HomeMy WebLinkAboutZMA201000006 Staff Report Zoning Map Amendment 2010-09-14COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: ZMA 2010 - 00006, Hollymead Town
Staff: Judith Wiegand, Senior Planner
Center, Area A -2
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
September 21, 2010
Not scheduled
Owner(s): Route 29, LLC and Uptown Village, LLC
Applicant: Scott Collins, Collins Engineering,
representing the owner
Acreage: Portion of 77.365 acres
Rezone from: NMD and R -15, to NMD R -15
TMP: TMP 03200000004500, 03200000005000, and
By -right use: The Hollymead Town Center, Area A -2
03200000005600.
NMD allows a mixture of residential and commercial
Location: The parcels are located west of US 29 and
uses; R -15 allows for residential and institutional uses.
are accessed from Towncenter Drive. They are
between Area A -1 where the Kohl's is now under
construction and the Forest Springs Mobile Home Park.
Magisterial District: Rio
Proffers: No new proffers are proposed.
Proposal: To amend the Code of Development for
Requested # of Dwelling Units: A maximum of 1222
HTC A -2 to allow an indoor theater in Block B2, to
dwelling units is allowed in HTC A -2. There is no
amend the application plan to shift the boundary
change to the maximum number of units proposed
between Blocks B -1 and B -2 and change the internal
with this rezoning.
circulation in Blocks B -1 and B -2. (A request to relocate
the connection between Towncenter Drive and the
Willow Glen development was also made, but is no
longer necessary to be processed with this rezoning.)
DA (Development Area): Community of Hollymead
Comp. Plan Designation: Town Center, Urban
Density Residential, and Parks and Greenways
Character of Property: The property has been
Use of Surrounding Properties: The Hollymead
graded, but is undeveloped. Some steep slopes remain
Town Center development containing the Harris
at the edges of the two vacant parcels. The parcel on
Teeter /Target Shopping Center is located to the
which the Forest Springs Mobile Home Park is located
northeast. A Kohl's shopping center is proposed for
is to be removed from the rezoning.
area A -1 is to the east and will be nonresidential when
developed. The Abington Place townhome
development is located in Area D to the north across
Towncenter Drive. The Forest Springs Mobile Home
Park is located to the west (and is not a part of the
Hollymead Town Center development). The Powell
Creek Greenway is located to the south.
Factors Favorable:
Factors Unfavorable:
1. Adding the indoor theater to the allowed uses in
1. The design shown for Blocks B -1 and B -2 on the
Block B -2 will provide an additional area for the
proposed Application Plan contains a midblock
owner to provide an entertainment destination in
road that is actually a parking lot street where
the northern Development Areas of the County.
local through traffic would be competing with
2. Changing the alignment of the midblock road
parking lot traffic. It has also lost the sense of
provides a better connection aligning with
spatial enclosure that would have resulted from
Lockwood Drive between Towncenter Drive and
development under the original rezoning with
Meeting Street than the alignment shown in the
buildings on both sides of the street.
original rezoning.
2. The layout of buildings and parking in the blocks
requires 16- and 20 -foot high retaining walls along
one side of Block B -2, overlooking the greenway.
Such walls will detract from the natural, scenic
character of the greenway.
RECOMMENDATION: Staff recommends approval provided that the outstanding issues regarding the
application plan and code of development are addressed.
STAFF PERSON: Judith Wiegand, AICP
PLANNING COMMISSION: September 21, 2010
ZMA 2010 - 00006, Hollymead Town Center, Area A -2
PETITION
PROJECT: ZMA 2010 00006, Hollymead Town Center, Area A -2
PROPOSAL: Rezone 77.365 acres from Neighborhood Model zoning district which allows residential
(3 — 34 units /acre) mixed with commercial, service and industrial uses and R -15, Residential which
allows 15 units /acre to Neighborhood Model zoning district which allows residential (3 — 34 units /acre)
mixed with commercial, service and industrial uses and R -15, Residential which allows 15 units /acre in
order to amend the application plan, the code of development, and the proffers.
