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Home My WebLink About2008-03-17 .. J. ..."It. BOARD OF SUPERVISORS FINAL MARCH 17, 2008 COUNTY OFFICE BUILDING 1:00 P.M. - ROOM 241 1. Call to Order. 2. Work Session: FY 2008-09 County Budaet: a. Continuing local government Issues o Functional Area Detail · Human Services · Community Development · Non-Departmental b. Continuing Issues from Prior Work Sessions c. Board Discussion Wrap Up d. Approve Proposed Budget for Public Hearing e. Set 2008 Tax Rates for Public Hearing 3. Work Sessions: a. CPA-2004-02. Pantops Master Plan. b. Crozet Downtown Zoning District (ZTA-2007-05) and proposed Zoning Map Amendment. 4. From the Board: Matters Not Listed on the Agenda. 6. Adjourn to March 19, 2008, 1 :00 p.m., Room 241 (if needed). ...... ...... BOARD OF SUPERVISORS TENTATIVE MARCH 17, 2008 COUNTY OFFICE BUILDING 1 :00 P.M. - ROOM 241 1. Call to Order. 2. Work Session: FY 2008-09 County Budaet: a. Continuing local government Issues o Functional Area Detail · Human Services · Community Development · Non-Departmental b. Continuing Issues from Prior Work Sessions c. Board Discussion Wrap Up d. Approve Proposed Budget for Public Hearing e. Set 2008 Tax Rates for Public Hearing 3. Work Sessions: a. CPA-2004-02. Pantops Master Plan. b. Crozet Downtown Zoning District (ZT A-2007 -05) and proposed Zoning Map Amendment. 4. From the Board: Matters Not Listed on the Agenda. 6. Adjourn to March 19,2008, 1 :00 p.m., Room 241 (if needed). ACTIONS . Board of Supervisors Meeting of March 17,2008 March 19, 2008 AGENDA ITEM/ACTION ASSIGNMENT 1. Call to Order. . Meeting was called to order at 1 :00 p.m. by the Chairman, Mr. Boyd. All BOS members were present. Also present were Larry Davis, Ella Jordan and MeaQan Hoy. 2. Work Session: FY 2008-09 County Budget. . HELD. . Motion to set the real estate tax rate at $70/$100 failed by a vote of 2(Boyd,Dorrier):4. . Motion to set the real estate tax rate at $71/$100 passed by a vote of 5:1(Slutzky). 3a. Work Session: CPA-2004-02. Pantops Master Plan. . ADOPTED, by a vote of 4:2(Boyd,Dorrier) CPA-2004-02, Pantops Master Plan, dated August 1, 2007 with the staff recommendations regarding the Vermillion (to not include in the development area at this time) and Wheeler (removal from the development areas) properties, and the relocation of Hansens Mountain Road (Relocate the Hansens Mountain Road from its current intersection with Route 250 to a new location that would utilize the Glenorchv Drive/Peter Jefferson Parkwav crossover at Route 250 intersection with Route 250 to align with the existing entrance into Peter Jefferson Place (Glenorchy Drive/Peter Jefferson Parkway) in a manner that minimizes sianificant neaative impacts to occupied dwellina units in the Glenorchv neiahborhood. ). . CONSENSUS that Board has no interest in pursing a look at the East side of the interchanQe (Route 250). 3b. Work Session: Crozet Downtown Zoning District and proposed Zoning Map Amendment. . CONSENSUS to schedule joint public hearing with the Planning Commission. 4. From the Board: Matters Not Listed on the Agenda. . There were none. 5. Adjourn. . At 6:27 p.m., the meeting was adjourned. .. Page 1 of2 Ella W. Jordan From: Kimberly Suyes Sent: Friday, March 14, 2008 1 :06 PM To: All School Division Employees; OFFICIAL USE - ALL GENERAL GOVERNMENT Subject: Overview of Retirement Programs TO: All School Division and Local Government Employees FROM: Bob Tucker, County Executive Dr. Pam Moran, Division Superintendent DATE: March 14, 2008 During the budget process this year, there has been much discussion about several of the Albemarle County retirement programs. Many of you have asked questions about these programs, and have voiced concerns that these programs may be changing. The following information will explain these programs as they currently exist. The programs below also are part of the commonality agreement between the Board of Supervisors and School Board. .. What are the Albemarle County Retirement Programs? 1) Virginia Retirement System (VRS) All full-time employees are automatically enrolled in the Virginia Retirement System (VRS). The County pays all contributions into this program, which provides lifetime monthly benefits when you retire. Eligibility: . Reduced retirement eligibility: o Age 50 w/1 0 years service o Age 55 w/5 years service . Full retirement eligibility: o Age 50 w/30 years service (50/25 for Law Enforcement Officer Supplement, or LEOS) o Age 65 w/5 years service (60/5 for LEOS) Benefits based on: o Average Final Compensation (AFC) - average of your highest 36 consecutive months of salary o Years of Service in VRS o Age at Retirement 2) Voluntary Early Retirement Incentive Program (VERIP) · Adopted by the Board of Supervisors and School Board during the summer of 1993 for both School Division and Local Government employees. · VERIP is designed for employees who have already met full VRS 'fetirement eligibility standards, but are not yet 65. It gives these employees an "early" retirement option that assists with medical insurance costs and supplements reduced Social Security benefits. Eligibility: 3/1 7/2008 ~. Page 2 of2 · Must meet reduced retirement eligibility standards (see standards above); · Have worked for Albemarle County for lO years immediately prior to retirement; and · Be employed in a benefits-eligible position at time of retirement Benefits: Two parts, both are payable for 5 years or until age 65, whichever comes first: 1) Contribution equivalent to the Board medical contribution given to active full-time employees; and 2) A monthly amount based on the difference between the estimated VRS benefit at retirement, and the benefit the employee would receive with an additional 5 yrs of service. 3) Retirement bonus: This was started in 1989 to replace the pay-out of sick leave. Prior to this program, employees were paid out for a portion of their sick leave when they retired. Sick leave is not a factor in computing this bonus. Eligibility: · Must meet VRS age/service requirements for retirement · Have worked for the County for the 5 years prior to retirement Benefit · Bonus calculated at $200/yr of service up to $5,000 maximum. What is changing? There are no proposed changes to any of these programs. Will there be changes in the future? The Albemarle County benefit program is designed to support School Division and Local Government strategic goals. Recognizing that the needs of the workforce change, and in order to support the strategic goals, all of our benefit programs are continually evaluated. Currently, Human Resources staff are beginning preliminary work to evaluate current VERIP and retirement bonus benefits to assess whether these programs continue to support those goals in a cost-effective manner. Any recommended changes would take into consideration the effect or impact on current employees, particularly those currently at or near retirement eligibility. Prior to any changes being recommended, opportunities to collect further research and data and to seek feedback from stakeholders will occur. 3/17/2008 . ~ ") COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: CPA 2004-005 Pantops Master Plan Work Session AGENDA DATE: March 17, 2008 ACTION: X INFORMATION: SUBJECT/PROPOSAL/REQUEST: Work session to discuss potential addition of the Vermillion property to the Pantops Development Area; the relocation of Hansens Mountain Road; and further consider recommendations of the Planning Commission CONSENT AGENDA: ACTION: INFORMATION: ATTACHMENTS: Yes STAFF CONTACT(S): Messrs. Tucker, Foley, Davis, Kamptner, Cilimberg, and Benish REVIEWED BY: ~ LEGAL REVIEW: Yes BACKGROUND: The Board of Supervisors held a work session (August 1, 2007) and public hearing (September 12, 2007) on the proposed Pantops Master Plan recommended by the Planning Commission. At the public hearing, the Board received a request from the owners of Tax Map 62, Parcel 28A, the Vermillions, to include their property in the Pantops Development Area. The property is located on the east side of Route 20, and just north of Broadus Memorial Baptist Church. No particular land use has been requested by the Vermillions and no concept for developing the property has been provided. The property is located north of the existing Development Area boundary and is designated Rural Area. The Board directed staff to evaluate the potential of adding this property to the Development Area. In addition, the Board requested further information on the impact of the Commission's recommendation not to include a relocation of Hansens Mountain Road from its current intersection with Route 250 to a new location that would utilize the Glenorchy Drive/Peter Jefferson Parkway crossover at Route 250. Additional background information, including the proposed Pantops Master Plan, can be found in the August 1,2007 work session and September 12, 2007 public hearing board packet material which can be accessed through the County web site. STRATEGIC PLAN: Strategic Objective: 4.1. By June 30, 2010, increase citizen satisfaction with the County's development Areas by completing Master Plans for all of the County's Development Areas. DISCUSSION: Attachment A is staff's evaluation of adding the Vermillion property to the Pantops Development Area and the relocation of adding Hansens Mountain Road's intersection with Route 250. Staff does not recommend that the Vemillion property be added to the Pantops Development Area at this time. Staff also suggests a modification to the recommendation to relocate Hansens Mountain Road. The draft of the Pantops Master Plan that was advertised for public hearing did not include the Vermillion's property within the boundary of the designated Development Area. Furthermore, the Planning Commission did not consider the Vermillion request in making its recommendation to the Board. Should the Board wish to consider including the Vermillion property in the Development Area, the Pantops Master Plan would need to be amended to reflect the new boundary and re-advertised for public hearing. Alternatively, staff would recommend that the Board adopt the Pantops Master Plan as recommended by the Planning Commission, and then adopt a separate resolution of intent to consider an amendment to the Pantops Development Area Boundary to include the Vermillion property. The Planning Commission would then review the Comprehensive Plan Amendment request and consider establishing recommendations for the development of the property. '! AGENDA TITLE: CPA 2004-005 Pantops Master Plan Work Session March 17, 2008 Page 2 The modification to the Hansens Mountain Road recommendation would not require re-advertisement, so this change could be made with the adoption of the Plan by the Board. BUDGET IMPACT: There is no direct budget impact with the adoption of the Master Plan. The Plan does establish implementation priorities which will require County funding to implement. Those funding decisions will be made as part of the review and approval process for the County's budget, including the Capital Improvements Program. RECOMMENDATIONS: The Planning Commission recommends the Board adopt the Pantops Master Plan draft dated August 1, 2007 with the deletion of the recommendation for the relocation of Hansens Mountain Road (page 41). Staff has provided recommendations in the Discussion section above and Attachment A should the Board wish to further consider the addition of the Vermillion property to Development Area and/or include a recommendation for the relocation of Hansens Mountain Rd. ATTACHMENTS A - Staff Evaluation of Vermillion Property; Hansen Mountain Road Connector; SELC Comments B - Letter from John C. and Judith O. Vermillion C - Location Map D - Critical Slopes. Floodplain Map. Vermillion -J ATTACHMENT A Staff Evaluation: Vermillion Property and Hansens Mountain Road Relocation VERMILLION PROPERTY: Just prior to the Board's public hearing in September, Staff received a request from the property owners of a parcel located just outside the existing Pantops Development Area boundary to have the property included within the Pantops Development Area (see Attachment B). The owners, the Vermillions, have requested that Tax Map 62, Parcel 28A, located on the east side of Route 20, and just north of Broadus Memorial Baptist Church, be included in the Development Area. No particular land use has been requested by the property owners and no concept for developing the property has been provided. Staff and the Commission have not previously reviewed this proposed expansion to the Development Area boundary. In fact, throughout most of the Plan development process, the objective in this area was to reduce the amount of the Development Area along Route 20 to protect the visual and historic character of the Route 20 corridor and surrounding area (designated Entrance Corridor, State Scenic Byway, "Journey through Hallowed Ground" Route, and Southwest Mountain Historic District). This was reflected in staff's recommendation to remove the Wheeler property from the Development Area. This site contains Franklin Farm, a site of potential historic significance. At its public hearing on the Pantops Master Plan, the Board directed staff to provide additional comments on the property owner's request. Staff is providing the following information. Character of the Parcel/Area: The Vermillion property is a 25-acre parcel located on the east side of Route 20. The property is zoned RA, Rural Areas and appears to have all of its Development Rights (a total of five). The property is bordered on the south by Trevillian's Creek and an easement/access road which serves several properties located just east of the parcel. To the east are several rural scale lots. The Franklin subdivision borders the parcel to the north. To the west is Route 20 and rural scale lots located along Dorrier Drive. (See Attachment C) TODOqraphv of the Property: The property consists of a rolling topography, generally sloping from north to south toward the stream located at the southern edge of the site. A system of critical slopes is located along the southern and eastern boundary of the property (See Attachment D). Protection of these critical slopes would be important to maintaining stream and water quality. Historic Resources: According to the County tax records, a circa 1780 single family dwelling referred to as "Franklin" is located on TMP 62-28A. GIS data from the Department of Historic Resources confirms that the main house on this parcel dates to c. 1800 and "is one of the few documented 18th-century dwellings in the county." Based upon K. Edward Lay's The Architecture of Jefferson Country, Franklin was built in 1795 by Benjamin Franklin's grandson, Dr. William Bache. Lay also asserts that Thomas Jefferson sent windows to Bache for a new addition to the original dwelling. The State Department of Historic Resources has Franklin identified as historic (50 years or older), but not surveyed for potential listing on the state or national registers. Franklin is also known as "The Craven Place" or "Vermillion," after former owners. Given the existing topography of the site, the most developable part of the property is the area surrounding the existing structure. This may compromise the ability to develop the site while retaining the character and setting of the historic structures. Development of the site may appear similar to the Kenridge and White Gables properties on Route 250 West. Adiacent Stream: Trevillian's Creek borders the southern boundary of this property and generally forms the boundary of the Development Area; although a segment of the stream from just east of Route 20 to its confluence with the Rivanna River is entirely within the Development Area. Most of this segment is within Darden Towe Park. This stream was surveyed and documented as part of a stream assessment component of the 2004 Stormwater Management Master Plan. It is classified as an intermittent stream. Each segment, or reach, of this stream is classified as either "Community and Private Use/Trails" or "Urban Water Feature." The Community and Private Use is the second highest designation a stream can receive in the assessment process. The stream section from the Rivanna River to just east (upstream) of the Vermillion property is designated for "Community and Private Use/Trails." The stream assessment defines this classification as follows: . Community and Private Use/Trails - The primary objective of these stream corridors is to provide for access to natural refuge and trails in proximity to developed areas, especially residential areas. The Greenway Plan is a guide for these locations. These corridors may also provide links between residential/commercial areas. These areas are likely to have sewer easements that can also provide trail corridors. Other community uses may include play fields in floodplains, such as along the major streams (North Fork, South Fork, and Rivanna main stem) and limited use for strategic ponds. Some segments of the corridors may be in residential backyard settings, where protection of private property would be an allied objective. Habitat and water quality preservation are allied objectives. Management tools include restoration, easements for access and maintenance, upstream stormwater controls, trail designation through plans and proffers, trail development and sufficient buffer to provide for desired setting. This definition addresses the expectation for managing the stream. It should be noted that in Development Areas intermittent streams (like these) do not have a stream buffer requirement. However, it is the intention that where a stream reach is designated as Pocket Natural Area or Community and Private Use/Trails, that a stream buffer could be required, perhaps through proffers or as a condition of a legislative approval. The lower segment of this stream is identified on the Plan's Buffer Project Action List for stream buffer improvements. The stream and stream buffer have been impacted by previous development, specifically from development of the Broadus Memorial Baptist Church site. Development of the Vermillion property, either under its current RA zoning or a more intensive land use designation, will need to provide measures to protect water quality and the character of the stream (and stream buffer area). Protection of the system of critical slopes adjacent to the stream would be important to the overall protection of water quality and stream corridor. Potential Land Use: The property owner has not requested a particular land use designation for the property. Should the area be included in the Pantops Development Area, staff would recommend that the property be designated Neighborhood Density Residential (3-6 dwellings/acre). This land use designation is based on: . The Rural Area land use designation for the surrounding area; . The character of the existing surrounding development (Franklin Subdivision, rural scale residential lots); . The application of the Neighborhood Model principles and development