid in cash or by check and must be paid at the Community Development Intake
Counter. Make checks payable.to the County of Albemarle. Do not send checks directly to the
Review Coordinator.
FEE SCHEDULE FOR ZONING APPLICATIONS
A. For a special use permit:
1. Additional lots under section 10.5.2.1; application and first resubmission
Fee............................................................................ ............................... ......................$1,000.00
Eachadditional resubmittal ....................................... ............................... ........................$500.00
2. Public utilities; application and first resubmission
Fee................................................................:........... ............................... ......................$1,000.00
Each. additional resubmittal ......................................: ............................... ........................$500.00
3. Day care center; application and first resubmission
Fee............................... . .................................... I ............................. ............................... $1,000.00
Each additional resubmittal .::.................................... ............................... ........................$500.00
4. Home occupation Class B; application and first resubmission
Fee................................:........................................... ............................... ......................$1,000.00
Each additional resubmittal ....................................... ............................... ........................$500.00
5. 5. Amend existing special use permit; application and first resubmission
Fee............................................................................ ............................... ......................$1,000.00
Each additional resubmittal ....................................... ............................... ........................$500.00
6. Extend existing special use permit; application and first resubmission
Fee............................................................................ ............................... ......................$1,000.00
Each additional resubmittal .............:......................... .. ............................. ........................$500.00
T. All other special use permits; application and first resubmission
Fee............................................................................ ............................... ......................$2,000.00
Each additional resubmittal ........................... ............................... .............................. $1,000.00
8. Deferral of scheduled public hearing at applicant's request
Fee.......................................................................:..... ............................... ........................$180.00
B. For amendment to text of zoning ordinance:
Fee................................................................................... ............................... .......................$1000.00
C. Amendment to the zoning map:
1. Less than 50 acres; application and .first resubmission
Fee............................................................................. .......:....................... .....................$2,500..00
.2. Less than 50 acres; each additional resubmission
Fee........................................................................... ............................... .....................$1,250.00
3. 50 acres or greater; application and first resubmission,
Fee.........:................................................................... ...........I................... ......................$3,500.00
4. 50 acres or greater; each additional resubmission
Fee........ ............................... ................................ ............................... ......................$1,750.00
.5. Deferral of scheduled public hearing at applicant's request
Fee...............................................:............................. ............................... ........................$180.00
D. Board of Zoning Appeals:
1. Request for a variance or sign special use permit
Fee............................:...................:............................ ............................... ........................$500.00
.2. For other appeals to the board of zoning appeals (including appeals of zoning administrator's decision) —
Fee (to be refunded if the decision of the zoning administrator is overturned) .......$24.0.00
N. Required notice:
1. Preparing and mailing or delivering up to fifty (50) notices:
Fee............................................................................ ............................... ........................$200.00 plus.the
actual cost of first class postage
2. Preparing and mailing or delivering, per notice more than fifty (50):
Fee.............................................:................................. ............................... ..........................$1.00 .plus the
actual cost of first class postage
3. Published notice:
Fee.............................................................................. ............................... .........................Actual cost
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77.77s sllotivn in 73737 a7e changes acre ro a L oarf7ay no ay
the revievrun {i planner will coritact:epplacerit to discuss. con�ments of reviewers and advise that changes that need :ed are
significant eriough to warra.nt.an addilionai submittal or:advise lhat the tie project is readyfor:a piabilic hearing. If changes
needed are minor, the planner will advise thatth -e project go to public heari.rig.
Legal aid tees Irlust be :paid 22 days in •advance of the Planning Commissinn public .hearing. • An additional legal .ad fee will
need to l'ic.p3id 22 d2.ys in .advanca crf the Boml of Suparuisorr, public haoring. if an
applicant decides to go to ;public hearing against the advice of the reviewing planner, a recomra�end,ation fur denial will likely
res,.lat. u.eneraliy, -the applicant will will have only one opportunityto deferthe PC- public hearing forthe praj.�ct once it has
i>een a lverti :sed for public hearing. Additional deferrals will not be allowed except in e:ftraordinary circumstances..s lch as a
miE :pr change in the project proposal by the applicant or more issues identified by staff that have not - previously been brougl It
-to the ap'plicant's attention.
aP, Board of supervisors' wrorksessions and public hearings will be scheduled after the Planning Commision's action on
r,.ppl nations_
Nux Vvicm;E u6b V1NLY JY iF or G1viA R
Fee Amount $ Date Paid By who?
Receipt # Cl<# BY:
Resubmittal of information for Special Use Permit or
Zoning Map Amendment „FSN,P
PROJECT NUMBER: IM4r9bjI ()C603 PROJECT NAME: W21/_ t��,�l� 14 �Vl4vli PT1/•�
❑ Resubmittal Fee is Required LEI' R�eslubmittal Fee is Not Required
Ca,rrJ�e.Q' ke,� Community Developm Tent Project Coordinator Name of Applicant Mione Numbe
Signature Date t I Signature Date
FEES
Resubrttal fees for Special Use Permit -- original Special Use Permit fee of $1,000
❑' First resubmission
FREE
❑ Each additional resubmission
$500
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Resubmittal fees for original Special Use Permit fee of $2,000
❑ First resubmission
FREE
❑ Each additional resubmission
$1,000
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Resubmittal fees for original Zoning Map Amendment fee of $2,500
First resubmission
FREE
❑ Each additional resubmission
$1,250
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Resubmittal fees for original Zoning Map Amendment fee of $3,500
❑ First resubmission
FREE
❑ Each additional resubmission
$1,750
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❑ Deferral of scheduled public hearing at applicant's request— Add'l notice fees will be required
$180
To be paid after staff review for public notice:
Most applications for a Zoning Map Amendment require at least one public hearing by the Planning Commission and one public
hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearings be made by publishing a legal
advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees for public notice are
required before a Zoning Map Amendment may be heard by the Board of Supervisors. The total fee for public notice will be provided
to the applicant after the final cost is determined and must be paid before the application is heard by a public body.
