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HomeMy WebLinkAboutZMA201300016 Review Comments Zoning Map Amendment 2013-12-11 (2)�Ok AL� flyRGINti� County of Albemarle Department of Community Development Memorandum To: Megan Yaniglos, Senior Planner From: Rebecca Ragsdale, Senior Planner (Zoning) Date: December 11, 2013 Subject: Avinity Phase II ZMA 2013 -16, Application Plan, Code of Development, and Proffers dated September 16, 2013 Modification / Variation to Avinity Phase I: This rezoning proposes to incorporate a portion of Avinity I, currently zoned PRD. The PRD zoning district requires 25% open space and Avinity I was approved with 27% open space (see attached exhibit). Please provide an updated open space calculation and exhibit for Avinity I that demonstrates the requirements of Section 19.6.1 are still met in Avinity I. NMD application plan inadequate In General, a number of required items were not provided on the application plan set, including those highlighted below. The Avinity I Application Plan provides a good example and starting point for the level of detail and information needed for a planned district rezoning. These items along with any additional identified for review by Planning must be provided. Application plan for zoning map amendments for planned development districts. For an application to establish a planned development district or to amend an approved application plan for an existing planned development district, an application plan showing, as applicable: (i) the street network, including circulation within the project and connections to existing and proposed or planned streets within and outside of the project; (ii) typical cross - sections to show proportions, scale and streetscape /cross - sections /circulation; (iii) the general location of pedestrian and bicycle facilities; (iv) building envelopes; (v) parking envelopes; (vi) public spaces and amenities; (vii) areas to be designated as conservation and /or preservation areas; (viii) conceptual stormwater detention facility locations; (ix) conceptual grading; (x) a use table delineating use types, the number of dwelling units, non- residential square footage, building stories and /or heights, build -to lines, setbacks and yards, and other features; (xi) topography, using the county's geographic information system or better topographical information, and the source of the topographical information, supplemented where necessary by spot elevations and areas of the site where there are existing critical slopes; (xii) the general layout for water and sewer systems; (xiii) the location of central features or major elements within the project essential to the design of the project, such as major employment areas, parking areas and structures, civic areas, parks, open space, green spaces, amenities and recreation areas; (xiv) standards of development including proposed yards, open space characteristics, and any landscape or architectural characteristics related to scale, proportions, and massing at the edge of the district; (xv) a conceptual lot layout; and (xvi) if the application is to establish a neighborhood model district, the location of proposed green spaces and amenities as provided in section 20A.9 Specific items that need to be revised on the Application Plan include: • Sheet 1 notes - Remove Pedestrian Design note and the two other notes below it. Include just one note that references the Code of Development. Notes 1 -3 on sheets 3 and 4 of the Application Plan should be removed -They are not necessary as a planned development district, Section 8 of the ordinance already provides for minor changes to approved plans or codes of development: The director of planning is authorized to grant a variation from the following provisions of an approved plan, code or standard: 1. Minor changes to yard requirements, build -to lines or ranges, maximum structure heights and minimum lot sizes; 2. Changes to the arrangement of buildings and uses shown on the plan, provided that the major elements shown on the plan and their relationships remain the same; 3. Changes to phasing plans; 4. Minor changes to landscape or architectural standards; 5. Minor changes to street design and street location, subject to a recommendation for approval by the county engineer; and 6. Minor changes to the design and location of stormwater management facilities, minor land disturbance including disturbance within conservation areas, and mitigation, all subject to a recommendation for approval by the county engineer. • Cross sections for proposed alley should be provided. Unless shown on the Application Plan, alleys and future street changes will be subject to Section 8(5) above. • Streets sections should be clear on whether they will have on- street parking or not. • The Conceptual Plan Avinity II dated 9.16.13 in the Code of Development should be added to the Application Plan sheet and provide the required contents indicated above. • Update "Open Space" to "Green Space" on Application Plan • The Single Family Residue parcel should be defined on the plan and in the Code. Code of Development • A description and major elements /characteristics of each block and greenspace area should be provided in the Code of Development. • Page 13 -The note regarding adjustments to block areas should be revised to allow more reasonable adjustments, like 15% (consistent with Cascadia), or be eliminated. Section 8 (above) allows for minor adjustments already so this provision may not be necessary. • Acreage and resulting density in the tables on page 13 are net densities, not including green space areas A, B, and C. Provide the gross residential density as required by Section 20A.7. • Uses must be listed as they appear in ordinance Section 20A.6(a). Also the applicant may want to consider whether some of the uses listed below should be added to the list of uses allowed (tourist lodging, family day home, etc.) • The Code of development should define what is meant by the "Single family residue parcel" • The dwelling unit types of "carriage house" and "cottage" are not defined in the Zoning Ordinance. In order to allow then in Avinity II, the Code of Development must define the unit types. • Homes for developmentally disabled aka Group Homes must be allowed