transect model; . The existing natural, scenic, and historic resources on the site and in the area; and . The inventory of non-residential land uses already designated and/or developed in Route 20 corridor and the greater Pantops Development Area. This designation would theoretically allow 75 to 150 dwellings on this 25-acre parcel. The current Rural Areas zoning (and Comprehensive Plan land use designation) would permit 5 dwellings/lots on the property. Staff believes that the current rural area designation and zoning is more in keeping with the topographic and historic characteristics of the site. However, should the Board wish to add this parcel to the Development Area, the Neighborhood Density Residential Land Use would be the appropriate land use designation for the site. Value of Propertv for Rural Use: The property is currently enrolled in the Use Value Taxation program (Forestry). The 25 acre parcel may be viable for some agricultural, forestal, or horticultural uses and is viable for open space uses. However, it is recognized that it is more difficult to maintain viable commercial agricultural or forestal activities on a single parcel of this size, particularly given the character of the surrounding area, with the Franklin subdivision located immediately to the north and east of the property, and Development Area designated to the immediate south and west. Comparison to Wheeler Property Evaluation: The Draft Pantops Master Plan presented to the Planning Commission for review called for the removal of the Wheeler Property from the Pantops Development Area. The Board asked staff to provide the rationale/evaluation criteria used to evaluate the Wheeler property. The Wheeler property has features that are more rural than urban in character, with historic and natural resources, and the owner may wish to place the property under conservation easement. It is currently zoned Rural Areas and is designated Neighborhood Density Residential (3-6 dwelling units per acres) in the current Land Use Plan for Pantops. The staff's evaluation and recommendation on the Wheeler property was based in large part on comments received from the public and the Master Plan Guiding Principles developed early on with the residents of the Pantops community. There was a strong desire of the community to protect the natural, scenic, and historic aspects and qualities of the area. This led to the establishment of one of the key Guiding Principles: "Residents of Pantops value the exceptional natural and historical scenic qualities of the this neighborhood - views of Monticello, surrounding mountains, Rivanna River, and west into the City It is important to protect these scenic vistas and sense of open space as the neighborhood continues to grow." Reflecting on this Guiding Principle, aspects of the Wheeler property were identified which were consistent with this Principle: . the property provides for some of the more significant views/vistas of the Blue Ridge Mountains to the west; . the property contains historic resources worthy of protection; . Route 20 is a designated scenic Virginia Byway and County designated Entrance Corridor, and is one of the primary roads through the Southwest Mountain Rural Historic District. Continued expansion of urban development along this corridor would negatively impact the rural character of the corridor; . the inclusion of the property within the Development Area creates a "one-sided" development of Route 20 (west side). The east side of Route 20 in this area is generally not conducive to development due to topography. . potential improvement/expansion of Route 20 necessitated by additional development would be difficult and costly to construct given the horizontal and vertical curvature of the road, and could have a significant impact on the scenic character of the road and adjacent historic properties. . the perception that the removal of the property from the Development Area was consistent with the property owner's desire to not develop the property. This change in the boundaries to the Pantops Development Area was considered comprehensively as part of the master plan study and was not applicant driven by the property owner. It was intended to be responsive to the property owner's desires to possibly seek a conservation easement, public comment received during the initial master plan meetings, and for land use planning purposes. The recommendation of amending the Development Area boundaries was included in maps and information at public meetings held in Spring 2006 and was intended to respond to the public comments for both increased open space and preservation of Route 20 as a scenic Virginia Byway. From a planning perspective, the property was not well integrated with the rest of the Pantops Development Area and made planning for future infrastructure and interconnections challenging with the Rural Area to the north and east, Darden Towe Park to the south, and the Rivanna River to the west. The Commission's recommendation to keep the Wheeler property within the Development Area was based on the desire to maintain the existing capacity of the County's Development Area and, therefore, avoid the need to expand the Development Areas in the future. The Commission also wished to respect the desires of the property owner. Staff Recommendation: Aspects of the property which favor maintaining the Vermillion property's Rural Area designation and not including it within the designated Development Area: . Potential impact of development to historic structures on the property; . Potential impact to the rural character of the area and Route 20; . Potential impacts to stream/water quality with development of the site; . Additional Development Area capacity is not needed at this time; . Overall consistency with the Guiding Principles of the master plan as developed through a collaborative process with the Pantops community. Aspects of the property which favor inclusion in the development area: . Provides additional capacity within the Development Area; . The property may have more limited potential for viable agricultural, forestry, horticultural use given its current setting and the surrounding uses. Staff opinion is that the Vermillion property should not be included in the Development Area at this time. This area can be reconsidered for inclusion in the Development Area with the five-year update of the Plan, when it can be considered as part of the public review and update process. Typically, site specific requests to amend the comprehensive plan (expansions or changes to land use designations) have been accompanied by a more specific development proposal/concept. Submittal of a development concept would allow the staff, Commission and Board, as well as the public, to better evaluate benefits and impacts of the proposed land use modification. Should the Board decide to add this area to the Development Area, staff would recommend that the Board first act on the proposed Pantops Plan, with the current boundary, and direct the Planning Commission to consider an amendment to the Pantops Development Area boundary to include this parcel. This will allow staff and the Commission to develop recommendations regarding development of this property and allow for appropriate public notice and public hearing process. HANSENS MOUNTAIN ROAD RELOCATION: The Planning Commission recommended deleting the recommendation in the Plan to relocate Hansens Mountain Road. The recommendation, found on Page 41 of the Plan, states: "Relocate the Hansens Mountain Road intersection with Route 250 to align with the existing entrance into Peter Jefferson Place (Glenorchy Drive/Peter Jefferson Parkway). Several possible alignment options for Hansens Mountain Road are identified on the Pantops Master Plan. The Board requested information regarding the impacts of not implementing this recommendation. This improvement was recommended by VDOT and County staff to address failing traffic conditions at the 1-64 interchange ramp intersections on Route 250. The intersection of Hansens Mountain Road and Route 250 is located in close proximity to the interchange ramps and contributes to the traffic conflicts along this portion of Route 250. Both interchange ramp intersections and the Hansens Mountain Road intersection fail (Level of Service F) during certain peak periods of the day and are heavily used throughout the day. Hansens Mountain Road serves several residential areas, including Ashcroft, and will also serve the recently approved Gazebo Place Shopping Center. If the shopping center is constructed, VDOT will close the median crossover at Hansens Mountain Road to reduce traffic conflicts and maintain traffic flow by eliminating left turn movements at this intersection. The result of the median crossover closure would be to require U-turn movements for eastbound Route 250 traffic heading to Hansens Mountain Road and Hansens Mountain Road traffic heading east on Route 250. Because of concerns with the existing traffic volumes on Route 250 and crossover spacing, the 1-64 ramp intersection crossovers and at the Peter Jefferson Parkway crossover likely will be posted for no U-turns. Thus, U-turn movements serving Hansens Mountain Road will likely occur at North Hill Road east of the interchange (approximately .3 mile east of Hansens Mountain Road) and Worrell Drive (approximately .5 mile west of Hansens Mountain Road). The Commission's recommendation to delete this proposed improvement was based on concern with the potential impact of the road and traffic to the existing Glenorchy neighborhood, particularly from traffic generated by the Gazebo Plaza Shopping Center. The Commission also expressed concern that the proposed road improvement would support a development (Gazebo Plaza) which is inconsistent with the land use recommendation of both the existing Comprehensive Plan and the proposed Pantops Master Plan. Staff believes that there may be opportunities to relocate Hansens Mountain Road in a manner that could avoid direct impacts to developed lots in Glenorchy. Although the topography is difficult in this area, it may be possible to achieve an alignment that connects to Glenorchy Drive north of the existing developed portion of the Glenorchy neighborhood. The proposed recommendation could be amended to emphasize the Commission's desire to avoid impact to the Glenorchy neighborhood. The recommendation in the Master Plan does not specifically identify one location for the relocation of Hansens Mountain Road and the Framework Plan generally identifies three possible corridors where similar type of road connections could be made. Staff offers the following modification to the existing recommendation for the Board's consideration: "Relocate tRe Hansens Mountain Road from its current intersection with Route 250 to a new location that would ultilize the Glenorchv Drive/Peter Jefferson Parkwav crossover at Route 250 intersoction with Route 250 to align with the oxisting ontr~mco into Potor Joff-erson Placo (Glonorchy Dri'lo/Poter Joff-orson Pnrk>Nay) in a manner that avoids sianificant neaative impacts to occupied dwellina units in the Glenorchv neiahborhood. Sevoral possible alignmont options for Hansen Mountain Road are identified on the Pan tops Master Plan. This modification would better address the Commission's concern with the potential impacts of a relocation of Hansens Mountain Road to the existing Glenorchy neighborhood. . . Attachment B August28,2007 John C. and Judith O. Vermillion 1617 Stony Point Road Charlottesville, Virginia 22911 County of Albemarle 401 McIntire Road Planning Department Charlottesville, Virginia 22902 Attn: Mr. David Benish Dear Mr. Benish: After a telephone conversation with Mr. Wayne Ciltmburg on August 28, we have decided to request that our property, Tax Map Parcel # 0600-00-00-028AO, be included in the new Pantops development area boundaries. We are not part of the Franklin Subdivision and are not requesting any zoning change. We think our property should be included in this development area as a natural result of our location. Thank you for your attention to this matter and hopefully, this issue can be resolved promptly. '< Siir~rely, I i\ ' i' !I f-\\-l, L v ."J~ \ . JOtjn C. and Judith O. Vermillion /7 i / ,u/ ;;-/ );.I:r--^P('-'~ U-- j/ tf/ I / ~ " 1 ~ ~t/~~I./[~:?.Af!~- Copies to: Mr. Ken Boyd Mr. David Wyant Mr. Wayne Cil~mburg Attachments: (2) ~ ~ <1z ~ " t <n ~ 00 c . ~ . 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I ~ ] Ie 5 i . ! ~ fit Process to Date July 2003 Planning Commission Resolution I -c::::::,- Sept. 2004- Jan. 2005 Public Input Meetings & GUi~ Principles drafted ~ Spring 2006 Preliminary recommendations drafted and Public Feedback Meetings held August-Sept. and Nov. 2006 Planning Commission Work Sessions to develop draft master plan April 3, 2007 Planning Commission Public Hearing June 5, 2007 Planning Commission Work Session August 1, 2007 Board of Supervisor Work Session September 12, 2007 Board of Supervisor Public Hearing 1 Board Request for Information · Following receipt of public comment and discussion, the Board requested the following information: · Evaluation of the Vermillion property for inclusion into the Pantops Development Area · Provide information regarding the impacts of the Planning Commission's recommendation to delete the Hansens Mountain Road relocation connection to U.S. 250 at Glenorchy Drive. 2 Vermillion Property Staff is not recommending the Vermillion property be added to Development Area at this time. . Lack of overall need for additional Development Area land at this time. . Generally inconsistent with guiding principles of the Master Planning process to protect the area's natural, scenic, and history qualities (wooded areas, mountain views and rural character) . Topography/critical slopes on-site affect the "developability" of site; more intensive urban development may create more significant impacts to water and historic structure. . Potential impact of intensive urban development to the historic resources on-site and scenic resources in the area (Scenic Byway/Southwest Mountain Historic District/EC). . Existing RA zoning provides for development which is generally consistent with the surrounding area. Vermillion Property 1- .-- .- ..l.=- :J -- . --- --~ ~> ..........-...........:..........--..... "'/ " 3 Vermillion Property Hansens Mountain Road Relocation · The Planning Commission recommended deleting the recommendation to relocate Hansens Mountain Road to connect with Glenorchy/Peter Jefferson Place Parkway crossover on U.S. 250. · PC's recommendation was based on: - concern for the relocations impact to the existing Glenorchy neighborhood. - need for relocation primarily driven by development proposal which is inconsistent with the County's Comprehensive Plan and draft Pan top Master Plan. 4 Hansens Mountain Road Relocation Impact if Hansens Mountain Road in not relocated: · With development of Gazebo Place Shopping Center, the crossover for Hansens Mtn. Rd. will be closed. · U-turn movements will increase on U.S. 250-- east of the Shadwell 1-64 interchange (at North Hill Drive and Worrell Drive (to the west) · Hansens Mtn. Rd. serves the Ashcroft subdivision, other residential areas and the future Gazebo Place. , ->2'..';1~~~;f~ff)ffifplementat~ -s. :r..~i1~lk)rtation:- ;t;:::r"-"'~'c~~:~_", ;-, . _,~' ."; ';. ",' \ ..... .'- . .: / . . 5 Hansens Mountain Road Relocation · Staff has provided an alternative recommendation, which maintains a recommendation for the road relocation and is sympathetic to the Commission's desire to avoid impacts the Glenorchy neighborhood · Relocate the Hansens Mountain Road from its current intersection with Route 250 to a new location that would utilize the Glenorchv Drive/Peter Jefferson Parkwav crossover at Route 250 intersection with Route 250 to align with the existing entrance into Peter Jefferson Place (Glenorchy Drive/Peter Jefferson Parkway) in a manner that avoids sianificant neaative impacts to occupied dwellinq units in the Glenorchv neiahborhood. Several possible alignment options for Hansen Mountain Road are identified on the Pan tops Master Plan. Hansens Mountain Road Relocation · Alternative locations for Hansens Mtn. Rd. that minimize impacts to the Glenorchy neighborhood may be difficult to achieve due to the topography and the existing and future development in the area. 6 Recommendation PC Recommendation: . The Planning Commission recommends the Board adopt the Pantops Master Plan draft dated August 1, 2007 with the deletion of the recommendation for the relocation of Hansens Mountain Road (page 41 ). . Staff offers the following alternative (p. 41) to the existing recommendation for the Board's consideration: "Relocate the Hansens Mountain Road from its current intersection with Route 250 to a new location that would utilize the Glenorchv Drive/Peter Jefferson Parkwav crossover at Route 250 intersection with Route 250 to align with the existing entrance into Peter Jefferson Place (Glenorchy Drive/Peter Jefferson Parkway) in a manner that avoids sianificant neaative impacts to occupied dwellina units in the Glenorchv neiahborhood. Several possible alignment options for Hansen Mountain Road are identified on the Pan tops Master Plan. 7 Recommendation, cont. Should the Board wish to include the Vermillion property in the Development Area, staff recommends the following: . the Pantops Master Plan would need to be amended to reflect the new boundary and re-advertised for public hearing. . Alternatively, staff would recommend that the Board adopt the Pantops Master Plan as recommended by the Planning Commission, and then adopt a separate resolution of intent to consider an amendment to the Pantops Development Area Boundary to include the Vermillion property. The Planning Commission would then review the Comprehensive Plan Amendment request and consider establishing recommendations for the development of the property. Related Issue . The Planning Commission recently reviewed ZMA 2007-21, Cavalier Mini Storage, a request to rezone a parcel from RA, Rural Area to HC, Highway Commercial-located on the northeast side of the 1-64/U.S. 250 Interchange . The property is designated RA in the Land Use Plan; this entire area east of 1-64 is designated Rural Area. . PC recommended denial of the request ZMA 2007-21. . The PC discussed the need to further study the area just east of the Shadwell Interchange (1-64 and U.S. 250) for possible land use changes, development recommendations--Requested staff further study this area . Staff is also reviewing another request (rezoning and special permits) for a sports complex, parking garage, and office building on the south east side of the interchange . This study would be a new staff initiative not previously part of the Department's work program. 