Loading...
HomeMy WebLinkAboutARB201500153 Narrative 2016-01-06 Adelaide Application for Zoning Map Amendment Written Narrative A. Background & Introduction ADELAIDE CVILLE LLC ("ADELAIDE CVILLE") is under contract to develop two adjoining parcels in the Crozet Area of Albemarle County and plans to name the community "Adelaide." We propose to develop a 93 unit single-family community under the vision and guidance of the Crozet Master Plan, the Crozet Community, and the Albemarle County Staff. Adelaide will be composed of two beautiful pieces of property which border Route 250 to the west of Cory Farm at 5444 Brownsville Road, containing approximately 20.4 acres. The tax map numbers are 56-108A and 56-26A2 and the GPIN numbers are 428077907211 and 427774906566. Adelaide will be a mix of residential dwellings, including townhomes, villas, and affordable units. We are primarily targeting 55+ downsizers who want to live in the Crozet Area. Over 75% of Albemarle County new resident growth is driven by this demographic and it's difficult to find affordable new construction in the Crozet Area. This project is also conveniently located near three County Schools and proposes a range of unit types and price points that are not being provided with other by-right R1 developments in the Crozet area. B. Description of Subject Property The property is composed of two parcels located on the north side of Route 250 West immediately to the west of Cory Farms subdivision. The West side of the property borders a stream buffer and land designated as Greenspace in the Crozet Master Plan. The East side of the property borders the Cory Farm common area. The North and North Eastern parts of the property have some critical slopes (which we will preserve) and borders designated Greenspace under the Crozet Master plan. C. Rezoning Application Overview This site lies within the Neighborhood Density designation of the Comprehensive Plan which recommends 3-6 units per acre of residential density. In addition, the Comprehensive Plan recommends that "New developments adjacent to existing subdivisions or developments shall be developed at higher densities and a form in keeping with the Neighborhood Model to support infill development efforts. We are proposing to rezone the property to R6 based on its layout and would like to develop 93 total units on the property. Some notable components of our Rezoning Application: 1. We plan to have two access points to the property. One access point will only allow fire and emergency vehicles access if permitted by VDOT, whereas the second entrance will be the main entrance and have a right turn taper. 2. We will not connect to any neighboring developments due to right-of-way and topographic concerns. Cory Farm does not have an easement to connect to Adelaide. The remaining area of the property connects to Greenways and would require disturbing a significant amount of critical slopes, stream buffers and the like. We believe this land is better suited for a public park and trail use. D. Summary of Key Rezoning Goals Preservation of Rural Scenic Character The development both preserves a large amount of land as greenspace and trails along the Route 250 frontage, and maintains a large offset for houses from Route 250 for landscaping. Pedestrian Orientation The development will provide a walking trail along Route 250, and along all the internal roads proposed on the property. The development also provides internal sidewalks in the open space, to create pedestrian access to all portions of the development. All of these improvements will allow access to other existing or proposed sidewalks and existing transit stops. Interconnected Trail System The development will provide connections to the planned Crozet Trail system. Creation of Parks and Open Space Multiple open space areas have been provided, and multiple community amenities will be provided in accordance with County Code. In addition to the Route 250 multi-use trail there will also be a trail that runs through the development. Additionally, permanent easements will be dedicated for public use. Lickinghole Creek Preservation The development will comply with the requirements for stream buffers. Public Land Dedication The development will dedicate easements for use in the Crozet Trail system. Relegated Parking The parking is located at the back of the townhouse units, and the garage on the single family attached units is set back from the front porch and provides the appropriate setbacks in accordance with neighborhood model principles. The main entrance to the project faces a row of townhomes that sit behind a greenspace with all parking and alleys relegated directly behind the units and out of sight. Site Planning That Respect Terrain The site layout is designed to follow the existing terrain and encourage walk-out basements on perimeter units to keep the main roads as close to existing grade as possible. Clear Boundaries with the Rural Areas The project borders critical slopes and stream buffers and is bordered by development area on the north, east and west sides. The South site of the site is adjacent to Route 250 which is the boundary of the rural area. The proposed buffer and landscape area provides a boundary to the rural area on the south side of Route 250. Working with Community Various meetings have been held with Crozet community leaders to identify potential issues for the development. No formal opposition has been identified. We will continue to meet with the CCAC and other neighbors to discuss the project. Efficient and Economic Land Usage The proposed 93 units represent a significantly more efficient and economical use of the land than the 25 units that would be possible under the current R-1, Residential zoning. County-Desired Development Density This site lies within the Neighborhood Density designation of the Comprehensive Plan, which recommends 3-6 units per acre of residential density. In addition, the Comprehensive Plan recommends that "New developments adjacent to existing subdivisions or developments shall be developed at higher densities and a form in keeping with the Neighborhood Model to support infill development efforts. The proposed development is within the density allowed per the Comprehensive Plan and is located within the development areas where the County has stated that it wants development to occur. This location also affords important opportunities for pedestrian and bicycle connections to local commercial centers. Preservation of Environmental, Cultural and Historic Resources There are minimal environmental resources located on this site, such as critical slopes. If there are identified environmental resources, we have made sure that no disturbance or detrimental impact would occur. There are no impacts on cultural and historic resources. Increase Affordable Housing Stock The project intends to develop affordable new construction for families, downsizers and an aging population by achieving an R6 density. Without an R6 density, the needs of the market will not be met. Mixture of Housing Types and Affordability The plan allows for a number of different types of housing, including townhomes, attached villas, and Affordable Housing. Minimal Traffic Impact Based on an engineering study of the traffic impact, traffic impacts will be minimal.