anywhere SFD homes are allowed so this use needs to be added. • Home occupation, Class B is usually permitted by special use permit. • What does "Development shall occur in a minimum of one phase" mean? • Page 16- Minimum and Maximum lot sides should be organized into a table for ease of administering and provided for each unit type. • The note on the Build -to and Setbacks table are very similar to Section 4.11 of the ordinance but not exactly. The reference to 4.11.1 should be added and no encroachments will be permitted into the side yard setbacks. (Also refer to Section 4.11.3) 4.11.1 COVERED PORCHES, BALCONIES, CHIMNEYS AND LIKE FEATURES Covered porches, balconies, chimneys, eaves and like architectural features may project not more than four (4) feet into any required yard; provided that no such feature shall be located closer than six (6) feet to any lot line. (Amended 9 -9 -92) • The building height note is unnecessary as the zoning ordinance already provides for how height is measured: Building, Height of. The vertical distance measured from the level of the curb or the established curb grade opposite the middle of the front of the structure to the highest point of the roof if a flat roof, to the deck line of a mansard roof; or the mean height level between the eaves and ridge of a gable, hip or gambrel roof. For buildings set back from the street line, the height shall be measured from the average elevation of the ground surface along the front of the building. • The table at the bottom of page 15 allows up to 60' buildings but the note limits buildings to 4 stories. These notes should be reconciled. • A modification to 20A.8(b) Mixture of uses is needed or additional uses as specified in the ordinance must be added to the code of development: b. Each district shall have at least two different general use classifications (i.e., residential, commercial, industrial, institutional, parks or recreational facilities open to the public); provided that this requirement may be waived by the board of supervisors if a different use is already present within one - quarter mile of the proposed district and accomplishes the mixture of uses within the neighborhood sought to be achieved by this section to an equivalent degree. c. The mixture of uses shall be based upon the uses recommended in the land use element of the comprehensive plan. The required mixture of uses may be obtained with different uses in different buildings or a mixture of uses within the same building. Parking information provided is insufficient (refer to parking information provided with Avinity I as an example. Parking and loading needs study in a proposed neighborhood model district. An application to establish a neighborhood model district shall include a parking and loading needs study that demonstrates parking needs and requirements and includes strategies for dealing with these needs and requirements, including phasing plans, parking alternatives as provided in section 4.12.8, and transportation demand management strategies as provided in section 4.12.12; provided that the applicant may elect to submit the parking and loading needs study in conjunction with the preliminary site plan for the development if it determines that the uses that may occupy the buildings are not sufficiently known at the time of the zoning map amendment Page 14-" Open Space buffer -Area C' minimum requirements should be established. Amenities and Greenspace areas -The plan is not providing amenities as required and a waiver must be submitted and processed for Section 20A and 4.16. 4. The minimum area devoted to amenities may be reduced by the board of supervisors at the request of the applicant. In acting on a request, the board shall consider these factors: the relationship of the site to adjoining or nearby properties containing amenities; the proportion of residential uses to nonresidential uses proposed; the known future uses of the adjoining properties; and whether a reduction would better achieve the neighborhood model goals of the comprehensive plan. c. Additional requirements for amenities. Amenities shall also be subject to the following: 1. At least ninety percent (90 %) of the residential units in the NMD shall be within a one - quarter mile walk of an amenity. 2. The size, location, shape, slope and condition of the land shall be suitable for the proposed amenity. 3. The amenity shall be suitable for the specific population to be served. 4. The design of any recreational facilities shall meet the minimum design requirements from recognized sources of engineering and recreational standards. 5. In nonresidential areas of the development, amenities shall be located so that they are easily accessible to patrons and employees of the development. • Although not the same zoning for each development, an overall calculation and green space exhibit should be provided if waivers are sought to provide for Avinity II amenities with facilities in Avinity I. • Update "Open Space" to "Green Space" in Code of Development • Page 18 and 19- Should be updated to use current Critical Slopes regulations as the zoning text amendment is not yet approved. • Pages 19 -20- Architectural Review Board recommendations and standards for landscaping,etc. on Route 20 will need to be added to the Code of Development. • Code of development should be updated to reflect the Historic Resources comments. • The NMD district requires that form /massing and fagade treatments be included in codes of development. It no longer requires architectural styles, colors, materials be included unless determined necessary. Prnffers- • The reference to the code of development and application plan in the first paragraph of the proffer statement is not needed and should be removed. • Proffer 2- Ron White should review and comment on this proffer. • Recommendations of VDOT and proposed Route 20 improvements are an appropriate proffer for the developer to offer (Sheet 5 of the Application Plan). Private Street Requests- Private streets must be approved in accordance with the ordinance. Supporting documentation for Pebble Drive needed is needed to confirm that there are no issues with other users (including 09000- 00- 00- 035F0) will be affected and whether they are agreeable to these changes or not.