HomeMy WebLinkAboutZMA200800005 Staff Report 2008-11-05COUNTY OF ALBEMARLE
Project Name: ZMA 2008-05 Old Trail Village
Staff: Claudette Grant
Block 2
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
October 11, 2008
October 12, 2008
Owners: March Mountain Properties
Applicant: Beights Development with Collins Engineering
(Scott Collins) as contact
Acreage: approx. 372.326 acres
Rezone from: NMD to NMD to accommodate change to
Code of Development
TMP: 55E1 -A1 (portion)
By -right use: Residential and commercial uses.
Magisterial District: White Hall
Proffers: Yes (Amendment to refer to revised Table 4 of
the amended Code of Development)
Proposal: Amend Code of Development to
Requested # of Dwelling Units: No change in dwelling
include rest home\assisted living as an allowable
unit numbers is requested.
use for approved ZMA200400024 (Old Trail NMD)
DA (Development Area): Community of Crozet
Comp. Plan Designation: CT5 - mixed residential and
commercial uses.
Character of Property: The subject property is
Use of Surrounding Properties: The surrounding
located on the north side of Route 250 West,
property is primarily residential, much of which is under
approximately 2,000+ feet west of the intersection
construction. Henley Middle School and Brownsville
of Miller School Rd. and Route 250. The property
Elementary School are adjacent to the subject property.
and the area are currently under construction.
The property located to the west of the subject site is the
(See Attachments I & II)
Old Trail Golf Course, and across the street is Western
Albemarle High School.
Factors Favorable:
Factors Unfavorable:
1. The rezoning amendment is consistent
Staff has identified no factors unfavorable to this
with the Crozet Master Plan.
request:
2. The addition of rest home as an allowable
use provides variety to residential unit
types.
3. Rest homes typically have low impacts on
a community.
RECOMMENDATION: Staff recommends approval of ZMA 2008-000005 Old Trail Village
Block 2, inclusive of revised proffers, and revised Table 4 of the Code of Development.
PLANNING STAFF REPORT SUMMARY
STAFF PERSON: CLAUDETTE GRANT
PLANNING COMMISSION: NOVEMBER 11, 2008
BOARD OF SUPERVISORS NOVEMBER 12, 2008
ZMA 08-05 Old Trail Village Block 2
PETITIONS
PROJECT: ZMA200800005 Old Trail Village Block 2
PROPOSAL: Amend Code of Development to include rest home\assisted living use for
approved ZMA200400024 (Old Trail NMD) which allows residential (3 - 34 units/acre)
mixed with commercial, service and industrial uses. Approved number of units for Old
Trail is between 1600 and 2200. No change to density is proposed.
PROFFERS: Yes (Amendment to refer to revised Table 4 of the amended Code of
Development)
EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY: CT5 - mixed residential
and commercial uses. Residential density - 12 dwelling units per acre; 18 dwelling units
per acre in a mixed use setting in the Community of Crozet.
ENTRANCE CORRIDOR: Yes
LOCATION: North side of Route 250 West, approximately 2,000+ feet west of the
intersection of Miller School Rd. and Route 250.
TAX MAP/PARCEL: 55E1 -A1 (portion)
MAGISTERIAL DISTRICT: White Hall
CHARACTER OF THE AREA
The properties adjoining the parcel vary in their level and type of development. To the
north of the property single and multifamily units are developed. These parcels are also
known as Ballard Field and Upper Ballard Field. Located to the east of the property are
residential developments as well as Henley Middle School and Brownsville Elementary
School. The property located to the west of the subject site is the Old Trail Golf Course,
and across the street is Western Albemarle High School. The south boundary of the site
is Route 250, which has properties zoned residential, R1. Across the street (Route 250)
property is zoned rural area, RA and highway commercial. The general character of the
area is rural with some residential development and a few commercial and industrial
uses intermixed.
SPECIFICS OF PROPOSAL
The applicant would like the opportunity to provide assisted living within the Old Trail
development. This use is not allowed in the Code of Development. The request is to
amend Table 4 of the Code of Development for ZMA 2004-024 (dated September 15,
2005) to add rest home, nursing home, convalescent home, orphanage or similar
institution as an allowable land use. Assisted living is considered one of these types of
uses. (See Attachment III)
APPLICANT'S JUSTIFICATION FOR THE REQUEST
The applicant has indicated that the public benefit to this request will allow greater
diversity of residential unit types and accommodate a greater range of age groups within
Old Trail Village.