8 9 Public Input Themes · Transportation · Land Use · Character & Aesthetics · Green Space/Parks · Employment Opportunities · Housing . Neighborhood Needs: Neighborhood Service scale businesses, Community Services & Facilities 10 Pantops Master Plan Guiding Principles 1. Residents of Pantops value the exceptional natural and historical scenic qualities of this neighborhood - views to Monticello, surrounding mountains, Rivanna River, and west into the City. It is important to protect these scenic vistas and sense of open space as the neighborhood continues to grow. 2. It is also important to ensure that new development acknowledges and respects the rural character of this area, preserving existing neighborhoods and providing a variety of quality housing choices and a more pedestrian-friendly environment. 3. Future density increases must provide for the creation of additional natural areas, parks and urban landscapes to preserve the unique scenic and recreational qualities of our neighborhood. Further density must control light and noise intrusions that affect the livability of our environment, and support the provision of sufficient quality water supply to meet our demand. Pantops Master Plan Guiding Principles 4. Our location will continue to provide convenience and accessibility to the City of Charlottesville, surrounding rural areas, and major transportation corridors in Albemarle and beyond. However, continued convenience depends on transportation improvements such as a regional transportation system, public transit, and additional connection linkages. 5. Although Pantops has a variety of residential and commercial choices and opportunities, the addition of public facilities, services, and other institutions are needed to create a livable and convenient neighborhood. 6. Redevelopment, infill, and new development within Pantops are expected to occur in a manner that is wholly consistent with the Neighborhood Model and the Pantops Master Plan design principles. Suburban land use patterns should not be continued and innovative sustainable design practices and mixed use approaches are encouraged. 11 Implementation Priority Areas for public improvements: - 5-10 years - 10 years and beyond · Transportation · Green Infrastructure · Community Facilities & Services · Land Use & Design Principles 12 Land Use Goals-Framework Plan · Considered Removal of Wheeler Property from Development Area · Neighborhood Centers · Mixed Use/Balance commercial and residential · Rivanna River emphasis · Walkability Neighborhoods MbrMI-u.. N"~ (HeN....... wtII\ Qric c...... CMur) ~:__~:.:..I~fMt Employment N.I.......rhood ShMM .....wkh~s.vkec..... o.._--P I....... ResldentIaI N.I.....rhood Shown heN wtth .............. .."... c.nc... o _ _Af.I'" fftt: -~~----"-' 13 Neighborhood Centers Civic Green Neighborhood Service Community Redevelopment Fip" 6:100 Exi.r""s Silo Pbm of Eiu",,~ Slwppi"8 C#JfNt: It J~ dtmfiPf.iWd b}' II par/t:inK lot, wltk'h is rtIWly mOTO rlttm halffull w_ are reslaed behind sIlopping center An openi"9 allows to the we118:lds Fill"" 6:1'1 Proposod Silo PI... of Eiurovor Shcpping Cnt'''- qfNr r<<l#l..loprwnt. IMap: i'CfITMJ' of NMII Poyton 14 Pantops Development Area · 1,584 Acres/2.5 Square Miles · Housing Units 1,586 · Estimated Population 3,165 (Albemarle County GDS Estimates June 2006) Green Infrastructure Preserving natural, cultural, and historic assets while providing neighborhood connections. -Expanded Greenways & Promotion -Rivanna River corridor linear park -Interconnections between neighborhoods -Trail head-primary & secondary access -Recognition of heritage sites -Additional parks and greenspaces 15 Transportation · Pedestrian · Bike · Transit · Route 20 improvements · Route 250 improvements · Hansen Mountain Road · Local Connections 16 ". "J ..~~~:d~~?~~? ffifplementa,t~ -& .i"~~lr~rtation.~ ;-::;::./' ..~ :"'(..... . - . . C- -',,- - \ \ . . . .~"$:' ~~. ./{-- . "'~= *'.i'~ .. 'j ~"!,:~". - :.Jj .. ':~~~Jl:?~~.f ; J;':~~"J .,..- ". ::-'___!,Aii.._ '-to" ##', ...,,-~... -- .j- . . . Implementation Priority Areas for public improvements: - 5-10 years - 10 years and beyond · Transportation · Green Infrastructure · Community Facilities & Services · Land Use & Design Principles 17 Development Area Removal Considered (Wheeler Property) Pan tops Master Plan, March 19, 2007 draft - :>~~l\:i~ ,,-.,.,- /~ Revision June 5, 2007 Hansen Mountain Road Relocation Planning Commission recommendation for removal June 5, 2007 Draft Pantops Master Plan August 1, 2007 Draft Pan tops Master Plan 18 AL.I!EMAJUE Cl>l~TY - "\'IR0ImA. LI\ND Uil: .rL"'.... MAte UlUlA,,"l' }1fIGRl,ORnOllO 1 ~_..~,"'!' -- .~~ - ""'1M. ,...- ~~; :==.......:T.N; ~S/..,. - e..~- c ""'.... ---.-. ('t<._IIU_ -- -~~ _.111.:__. ...,..-..-. &-.~ .....,..,.~.... 6L.II:""....,. 8''''-'''--'' .\...~-~ - -.--- -- 19 .. 20 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17,2008 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 GOALS · Increase pedestrian-friendly environment · Make downtown easier for infill and redevelopment · Increase the utility of the land (reducing buffers/setbacks and allowing greater building height) · Increase employment downtown · Keep the uniquely diverse character of Crozet -/---..... 1 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 PUBLIC PROCESS SUMMARY March 17, 2008 Board of Supervisors Work Session February 21, 2008 Crozet Community Advisory Council September 2007- January 2008 Planning Commission Work Sessions January 2008 Downtown Crozet Association and Crozet Community Advisory Council April2007-5eptember 2007 Community Meetings and Consultant work September 6, 2006 Board of Supervisors- Resolution of Intent August 17, 2006 Crozet Community Advisory Council- Discussion and resolution of intent passed by the CCAC to support hiring a consultant to assist with zoning changes in Downtown Crozet, at urging of Downtown Crozet Association. CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17,2008 PURPOSE OF WORK SESSION Provide feedback to staff regarding the Planning Commission's recommendations. Direct staff to draft the zoning text amendment for the Downtown Crozet Zoning District and advertise a public hearing for the amendment and corresponding comprehensive zoning map amendment for the boundaries as identified on Attachment II, Resolution of I ntent needed for ZMA. - Advise staff as to whether the Board would like to hold a joint public hearing with the Planning Commission on the zoning text amendment and zoning map amendment. 2 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17,2008 HISTORIC PATTTERNS · Zero setbacks for building · Mix of uses · On-street parking and parking behind buildings CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 EXISTING ZONING 3 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17,2008 CROZET MASTER PLAN DESIGN ELEMENT: FION1MiE TYPES DfSIGN ELEMENT: FRONlAGf TT!tES ._....~_!t_ ~-1J:~ ::::.::.:::::-....:!:" ~ti~ ~'?! 611l.1~ ~~~ ~,,~.~ ~~~~.&.i ~.i "~ nJ~I.1 ct ~.I CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17,2008 CROZET MASTER PLAN DOWNTOWN - CT6 + District Approximately 73 Acres TRANSITION - CT5 Approximately 40 Acres 4 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 COMMUNITY PLANNING + DESIGN RECOMMENDATION . . DOWNTOWN 1 Approximately 46 Acres DOWNTOWN 2 Approximately 10 Acres CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 Downtown Crozet Association/CCAC/CCA Recommendation 5 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 Recommended County-Initiated ZMA Boundaries (53 Acres) _,...___....-__.._II..._._a.,..._ CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 CROZET DOWNTOWN DISTRICT Front Setbacks . One (1) foot Minimum setback required . Ten (10) feet Maximum (to accommodate elements such as porches) . Allowance of administrative wavier for the following conditions: 1- cafe seating with a maximum of 15' setback or 2 - steep topography that would otherwise require a substantial number of stairs [more than six risers] to reach the finished first floor elevation from the front sidewalk, or 3- in situations where an existing private parcel or land area is serving as a public or quasi- public space. / Property Line , , , , , 11;'~ek''''~ by administrative waiver ,;, 6 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17,2008 CROZET DOWNTOWN DISTRICT Side Setbacks . Zero minimum setback . 20' Maximum combined side setback to allow for alley access or pedestrian walkways to parking behind. . 20' Max is adequate setback for vehicular alley access where shared across property lines; otherwise an administrative waiver is allowed. . Building Facade must break every 200' to allow for access to parking behind buildings. CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17,2008 CROZET DOWNTOWN DISTRICT Building Height . 2 story (and 30 feet) minimum required only for the front half of building along public streets and only for 3/4 min. of the lot width . All stories must be habitable floors. . 4 stories (and 50 feet) maximum . Stepbacks of 15 feet min. required for the portion of the structure that exceeds 3 stories . By Special Use Permit: 1 story building; and up to 6 stories (70 feet) allowed to support public benefits (e.g. shared parking arrangements, affordable housing units in excess of 15% of total units provided on the parcel, etc.) "~I 'f .... mechanical _OUM> l ~ 7 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 CROZET DOWNTOWN DISTRICT Parking Setbacks . Off-street Parking shall be located behind the building . Where used as stand-alone parking or where parking behind primary facade can be viewed from any public right-of-way, parking setback shall be at least 10 feet' (or equal to maximum building setback) . Building facades must break at least every 200' to allow for access to parking behind buildings . The main entrance to the building must be from the front or side of the building (side vestibule) . Side entrance doors must face the front ROWand may have doors to rear as well CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17,2008 CROZET DOWNTOWN DISTRICT Parking Spaces required further reduced from Consultant recommendation . Generally 1 soaces/1.000 sf of NET floor area. Net floor area = 80% of the gross floor area . Residential units: 1 space required for one-bedroom units or units 1,000 SF or less. For units over 1,000 SF: Two bedrooms - 2 spaces, Three or more bedrooms - 2.0 spaces . Bicycle: 1 space per every 10 auto spaces . Congregate housing (like Mountainside): 1 space for every 5 rooms in addition to 1 space per employee per shift . Civic: 1 space per 4 fixed seats or every 100 SF of assembly area 24 spoces shown - 22 requi..... 3 bicyde space. 8 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 CROZET DOWNTOWN DISTRICT Parking Sharing & Trading . Parking may be shared between any uses within the downtown area boundary where the peak operating hours do not overlap. . They may share up to seventy-five (75) percent of the required minimum spaces, current ordinance allows up to 35 percent to be shared. . Administrative for off-site trading/parking agreements . Revised from consultant recommendations to allow trading in accordance with current ordinance provisions: e. Instrument assuring continl/ation of off-site parking. If stand-alone parking or off-site shared parking is to be provided, the applicant shall submit with the application for a site plan, site plan waiver or, if a site plan is not required. with an application for a zoning compliance clearance. an instrument that restricts the use of that part of the land on which parking is provided to that use, and assucefo that a minimum number of parking SpaCefo as required by this section shall be established and maintained for the life of the use. The instrument shall be in a form that is suitable for recording, shall be subject to review and approval as to form and substance by the county attorney, and shall be recorded in the office of the clerk of the circuit court of the county before the site plan or site plan wai Vet is approved. As the parking requirements for the use or structure change, subsequent instruments may be submitted. reviewed. approved and recorded that rescind or modify the prior instrument CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 CROZET DOWNTOWN DISTRICT By Right Land Uses: Current Commercial district by- right uses, public, civic, retail and service, office uses Hotels, motels, and inns, Indoor athletic facilities, commercial recreation establishments, amusement centers, bowling alleys, pool halls and dance halls, Schools of special instruction, live theater, single screen movie theater Residential uses Parking structures Automobile service stations (reference 5.1.20) and Automobile, truck repair shops excluding body shops are uses Special Use Permit Uses: .Advanced manufacturing .Light manufacturing and distribution of products .Research and development activities including experimental testing .Laboratories, medical or pharmaceutical .Automobile laundries .Hospitals .Fast food restaurant .Veterinary office and hospital (reference 5.1.11). .Drive-in windows serving or associated with permitted uses .Warehouse facilities not permitted under section 24.2.1 .Contractors' office and equipment storage yard .Tier III personal wireless service facilities (reference 5.1.40) .Body shops (reference 5.1.31) 'Towing and storage of motor vehicles (reference 5.1.32). .Stand-alone Parking structures .Stand-alone residential 9 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 Veterinary office and hospital (reference 5.1.11) without outdoor exercise areas This use is allowed, by-right HeBIIY Industrial and Planned Development Industrial Park districts and is permitted by SP in the RA Rural Areas, Commercial Zoning DistrH:ts, and Planned Commercial Districts including PDMC, pose, and PUD 5.1.11 COMMERCIAL KENNEL, VETERINARY SERVICE, OFFICE OR HOSPITAL, ANIMAlHOSPITAl, ANIMAL SHELTER (Amended 6-14-00) Each commercial kennel, veterinary service, office or hospital, animal hospital and animal shelter shall be subject to the following: a. Except where animals are confined in soundproofed, air-conditioned buildings, no structure or area occupied by animals shall be closer than five hundred (500) feet to any awicultural or residential lot line. For non-soundproofed animal confinements, an external solid fence not less than six (6) feet in height shall be located within fifty (50) feet of the animal confinement and shall be composed of concrete block, brick, or other matenal approved by the zoning administrator; (Amended 11-15-89) b. For soundproofed confinements, no such structure shall be located closer than two hundred (200) feet to any agricultural or residential lot line. For soundproofed confinements, noise measured at the nearest agricultural or residential property line shall not exceed fifty-five (55) decibels; (Amended 11-15-89; 6-14-00) c. In all cases. animals shall be confined in an enclosed building from 10:00 p. m. to 6:00a.m.(Amended 11-15-89; 6-14-00) d. In areas where such uses may be in proximity to other uses involving intensive activity such as shopping centers or other urban density locations, special attention is required to protect the public health and welfare. To these ends the commission and board may require among other things: (Amended 11-15-89) - Separate building entrance and exit to avoid animal confiicts; _ Area for outside exercise to be exclusive from access by the public by fencing or other means. (Added 11-15-89) CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 Airport Animal Clinic Front and Back Comment to condition #4 regarding outside walking area ., . . . 'I . t, ',- w.I Forest Lakes Veterinary Clinic Front and Back '-, l 1 ~ ~ Animal Medical Center of Charlottesville Front and Back Special Use Permit AoplicalJOrl 2005-{)OOJ9 Pantops Vetennary Hosp+tal 10 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17. 2008 Research and development activities -This use is currently allowed by special use permit in the CO Commercial Office District and by-right in the LI Light Industrial District and Planned Development Industrial Park district. -If considered as by-right, should be subject to Performance Standards of Section 4.14 of the current zoning ordinance are met, with possible additional supplemental regulations, which address noise, vibration, radioactivity, glare, pollution and electrical interference. CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17. 2008 CROZET DOWNTOWN DISTRICT Buffer & Screening, Landscaping No Buffer required. Screening required at rear of lots only between Commercial uses and Single Family Detached housing [or any district that permits SFD]: screening shall consist of 20' minimum vegetative screening (as defined in current code), or an opaque wall or fence at least 4 feet high. or combination thereof Alternative methods of vegetative screening that better meet the intent of these provisions may be approved by the agent In writing, including an explanation of the reasoning. All parking lots over 5 spaces SUbject to screening. Where lot abuts or is in view from public ROW. continuous evergreen shrubs required or four feet high wall with seating incorporated (fifty percent length) in addition to canopy trees provided in the 10' required parking setback. Lots larger than 25 spaces: Internal landscaping requirements of at least 1 tree/ten spaces (5% paved area to be trees), with planting islands and perimeter areas. (same as current zoning) t-~. 5 ~: ,~.::.':'.=.<= ..:::'..- I ]~.,.. -- j I ~!':~~"..,' ~ [.....' ...... ___._ '5NtaHl'1UDf""~ ........ --:,.------ .....~ ................ ............... '. ........ 11 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 CROZET DOWNTOWN DISTRICT Sidewalks . 10' required width for Primary Streets (Crazet Ave, Three-Notched Rd, New Main St); 8' all other locations ~,l..... CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17,2008 Recommended County-Initiated ZMA Boundaries (53 Acres) -,~ ~ - _.~___............