PROFFERS: Yes X No
EXISTING COMPREHENSIVE PLAN LAND USE /DENSITY: Town Center - Compact, higher density
area containing a mixture of businesses, services, public facilities, residential areas and public spaces,
attracting activities of all kinds. (6.01 -34 dwelling units per acre); Urban Density Residential -
residential (6.01 -34 units /acre) and supporting uses such as religious institutions, schools, commercial,
office and service uses; and Parks and Greenways - parks, greenways, playgrounds, pedestrian and
bicycle paths in the Community of Hollymead
ENTRANCE CORRIDOR: Yes No X
LOCATION: Parcels are west of US 29 /Seminole Trail and accessed from Towncenter Drive and the
unnamed street connecting Towncenter Drive to Dickerson Road (Rt. 606) in the Hollymead
Development Area
TAX MAP /PARCEL: TMP 03200- 00 -00- 04500, 03200- 00 -00- 05000, and 03200 -00 -00 -05600
MAGISTERIAL DISTRICT: Rio
CHARACTER OF THE AREA
The location of the rezoning is shown on Attachment A. Area A -2 is part of the larger Hollymead Town
Center development, a mixed use development that, when complete, will include retail, commercial,
and residential uses. The area to the northeast that includes the Harris - Teeter and Target stores is
built, the Abington Places townhomes have been constructed. Area A -1 to the east will be the site of
the new Kohl's and other nonresidential uses now under construction. The southern edge of the Town
Center is formed by the Powell Creek Greenway.
SPECIFICS OF THE PROPOSAL
The requested changes are to a portion of the A -2 Application Plan, the specific are is shown in
Attachment B. The approved full application plan is shown in Attachment C. There are three parts to
this proposed rezoning:
1. An amendment to the Code of Development (COD) to include Indoor Theaters as a Permitted
use in Block B -2.
2. An amendment to the application plan to reflect a new road alignment between Blocks B -1 and
B -2, in order to accommodate the proposed indoor theater. This amendment also involves
shifting the proposed locations of some of the other buildings in the two blocks and a redesign
of the parking areas.
A change in the alignment of the connector road between Towncenter Drive and the Willow
Glen residential development in order to move the road out of a proposed stormwater
management area. (This third request is not needed as relocation of this connection is permitted
under existing proffer #12 which says, in part, "Approval of the County Engineer and the Owner
for the location of the connection to Willow Glen may be shifted from the area shown in the
General Development Plan to a more suitable location to both the Owner and the County which
still provides access from Willow Glen to Town Center Drive. " As of this writing, the owners of
the property subject to this rezoning request and the owner of the Willow Glen development are
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Staff Report Page 2
working on a shift in the alignment of the Willow Glen Connection. This change in the location
can be dealt with under the terms of the proffer and does not need to be addressed in this
rezoning.) Staff recommends that either the new location of the Willow Glen Connection be
shown on the application plan or that the connection be dropped from the rezoning application.
APPLICANT'S JUSTIFICATION FOR THE REQUEST
The applicant would like to develop an indoor theater in a different location than contemplated when the
property was originally rezoned. The changes to the midblock road and to the layout of buildings and
parking in Blocks B -1 and B -2 will make the property easier for the owner to develop.
PLANNING AND ZONING HISTORY
In 1998, a comprehensive plan amendment for the Hollymead Town Center (HTC) was submitted. In
2001, this Comprehensive Plan amendment was approved with the "Conceptual Master Plan and
Design Guidelines for the Hollymead Town Center" (hereafter referred to as "the Guidelines ").
Three separate sections of the five -part Hollymead Town Center were approved in 2003 with ZMAs
2001 - 00019, 2001 - 00020, and 2002 - 00002. On September 11, 2007, the Board approved ZMA 2005-
00015, Hollymead Town Center Area A -1, which is adjacent to US 29. The locations of the different
areas of the Town Center are shown on Attachment D.
COMPREHENSIVE PLAN
Land Use Plan:
The proposal was evaluated for conformity with the Comprehensive Plan Land Use designations for
this area in 2007. With the proposed changes to the Code and Application Plan, the zoning will
remain in conformity.