PLANNING AND ZONING HISTORY
The subject tax map and parcel (TMP: 55E1 -A1) was created from the combination of
several other parcels. ZMA 2004-024 was a rezoning from Rural Area, and Residential -
RA, R1, and R6 zoning districts, to Neighborhood Model District - NMD for a
combination of residential and commercial uses that was approved September 15, 2005.
Since the rezoning in 2005, subdivisions, architectural review board, zoning clearance
and site development plans have occurred that relate to the development of Old Trail
Village.
COMPREHENSIVE PLAN:
The Land Use Plan designates this property as CT5 in the Community of Crozet. (See
inset below)
Approx. location of rezoning
proposal.
Avei
The CT 5 designation supports rest home/convalescent home for elderly members of the
community. It is compatible with other CT 5 uses and other allowable uses in the Code
of Development for Old Trail Village.
ZMA 08-05 Old Trail Village Block 2 3
Planning Commission 11/11/08 Board of Supervisors 11/12/08
A Neighborhood Model analysis is not provided for this project since conformity with the
Neighborhood Model was previously assessed with ZMA 2004-024.
Relationship between the application and the purpose and intent of the requested
zoning district
The purpose and intent of the Neighborhood Model (NMD) district is to establish a
planned development district in which traditional neighborhood development, as
established in the County's Neighborhood Model, will occur. The NMD provides for
compact, mixed-use developments with an urban scale, massing, density and an
infrastructure configuration that integrates diversified uses within close proximity to each
other within the development areas identified in the comprehensive plan.
The only change proposed is for an additional use in the Old Trail development. Staff
believes the request is consistent with the intent of the district and will provide an
additional type of residential option in this development.
Anticipated impact on public facilities and services
Analysis of impact to streets, utilities, schools, stormwater management, fire, rescue,
and police were assessed with ZMA 2004-024. No additional impact is expected by
adding this use as an option.
Anticipated impact on cultural and historic resources
Impacts on cultural and historic resources were reviewed with ZMA 2004-024 and there
are no known cultural and historic resources on the site.
Anticipated impact on nearby and surrounding properties
Staff does not anticipate the addition of rest home uses to the Code of Development to
have any significant impact on nearby and surrounding properties.
Public need and justification for the change
This rezoning amendment will provide the possibility of additional residential unit types to
the community as well as potentially serve needs of the elderly.
PROFFERS
The existing proffers have been revised to reflect the owner's desire to amend Table 4 of
the Code of Development to add rest home, nursing home, convalescent home,
orphanage or similar institution as a by right use. (See Attachment IV) The existing
proffers, General Development Plan and the rest of the Code of Development are not
changed with the amendment to Table 4.
SUMMARY:
Staff has identified the following factors favorable to the rezoning amendment requested:
1. The rezoning amendment is consistent with the Crozet Master Plan.
2. The addition of rest home as an allowable use provides variety to residential unit
types.
3. Rest homes typically have low impacts on a community.
Staff has identified no factors unfavorable to this request:
ZMA 08-05 Old Trail Village Block 2
Planning Commission 11/11/08 Board of Supervisors 11/12/08
RECOMMENDED ACTION:
ZMA 2008-005
Staff recommends approval of ZMA 2008-000005 Old Trail Village Block 2,
inclusive of revised proffers, and revised Table 4 of the Code of Development
ATTACHMENTS
Attachment I — Location Map
Attachment I I —Tax Map
Attachment I I I — Amendment to Table 4 of the Code of Development, dated October 22,
2008, for ZMA 2004-024 (dated September 15, 2005)
Attachment IV — Revised Proffer Statement dated October 23, 2008
m
s
Table 4: Land Uses Allowed
1012212008
Y = permitted use in designated block
1 Accessory equipment and structures shall be integrated into the site plan by utilizing buildings or changes in grade. Planting shall not be considered a remedy for poorly sited equipment or structures. Views of site accessories, structures or equipment
shall not be allowed from Route 250.
2 Lots located in blocks 19, 24, 25 and 33 shall not have direct entrance from Route 250 or Old Trail Drive, but shall have access through internal roads only.