____...,.,;o,.",_"_,,,~._ 12 CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17,2008 Crozet Master Plan Recommended CIP Priorities for Downtown Crozet CIP funded items. recommended bv the Master Plan: New library Schools: Henley Middle School renovation, Additional High School capacity, New Crozet Elementary School St. George's Avenue sidewalk Downtown sidewalklstreetscape Railroad Avenue sidewalk Design of road projects related to various Neighborhood Master Plans Street lamp Program Road Construction Revenue Sharing for traffic calming measures Items recommended for private sector fundina or public/private collaboration: Downtown Park (Main Street) Neighborhood Parks (private development) Greenway development (land is dedicated through private development) Main Street at Crozet Avenue (private development or public/private partnership; this should be a cost sharing arrangement with the lumber business, since they are the principal beneficiary of the initial block(s) of Main Street, east of Crozet Avenue) Eastern Avenue and Eastern Avenue underpass Main Street extensions Bike/pedestrian improvements in developing neighborhoods CROZET DOWNTOWN ZONING BOARD OF SUPERVISORS WORK SESSION March 17, 2008 PURPOSE OF WORK SESSION Provide feedback to staff regarding the Planning Commission's recommendations. Direct staff to draft the zoning text amendment for the Downtown Crozet Zoning District and advertise a public hearing for the amendment and corresponding comprehensive zoning map amendment for the boundaries as identified on Attachment II, Resolution of Intent needed for ZMA. - Advise staff as to whether the Board would like to hold a joint public hearing with the Planning Commission on the zoning text amendment and zoning map amendment. . COUNTY OF ALBEMARLE EXECUTIVE SUMMARY II ,GENDA TITLE: Loning Text Amendment 2007-05 Crozet Downtown Zoning District and proposed Zoning Map Amendment AGENDA DATE: March 17, 2008 ACTION: X INFORMATION: SUBJECT/PROPOSAL/REQUEST: New zoning regulations for Downtown Crozet and a potential County-initiated rezoning to implement new regulations. CONSENT AGENDA: ACTION: INFORMATION: ATTACHMENTS: Yes STAFF CONTACT(S): Tucker, Foley, Graham, Cilimberg, Ragsdale REVIEWED BY: LEGAL REVIEW: BACKGROUND: The Crozet Master Plan identifies the need for zoning changes in order to fully implement the Plan's land use recommendations and goal of economic vitality for Downtown. The Downtown Crozet Zoning Project was initiated by the Board of Supervisors with a resolution of intent and approval of funding to hire a consultant in September 2006. The consultant worked with the Crozet Community over the course of five community meetings to develop recommended zoning changes. These zoning changes were then discussed in a series of five Planning Commission work sessions. The Board received a detailed outline of the public process of the project as information under the Consent Agenda at its March 5, 2008 meeting. STRATEGIC PLAN: 1. Enhance the Quality of Life for all Albemarle County Residents. (Economic Vitality) 4. Effectively Manage the County's Growth and Development. DISCUSSION: The Planning Commission has recommended a draft outline of zoning regulations for new Crozet Downtown Zoning, along with boundaries for a potential County-initiated rezoning (See Attachments I and II). The proposed regulations would allow for greater development and redevelopment opportunities in Downtown Crozet by reducing setbacks, requiring a minimum two-story and maximum four-story building heights with some exceptions, reducing parking requirements, reducing buffer/screening requirements, and allowing flexibility in residential and parking uses. Zoning Text Amendment Based on the recommendations of the Planning Commission and input from the Board, staff will draft the zoning text amendment language. Staff and the Board have received public comment that supports allowing the broadest range of commercial and residential uses within the downtown district to promote a locally oriented and sustainable economy. Specifically, requests have been made that research & development uses and veterinary offices be allowed by-right rather than require a special use permit, as recommended by the Planning Commission. Public has comment on relegated parking provisions in the draft outline has also been received and is attached. (Attachment III) Also, based on information received from a historic resources survey currently underway, staff will ensure that there is flexibility in the setback regulations to allow for reuse of existing historically important residential structures for commercial uses. Crazet Downtown Zoning BOS Work Session March 17, 2008 .. , Zoning Map Amendment The proposed Downtown Zoning District boundary is concentrated around areas of public investment by the County, including the Phase I and II Streetscape projects, the new library, and areas covered by the stormwater master plan for Downtown. In addition, the boundaries take into consideration the underlying zoning of parcels and impacts to adjoining residential areas, some of which are not yet ready to transition to commercial uses. The recommended Crozet Downtown District boundary is focused on areas already zoned commercial and the block south of New Main Street, north of Tabor Street, and west of High Street. Due to the underlying Heavy Industrial Zoning, which emphasizes the current lumber yard use which is not a permitted use in the new Downtown Zoning District regulations, the J. Bruce Barnes Lumber Yard is not recommended for rezoning at this time. Staff and the Planning Commission are recommending that to most effectively achieve the intent of the Downtown Zoning District, the County initiate rezoning to the district within the proposed boundaries rather than waiting for landowner-initiated rezonings. While this has some financial implications to the County as it removes the possibilities for receipt of proffers to off-set impacts, it takes a step and cost out of the development process for landowners, which better enables them to develop to the intent of the district. Process The Board's original resolution of intent for this amendment anticipated that the amendment would be developed and forwarded to the Board "at the earliest possible date". To allow for important opportunities for public input and Planning Commission consideration, the process to date has taken approximately 11 months since the project kick-off meeting in April of last year. To expedite action on this zoning text amendment, staff suggests the Board hold a joint public hearing with the Planning Commission once the amendment language has been developed and advertised. This would allow the Planning Commission and Board to both take immediate action after the public hearing if they so desire. BUDGET IMPACT: The Board approved $75,000 for consultant fees for the project on September 6, 2006. The consultant's contract for the project has ended. The Fiscal Impact Planner conducted an initial assessment of financial implications of a County-initiated rezoning of the proposed boundaries to compare revenue and expenditure under the existing zoning of Downtown and that possible under the proposed new zoning district. The findings were positive to the County's revenue, over a 20-year time frame. This detailed analysis is included as part of Attachment IV. RECOMMENDATIONS: Staff recommends that the Board: o Provide feedback to staff regarding the Planning Commission's recommendations, direct staff to draft the zoning text amendment for the Downtown Crozet Zoning District and advertise a public hearing for the amendment and corresponding comprehensive zoning map amendment for the boundaries as identified on Attachment II. o Advise staff as to whether the Board would like to hold a joint public hearing with the Planning Commission on the zoning text amendment and zoning map amendment. ATTACHMENTS I. Draft Crozet Zoning District regulations outline, last revised 3-5-08 II. Recommended Zoning District Boundaries for County-initiated Zoning Map Amendment, last revised III. Letter dated March 6, 2008 from Ashley Cooper, Atwood Architects IV. January 29, 2008 Planning Commission Action Memo V. 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I l : ~ . :.- ,.-.......-----------'" ~ ,~ , t ~.._----..-..a Attachment III AA ATWOOD ARCHITECTS INC. March 6, 2008 Ms. Rebecca Ragsdale Community Development 401 Mcintire Road North Wing Charlottesville, VA 22902 Re: Crozet Zoning Amendments Dear Ms. Ragsdale: I am writing to express my concern over the wording for parking setbacks in the proposed Downtown Crozet zoning. I expressed these concerns at a recent Planning Commission meeting, but I wanted to make sure that you also had a written version of my comments and that these comments are forwarded to the Board of Supervisors for their upcoming discussion on March 17th, 2008. The proposed language for parking setbacks is as follows: Parkins Setbacks: Parkins must be located behind rear Jar;:ade rifbuildinss The language of the proposed ordinance is problematic for several reasons. First, there is an issue of semantics. Buildings generally do not have a rear fac;:ade. Fac;:ade is a term that is usually reserved to describe the front of a building or a public face of a building. The usage above is awkward. Below is the primary definition of fac;:ade from dictionary. com fa'cade -noun 1. Architecture. a. the front of a building, esp. an imposing or decorative one. b. any side of a building facing a public way or space and finished accordingly. The proposed amendment does not really speak to the issue. · For example, parking could be located behind a building but still be very visible from the street. On the other hand, the code does not allow for parking to be located under or within a building in which case it might be completely invisible from the public realm. Given the topography on some of the downtown Crozet sites, it could be quite beneficial to tuck parking under buildings. 250 West Main Street, Suite 100 Charlottesville, VA 22902 PH 434.971.7202 FAX 434.295.2413 . Many people prefer covered parking and this strategy can also provide roof surface to effectively harvest rainwater onsite. This code seems to imply that one would not be allowed to extend a building/roofing cover parking because it must be located behind the rear fayade of a building. . This code also assumes that there is only one building or layer of buildings on site. It seems to not allow parking in between two layers of buildings. I can imagine that this code would immediately require much interpretation from the Zoning Administrator. The language of the proposed ordinance should be updated to more closely mirror the intent of the code. As I understand it, the primary goal is to avoid having parking lots in front of buildings. Instead, the parking would be relegated behind buildings. The City of Charlottesville uses the following language in their Zoning Ordinance to tackle this concern: Parkins shall be located in side or rear yards, except that: (i) parkins shall not be located within any yard that Jaces a public street In general, the current wording of the proposed ordinance is awkward and vague. This language could be extremely limiting to many of the creative design solutions for providing parking in Downtown Crozet. It seems like a much better approach to instead prohibit what is not wanted as shown in the example above, instead of only allowing one potential answer to the requirement. Thank you for your consideration of this very important issue. Sincerely, Ashley Cooper, AICP Atwood Architects 250 West Main Street, Suite 100 Charlottesville, VA 22902 PH 434.971.7202 FAX 434.295.2413 updates in schedules/costs or emergency projects which cannot wait for the full-review next year. The work session is to provide the Commission an opportunity to review, discuss and comment on the proposed CIP. Mr. Letteri presented a power point presentation regarding the following: · Brief Overview of CIP Process · Review of Adopted CIP · Proposed CIP Amendments · Summary of Changes · Next Steps- o February 29, 2008 - County Executive's Recommended Budget, including amendments to the FY-08-12 CIP and FY13-17 Capital Needs Assessment, presented to the Board of Supervisors o March 5,2008 - Public Hearing on County Executive's Recommended Budget · Comments and Questions can be emailed to staff. The Planning Commission provided the following comments and suggestions: · The Commission asked staff to look at ways to identify bike lane improvements in the CIP. There was an interest in providing paved shoulders on roads and a strategic approach to establishing bike lanes. · Provide further information in a list of how much of the funding for this CIP came from proffers that the County has been able to obtain from rezoned development. · Consider renaming the Human Development category to a more appropriate title. Crozet Downtown Zonine: A review and discussion of the Crozet Downtown Zoning District project, including a discussion on regulations for a single Downtown Crozet Zoning District and potential boundaries for a County-initiated rezoning. (Rebecca Ragsdale) In summaro. a work session on the Crozet Downtown Zoning was held by the Planning Commission. In a power point presentation, staff reviewed the proposed regulations for a single Downtown Crozet Zoning District and potential boundaries for a County-initiated rezoning. The Commission reviewed and discussed the proposal, answered the questions posed by staff and made comments and suggestions. Public comment was taken. No formal action was taken. The Planning Commission made the following comments regarding the questions posed by staff: Potential boundaries of a County-Initiated Rezoning _ · Regarding the area shown in red on West Carter Street, the Planning Commission agrees that the Master Plan can cover future rezonings. They will not initiate a rezoning there now. It is recognized that those properties are designated in the Master Plan as CT -6 and could come in for a rezoning. · It was the general consensus of the Planning Commission that the lumber yard will not be included as well, excluding Mr. Edgerton who felt that the lumber yard should be included. Proposed By-right & Special Use Permit Uses - Staff would like the Commission to consider whether several of the uses stated as special use permit (SP) in the draft ordinance should be considered by-right uses to allow for additional employment uses and economic vitality in Downtown. ALBEMARLE COUNTY PLANNING COMMISSION - JANUARY 29, 2008 FINAL ACTION MEMO - REVISED 2-20-08 Athtchment IV . Regarding the special use permit question, the Planning Commission generally agrees they don't want residential to be the predominant use. The Commission wanted the ordinance to provide that any residential use be secondary to commercial use. They want the ordinance to provide that. . The Planning Commission likes the idea of mixed use, but wanted the residential to be located above the first floor and the residential use has to be in the same building as the commercial use. . The Planning Commission agreed that the veterinary office should remain a use by special use permit. . The Planning Commission supported the by-right uses proposed excluding pure residential. . Research and development activities including experimental testing should be special use permit. Buffer/Screening Requirements Adjacent to Residential Districts :- The Commission is asked to advise, considering recommendations regarding the boundary area of a County- initiated rezoning, whether the buffer/screening provisions appear adequate to mitigate impacts to residential properties adjoining the potential Downtown District. The Planning Commission agreed that the buffer/screening requirements adjacent to residential districts seems to be addressed by the way the boundaries for the initial zoning change have been proposed, understanding that any additional rezoning under the CT -6 for the Downtown District is going to have to address further how the adjacent area is treated in terms of height of building, spacing, setback and such. It will be addressed through the rezoning because the two most sensitive areas are not going to be included in the boundary. Entrance Corridor & Architectural Review Board (ARB) - Is there anything that the Commission expects regarding the Entrance Corridor provisions since this district is going to supersede some guidelines. Some guidelines could still be in effect. Does the Commission have any strong feelings about the Entrance Corridor through this area on Route 240. It was the consensus of the Planning Commission that it was important for it to remain within the ARB review. Affordable Housing - The Commission has expressed an interest in providing an incentive to encourage affordable housing within the new Downtown Zoning district. The Commission agreed with staff that the recommended residential densities do not create an opportunity to apply an affordable housing density bonus, since the draft ordinance would allow up to 36 dwelling units per acre. So this will have to happen as it will. Parking Requirements for By-Right and Structured Parking: It was the consensus of the Planning Commission that structured parking would be by-right and stand alone parking by special use permit. Ms. Monteith left at 9:07 p.m. The Planning Commission took a ten minute break at 9:07 p.m. The meeting reconvened at 9: 15 p.m. ZTA-2007-00006 Montalto Monticello Historic District (MHD) - Scholar Housing - Zoning text amendment to amend the MHD regulations by adding Section 11.3.1(24) to allow "scholar housing" as a use permitted by ALBEMARLE COUNTY PLANNING COMMISSION - JANUARY 29, 2008 4 FINAL ACTION MEMO - REVISED 2-20-08 COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: Crozet Downtown Zoning Staff: Rebecca Ragsdale Proposed Zoning Text Amendment (ZTA) 2007- 005 and (ZMA) Map Amendment (project number not yet assigned) Planning Commission Work Session Board of Supervisors Work Session January 29, 2008 March 5,2008 (Brief Presentation) March 17,2008 (Work Session) Acreage: Approximately 76 acres considered, 54 Rezone from: R2 Residential, C1 Commercial, CO recommended for County-initiated rezoning Commercial, PDSC Planned District Shopping Center, HI Heavy Industrial TMP: Various parcels By-right use: Single Family Residential, retail, service, office, or lumber yard Magisterial District: White Hall Proffers: No Proposal: Potential rezoning of portions of Downtown Crozet to a new zoning district to allow for new development and redevelopment in Downtown Crozet, including reduced setbacks, minimum two-story and maximum four-story building heights with some exceptions, reduced parking requirements, reduced buffer/screening requirements, flexibility in allowable land uses with residential, parking garages, and stand-alone parkinq uses bv-riqht. DA (Development Area): Community of Crozet Compo Plan Designation: CT6 Urban Core, CT5 Urban Center, CT 1 & CT 2 Development Area Reserve/Preserve in the Crozet Master Plan Character of Property: Downtown Crozet Use of Surrounding Properties: Residential uses, a includes mixed commercial uses, civic uses, and stream buffer, and property under easement surround residences with some parcels undeveloped Downtown RECOMMENDATION: Staff recommends the Commission consider the outstanding items noted by staff and forward the attached draft zoning district regulations and boundaries for County-initiated rezoning to the Board of Supervisors to consider for eventual public hearing. Attachment V STAFF PERSON: PLANNING COMMISSION: BOARD OF SUPERVISORS REBECCA RAGSDALE January 29, 2008 March 5, 2008 and March 17, 2008 CROZET DOWNTOWN ZONING PROJECT ZTA 2007-005 Draft Zoning Text Amendment & Proposed Zoning Map Amendment BACKGROUND The Downtown Crozet Zoning Project was initiated by the Board of Supervisors with a resolution of intent and approval of funding to hire a consultant in September 2006, based on the urging of Crozet business and property owners, along with endorsement of the project by the Crozet Community Advisory Council. The consultant team of Community Planning + Design, in conjunction with Milt Herd and Bruce Dotson, was selected and began work with the Crozet Community in May 2007. The consultant worked with the Crozet community over five community meetings to develop a draft set of new zoning regulations for Downtown Crozet. These draft recommendations were presented to the Planning Commission in September 2007 and have been discussed in a series of work sessions summarized below. 