Proposed Places 29 Plan:
The proposed Places 29 Master Plan retains the key features of the 2001 Comprehensive Plan
amendment. The proposed changes to the Application Plan and the Code of Development are in
conformity with the Places 29 Master Plan.
The Neighborhood Model:
Four Neighborhood Model principles are relevant to the proposed design changes to Blocks B -1 and B-
2 of the Application Plan:
1. Neighborhood Friendly Streets and Paths. Under the original rezoning, the midblock road
served as a local street connecting at one end to a street through the Abington Place
townhomes and at the other end to Meeting Street. This midblock street was lined with buildings
on both sides and would have served as a connector for local traffic. The new street location
proposed in this rezoning essentially is a parking lot drive aisle. In order to comply with this NM
principle, the midblock street needs to be laid out as a separate travelway so that local traffic is
not sharing the road with parking lot traffic.
2. Interconnected Streets and Transportation Networks. The new midblock road alignment is an
improvement over the previous one because the connection would align with Lockwood Drive
between Town Center Drive and Meeting Street. Lockwood Drive is a local street that connects
through to Timberwood Blvd., thereby creating a better network connection. This principle is
met.
3. Relegated Parking. The General Development Plan from the original rezoning showed buildings
fronting on the midblock street in Block B; since the parking was behind these buildings, it was
relegated from the standpoint of a person walking or driving on the midblock street. However,
the new street alignment runs through a parking lot for most of its length, so the concept of
relegated parking has been lost. In order to meet this principle, the relationship between the
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buildings, the midblock street, and the parking areas needs to be changed.
4. Site Planning That Respects Terrain. The Application Plan shows 16- to 20 -foot maximum
height retaining walls along the greenway that borders the south side of the proposed theater
site. Retaining walls taller than six feet are not recommended unless they are terraced, and use
of them indicates that grading does not respect the terrain.
STAFF COMMENT
Relationship between the application and the purpose and intent of the requested zoning
district:
The analysis under this section was provided with the original HTC A -2 rezoning. Changes proposed to
the Code and Application Plan do not affect the NMD purpose and intent.
Public need and justification for the change:
Allowing the indoor theater to be located in Block B -2 will provide a greater flexibility of uses within this
portion of the block. By allowing this use in this location, the applicant creates an opportunity for a
state -of- the -art entertainment destination for the County.
The new alignment of the midblock road in Block B would create a better road network for this section
of Hollymead Town Center with stronger links to other parts of the road network. This road location
creates logical outparcels for future commercial and residential development.
Impact on Environmental, Cultural, and Historic Resources:
Since the indoor theater was permitted in Block B -1 under the original rezoning, there will be no
additional impact on environmental, cultural, or historic resources beyond those envisioned at the time
of the original rezoning.
Anticipated impact on public facilities and services:
Streets: VDOT comments are provided in Attachment E. VDOT staff has indicated that the proposed
rezoning may increase traffic from the original rezoning and that a supplemental traffic analysis will be
required. The applicant may be able to address this issue by providing a certification that the original
rezoning anticipated the traffic generated by these changes in the block.
Schools: There is no change in the number of residential units proposed in the original rezoning, so
students will attend the same schools as noted in that rezoning.
Fire and Rescue: This site will be served by the Hollymead Fire Station north of Airport Road.
Utilities: Rivanna Water and Sewer Authority has provided comments concerning availability of water
and sewer to the site (see Attachment D). Their comments indicate that currently sewer service is not
available, but acknowledge that improvements are being made by the Authority that will soon make that
service available.
Parks and Greenways: The original Application Plan was approved with a greenway and a trail along
Powell Creek generally to the south of the area subject to this rezoning. The land area has not yet been
dedicated and the trail has not yet been constructed. The proposed retaining walls of 16 to 20 feet
shown on the proposed Application Plan will be visible from the greenway and trail and potentially
create a canyon -like effect from the tall masonry wall. In order to minimize the height and effect, staff
believes that the wall should be terraced with heights no greater than six feet with a ten -foot shelf for
plantings. This change could be made to the Code of Development. It is unlikely, however, that the
design shown on the proposed Application Plan could be accomplished because of the size and
location of the theater building. Staff notes that the proposed Application Plan does not include the
pocket park shown on the original Application Plan located on the northern edge of Block B -1 fronting
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Staff Report Page 4
Towncenter Drive. Proposed revisions to the Application Plan should also include this pocket park.
