HomeMy WebLinkAboutZMA201300017 Staff ReportCOUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: ZMA 2013 -00017 Spring Hill
Staff: Claudette Grant
Village
Planning Commission Public Hearing:
Board of Supervisors Public Hearing: To Be
August 19, 2014
Determined
Owner(s): Spring Hill Village Holdings, LLC
Applicant: Spring Hill Village Holdings, LLC
with Vito Cetta as the contact.
Acreage: Approximately 12.99 acres
Rezone from: R -1, residential to NMD,
Neighborhood Model District with proffers code
of development and application plan.
TMP: Tax Map Parcel(s) 09000000002800
By -right use: The R -1 district allows residential
(See Attachment A)
uses up to 19 dwelling units with bonus
Location: 1776 Scottsville Road. Approximately
density /clustering provisions for the entire
2000 feet north of the intersection of Avon Street
parcel.
Extended and Route 20.
Magisterial District: Scottsville
Proffers: Yes
Proposal: Request to rezone 12.99 acres from
Requested # of Dwelling Units: Maximum 100.
R -1 Residential zoning district to NMD
Neighborhood Model District zoning district for a
mixed use development with a maximum of one
hundred (100) residential units and 10,000 —
60,000 square feet of non - residential uses.
Attachment B).
DA (Development Area): Neighborhood 4
Comp. Plan Designation: Urban Density
Residential — residential (6.01 -34 units /acre);
supporting uses such as religious institutions,
schools, commercial, office, and service uses.
Character of Property: The property has a
Use of Surrounding Properties: The two
house and outbuilding located on it. The rest of
adjacent properties located to the north are both
the property is wooded and vacant with rolling
light industrial use parcels, one with Parham
hills.
Construction company and the other is
developed with a variety of light industrial and
commercial /office uses. The area to the east,
across Route 20 is rural area and consists
primarily of single family residential uses. Single
family houses are also located to the south and
west of this property.
Factors Favorable:
Factors Unfavorable:
1. The rezoning request is consistent
1. Technical revisions are needed to
with the Comprehensive Plan.
proffers, code of development, and
2. The proposal contains the principles
application plan.
of the Neighborhood Model.
3. This rezoning request would provide
additional residential opportunities for
residents in this portion of the
Spring Hill Village
PC Public Hearing 8/19/2014
County.
RECOMMENDATION: Staff can recommend approval of ZMA201300017, Spring Hill Village
provided technical revisions are made to the proffers, the application plan, and code of
development as described in the staff report prior to the Board of Supervisor meeting.
2 Spring Hill Village
PC Public Hearing 8/19/2014
STAFF PERSON: Claudette Grant
PLANNING COMMISSION: August 19, 2014
BOARD OF SUPERVISORS: To Be Determined
ZMA 201300017 Spring Hill Village
PETITION
PROJECT: ZMA201300017 /Spring Hill Village
MAGISTERIAL DISTRICT: Scottsville
TAX MAP /PARCEL: 09000000002800
LOCATION: 1776 Scottsville Road. Approximately 2000 feet north of the intersection of Avon Street
Extended and Route 20.
PROPOSAL: Rezone 12.99 acres from R -1 Residential zoning district which allows residential uses at
a density of 1 unit per acre to NMD Neighborhood Model District zoning district which allows residential
at a density of 3 — 34 units /acre mixed with commercial, service and industrial uses. A maximum of one
hundred (100) units proposed for a density of 7.7 units per acre.
ENTRANCE CORRIDOR: Yes
PROFFERS: Yes
COMPREHENSIVE PLAN: Urban Density Residential — residential (6.01 -34 units /acre); supporting
uses such as religious institutions, schools, commercial, office, and service uses in Neighborhood 4 of
the Development Areas.
CHARACTER OF THE AREA
This proposal is located within Development Area four (4), in the southern portion of the County. The
property is located in the scenic byways. Mill Creek South, Avon Park I and 11, a church, and low
density residential lots are located to the west of the site. The area east of the site and across Route 20
is designated as Rural Area in the Comprehensive Plan. The Rural Area is fairly wooded and
undeveloped. Both the Rural and Development Areas have some older single family dwellings in the
vicinity. Adjacent and to the north of this site is the Parham Construction and a development with a mix
of light industrial, and commercial /office uses. This property transitions to adjacent low density
residential uses to the south. The future Biscuit Run State Park site is also located close by (south and
west of site).