9/18/07 Planning Commission Work Session The consultant, Community Planning + Design, provided an overview of their recommendations to the Commission. The consultant provided a full range of zoning recommendations for Crozet, which included the concept of establishing four new zoning districts and regulations for each to implement the transect concept of the Crozet Master Plan, address all goals for Downtown and accommodate the desires of the Crozet Community heard in public input meetings on the zoning project. The consultant's role with the community was to generate zoning concepts for community consideration and to ensure that those concepts are fully discussed before moving forward to the Commission and this culminated in the Crozet Downtown Zoning Consultant Recommendations packet and maps dated September 4, 2007. 10/2/07 Planning Commission Work Session The focus of this work session was to further discuss the intent of the zoning recommendations and the need for four zoning districts, as recommended by the consultant in their September 4, 2007 packet. Public input provided by members of the Crozet Community, including the Downtown Crozet Association (DCA), was supportive of one Downtown zoning district and no Transition Districts. The Crozet Community representatives also did not support the Downtown 2 District, requirements for mixed use, requirement for a maximum residential unit size average, and building articulation requirements. The Commission directed staff to look at ways of simplifying the approach to the zoning changes. 10/30/07 Planning Commission Work Session Zoning regulations for a single Downtown Zoning district, as presented by staff and based on the consultant and community's prior work, were discussed in this work session. The Commission provided the following regarding the draft zoning district regulations: 2 Parking- The Commission had concerns about parking trading agreements and the potential for owners to lose parking, after having established businesses, due to the informal nature of the proposal for establishing the agreements among property owners. There was also concern that this would put the County in a role of then having to enforce parking requirements that could affect businesses. The Commission directed staff to look at ways to reduce the minimum number of parking spaces and recommended that the minimum spaces for 2-bedroom residential uses should be 2.0 instead of 2.5. Mixed Use-The consultant's proposal would require that each building have a mixture of uses. Members of the public were concerned that requiring all buildings to have mixed use would be too onerous and that there should be more flexibility for property owners to allow them to attract businesses. The Commissioners were concerned that a mix of commercial and residential uses might not be achieved in the downtown without some incentives or requirements. They directed staff to look at ways of providing incentives for mixed use rather than requiring it through regulations. Maximum Average Residential Unit Size-The Commission indicated that the 1,000 sq ft maximum average for residential units needed additional work and substantiation and asked staff to provide that information. Building Height- The consultant's proposal would require a 2-story minimum and allow up to 4 stories in height. The Commission heard from members of the Crozet community who indicated support for the requirements as they are proposed. Others were concerned about loss of views and that 4 stories was too tall for Downtown Crozet. The Commission agreed not to recommend revisions to requirements for a 2-story minimum, 4-story maximum, and greater than 4- stories or single-story through special use permit approval. 11/27/07 Planning Commission Work Session The purpose of this work session was to discuss changes that had been made by staff to the Downtown district regulations, in response to Commission recommendations; to review the proposed boundaries of the Downtown District; and to discuss the proposed process for implementation, including the potential of a County-initiating rezoning to the Downtown District and recommended boundaries for that rezoning. Parking-The Commission continued to recommend that the minimum number of parking spaces should be further reduced from the recommendations of the consultant and that they needed more information behind the recommendation of 1 space/1, 000 square feet of net floor area for non-residential uses. The Commission recommended using current Zoning Ordinance regulations of Section 4.12.8.e for parking trading agreements. Requirement for Mixed Use- The Commission asked staff to pursue other exemptions or incentives for mixed use, such as the tiered approach as suggested by staff, but did not recommend that district regulations include requirements that buildings be mixed use, which is defined as two of three uses: office, retail/services, or residential. JO\A \",("1' i1' JI 3 Maximum average residential unit size-The Commission recommended that the regulation of a 1,000 sq ft maximum average for residential units not be included in the new zoning district regulations. The Commission requested that staff work on this issue to provide additional incentives/provisions to assure affordable housing in Downtown Crozet. Potential Boundaries of County-Initiated Rezoning- The Commission recommended that the Downtown Crozet area should be as large as possible to help ensure the economic viability of Downtown Crozet and indicated a preference for including the additional properties studied and shown on previous consultant and Downtown Crozet Association maps for County-initiated rezoning, including properties west of Carter Street (mid-block) and the J. Bruce Barnes lumber yard property. Other discussion items: . Buffer and screening regulations for parking areas and adjacent to residential uses on the edges of the proposed District should be reviewed to ensure they are adequate, given that no Transition Zoning District is included and that the expanded boundaries were recommended by the Commission. . It was questioned whether the proposed l' setback, which was measured from the back of the curb, would present problems particularly if there were road improvements. . It was questioned if ARB feedback has been solicited. - Staff had met with the design planner, but not the ARB. Proposed district regulations would allow closer setbacks and may not be consistent with ARB guidelines. As suggested by staff, the Commission will set the vision for the area before taking it to the ARB. The Commission also heard public comment at the November 27 work session and that is summarized in the attached action memo from the meeting. (Attachment A) 1/14/08 Downtown Crozet Association Discussion (DCA) The DCA held their regular meeting on Monday, January 14, 2008, where there were about 16 members of the DCA or concerned members of the public present. Tom Loach, Planning Commissioner and Ann Mallek, Board of Supervisor for Crozet, were also present. At the meeting, staff provided the group an update on the Downtown Crozet Zoning project, including a summary of the Commission's November 27, 2008 work session. Below is a staff summary of discussion items at that meeting: Potential Boundaries of a County-Initiated Rezoning Staff provided information to the group regarding areas of concern and considerations related to analysis of a County-initiated rezoning. Staff noted that the boundaries under discussion are those that the County would consider rezoning now but would not change the guidelines of the Crozet Master Plan (CMP) for what areas might be appropriate for eventual rezoning and would still be considered as part of Downtown Crozet. This included a discussion regarding New Main Street and Carter Street improvements, including staff's continued concern that there would be no assurances that improvements would be provided if the County comprehensively rezoned the lumber yard property and properties west of Carter Street. Staff noted that the CMP had planned for these improvements to be made by the private sector and are not currently 4 D.3.! Cl n:, ,_,;>::,-::,ion r programmed in the County CIP and no current cost estimates are available for those improvements. Carroll Conley, owner of the lumber yard property, indicated a preference for not including his property in the County-initiated rezoning because he does not want the lumber yard to become a non-conforming use under the new proposed zoning district. The DCA expressed concern that previous work on boundaries for the future proposed Downtown Crozet zoning district would not be "tossed out" and still considered. There was not a clear consensus that emerged from the group on boundary recommendations, although some members were supportive of Mr. Conley's preference. Parking After discussion and concern that 1 parking space per 1,000 square feet of net floor area would not provide a sufficient number of spaces for some business, the DCA indicated that the minimum parking requirement of 1 space/1 ,000 net floor area would be acceptable as a minimum parking requirement and recommended that there be no maximum parking requirement. There was also concern expressed by some members regarding the requirement for a recorded instrument to ensure parking availability under provisions for parking trading agreements. The main concern was that no one would use this provision if it required the deed recordation. Several speculated that lenders would be averse to making loans for property with this type of restriction. Maximum Average Residential Unit Size & Requirement for Mixed Use Staff advised the DCA that the Commission had recommended that there be no regulations to require a maximum average residential unit size or a requirement for mixed use. The DCA expressed their continued interest in not including these requirements in the draft Downtown Zoning District regulations. A question was raised as to whether or not the new proposed zoning district would allow additional uses by-right that would provide for employment uses in Downtown and indicated a preference that uses such as R & D be allowed by-right in the new district rather than by special use permit, to allow for more higher-wage employment opportunities. This staff report responds to the direction provided by the Commission at their last work session and input received from the community at the Downtown Crozet Association meeting held on January 14, 2008. CHARACTER OF THE AREA The potential rezoning is for Downtown Crozet, which includes churches, residences, businesses, undeveloped parcels, and the site of the proposed new library, and various parking areas. The buildings located within the project area vary in age and architecture, with some buildings in need of renovation and contribute to the current character of Downtown Crozet. The area proposed for rezoning to the Downtown Crozet zoning district includes parcels located along Three Notch'd Road/Route 240, west of Firehouse Lane and east of Crozet Avenue and south of the stream that runs north of Downtown Crozet, parcels south of the railroad tracks and under pass along Crozet Avenue, including properties on The Square, down to Tabor Street to the South, extending to '-)C! 5 J, H Sin, \f't;)(, Carter Street and including all the existing Commercial in the area south of Jarman's Gap Road and west of Crozet Avenue. (Aerial-Attachment B) BY-RIGHT USES POTENTIALLY CHANGED BY THIS PROPOSAL Current zoning in Downtown Crozet includes R2 Residential, C1 Commercial, CO Commercial, PDSC Planned District Shopping Center, and HI Heavy Industrial. The R2 Residential zoned properties are permitted one single-family residence by-right. The Commercial zoned properties are permitted retail, office, and service uses by-right, but current zoning regulations for setbacks, buffer/screening, parking, and building height make it difficult to infill and redevelop properties under the current ordinance. The lumber yard property was rezoned from C1 Commercial to HI Heavy Industrial in 1995 and proffers limit the allowed uses on the property to sawmills, planing mills, wood preserving operation and woodyards, along with fire and rescue stations, manufacture of building components, warehouse facilities, electric gas oil and communication facilities public uses and buildings, and wood preserving not including certain chemical treatments. (Existing Zoning Map-Attachment C) SPECIFICS OF PROPOSAL The Crozet Downtown Zoning District has been developed specifically for Downtown Crozet with the following purpose & intent: o Increase pedestrian-friendly environment o Make downtown easier for infill and redevelopment o Increase the utility of the land o Increase employment and economic vitality of Downtown o Keep the uniquely diverse character of Crozet The Commission is asked to review draft zoning regulations for Downtown Crozet, provided as Attachment D. The regulations have been revised based on input received from the Commission at their November 27,2007 work session and discussion with the Downtown Crozet Association (DCA) at their meeting on January 14, 2008. The table of draft regulations (Attachment D) is for a single zoning district for Downtown Crozet that would provide regulations for: o Reduced Setbacks, including a minimum front setback of l' and maximum front setback of 1 0' o Required building height of 2 stories and up to 4 stories, with exceptions by Special Use Permit for 1-story uses or more than 4 stories o Parking location, minimum number of spaces and no maximum number of spaces, increase sharing allowances, and trading agreements; stand alone parking and parking structures allowed as by-right uses. o Opportunity for a greater mix of land uses in Downtown Crozet, including residential as a by-right use Also provided is a map depicting the boundaries under consideration for rezoning, including both the expanded area recommended by the Downtown Crozet Association and discussed by the Commission at their last work session. The areas of concern to staff and not included in the boundary map provided and discussed at the last work session are outlined in red. (Attachment E) f"i( 6 \. Outstanding Items for Commission Discussion & Input There is a general consensus on most proposed zoning district regulations; however, staff is seeking input from the Commission on the following, which are discussed in more detail later in the report: o Proposed By-right & Special Use Permit Uses o Boundaries of County-Initiated Rezoning o Buffer/Screening Requirements Adjacent to Residential Districts o Entrance Corridor & Architectural Review Board (ARB) COMPREHENSIVE PLAN: Crozet Master Plan The CMP recognizes that Downtown is a special place in Crozet and establishes it as the primary center and focal point for Crozet. The land use guidelines for Downtown are attached, which define the four Crozet Transect (CT), or land use, designations within Downtown: CT 6 Urban Core, CT5 Urban Center, CT4 Urban General, and Employment District. Downtown includes both a commercial/business area with an industrial use and adjoining areas that are predominantly residential in character. Table 1 and Table 2 of the Crozet Master Plan establish design guidelines and land use expectations for Downtown and are att~phed. ~tta~h..IT,Ie,~~s r an~ ~~ _ '~i"k ", ". .. ',\.; .4 'l'" .,] " " ". I, . ..'........,. "..~ I .. r. I .. {'r"t<"!',,tk JI<< The proposed zoning district regulations help to achieve the goals set out in the Crozet Master Plan for Downtown, of Table 1 of the CMP, through design and building orienta-:ion, instead of by separation of land uses, and by encouraging a pedestrian- friendl~ environment. The proposed new zoning rules call for not only the conventional Crozet D)wntown Zoning Planning Commission Work Session 1/29/07 7 "minimum" setbacks of buildings from the street, but in some cases also a "maximum" setback to ensure that new buildings help "frame" the street, thereby creating a sense of spatial enclosure for pedestrians - an essential element for pedestrian comfort. The Crozet Master Plan (CMP) indicates, with CT 6 and CT5 land use designations, where it would be appropriate for zoning of a Downtown character. (inset above) The proposed zoning map amendment boundaries indicate areas of Downtown where the County would initiate a comprehensive rezoning. (Attachment E)The CMP would still guide future rezoning decisions for individual property owners that would seek rezonings outside of the proposed area, but within the CT 6 and CT 5 land use designations. The proposed Downtown Crozet Zoning District would potentially be appropriate for many areas of Downtown Crozet. The boundaries that are recommended for County-initiated rezoning include most all of the CT 6 Urban Core areas and many properties designated CT 5, including properties east to Fire House Lane and south of Jarmans Gap Road and west of Crozet Avenue currently zoned commercial. As noted in staffs recommended boundaries discussed November 27,2007, there are concerns with rezoning the lumber yard property, which a portion of is designated as an Employment District, and with rezoning the western side of Carter Street. Concerns regarding impacts of rezoning these additional areas are discussed under IMPACTS later in this report. Neighborhood Model The Neighborhood Model describes the more "urban" form of development desired for the Development Areas. The following is an assessment of how the proposed zoning district regulations have provided for these Neighborhood Model's 12 principles: Pedestrian Orientation Neighborhood Friendly Streets and Paths Interconnected Streets and Transportation Networks Parks and Open Space C')Wltcw The proposed regulations require sidewalks with a minimum width of 8' along most streets, with a minimum of 10' on Crozet Avenue, Three Notch'd Road, New Main Street, subject to the Phase II Streetscape project. Main entry to buildings is required from front or side of building, oriented to pedestrians. Side entrance doors must face the street the building fronts (as in a side vestibule). This prinCiple is met. The proposed regulations require street trees, between the sidewalks and streets to allow for a comfortable walking environment. This rinci Ie is met. The Crozet Master Plan serves as a guide for street interconnections in Downtown. The zoning project encourages new development patterns that create blocks, including a requirement for a fa<;ade break every 200 feet to provide alleys behind buildings, and would allow for the street network antici