Anticipated impact on nearby and surrounding properties:
The changes proposed in this rezoning are minor and are expected to have no impact on nearby and
surrounding properties other than those impacts noted during the original rezoning.
PROFFERS
The applicant has not provided any proffers for the proposed rezoning and no proffer changes are
needed. There will need to be a reference to the amended Application Plan in conjunction with the
rezoning. Staff is still looking into ways in which this might be accomplished without requiring an
amendment to the proffers.
OUTSTANDING ISSUES
As noted in prior sections of the staff report, staff believes that the Application Plan needs some
revision prior to any action for approval of the rezoning.
These revisions include a change to the internal design of the block to:
1. Create a through street aligning with Lockwood Drive between Town Center Drive and Meeting
Street so that parking lot aisles do not open directly onto the street. Buildings, parking structures
and /or parking lot screening walls should face this street to provide a sense of spatial enclosure.
2. Move the theater building further away from the Greenway so that any retaining walls over six
feet in height can be terraced. Also, the retaining walls should be laid out to respect users of the
greenway and trail.
In addition, the Application Plan for Blocks B -1 and B -2 should be simplified to show the key features of
the block (i.e. streets, building envelopes, parking envelopes, block boundaries, and the pocket park
shown on the original Application Plan in Block B -1) instead of specific buildings, parking structures and
parking lots. Also, modifications to the Code of Development are necessary to include a commitment to
terrace retaining walls, as well as the addition of indoor theaters to the list of uses allowed in Block B -2.
Finally, the Application Plan needs to be revised to remove the relocated connector to Willow Glen and
the parcel containing it as the relocation can be handled under the existing proffer.
SUMMARY
Staff has identified the following factors that are favorable to this rezoning request:
1. Adding the indoor theater to the allowed uses in Block B -2 will provide an additional area for the
owner to provide an entertainment destination in the Northern Development Area of the County.
2. Changing the alignment of the midblock road provides a better connection aligning with
Lockwood Drive between Towncenter Drive and Meeting Street than the alignment shown in the
original rezoning.
Staff has found the following factors unfavorable to this rezoning:
1. The design shown for Blocks B -1 and B -2 on the proposed Application Plan contains a midblock
road that is actually a parking lot street where local through traffic would be competing with
parking lot traffic. It has also lost the sense of spatial enclosure that would have resulted from
development under the original rezoning with buildings on both sides of the street.
The layout of buildings and parking in the blocks requires 16- and 20 -foot high retaining walls
along one side of Block B -2, overlooking the greenway. Such walls will detract from the natural,
scenic character of the greenway.
2. The layout of buildings and parking in the blocks requires 16- and 20 -foot high retaining walls
along one side of Block B -2, overlooking the greenway. Such walls will detract from the natural,
ZMA2010 -00006
Planning Commission
Staff Report Page 5
scenic character of the greenway.
RECOMMENDATION
Staff recommends approval provided that the outstanding issues regarding the application plan and
code are addressed:
• Change the internal design of the block to:
1. Create a through street aligning with Lockwood Drive between Town Center Drive and
Meeting Street so that parking lot aisles do not open directly onto the street. Buildings,
parking structures and /or parking lot screening walls should face this street to provide a
sense of spatial enclosure.
2. Move the theater building further away from the Greenway so that any retaining walls over
six feet in height can be terraced. Also, the retaining walls should be laid out to respect
users of the greenway and trail.
• Simplify the Application Plan for Blocks B -1 and B -2 to show the key features of the block (i.e.
streets, building envelopes, parking envelopes, block boundaries, and the pocket park shown on
the original Application Plan in Block B -1) instead of specific buildings, parking structures and
parking lots.
• Modify the Code of Development to include a commitment to terrace retaining walls, as well as
the addition of indoor theaters to the list of uses allowed in Block B -2.
• Revise the Application Plan to remove the relocated connector to Willow Glen and the parcel
containing it as the relocation can be handled under the existing proffer.