MAKE CHECKS TO COUNTY OF ALBEMARLE /PAYMENT AT COMMUNITY DEVELOPMENT COUNTER
i' Preparing and mailing or delivering up to fifty (50) notices
$200 + actual cost of first -class postage
Preparing and mailing or delivering each notice after fifty (50)
$1.00 for each additional notice + actual
cost of first -class postage
Legal advertisement (published twice in the newspaper for each public hearing)
Actual cost
(minimum of $280 for total of 4 publications)
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296 -5832 Fax: (434).972 -4126
5/10/2011 Page 1 of 1
k�
�'IRGIly1�'
County of Albemarle
Department of Community Development
Memorandum
To:
Claudette Grant
From:
Bill Fritz
Division:
Current Development
Date:
May 27, 2011
Subject: ZMA 2011— 3 Willoughby Apartments
I have reviewed the submitted information and offer the following comments:
1. A modification of Section 4.2.3.2 is required to allow development on critical slopes. I encourage
the applicant to apply for the modification with the rezoning. The process for a modification is
contained in Section 4.2.5(a). I would note that it is my opinion that the grading shown is
conservative. I believe that the impact on the critical slopes may be greater than is currently
shown. I encourage the applicant to consider this when making the request for a modification.
2. A special use permit will be required for the southern access. The special use permit should be
processed at the same time as the rezoning. If it is not processed at the same time the traffic study
should not include any use of a southern access.
3. Parking under buildings typically requires a waiver of design standards contained in Section 4.12.
These may be processed administratively. Generally, at this stage of the project the details of the
parking are not known so the extent of the waivers is impossible to determine. This comment is
provided only as a reminder to the applicant that this will ultimately need to be addressed. This
comment is not a relevant factor in the review of the rezoning.
4. While this project is not strictly subject to the provisions of Section 5.1.16 I would encourage you
to review this section to determine if the location of the pool and clubhouse are appropriate to the
area.
5. As a general comment to you as the plan reviewer I would note that the project makes extensive
use of retaining walls. These walls may be approved as part of the site plan process. I make this
comment to you only as a general observation for your consideration.
6. I have spoken with Glenn Brooks and reviewed his comments and agree with his
recommendations. I would add that the location of the storm water management facility could
with the right design be a substantial amenity to the project and with the wrong design could be an
undesirable feature within the project.
*—&A
County of Albemarle
Department of Community Development
Memorandum
To: Claudette Grant, Senior Planner
From: Glenn Brooks, County Engineer
Date: 24 May 2011
Subject: Willoughby Apartments (ZMA201100003)
The application plan has been reviewed. The following comments are offered for your use;
1. A special use permit is required for the bridge and abutments. This should be applied for with the
rezoning, as it is a key component of the project.
2. The fill over the sewer line for the bridge should be called to the attention of RWSA and ACSA, to be
sure this is acceptable.
3. The bridge access to Bent Creek Road and 5th Street Extended needs to be proffered in order to clarify
the outcome should the Bent Creek Road project not move forward. It is likely this project could have
sole access through the city.
4. The road sections should be removed from the plan. As long as there are no proposed subdivisions,
this is not designed as a street or road. It is a travelway serving a parking lot, both on this project, and
on the similar project adjacent to this in the city. So, while the typical sections say typical, there is no-
where that they actually apply.
5. A traffic study needs to be provided. The impact to both the roads through the city, and the future
development at Bent Creek Road, as well as 5th street and other intersections within the scope must be
quantified. The scenario of the bridge not coming to fruition, or being long delayed, should be
considered.
6. Conceptual mitigation plans for the buffer disturbances should be provided. It is noted that some
stream bank work along Moores Creek was proposed with the Avon Center (ZMA200600009)
rezoning. It is not clear whether the bridge work would coincide.
7. The proposed stormwater management basin should be moved down, or another strategy used to
capture more of the site.
8. The assumed envelope of disturbed area in the waiver request for disturbance of critical slopes does
not appear possible. It must be expanded to realistically consider all disturbances. There must be area
below the walls to operate machinery, and install erosion control measures such as berms and basins.
Likewise there must be traps and working area around the bridge abutments, including on the opposite
side of Moores Creek. There must be area to excavate and reinforce the sewer line should that be
necessary. There must be area for stormsewer releases and channels and sanitary lines and
connections. There appears to be disturbance to build the trail. In addition, the cut and fill operation
on the site should be clarified, as there appears to be a need to import a lot of structural fill, or to cut
more on the site.
9. The slip lane in the travelway at the entrance to the first parking area and the service entrance to
building #1 appears to be a confusing arrangement that may cause conflicts, especially should this
become the sole and/or primary access to the site.
file: EI_zma2Ol I- 3_GEB_WilloughbyApts