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Home My WebLink AboutZMA201300012 Review Comments Zoning Map Amendment 2013-11-19COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, Room 227 Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 TO: Megan Yaniglos, Senior Planner -Planning Services FROM: Rebecca Ragsdale, Senior Planner -Zoning Services DATE: November 18, 2013 RE: ZMA 2013-12 Rivanna Village Fax (434) 972-4126 Comments below are based on review of the code of development, proffers, and revised application plan all dated October 21, 2013. Parcel 093A1-00-00-00200 (East Rivanna Volunteer Fire Company Inc & County of Albemarle) • The fire station parcel should be added to the legal ad and authorized signatures should be provided prior to this rezoning being advertised for public hearing. The application plan is showing physical changes to the parcel (trails, BMPs, etc.). (See Section 33.2.b.1.b) • The Code of Development also proposes changes in Table 3.2 that affect the parcel by limiting the maximum non-residential square footage to 30,000 square feet. The prior rezoning limited the parcel to the existing 23,001. 1 am not sure why there should be any limitation on the fire station if it needs to make future additions to the building, etc. Code of Development • Daycare centers are now prohibited and may be a use that the applicant should consider leaving in the code of development. Uses can only be added to the code of development, once approved by the board, by a zoning map amendment. • Note 3 on page 15 is not necessary because Section 4.11.11 of the ordinance already allows this encroachment along with a 4' encroachment into front setbacks as well. • The total acreage in table 3.2 and on Sheet 2 of the application plan adds up to 94.74 and the applicant response letter indicates total acreage for the rezoning is 97.643. This discrepancy should be resolved and the total acreage being used for density and green space calculations should be added to Table 3.2, Table 8, and Sheets 2 and 7 of the application plan. • Table 3.2: The amount of square footage possible (up to 60,000) in Blocks A, B, G, I, and J is not consisted with the block descriptions of these blocks being primarily residential. • Parking- Waivers/modifications need to be submitted and approved for Section 4.12.4, 4.12.6, 4.12.9 to allow what the applicant proposes. Specific comments and concerns are below. • The code of development now provides 2 parking spaces/residential use but does not address guest parking. It is recommended that guest parking be accommodated according to the ordinance at 1 guest space/4 units. Public parking strategies for the park include on -street parking and the existing fire station parcel lots. Parks & Rec should confirm this still meets the parking needs of the park. No information has been provided as to the number of parking spaces that will be provided on -street for the park. Note 1 is not consistent with the parking calculation proposed in Table 7.1 on page 23- 24. Table 7.1 now proposes 1 space per 1,000 square feet of gross floor area for non- residential uses but no request for this modification or justification has been provided. This is not consistent with the modification approved with the previous rezoning to use shopping center calculations and is even less parking than previously required. See below. 4.12.6 MINIMUM NUMHER OF REQUIRED PARKING SPACES 110K SCHEDULED USES section 4-12.6. provides the schedule of parking requirements for each use. The applicant has requested that the individual uses in Block F, not be subject to the parking schedule; rather, that the minimum number of parking spaces far non - res ideniial uses shall be based 9.75 spaces per 1,Ot?0 gross leasable square feel for the total square footage within the Block F. Also, garage parking shall count towards the minimum parking requirements. Staff Comrnent: The 'Zoning Division generally approves of the first part of this request, but has recommended a more restrictive waiver to ensure that sufficient parking exists for each of the uses as they are begin, Staff recommends approval of use of the shopping center parking standard; however, each site plan would have to provide sufficient parking for the use until it reaches the threshold that allows Eor 4.75 spaces per 1,009 square feet. At that point, the entire block will be considered as a sliopping center use and individual uses will not need to provide parking for each use. Staff recommends approval as follows: When the SDP's are reviewed, the parking will be considered proportional to the size of the development proposed together rdth what exists. In other words, ifdaring the rezoning it is determined that the nonresidential blacks can be calculated at 4.75 spaces per I000sfgia, but the 1" SDP tomes in with only 10.000sfgla, that site plan will be required to show the parking at S.5 spaces per 1000sfgla. Later when a 2"d SDP is submitted and more square,fnvtage is added to the black, the parking generator will be reduced to include both the existing and what isproposed on that ,SDP. Page 26 should be revised to include more specificity as to the minimum park facilities that will be provided. (See page 20-21 from the prior rezoning) The minimum dimensions of the picnic shelters, playing field, and number of benches should be provided for example. Also, the playground is listed on Sheet 7 but not in the code on page 26. The following should also be added, as it was included in the prior code" Approval of the final park plan is required prior to approval of the final site plan for the park." Waivers and modifications to Section 4.16 must also be addressed. Application Plan - The note "Phase 6&7" should be removed from Sheet 2 for Block J as the timing of the public park is tied to Proffer 6. • My previous comment regarding preservation areas and conservation areas has not been adequately addressed. Also, there are a number of BMPs shown on the Sheet 6. It should be clear with this rezoning approval whether all of these will be required or if some of them are intended to be potential locations for BMPs. Preservation area: An area identified on a plan submitted for approval which contains natural features such as non -tidal wetlands, floodplain, streams and stream buffers that are to be preserved in a natural Page 2 state and not be developed with any manmade feature. (Added 3-19-03) Conservation area: An area identified on a plan submitted for approval which contains cultural assets or natural features such as non-tidal wetlands, floodplain, slopes identified in the open space element of the comprehensive plan, or streams and stream buffers, within which only limited disturbance or development is allowed. Uses allowed in conservation areas include, but are not limited to, utilities, greenways, pedestrian paths, streets, and stormwater management facilities, where, in the opinion of the director of engineering, no other location is reasonably available and when these improvements have the least impact possible on the environmental features of the area. (Added 3-19-03) Sheet 7-Identify the "Linear Park Areas" on the plan as they are described in Proffer 6. The "Open Space Areas with trails" acreage listed on Sheet 7 is 13.27 acres. Please update the Open Space statistics to be consistent with this proffer. Proffers- • 1 believe the third paragraph that was added on the first page of the proffers is not necessary as Section 8 of the ordinance allows variations to application plans and codes of development. • Proffer 6- Parks and Recreation review and provide comment on this proffer. The park improvements should be built prior to 50% of the units being constructed in the development. The range of units previously approved was 348-521 and 174th residential unit was 50% of the low end of that range. The current rezoning proposes a range of 275-400 units so this proffer should be adjusted accordingly to the 137th unit. Waivers (Comment not addressed)- A number of waivers were approved with ZMA 2001-08 refer to the link below. Comment not addressed. Based on review of the code of development, at a minimum the following sections are modified: • Sections in 4.12 see under parking comments above • Section 4.16, 4.16.2 and 4.16.3.3 (see link below and note on bottom of page 19 of the prior code of development) http://www.albemarle.org/upload/images/Forms Center/Departments/Board of Supervisors/For ms/Agenda/2007files/20070613/RivannaVillageAttachJ.Pdf Page 3