SPECIFICS OF THE PROPOSAL
The applicant is requesting to rezone 12.99 acres from R -1 residential to NMD Neighborhood Model
District. The subject parcel has frontage on Avon Street Extended (Route 742) and Scottsville Road
(Route 20 South). The project is divided into seven (7) blocks (A — G). The proposal is inclusive of a
maximum of 100 residential units that could be comprised of townhouses, apartments, and /or single
family residential units. Three of the seven blocks could include 10,000 — 60,000 square feet of non-
residential uses. Roads will be a mix of public and private streets, as well as alleys. A variety of open
space and amenities are proposed. There is a 1 + acre central park and 4 smaller pocket parks that are
strategically located throughout the development. The parks will provide both active and passive
opportunities for the residents.
The application plan, code of development and proffers are in need of technical revisions. The technical
revisions relate to typographical errors, and the need for revisions to be made so that the documents
are consistent with each other. (See Attachment B for the Application Plan, Attachment C for the Code
of Development and Attachment F for the Proffers)
3 Spring Hill Village
PC Public Hearing 8/19/2014
APPLICANT'S JUSTIFICATION FOR THE REQUEST
The applicant developed Avon Park I and II located across Avon Street Extended. In developing Spring
Hill Village he saw an opportunity to develop a mixed use community in the southern portion of the
County that would promote flexibility and creativity in establishing the building locations, mixture of
uses, and densities on the subject property.
PLANNING AND ZONING HISTORY
SP 1974-00368 was a special use permit for a mobile home.
ZMA1980 -00008 was rezoning request for A -1 Agriculture use to M -1 Industrial use that was denied
due to the intensity of industrial use proposed for the site.
CONFORMITY WITH THE COMPREHENSIVE PLAN
The existing Comprehensive Plan designates this property as Urban Density Residential, which is
intended to provide for a gross residential density of 6.01 -34 dwelling units per acre with supporting
uses such as religious institutions, schools, commercial, office, and service uses.
The proposed Comprehensive Plan update recommends this property for Office, R & D flex uses along
with residential uses. This proposed change is a reflection of the adjacent Parham property located
north of the subject property which is designated for industrial use in the proposed Comprehensive Plan
update. It is anticipated that buildings with similar uses on this subject property would be located
adjacent to the already existing industrial uses, making this property become the transition from
Industrial /commercial uses to the residential uses located to the southern area of the property. Retail
uses are not recommended or expected for this property.
This proposal is primarily a residential development with a mixed use component (10,000 - 60,000
square feet) of office, R & D and Flex uses. Therefore, it is consistent with the approved
Comprehensive Plan. It also provides for some of the non - residential uses recommended in the draft
Comprehensive Plan, although on a smaller portion of the site.
The Neighborhood Model: Staff's analysis below indicates how well the proposal meets the 12
principles of the Neighborhood Model:
Pedestrian Orientation
Spring Hill Village proposes sidewalks on Avon Street
Extended, Route 20 and throughout the proposed
development. Residents will be able to walk between the
Avon Park developments and Spring Hill Village. This
principle is met.
Neighborhood Friendly
Spring Hill Village provides a network of public and private
Streets and Paths
streets and alleys, along with sidewalks and paths throughout
the site. Landscaping and streetscaping standards are
described in the code of development. This principle is met.
Interconnected Streets and
The proposed site is topographically challenging as the land
Transportation Networks
rolls down towards Scottsville Road from Avon Street
Extended. The applicant provides a road that connects from
Avon Street Extended to Scottsville Road. There are also
potential areas for future interconnection on the northern side
of the property should the need ever arise. This principle is
met.
Relegated Parking
Majority of the parking for this property is shown to be
relegated. Parking will either occur on individual lots or in
parking lots. There is some on street parking proposed. This
4 Spring Hill Village
PC Public Hearing 8/19/2014
Spring Hill Village
PC Public Hearing 8/19/2014
principle is met.
Parks and Open Space
A central park consisting of slightly over one (1) acre, along
with four (4) smaller pocket parks, strategically located
throughout the development are proposed in this
development. The parks will provide both active and passive
opportunities for the residents. Biscuit Run State Park is also
within close proximity to this development, and will provide
additional acres of park and open space. This principle is
met.