ated b the CMP to be achieved. This rinci Ie is met. The Crozet Master Plan recommends a Downtown Park near new Main Street, neighborhood parks, and greenway development as public spirited efforts or public-private partnerships in Downtown. The new Crozet library may also include park and open space elements. The proposed zoning district regulations do not provide regulations that require parks and open space but do allow for greater setbacks on properties so that public spaces and plazas can be provided with new develo ments. Parks and 0 en s ace would be allowed uses in Ie 8 Cor: i. .j S.:.;lt, SL)r~ 1 the new district. Claudius Crozet Park is also located approximately Y4 mile from most portions of Downtown Crozet. This principle is met. Neighborhood Downtown serves as a neighborhood center for Crozet and these Centers regulations would allow for Downtown to remain as a viable commercial center in Crozet. This principle is met. Buildin!Js and The proposed regulations would establish a minimum setback of Spaces of Human l' and a maximum of 10' with buildings of 2-4 stories in height to Scale create a sense of spatial enclosure along streets. A 15' minimum stepback is required for front portions of structure that exceed 3 stories to ensure this principle is met. Relega1ed Parking Relegated parking is a requirement of the proposed zoning district regulations and parking must be located behind the rear fayade of buildings. This principle is met. Mixture of Uses The proposed zoning district regulations allow for a greater mix of office, service, retail, and residential uses in Downtown. The requirement for mixed use that was previously part of the draft regulations is no longer included to allow greater flexibility for new business development in Downtown and residential uses are now allowed bv-riaht to encourage mixed use. This principle is met. Mixture of Housing A variety of residential types would be allowed by-right under the Types ctnd proposed zoning district regulations with densities not to exceed Afforda bility the CMP recommendations of up to 36 dwelling units per acre in a mixed use setting or up to 18 d. u.lacre. Because of the limitations in state enabling legislation, the proposed zoning ordinance regulations cannot require that housing provided meet the affordability guidelines of the Comprehensive Plan. However, given that residential would be allowed by-right, with a variety of densities and unit types, this may enable provision of affordable units as part of the mix of housing types. The only other ordinance possibility would be to revise recommended densities of the proposed zoning ordinance, lower than CMP . recommendations, and add an affordable housing density bonus provision. This principle is partially met. RedevE'lopment The proposed zoning district regulations are intended to help facilitate redevelopment of Downtown Crozet so that the CMP goals of it serving as a primary commercial center with an urban form can be more easily achieved than under the current ordinance. This principle is met. Site Planning that Most properties included in the proposed Downtown Crozet Respects Terrain Zoning district are on fairly flat terrain, as much of downtown Crozet has already been developed. Critical slopes regulations would still apply in the proposed Downtown Zoning district. This principle is met. Clear Boundaries Downtown Crozet and portions of it proposed for rezoning are with the Rural located entirely within the Crozet Development Area boundaries Areas and are not adjacent to the Rural Areas. Croze!: 9 ::;1 I Se::siu IMPACTS OF THIS PROPOSAL Library - The Crozet Master Plan established a new and expanded public library in downtown Crozet as a critical priority. Based on their input into the master planning process, citizens strongly preferred to place the new library in the heart of downtown to provide a focal point for community activity and expand opportunities for economic vitality for existing and new downtown businesses. Property has been purchased in Downtown Crozet for the new library and the Board of Supervisors has approved construction of a 20,000 square foot library building, which will include space for complementary uses such as public meeting rooms and community space. The site of the new library is currently zoned R2 Residential and the proposed Crozet Downtown Zoning district is a critical project to the library. A rezoning, to the proposed district, is needed to allow development of the library in a manner consistent with the expected urban form for new buildings in Downtown, based on the CMP recommendations. Schools - There are expected to be residential uses resulting from this rezoning that may generate students that would attend schools in the Crozet development area, including Crozet Elementary which is within walking distance of Downtown, Henley Middle School and Western Albemarle High School. The findings of the fiscal impact analyst, which was based on staffs recommended boundaries discussed with the Commission at the 11/27/07 work session, are attached and also summarized below. (Attachment H) Fire, Rescue, Police - The Crozet Volunteer Fire Station and the Western Albemarle Rescue Station provide fire and rescue services to the Downtown. The Crozet Volunteer Fire Station is actually located within the proposed boundaries of the Downtown zoning district. The planned Ivy Area Station will also augment services provided by the two existing fire and rescue stations in Crozet. The service objective of the Community Facilities Plan is to achieve an average response time (how long it takes once the call is dispatched from ECC until a fire apparatus arrives on scene) to fire emergency catls of five minutes or less in the Development Areas and an average response time to rescue emergency calls of four minutes or less in the Development Areas. The area proposed for rezoning should be within these response times. Albemarle County Fifth Street Office Building contains the County's Police Department, although police patrol all areas of the County. The service objective of the Community Facilities Plan is to achieve an average response time of five minutes or less to all emergency calls 85 percent of the time in the designated Development Areas. This is achieved through their sector/beat system. Police satellite offices are recommended within a service sector to help achieve these desired response times to all police emergency calls and there is a small police office located within The Meadows Community Building, although not staffed at all times. The possibility of an additional fire/rescue/police station is under consideration for the area in 2012. Utilities - Downtown Crozet is designated for water and sewer service by the Albemarle County Service Authority. Potential development under this rezoning should not exceed capacities for Crozet and Downtown is seen as a priority area for service. The ACSA 10 Hlll'sio!! "VOl . ;!Of' 1, would review development or redevelopment projects through the site plan review process to ensure the availability of service. The County is currently working with Dominion power to relocated overhead utilities in Downtown from Crozet Avenue. Environmental & Stormwater Management- There are water resources located within or adjoining Downtown Crozet, including a tributary of Parrot Branch along the proposed northern boundaries of the zoning district and Powell's Creek running along the western boundary of the district. Crozet is the only development area that lies within a water supply protection area and properties that develop in Downtown will be subject to the more stringent requirements within the Water Protection Ordinance. To better address stormwater management, the County is currently developing a regional approach to stormwater management with development of a facility just south of the proposed Downtown zoning district. (See inset below) "''''" r f_~. .. .f. '. 'Ilf''''~:''''''::-:r'fi''';;''~ ~ , I \ \~"~~-;"~/j,~"::t. \ . . .. .. . . . . . . . . . . . . . . I .................. :.....1!1_.. Total watershed: 53.3 ac Existing impervious: 15.8 ac (30%) Future impervious: 20.2 ac {~QO'- , Streets - Downtown Crozet is currently served by a network of primary and secondary roads, most of which are built to a rural section. With County projects and individual development projects, it is expected that roads within Downtown would be improved to an urban section. With regard to capacity of roads, the Crozet Master Plan recommends a New Main Street as an addition to the street network to improve traffic flow in Downtown Crozet: Crozet Downtown Zoning Planning Commission Work Session 1/29/07 11 Plan and initiate the first stages of a new "Main Street" parallel to and south of the CSX tracks running from Crozet A venue eastward. This will ensure critical linkages between downtown and new development to the south and east. Construction phasing should begin from the west (Crozet Avenue). Barnes Lumber is the primary beneficiary in the creation of this new road segment connecting their property with Crozet Avenue and should therefore participate substantially in its funding. (CMP Page 15) Items recommended for private sector funding or public/private collaboration in or near Downtown: (CMP Page 18) · Main Street at Crozet Avenue: $500,000 (2005-2006, private development or public/private partnership; this should be a cost sharing arrangement with the lumber business, since they are the principal beneficiary of the initial block(s) of Main Street, east of Crozet Avenue) · Main Street extensions: $2,500,000 (2006 - ?, depending upon the pace of private development) One reason staff has not recommended including the Barnes lumber yard property in this comprehensive rezoning is, if the County comprehensively rezones the lumber yard, there are no assurances that the New Main Street would be built as the CMP expected and serve as a primary transportation route as it was intended. Through the by-right process, which would be applicable if the County rezoned the property, the County could only seek a reservation, but not dedication, of right of way for New Main Street when the property is developed. By contrast, if the property sought rezoning in the future, provision of that part of New Main Street could be achieved through proffers. New Main Street is not currently a County CIP project as it was anticipated as a project to be achieved as part of private development. This issue could be further examined at the 5- year update of the Crozet Master Plan. Also of concern to staff is including the west side of Carter Street in the rezoning. Carter Street is a substandard street, with inadequate pavement width, no sidewalks and a rural section. Through the by-right process, if the County were to rezone the properties, only frontage improvements would be required of applicants as they submit individual site development plans The CMP recommends a street section with the features illustrated below: STREET A nei::hborhood "Street" is a iocal slow-movement thoroughfare that is urban in character and the street is considered a "shared' space. On-street parking is permitted (interm'rtent or delineated). /,/' DESIGN SPEED: 151J1p,~ 1;' O' O' 4' '" '" 4' 8' 5' &4'0. 3<r - 32' paving lAlnimum RO,W. 84' 68' Cultural & Historic Resources Historic resources in Downtown Crozet were surveyed and inventoried in the Architectural Survey of Albemarle County Villages, which was completed by Dames & Crozet Downtown Zoning Planning Commission Work Session 1/29/07 12 Moore in 1995. This survey identified resources in Downtown that were considered significant and contributing to a potential historic district in Crozet. Prior to the Dames & Moore Study, resources in Crozet had not been surveyed and there are currently no resources listed on the National Register of Historic Places. More recently, the County has entered into an agreement with the Virginia Department of Historic Resources (DHR) to share the cost of conducting an updated study of historic architectural resources in the Crozet community. Arcadia Preservation, LLC has conducted the survey of approximately 300 Crozet properties. Documentation for each property includes a physical description, a written statement of historic significance, photographs, and site sketches. Using this information, potential historic district boundaries have been identified. The consultant is now preparing documentation forms for the surveyed properties and the potential historic district. Next, a report will be drafted detailing strategies for coordinating Crozet's future development, including consideration of the Downtown Zoning project, with the community's significant historic resources. Following the consultant's work, the community may choose to pursue having the historic district listed in the Virginia Landmarks Register and the National Register of Historic Places. This honorary designation highlights the unique architectural and historic character of the community. It imposes no regulations, but instead enables buildings that contribute to the significance of the district to qualify for historic rehabilitation tax credits. The consultant has prepared an updated inventory and boundaries for a potential Historic District and the area for the Downtown Zoning District that overlaps with the historic district have been considered. The intent of the new zoning regulations is to make it easier for new infill and redevelopment to occur in a manner consistent with historic building patterns for commercial buildings. However, like under the current Zoning Ordinance, the new zoning district does not establish any regulations for protection of significant historic resources that would prevent their demolition. Also, if the County comprehensively rezones Downtown, there would not be the opportunity for additional protection measures afforded by the rezoning or special use permit process. However, the strategies report prepared as part of the historic resources project will include incentives and other approaches that will assist with historic preservation goals of the Crozet Master Plan, which recommend establishment of guidelines for renovating historic structures and for initiated the establishment of a historic district in Downtown. Entrance Corridor Impacts & ARB In Downtown Crozet, Route 240IThree Notch'd Road and Crozet Avenue south of the railroad underpass are designated Entrance Corridors. Albemarle County adopted the Entrance Corridor Overlay District ordinance (Article 18, Section 30.6) in order to preserve and protect certain roadway corridors considered to be significant entryways for tourist and for historic resources. The Albemarle County Architectural Review Board (ARB) is appointed by the Board of Supervisors and is charged with the responsibility of regulating the design of development within the County's Entrance Corridors. The goal of this regulation is to ensure that new development in these corridors reflects the traditional architecture of the area and that development within the corridors is orderly and attractive. The ARB uses a set of Design Guidelines when reviewing projects along the Entrance Corridors. 13 While the recommended zoning for Downtown Crozet outlines basic requirements for building setbacks, parking placement, and lighting and landscaping, it has no provision for signage, fenestration, or building materials. Citizens and business owners feel strongly that there should be fewer impediments to development in Downtown Crozet and during the public process for this zoning project many citizens have spoken about their perception of the current overregulation of Downtown's entrance corridors. While the proposed Downtown District will establish certain design requirements that supersede the ARB guidelines, staff believes that the stylistic aspects of ARB will still hold relevance after the implementation of new zoning. Consideration of ARB guidelines for Crozet is beyond the scope of this zoning project. Approaches to this issue are included below in the discussion section of the report. Impacts to Adjoining Properties Downtown is surrounded by established residential neighborhoods, including Wayland Park, Hill Top/High Street, Blue Ridge/Carter, and Parkside Village. The consultant's recommendations included a less intense transitional zoning district adjacent to these areas. It is now proposed that the proposed downtown zoning district would adjoin these properties and would allow up to 4 story buildings by-right. However, to mitigate impacts, the proposed ordinance regulations provide for buffering and screening against residential, consisting of a 20' vegetative buffer or an opaque wall or fence at least 4' high or a combination thereof. These provisions in the proposed ordinance regulations do not provide for a transition in building height and buildings would be allowed, under the proposed regulations, to be built up to 4 stories. Fiscal Considerations The Fiscal Impact Planner conducted an initial assessment of financial implications of a County-initiated rezoning of the proposed boundaries that did not include properties west of Carter Street or the lumber yard property. The purpose of that analysis was to compare revenue and expenditure under the existing zoning of Downtown and that possible under the proposed new zoning district for Downtown. This analysis is provided as Attachment H. The Fiscal Impact Analyst's findings and analysis were based on a number of factors and assumptions outlined in the Commission's November 27,2007 staff report. The report indicated that under the proposed zoning for Downtown Crozet, there would be a positive impact to County's revenues over a 20-year time frame based on the Cost Revenue Impact Model. The report indicated that the County would be $,11,900,2000 better off rezoning the area included in the staff recommended boundaries to the proposed Downtown Crozet Zoning district, as compared with development potential under existing zoning. This model only accounts for current CIP projects, therefore there is no way to model fiscal impacts of including the additional properties along Carter Street and the lumber yard. ,k Se'iol 14 OUTSTANDING ITEMS FOR COMMISSION DISCUSSION & INPUT: Proposed By-right & Special Use Permit Uses Based on questions raised at the recent Downtown Crozet Association meeting and consistent inquiries that staff has received from businesses seeking to locate in Downtown Crozet, staff is requesting input on special permit uses and uses allowed by- right in the proposed Downtown Zoning District. (Refer to Attachment E) The recommendations of the zoning project are intended to provide for a greater mix of uses and flexibility by-right. The draft regulations include uses previously listed in the 4 separate zoning districts that were recommended by the consultant in their September recommendation packet. These recommended uses include all current Commercial district by-right uses, also including some other by-right uses such as hotels, motels, and inns, indoor athletic facilities, commercial recreation establishments including but not limited to amusement centers, bowling alleys, pool halls and dance halls, schools of special instruction, live theater, single screen movie theater, residential uses and stand- alone parking or parking structures. Staff has also made a correction to this table to accurately reflect that Automobile service stations (reference 5.1.20) and Automobile, truck repair shops excluding body shops are uses allowed by-right in the current zoning ordinance. Staff would like the Commission to consider whether several of the uses listed as special use permit (SP) in the draft ordinance should be considered as by-right uses to allow for additional employment uses and economic vitality in Downtown: Veterinary office and hospital (reference 5.1.11) without outdoor exercise areas This use is allowed, regardless of whether outdoor exercise areas are provided, by-right in the current zoning ordinance in the Heavy Industrial and Planned Development Industrial Park districts and is permitted by SP in the RA Rural Areas, Commercial Zoning Districts, and Planned Commercial Districts including PDMC, PDSC, and PUD. The following supplemental regulations are applicable to this use in the current ordinaince: 5.1.11 COMMERCIAL KENNEL, VETERINARY SERVICE, OFFICE OR HOSPITAL, ANIMALHOSPITAL, ANIMAL SHELTER (Amended 6-14-00) Each commercial kennel, veterinary and animal hospital shall be subject to the following: Each commercial kennel, veterinary service, office or hospital, animal hospital and animal shelter shall be subject to the following: a. Except where animals are confined in soundproofed, air-conditioned buildings, no structure or area occupied by animals shall be closer than five hundred (500) feet to any agricultural or residential lot line. For non-soundproofed animal confinements, an external solid fence not less than six (6) feet in height shall be located within fifty (50) feet of the animal confinement and shall be composed of concrete block, brick, or other material approved by the zoning administrator; (Amended 11-15-89) b. For soundproofed confinements, no such structure shall be located closer than two hundred (200) feet to any agricultural or residential lot line. For soundproofed confinements, noise measured at the nearest agricultural or residential property line shall not exceed fifty-five (55) decibels; (Amended 11-15-89; 6-14-00) c. In all cases, animals shall be confined in an enclosed bl!ilding from 10:00 p.m. to 6:00a.m.