ATTACHMENT A — Location Map
ATTACHMENT B — Application Plan, dated 7/19/2010 — PLEASE CONTACT THE COMMUNITY
DEVELOPMENT DEPARTMENT TO SEE THE APPLICATION PLAN
ATTACHMENT C — Hollymead Town Center full Application Plan, approved September 12, 2007
ATTACHMENT D — Map showing locations of HTC Areas
ATTACHMENT E — VDOT Comment letter, dated August 19, 2010
ATTACHMENT F — RWSA comments. dated 8/18/2010
ZMA2010 -00006
Planning Commission
Staff Report Page 6
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COMMONWEALTH of VIRCjINIA
DEPARTMENT OF TRANSPORTATION
CHARLOTTESVILLE RESIDENCY OFFICE
701 VDOT WAY
CHARLOTTESVILLE, VA 22911
Gregory A. Whirley
COMMISSIONER
August 191h, 2010
Mr. Bill Fritz
Dept. of Planning & Community Development
401 McIntire Road
Charlottesville, VA 22902
RE: Special Use Permits and Rezoning Submittals
Dear Mr. Fritz:
Below are VDOT's comments for the July 19`h, 2010 Rezoning and Special Use Permit
applications:
SP- 2010 -00017 The Y and Friends Child Care Center - (Scott Clark)
• A plat needs to be provided with the existing entrance location to verify that the
site either has adequate sight distance or sight easements can provide adequate
sight lines.
SP- 2010 -00021 Carter's Mountain Trail, Verizon Wireless Tier III (Elizabeth
Marotta
• No comments
SP- 2010 -00022 Heard's Moutain, Verizon Wireless Tier III (Megan Yaniglos)
• No comments
ZMA- 2010 -00005 Richmond Road Entrance (Judith Wiegand)
• The entrance meets the minimum spacing standards for a partial access to a
Principal Arterial Road for 35 to 45 mph.
• The entrance is located within the functional area of the Route 250 Route 20
intersection and will be restricted to a one way access into the property.
Internal circulation should be shown in the parking lot to ensure that traffic will
not queue back into route 250 at the entrance.
VirginiaDOT.org
WE KEEP VIRGINIA MOVING
ZMA- 2010 -00006 Hollymead Town Center, Area A2 (Judith Wiegand)
• This proposal may increase the density from the original rezoning and traffic
study. The original trip generation table should be shown in comparison with
what has been built and what changes are proposed to determine the adequacy of
the original traffic study.
• A supplemental traffic analysis in accordance with the requirements of 24 VAC
30- 155 -50 will be required with the proposed change in development.
Commercial entrances to the site need to be lined up with access points across
Towncenter Dr.
If you have any questions, please contact me.
Sincerely,
Joel DeNunzio, P.E.
Land Use Engineer
VDOT Culpeper
WE KEEP VIRGINIA MOVING
From:
Justin Weiler [jweiler @rivanna.org]
Sent:
Wednesday, August 18, 2010 3:42 PM
To:
Judith Wiegand
Cc:
'Gary Whelan'
Subject:
ZMA201000006 Hollymead Town Center, Area A2
Follow Up Flag: Follow up
Flag Status: Flagged
Judy,
RWSA has started to review the application for ZMA201000006 Hollymead Town Center, Area
A2. At this time, RWSA would like to request additional information from the applicant so that we
can complete our review. It is unclear to RWSA which areas of the Hollymead Town Center are
being rezoned in this application. The project name references Area A2, but there is no area A2
on the plan sheet that was provided. RWSA would like an exhibit that clearly shows the extents
of this rezoning and an exhibit that shows which roads, buildings and other features are being
modified as part of this rezoning. We would also like to see total building areas for the currently
approved plan and the proposed plan, both broken out by type of use so that project water and
sewer usage can be calculated.
Please let me know if you have any questions or concerns about this request. Thanks.
Justin
Justin Weiler, E.I.T.
Civil Engineer
Rivanna Water and Sewer Authority
695 Moores Creek Lane
Charlottesville, VA 22902
Phone: 434.977.2970 ext.206
Fax: 434.295.1146