3 Hotel, motel or inn located in block 24 shall be limited to a maximum of 20 guest rooms and must be permanently occupied by a resident owner.
4 Between 100,000 and 250,000 square feet of non-residential development is planned for the development. Retail uses shall be phased as specified in the proffers for Old Trail Village.
Note: Any uses not specified by this table shall be considered unpermitted uses at Old Trail Village
ZMA-04-024 25 Attachment III
Old Trail Village
OLD TRAIL
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1 Accessory equipment and structures shall be integrated into the site plan by utilizing buildings or changes in grade. Planting shall not be considered a remedy for poorly sited equipment or structures. Views of site accessories, structures or equipment
shall not be allowed from Route 250.
2 Lots located in blocks 19, 24, 25 and 33 shall not have direct entrance from Route 250 or Old Trail Drive, but shall have access through internal roads only.
3 Hotel, motel or inn located in block 24 shall be limited to a maximum of 20 guest rooms and must be permanently occupied by a resident owner.
4 Between 100,000 and 250,000 square feet of non-residential development is planned for the development. Retail uses shall be phased as specified in the proffers for Old Trail Village.
Note: Any uses not specified by this table shall be considered unpermitted uses at Old Trail Village
ZMA-04-024 25 Attachment III
Old Trail Village
OLD TRAIL
"Ti% , T_ _t r , TTI WT. T"
A � T TT / TT Ef 1TT 7 •L !� 1'T
Amendment No. 1
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ZM": 2008-005
Tax Map and Parcel Number_ 055F00100000A I
G ...._. m3kU. 2--,.0 Y a_... .. ... - __ __ EE"•`-\__'__ _._
the subject of rezoning application ZMA 2004-024, which was approved by the Albemarle County Board of
Supervisors on September 14, 2005. In its approval of ZMA 200 4-024, the Board accepted the "Proffer
:a _ M
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The imal accuptud profiers were re-sigaW atid une Owtier's signature is dated September 15, 2005 (hereinafter
referred to as the "Original Proffer Statement").
i
PIC 'j- rtei aero re i to allue-M I _Mle . Off L _Ocie 01
right use. Because the third paragraph of the Original Proffer Statement refers to the Code of Development
dated September 12, 2005, the Original Proffer Statement is amended as set forth below (hereinafter, the "First
Amendment to the P.10 :er v �,,•; :r.'-- ix -6-- : en : ern nae ^rn-�=;��i- L -.a -c. nt is vo sni�srii:.: a triii_�1_`r_rrs'
i:ti�i�ia_ � •.;, 3'#� n. tt3: i . �L _ eillt IL � 1._
pursuant to Virginia Code § 15-2-2303 as part of ZMA 2008-005. If rezoning application ZMA 2008-005 is
denied, this First Amendment to the Proffer Statement shall immediately be null and void and of no further force
M
Li S-`._iL_
rul
1. lie third paragraph on page 1 of the Original Proffer Statement is amended as follows: "This
P .titer S",tinen;. _ftah Mate tG ':z otf �:�s.�stiisia,z s_rt Jnr :1\ nisi s::viY _ti tit yr• !
tc�n;nr :. ts.sitii
September 12, 2005, and the amendment to Table 4 of the Code of Development dated 10/22/2008, and attached
hereto as Exhibit B (the -Code of Developmene')."
si �rs•�c; _ 3i ,:T ink nrn er. r r�ni�s}res ti irk ii;r iirivissi
Proffer Statement shall remain in full force and effect.
TV, n. r. n
}'jtf lTV f1 _ti -i ilY it ti tl iti'i13_ -- _-_!_if -c '.
MARCH MOUNTAIN PROPERTIES, L.L.C.
Gavlon T. Beip-hts. Manacer
COMMONWEALTH=Vq,
\l?A
/COUNTY OF to wit:
The foregoing instrument was acknowledged before me this -day of .2008 by
Gaylon T. Beights, Manager of March Mountain Propertiesq�.L.C., f Virginia limited liability company.
My Commission expires:, t I
Registration Number:
IJennifer J Beckman
- y^, „s:,,ex?;;?;•�ii'^'Cai:`t vit }j?l :: is j
fitW
9 Rotary Public
Commission No. 7014487
I
My Cor,rr --on , xoires 0 JXM
Attachment IV