(Amended 11-15-89; 6-14-00) d. In areas where such uses may be in proximity to other uses involving intensive activity such as shopping centers or other urban density locations, special attention is required to )\ 15 protect the public health and welfare. To these ends the commission and board may require among other things: (Amended 11-15-89) -Separate building entrance and exit to avoid animal conflicts; (Added 11-15-89) -Area for outside exercise to be exclusive from access by the public by fencing or other means. (Added 11-15-89) Staff believes that veterinary uses, but not kennels, should be considered as a by-right use in the proposed district, if current ordinance supplemental regulations are met and there are no outdoor exercise areas permitted, with animals confined to buildings. There are currently veterinarians interested in establishing practices in Downtown Crozet. Throughout the area, vets are typically located in shopping centers. Research and development activities including experimental testing This use is currently allowed by special use permit in the CO Commercial Office District and by-right in the LI Light Industrial District and Planned Development Industrial Park district. Staff recommends that this use also be considered as a by-right use, if the Performance Standards of Section 4.14 of the current zoning ordinance are met, with possible additional supplemental regulations, which address noise, vibration, radioactivity, glare, pollution and electrical interference. (Attachment I) This was a use specifically cited as one that should be permitted in Downtown to allow greater employment opportunities. Boundaries of County-initiated Rezoning The proposed Downtown Zoning District boundary is concentrated around areas of public investment by the County, including the Phase I and II Streetscape projects, library, and stormwater master plan for Downtown. In addition, the boundaries take into consideration the underlying zoning of parcels and impacts to adjoining residential areas, some of which are not yet ready to transition to commercial uses. Staff's recommendation for the Crozet Downtown District includes a boundary focused on areas already zoned commercial and the block south of New Main Street, north of Tabor Street, and west of High Street. Due to the underlying Heavy Industrial Zoning, which emphasizes the current lumber yard use which is not a permitted use in the new Downtown Zoning District regulations, the J. Bruce Barnes Lumber Yard is not recommended for rezoning at this time. Staff believes that a separate rezoning process initiated by the developer in the future would best serve the interests of the property owner and community for this area. The Commission is asked to consider the additional information provided regarding boundaries of a County-initiated rezoning and forward a recommendation on boundaries to the Board of Supervisors. Buffer/Screening Requirements Adjacent to Residential Districts The Commission is asked to advise, considering recommendations regarding the boundary area of a County-initiated rezoning, whether the buffer/screening provisions appear adequate to mitigate impacts to residential properties adjoining the potential Downtown District. These provisions in the proposed ordinance provide for a 20' vegetative buffer or an opaque wall or fence at least 4' high or a combination thereof. A 'yr- Ini, Irlir II J ~ornrrw';iof1 v' Ie J{ '/u7 16 goal of the zoning project is to increase the utility of the land not require excessive buffer requirements, as are required in the current Commercial Zoning Districts: 21.7.3 Buffer zone adjacent to residential and rural areas districts: No construction activity including grading or clearing of vegetation shall occur closer than twenty (20) feet to any residential or rural areas district. Screening shall be provided as required in section 32.7.9. (Amended 9-9-92) Except, the commission may waive this requirement in a particular case where it has been demonstrated that grading or clearing is necessary or would result in an improved site design, provided that: a. Minimum screening requirements are met; and b. Existing landscaping in excess of minimum requirements is substantially restored. (Added 7-10-85) The zoning regulations do not provide for a transition in building height and buildings would be allowed, under the proposed regulations, to be built up to 4 stories adjoining residential area. Zoning and the County Attorney have advised that this issue could be further addressed, by requiring reduced building height regulations for certain properties within the proposed Downtown Crozet zoning district. For example, properties along Crozet Avenue, Three Notch'd Road, New Main Street could be allowed a maximum height of up to 4 stories by-right and properties that abut residential uses could be permitted up to 3 stories maximum by-right. Entrance Corridor & Architectural Review Board (ARB) The new proposed Downtown Zoning District regulations have some overlap with items that are typically addressed with ARB guidelines, in providing ordinance requirements for building setbacks, parking placement, lighting and landscaping. Many of the principles in the Albemarle County Design Guidelines are inherent in the draft Zoning District Regulations. Generally, the Design Guidelines address the following and are the same set of guidelines uses for Entrance Corridors County-wide: o Compatibility with significant historic sites, including structure design and scale, accessory structures and equipment, o Compatibility with the character of the Entrance Corridor, including development patterns o Site development and layout, including site grading o Landscaping and Lighting As discussed in previous sections of this report, the proposed zoning district is intended to facilitate development and redevelopment in Downtown in more "historically-sensitive" patterns and has carefully considered issues of scale and massing as well. This has been achieved by allowing reduced setbacks, consistent with patterns of existing buildings, that do not have a landscaped area reserved parallel to the Entrance Corridor street, as the ARB guidelines would suggest to accommodate recommended shade trees and ornamentals plantings. However, the proposed zoning district regulations for Downtown would not address building materials or color, blankness of buildings, architectural styles, or signage. ,~t L')W','. 'wn Corrni':iSili v' 17 ',)Ion Staff believes there are several approaches to consider, in order to ensure that there are no future conflicts once the draft ordinance is adopted with ARB Guidelines and review of projects: o In the short term, the ARB review process would adapt to recognize the provisions of the new Downtown Zoning District that supersede guidelines. o The County could consider modifying the ARB's Design Guidelines and develop more specialized guidelines for Crozet that recognize the new Downtown Zoning District and uniqueness of Crozet. o Remove the Entrance Corridor (EC) designations altogether in Crozet. In addition to the items discussed above, the Commission has expressed an interest in providing incentives to encourage affordable housing within the new Downtown Crozet Zoning district. No specific feedback was provided from the Downtown Crozet Association on this issue; however, should the Commission want to discuss the issue, staff is prepared. RECOMMENDATION: Staff recommends the Commission consider the outstanding items noted by staff and forward the attached draft zoning district regulations and boundaries for County-initiated rezoning to the Board of Supervisors to consider for eventual public hearing. ATTACHMENTS A. November 27,2007 Planning Commission Work Session Action Memo B. Aerial Map of Downtown Crozet C. Zoning Map of Downtown Crozet D. Draft Downtown Crozet Zoning District Regulations, last revised 1/22/08 E. Draft Recommended Zoning District Boundaries for County-Initiated Rezoning, last revised January 11, 2008 F. Crozet Master Plan Table 1, "Master Matrix" Crozet Place Types and Design Guidelines G. Crozet Master Plan Table 2, Crozet Land Uses and Place Types H. Fiscal Impact Analyst's Memo on Fiscal Impact Analysis of ZTA 07-05 I. Section 4.14 of the Zoning Ordinance '~""~()Z:::' )0\' " )V .dnnin<;l ~l HI 'sslon 18 Attachment A providing information on scale and massing of the structures for preliminary Entrance Corridor review was premature. The Planning Commission took at 5 minute break at 7:03 p.m. The meeting reconvened at 7:10 p.m. Mr. Strucko returned to the meeting at 7:10.p.m. 2T A-2007 -00005 Crozet Downtown A fourth work session to continue review and discussion of the Crozet Downtown Zoning project, with a focus on regulations for a single Downtown Crozet Zoning District. This included a discussion of regulations the Commission recommended be modified in their last work session (10/30/07): requirement for mixed use, further reduction in parking requirements, and the requirement for an average residential maximum residential unit size. This work session will also focus on implementation of the zoning district and recommendations for boundaries, should the County comprehensively rezone portions of Downtown. (Rebecca Ragsdale) In summary, Staff presented a power point presentation including an overview of the suggested modifications to the Downtown district regulations and implementation recommendations for a County initiated comprehensive rezoning of a portion of Downtown to the proposed zoning district. Staff made the following comments: Regarding the revised table of zoning district regulations, the changes included: o Further reduction of the minimum number of parking spaces and recommendation that current Zoning Ordinance language (Section 4.12.8.e) be used to regulate parking agreements, rather than the informal arrangement suggested in the consultant's recommendations. o Additional flexibility, exemptions, and allowances for special use permits in the regulations for mixed use buildings. o Staff recommended that the 1,000 square feet maximum average residential unit size is the appropriate size requirement to meet the affordability goals of the regulation and provide for a range of unit sizes in Crozet. This is supported by research of multifamily residential unit sizes in the CrozeUCharlottesville area and in consultation are organizations that provide for affordable housing. Regarding implementation and proposed boundaries of a rezoning to the new zoning district: o Staff recommended revised boundaries, should the County initiate a comprehensive rezoning in Downtown, for the Commission to begin discussing. The boundaries were reflected on a map, and unlike boundaries put forth by the consultant and Crozet community, did not include the J. Bruce Barnes lumberyard property or half of the block west of Carter Street. This boundary was based on information provided by the consultant, input from the Crozet ALBEMARLE COUNTY PLANNING COMMISSION - NOVEMBER 27, 2007 FINAL ACTION MEMO 4 Community, and the master plan and concentrated around areas of public investment by the County, including the Phase I and 1\ Streetscape projects, library, and stormwater master plan for Downtown. In addition, the boundaries had taken into consideration the underlying zoning of parcels and impacts to adjoining residential areas, some of which are not yet ready to transition to commercial uses. Staff expressed concern's regarding provision of infrastructure, primarily New Main Street and Carter Street, as the reason for not recommending the other areas be included in the possible rezoning boundaries. . Staff noted that the Fiscal Impact Planner, Steven Allshouse, had just recently done a preliminary assessment of fiscal impacts using the County's CRIM mode on the modified boundaries recommended by staff. That preliminary assessment found that under the proposed new zoning district, there was not a negative fiscal impact over a 20 year period to the County. This assessment was based several assumptions about potential build-out under the new proposed zoning, including that about 25 percent of the total square footage in downtown would be residential uses and the assessment factored in potential proffers into that model. Commission Discussion & Recommendations The Commission discussed the zoning district modifications and boundaries, made comments, and provided feedback and answered the questions posed by staff. Public comment was taken. No formal action was taken with the Planning Commission recommended the following: Parking-The Planning Commission continued to recommend that the minimum number of parking spaces should be further reduced from the recommendations of the consultant. The Commission indicated that they needed more information behind the recommendation of 1 space/1 ,000 square feet of net floor area for non-residential uses. The Commission agreed with staff's recommendation that they preferred to use the current Zoning Ordinance regulations of Section 4.12.8.e for parking trading agreements. Requirement for Mixed Use- The Planning Commission asked staff to pursue other exemptions or incentives for mixed use, such as the tiered approach as suggested by staff but did not recommend that district regulations include requirements that buildings be mixed use, which is defined as two of three uses: office, retail/services, or residential. Maximum average residential unit size-The Commission recommended that the regulation of a 1,000 sq ft maximum average for residential units not be included in the new zoning district regulations. The Commission requested that staff work on this issue to provide additional incentives/provisions to assure affordable housing in Downtown Crozet. Boundaries of Possible Rezoning- The Commission recommended that the Downtown Crozet area should be as large as possible to help ensure the economic viability of Downtown Crozet and indicated a preference for including the additional ALBEMARLE COUNTY PLANNING COMMISSION - NOVEMBER 27,2007 FINAL ACTION MEMO 5 properties studied and shown on previous consultant and Downtown Crozet Association maps for rezoning. Other discussion items: · Buffer and screening regulations for parking areas and against residential uses on the edges of the District should be reviewed to ensure they are adequate, given that no Transition Zoning District is included and that the expanded boundaries were recommended by the Commission. · It was questioned whether the proposed l' setback, which was measured from the back of the curb, would present problems particularly if there were road improvements. · It was questioned if ARB feedback has been solicited. - Staff has met with the design planner, but not the ARB. This would be something that would allow closer setback and would require modifications to ARB guidelines. As suggested by staff, the Commission will set the vision for the area before taking it to the ARB. The following public comment was taken: · Ross Stevens, resident of White Hall, said that he had not had the opportunity to look at the packets that were available. He made the following comments: o He was concerned with the boundaries since they were trying to create Downtown Crozet so that it could compete with other commercial areas. o Regarding the frontage on Carter Street, it is important to have commercial on both sides. He did anticipate Downtown Crozet becoming smaller. There needs to be more space to accomplish the flexibility of developing downtown in a larger space. o He did not see the need to change the boundaries of our Comprehensive Land Plan. It appears to be a smaller area with the new recommendations of staff. He did not agree on a transition zone, but a larger Downtown zone. In order for Carter Street to provide for Downtown it is important to keep the Comprehensive Plan. It is important to work with the setbacks, the water drainage, the landscaping and buffers, but not necessarily the boundaries. o The Downtown Crozet Association comprises of 75 percent of property owners and business people in Downtown who live, breath and work Downtown and know it very well. He asked that the Commission put more consideration into their recommendations. · Sandy Wilcox, President of the Downtown Crozet Association (DCA), addressed the following concerns of his group: o He was upset with the process tonight. They have been working for months with the consultants in order to understand the proposal. He sees this