Neighborhood Centers
The park(s) can serve in many ways as a neighborhood
center. This property is also located relatively near to
Monticello High School, Cale Elementary School and a
shopping center. The future Biscuit Run Park may also serve
as a center, depending on features developed within the
park. Depending on the type of business that locates within
this community, it is possible that additional community space
could be utilized within the commercial space. This principle
is addressed.
Buildings and Spaces of
The code of development describes four (4) stories to be the
Human Scale
maximum height for any building on this site. Majority of the
buildings proposed are described to be no taller than three
(3) stories. The proposed non - residential building which
fronts on Route 20 can have a maximum height of four
stories. The height of the proposed buildings has been
organized with the terrain of the site, which slopes down from
Avon Street Extended to Route 20 in mind, in order to
maintain the views of the nearby mountains. Architecture and
streetscape guidelines also help to provide spaces that are of
human scale on this site. This principle is met.
Mixture of Uses
This is primarily a residential development with potentially
one to three commercial buildings which could be located
adjacent to Route 20 and south of the Parham construction
site. The mixture of uses could be somewhat minimal (10,000
square feet minimum). There are industrial, commercial and
institutional uses nearby (Parham Construction, Snow's
Garden Center, and a church). This principle is addressed.
Mixture of Housing Types
This proposal provides a mixture of housing types, including
and Affordability
single family detached and attached houses. Multifamily units
could be included in Block(s) A, B, and /or C if desired. The
applicant has also committed to provide 15% of the total
number of residences for affordable housing. This principle is
addressed.
Redevelopment
Not Applicable
Site Planning that Respects
The terrain of the subject property is somewhat challenging.
Terrain
The applicant has provided a layout of buildings, blocks,
travelways and other improvements that responds to the
topography of the site. It appears there will be considerable
grading on the property. The applicant has proffered to
provide an overlot grading plan for the project.
Clear Boundaries with the
The Rural Areas is located across Route 20, to the east of
Spring Hill Village
PC Public Hearing 8/19/2014
Rural Areas this site. Route 20 represents a clear boundary between this
portion of the Development Area and the Rural Area. The
eastern boundary along with some areas south of this site,
remain rural in character. The site is not visible from
Monticello.
Economic Vitality Action Plan
The primary goal of the County's Economic Vitality Action Plan is to:
Increase the County's economic vitality and future revenues through economic development by
expanding the commercial tax base and supporting the creation of quality jobs for local residents.
This Plan is developed for the benefit and economic well being, first, of current local residents and
existing local businesses.
The proposed Spring Hill Village development would support the Plan by providing additional
employment, office, and service uses for the residents who live within this development and this portion
of the County. The residential component would support the Plan by providing housing for employees
of existing and potential businesses in the County and would also be close to the proposed commercial
building.
Relationship between the application and the purpose and intent of the requested zoning
district
Neighborhood Model Districts are intended to provide for compact, mixed -use development with an
urban scale, massing, density, and an infrastructure configuration that integrates diversified uses within
close proximity to each other. This development project incorporates elements that are consistent with
the intent of the NMD district such as the compact nature, density, and urban scale of the residential
use. This proposed mixed use development, with its proximity to existing institutional and recreational
uses will be an additional enhancement to this portion of the County. This site is currently not well
connected to these areas due to a lack of sidewalks in the area. Staff's opinion is that the proposed
sidewalks within the site and along the frontage of Avon Street Extended and Route 20 will provide
pedestrian connections to an area that is not otherwise well served in this manner. This proposal is
consistent with the intent of the District. The proposed proffers do not violate the intent of the
Neighborhood Model District.
Anticipated impact on environmental, cultural and historic resources
There are no anticipated impacts from the proposed development on environmental or cultural and
historic resources.
Anticipated impact on public facilities and services
Streets-
The following engineering concerns are provided relating to the proposed street design for the subject
development:
Engineering staff provides the following comment concerning future road connections: this plan
is still using an alley -type layout, with 90- degree angled turns at either end. This is typically
acceptable where an intersection of roads or a future intersection is provided. In this case, the
intersections are hemmed by retaining walls, making future connections less likely. [Some
modifications to intersections will be needed]
(See Attachment D for engineering comments).
6 Spring Hill Village
PC Public Hearing 8/19/2014
The County Engineer and VDOT have identified several issues regarding details of the internal
road design. These issues can be addressed at the site plan /subdivision plat review stage of
approval, and may result in the relocation or loss of some lots and the relocation of landscaping
in order to gain the adequate sight lines, etc. Staff believes the application plan provides a level
of flexibility that will provide room for revisions to address the comments from VDOT. (See
Attachment E for comments from VDOT)
The illustrative plan shows private streets for the areas with townhouse units or apartments. If
single family units are developed on Roads `C', `D', `E' and /or `F' then a waiver of private streets
will be needed.