as a third proposal. None of these items were discussed. ALBEMARLE COUNTY PLANNING COMMISSION - NOVEMBER 27, 2007 FINAL ACTION MEMO 6 o The Downtown Association and others do not know where the recommendation regarding Carter Street came from. It is not consistent with anything including the consultant's recommendation. o Regarding the lumber yard, the idea was to have everything the same so that there would not be a wildcard out there that they don't know what is going to happen. o The regulations were made so to be friendly with employment everywhere in Downtown Crozet. He did not know why that should be eliminated from the process. Since no one had a chance to review tonight's recommendations, it is a blind sided process. It is a heart of distrust because they had been working great together through months of this. It is a third opinion and not consistent with the people who live there. . Mac Lackerty, a member of the Crozet Community Advisory Committee, said that he was upset with the process. In every meeting he has gone to they have seen a different iteration of the plan. It is imperative that they do something for Crozet. They have already lost 2 businesses. As a member of the Advisory Committee, he feels that whatever they do has been totally ignored. If they endorse a plan he would expect to at least be given consideration as that plan was endorsed. He felt that they have been blind sided and the process is wrong. It is imperative that they do something now to sustain Downtown Crozet. He is pushed with the desire to get something done to make it easier for people to start a business in Crozet. . Mike Marshall, Chairman of the Crozet Advisory Council, said that he was surprised to see a new recommendation. He echoed Mr. Lackerty's comments. He did not accept the 1,000 square foot limit on the unit size. The Downtown Crozet Association supported by the Advisory Council s.aw that there was no need to establish a unit size for downtown. The rational for that limitation was to create affordable housing, which he did not think was the appropriate tool to use to create affordable housing. On the exclusion of the lumber, this is now the 26th meeting that he has attended on downtown zoning and this is the first time that he has heard that there is a conflict about including the lumber yard in the downtown. The owner of the lumber yard has been at many of these meetings and so far that he knows he has never expressed the idea that he saw a conflict with this idea. The recommendation to remove Carter Street taken with the exclusion of the lumber yard ,shows that what the County is doing is not putting the survivability of Downtown Crozet as the cultural and commercial center of town as the Master Plan envisions it. That is not first. What is first is maintaining the opportunity to extract proffers from future developers. They are not going to get those proffers on the area that is currently zoned commercial. So if they take the areas like west Carter Street and the lumber yard that are not zoned commercial and pull them out, then that means in the future those properties would have to be rezoned and at that time they would be asked for a proffer. So this is really about generating future income for the County. The more obstacles created for Downtown Crozet the more businesses will be drawn to Route 250. The rationale for mixed use was never explained by the consultant regarding the ALBEMARLE COUNTY PLANNING COMMISSION - NOVEMBER 27, 2007 FINAL ACTION MEMO 7 7,500 square foot building. The Town wants a single district with a unified set of rules that are relatively simple. They oppose pulling the 28 acre lumber yard site. The County needs to provide an incentive for businesses to locate in Downtown Crozet. It is all about proffers and not about what is good for Downtown Crozet. They support mixed uses, but don't want every property owner to be required to have a mixed use. · Cliff Fox voiced concerns about the mixed use requirement. There are a lot easier and more general ways to handle the 1,000 square foot requirement. They could put a percentage of affordable housing within the developed residential element of it. If someone was developing 4 units, then 1 of them would be affordable. It needs to create flexibility and not strict regulations to allow the area to change organically and more simply. They are getting a lot of little regulations that are going to impede a more flexible form of development. They should try to relax the restrictions in a constructive way so that this is a viable thing that can occur over time. There is a need to allow flexibility and not more restrictions. · Mary Rice, a member of the Crozet Advisory Committee, encouraged everyone to go out and walk the boundaries of Crozet, particularly on Carter Street. The points being made about Carter's Street are really valid. It is really important that the County create a level playing field for Downtown Crozet. When Old Trail was approved at 250,000 square feet of commercial it really knocked Crozet Downtown area back. They need to do everything that they can to promote flexibility for business owners in Downtown Crozet and property owners. She was not in favor of the mixed use requirement for all of the reasons the people have already indicated here. She was not in favor of the 1,000 square foot minimum for residences. They need a mix of incomes in Downtown Crozet. It is important to create some diversity in Downtown Crozet. If someone wants a 2,000 square foot apartment, she felt that they should have them. Staff will follow up on how to approach the next steps. Follow up work sessions at which further details will be further discussed will be scheduled in the future. Ultimately, text language will be developed and a public hearing scheduled. The Planning Commission took a 5 minute break at 8:49 p.m. The meeting reconvened at 8:58 p.m. Places 29. Chapter 5 Staff will lead a discussion of the Places29 Future Land Use Framework Map, Neighborhoods 1 and 2. Staff will explain several needed changes and ask for the Commission's advice on other possible changes. (Judy Wiegand) ALBEMARLE COUNTY PLANNING COMMISSION - NOVEMBER 27, 2007 FINAL ACTION MEMO 8 . J " > - - ~ ~ =- :3 fl) = - to 0::; o +~ CO 0..- u~ E ClJ .... c.. ClJ V) l- Ll.- ~ o b.O C C o N ~ c OJ ~ ~ :J U ~ ~ zi ::::)-0 o @ IOU V) \:)2 Zo -u Z Ou -- N c: Z ~ ~ ~ o 0 ~~ Z III ~ ~ c~ I- ~ w ~ N .~ o ~ a: 5- u~ o o 0 u - L.. C 21 ~ c 8 ClJ ..c: u c:.J tl.O ~ C .... - 'a.. u - c.. 'c -< 0 .... II) .s::. is V) ClJ I .... U (ij c !E ClJ 0 -0 E 0 c.. (ij E (ij 0 'u t- -0 (ij "e (ij L.. .... >- 0 (ij (ij (ij (ij 'p ~ ClJ II) L.. 0 'p 'p 'p 'p c ClJ E ::l .... 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'" 3 ~a CD 0 C CD '" :> CD <D o ~ ~ :=: 3 ::. ~. g. a. o . C"tl to iii" ~(') :!. to ~-l 0,< :J'O to ~ OJ I m ...10. CD < iii' CD a. ~ 01 o ~ J: s:u 3 CD - : c (ii' .... ~. o .... . COUNTY OF ALBEMARLE Attachment H MEMORANDUM TO: Rebecca Ragsdale, Senior Planner FROM: Steven A. Allshouse, Fiscal Impact Analyst ~ November 26,2007 DATE: RE: Fiscal Impact Analysis of ZTA 07-05 (Downtown Crozet) I analyzed two separate scenarios for the property in question. The fIrst scenario involved the maximum new development that could take place under existing zoning, while the second scenario involved the new development that would occur if the County approved the proposed zoning text amendment. The results of impacts generated by the non-residential portions of these two scenarios appear in the attached "Budget Summary - Current Zoning" and "Budget Summary - Proposed Zoning" documents. Discussion of the residential impacts is included in the text and final fIgures. In the case of the fIrst scenario I assumed that 169,375 square feet of retail space, 169,375 square feet of taxable office space, and one single family detached residence (SFD) would be built. For the sake of simplicity, I assumed that this new space would be built all in one year. The Cost Revenue Impact Model (CRIM) estimates that, after build-out, the type and level of non-residential development that could take place under existing zoning would result in the following net annual fIscal impact: Fiscal Impact - Current Zoning Property Taxes Other Revenues $514,000 660,000 Total Revenues $1,174,000 School Expendinrres ($0) County Govt. Expenditures ($570,000) Total Expendinrres ($570,000) Net Annual Fiscal Impact $604,000 ZTA 07-05 November 26, 2007 Page Two In terms of the annual impact that the development of 169,375 square feet of retail space and 169,375 square feet of taxable office space would have on the County's capital costs, CRIM estimates the following annual post build-out result: CIP Impact -- Current Zoning Schools CF Pay-As-You-Go Schools CF Debt Service ($0) ($0) ($0) Total Schools CIP Impact County CF Pay-As-You-Go County CF Debt Service ($102,000) ($303,000) ($405,000) Total Cty. Govt. CIP Impact Net Annual CIP Impact ($405,000) Note that these CIP figures are included in the fiscal impact numbers listed on the previous page. (I'he $405,000 in capital costs is part of the $570,000 in the estimated total annual expenditures resultingfrom the development of the retail and taxable office space in this scenario). These CIP numbers are presented separately to highlight the magnitude of the capital costs that would be associated with such development. In a twenty year time frame the cumulative net ilScal impact of the development of 169,375 square feet of retail space and 169,375 square feet oftaxable office space would equal positive $12,030,000 as shown on the second page of the CRIM printout. From this figure, however~ the amount of $17,500 should be subtracted. This latter figure represents the proffer equivalent of one single family detached residence that could be built by-right on one of the parcels under consideration, but which would not achieve any stated public policy goal of the County and for which the County would not receive proffers that would offset the capital costs generated by the construction of the SFD. The total twenty year net fiscal impact of the current zoning scenario, then, comes to positive $12,012,500. The second scenario that I ran involved the construction of 373,314 square feet of retail space, 373,314 of taxable office space, 187 multifamily (MF) dwelling units (of which 28 would fall into the "affordable" category), and 62 single family attached/townhouse/condominium (SF AlTH) dwelling units (of which 9 would fall ~into the "affordable" category). For the sake of simplicity I assumed, once again, that the development would be completed in one year. CRIM estimates that, after build-out, the non-residential component of this scenario would have the net annual fiscal impact shown on the next page. . ZTA 07-05 November 26, 2007 Page Three Fiscal Impact -- Proposed Zoning Property Taxes Other Revenues Total Revenues School Expendinrres County Govt. Expendinrres Total Expendinrres Net Annual Fiscal Impact $1,131,000 1,456,000 $2,587,000 ($0) ($1,256,000) ($1,256,000) ($1,331,000) As for the impact of the non-residential side of this proposed development on the County of Albemarle's capital costs, CRIM estimated the following annual post build-out result: CIP Impact -- Proposed Zoning Schools CF Pay-As-You-Go Schools CF Debt Service Total Schools CIP Impact County CF Pay-As-You-Go County CF Debt Service Total Cty. Govt. CIP Impact Net Annual CIP Impact ($0) ($0) ($0) ($224,000) ($669,000) ($893,000) ($893,000) Again, these CIP numbers are included in the total annual expendinrres of$l ,256,000 shown above, and are presented separately to illustrate the relative magnitude of capital costs. In a twenty year time frame the cumulative net fiscal impact of the development of 373,314 square feet of retail space and 373,314 square feet of taxable office space would equal positive $26,515,000 as shown in the printout. As a result of the proposed rezoning, however, many dwelling units could be built for which the County would incur capital costs, and for which the County normally would expect proffers but, because of the nature of the rezoning, the County would not receive any proffers. These dwelling units include 159 MF's and 53 SFAffH's. The total dollar value of the "lost" proffer amounts associated with these dwelling units comes to (159 x $12,400) + (53 x $11,900) = $2,602,300. Subtracting this last dollar amount from $26,515,000 renders a total twenty year net fIScal impact of positive $23,912,700. . ZTA 07-05 November 26, 2007 Page Four The numbers generated by the two scenarios indicate that, if the County approved ZT A 07-05, the differential total net fiscal impact would be $23,912,700 - 512,012,500 = 511,900,200. This last number means that, in a twenty year period, the County would be $11,900,200 better off approving ZTA 07-05 than not approving the proposed zoning. 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N ... ;; N 069-6':tW"": ~ ... .., N 0,," 0 ..... ;;; CO 00 0 0; 0 "" to 0 00 0 0 0 0 ~ ~ 0 to 0 00 0 Il) Ul 0 0 cioo 01'" ...OltoUl "'CO CO '" CO .., ~ .., (Xl Il) CO ... ... ... ... ... 1l)0 NCOLt)1O 0 Il) Il) ~. Ol ~ ~ "". Il) ~'" NfONN N ... ... N ftlttlt-MIA-""":",,: ...... .. ,j . . Attachment I ALBEMARLE COUNTY CODE approved by the zoning administrator. The zoning administrator may authorize that bumper blocks or posts be used to delineate loading spaces on surfaces that are not conducive to paint striping. (~ 4.12.7 (part), 12-10-80; Ord. 03-18(1),2-5-03) 4.12.19 MINIMUM DESIGN REQUIREMENTS AND IMPROVEMENTS FOR DUMPSTER PADS The following design requirements and minimum improvements shall be satisfied for all vehicle access aisles: a. Materials. Dumpster pads shall be concrete. b. Design. The pad shall extend beyond the front of each dumpster so that the front wheels of a truck servicing the dumpster will rest on the concrete, but in no case shall the length of a concrete pad be less than eight (8) feet beyond the front of the dumpster. The site shall be designed so that stormwater does not run through, and drains away from, areas where dumpsters are located in order to minimize the potential for contaminating stormwater runoff due to contact with solid waste. c. Screening. Dumpsters shall be screened as required by section 32.7.9 and, where applicable, section 30.6. (Ord. 03-18(1), 2-5-03) 4.13 (Repealed 2-5-03) (Old sections 4.12 and 4.13 repealed on 2/5/03 when new sections 4.12 - 4.12.19 adopted pursuant to Ord. 03-18(1)) 4.14 PERFORMANCE STANDARDS No use shall hereafter be established or conducted in any industrial district in any manner in violation of the following standards of performance: 4.14.1 NOISE All sources of noise (except those not under direct control of occupant of use, such as vehicles) shall be subject to and comply with section 4.18. (~4.14-12-1O-80; Ord. 00-18(3), 6-14-00) 4.14.1.1 (Repealed 6-14-00) 4.14.1.2 (Repealed 6-14-00) 4.14.2 VIBRATION The produce of displacement in inches times the frequency in cycles per second of earth borne vibrations from any activity shall not exceed the values specified below when measured at the points indicated. 4.14.2.1 METHOD OF MEASUREMENT Earthborne vibrations shall be measured by means of a three component recording system, capable of measuring vibration in three mutually perpendicular directions. The displacement shall be the maximum instantaneous vector sum of the amplitude in the three directions. 18-4-28.6 Zoning Supplement #25,2-5-03 . ALBEMARLE COUNTY CODE 4.14.2.2 MEANING OF TERMS Vibrations means the periodic displacement of oscillation ofthe earth. Area of Measurement Type of vibration Continuous Impulsive (100 per minute or less) Less than 8 pulses per 24 hours At residential district boundaries .00 At other lot lines within district .015 .006 .030 .015 .075 4.14.3 GLARE No direct or sky reflected glare, whether from flood lights or from high temperature processes such as combustion, welding or otherwise, so as to be visible beyond the lot line, shall be permitted except for signs, parking lot lighting and other lighting permitted by this ordinance or required by any other applicable regulation, ordinance or law. However, in the case of any operation which would affect adversely the navigation or control of aircraft, the current regulations of the Federal Aviation Administration shall apply. 4.14.4 AIR POLLUTION Rules of the State Air Pollution Control Board shall apply within Albemarle County. Such rules and regulations include coverage of: emission of smoke and other emissions from stationary sources; particulate matter; odor; particulate emission from indirect heating furnaces; open burning; incinerators; and gaseous pollutants. 4.14.5 WATER POLLUTION Rules of the State Water Control Board shall apply within Albemarle County. 4.14.6 RADIOACTIVITY There shall be no radioactivity emission which would be dangerous to the health and safety of persons on or beyond the premises where such radioactive material is used. Determination of existence of such danger and the handling of radioactive materials, the discharge of such materials into the atmosphere and streams and other water, and the disposal of radioactive wastes shall be by reference to and in accordance with applicable current regulations of the Department of Energy, and in the case of items which would affect aircraft navigation or the control thereof, by applicable current regulations of the Federal Aviation Administration, and any applicable laws enacted by the General Assembly of the Commonwealth of Virginia or the requirements of the Virginia Air Pollution Act, whichever is greater. 4.14.7 ELECTRICAL INTERFERENCE There shall be no electrical disturbance emanating from any lot which would adversely affect the operation of any equipment on any other lot or premises and in the case of any operation which would affect adversely the navigation or control of aircraft, the current regulations of the Federal A viation Administration shall apply. 4.14.8 CERTIFIED ENGINEER REPORT SUBMITTAL Each future occupant of an industrial character shall submit to the county engineer as precedent to issuance of a zoning compliance clearance a certified engineer's report describing the proposed 18-4-28.7 Zoning Supplement #25, 2-5-03 ,. .' ALBEMARLE COUNTY CODE operation, all machines, processes, products and by-products, stating the nature and expected levels of emission or discharge to land, air andlor water or liquid, solid or gaseous effluent and electrical impulses and noise under normal operations, and the specifications of treatment methods and mechanisms to be used to control such emission or discharge. The county engineer shall review the applicant's submittal and make comment and recommendation prior to final commission action on the site development plan. (Amended 9-9-92) 4.15 SIGNS (New sections adopted 7-8-92 and 5-9-01; old sections repealed at the same time.) 4.15.1 PURPOSE AND INTENT The purpose and intent of this section 4.15 include, but are not limited to, the following: 18-4-28.8 Zoning Supplement #25, 2-5-03