Schools:
Students living in this area would attend Cale Elementary School, Walton Middle School, and
Monticello High School.
Fire and Rescue:
The Monticello Fire Station located near Monticello High School provides fire and rescue services to the
area. Fire /Rescue has no objection with this development as proposed.
Utilities:
The applicant will tie in to the Albemarle County Service Authority (ACSA) waterline. There is a
proposed extension of 8" ACSA sanitary sewer from the Kappa Sigma property located further north on
Route 20.
Anticipated impact on nearby and surrounding properties
This property transitions from adjacent industrial uses to the north to residential uses to the south of the
property. For the most part, this project is expected to be in keeping with the residential character of
this area. While the property proposes some non - residential uses on the site, they are primarily located
at the northern end of the property and /or front on Route 20. Non - residential uses are located to the
north and adjacent to this site. The applicant proposes improvements to Route 20 and Avon Street
Extended to mitigate traffic concerns from this development. There are no major anticipated impacts
from the proposed development on nearby and surrounding properties.
Public need and justification for the change
The proposed rezoning will provide additional employment and residential opportunities for the local
community.
PROFFERS
The applicant has provided proffers which are summarized below.
The applicant has made a commitment to provide no more than 100 dwelling units and to
provide 15% of the total units as affordable housing units for lease or sale.
Cash proffers are provided for each dwelling unit constructed within this development (not
including the by -right credit (12 units) and affordable units).
The applicant has also agreed to provide additional erosion and sediment control measures by
providing an overlot grading proffer.
The applicant has proffered to provide improvements to Scottsville Road and Avon Street
Extended prior to the issuance of the first certificate of occupancy for the project. These will
include details such as sidewalk improvements, and the addition of turn lanes on Avon Street
Extended and Route 20. (See Attachment F for proffers)
% Spring Hill Village
PC Public Hearing 8/19/2014
The substance of the proffers is adequate, but they are in need of minor technical revisions, such as an
inconsistent date referencing the code of development revision date. There are some inconsistencies
within sections of the code of development and between the code of development and application plan,
etc. For example, there are minor typographical errors in the code of development, and the phasing
described in the density table (in the application plan) does not match the phases shown on the plan or
the density table in the code of development. In general, the proposed rezoning of this property is
consistent with the Comprehensive Plan and the proposed zoning district. Staff does not see any major
issues with this request other than the need to clean up technical revisions to the application plan, the
code of development and proffers.
SUMMARY
In general, the proposal remains consistent with the intent of the zoning district, density and land use.
In summary, staff can support the proposed rezoning.
Staff has identified the following factors, which are favorable to this request:
1. The rezoning request is consistent with the Comprehensive Plan.
2. The proposal contains the principles of the Neighborhood Model.
3. This rezoning request would provide additional residential opportunities for residents in
this portion of the County.
Staff has identified the following factors which are unfavorable to this request:
1. Technical revisions are needed to proffers, code of development, and application plan.
RECOMMENDATION
Staff can recommend approval of this rezoning ZMA2013000017, Spring Hill Village provided
technical revisions are made to the proffers, application plan and code of development as
described in the staff report prior to the Board of Supervisor meeting.
ATTACHMENTS
ATTACHMENT A — Location Map
ATTACHMENT B — Application Plan, dated, 10- 21 -13, revised, 7 -7 -2014
ATTACHMENT C — Code of Development, dated, 10- 16 -13, revised, 7 -7 -2014
ATTACHMENT D — Memorandum from Glenn Brooks (Rev. 5), dated July 16, 2014
ATTACHMENT E — Letter from Troy Austin, dated July 29, 2014
ATTACHMENT F — Proffers. dated July 7. 2014
PLANNING COMMISSION MOTION:
A. If the ZMA is recommended for approval: Move to recommend approval of ZMA201300017
provided technical revisions are made to the proffers, code of development, and the application plan
as recommended by staff, prior to the Board of Supervisor meeting.
B. If the ZMA is recommended for denial: Move to recommend denial of ZMA201300017. Note
reasons for denial.
Spring Hill Village
PC Public Hearing 8/19/2014
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