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HomeMy WebLinkAboutCPA201700001 Application 2017-09-29_ pplication for a Resolution of Intent to Amend the Comprehensive Plan XResolution of Intent to Amend the Comprehensive Plan = $315 ProjectName: W1t t•oW C�t,t*1 Contact Person (Who should we call/write concerning this project?): Daytime Phone f: 1 531''1501 Fax # C_) E-mail 4*94te • !dpu Applicant (Who is the Contact person representing?)- " 1 ereawgir,.� Address City e* t" ►c T_ state �� Zip 2"a 1 Daytime Phone 83J ?,42- Fax # L_J E-mail _ %J" ( Q14LZ1' taM -- AN AMENDMENT OF THE ALBEMARLE COUNTY COMPREHENSIVE PLAN IS HEREBY REQUESTED WITH REGARD TO: ❑ A. Goals and Objectives, Standards ❑ B. Community Development Plan �C. Land Use Maps ❑ D. Transportation Plan ❑ E. Scenic Roads, Rivers, Vistas ❑ F. Facilities &. Utilities Plan ❑ G. Other (Please specify) BRIEFLY STATE AMENDMNT RE VESTED or ATTACH ANY PERTINENT INFO: RECEIVED SEP 1 t 2017 COMMUNITY Applicant Must Sign DEVELOPMENT 4 r Signature Applicant Date Print Name Daytime phone number of Signatory FOR OFFICE USE ONLY CPA # RESOLTUION OF INTENT ADOPTED: ❑ YES ❑ NO DATE OF ACTION Fee Amount s,315' Date Paid §YWAy who? _ ��I�,) Receipt # //143f�S Ck# By: Z County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fag: (434) 9724126 511/06 Page 1 of Request for a Comprehensive Plan Amendment Dickerson Ridge, LLC (the "Applicant") requests an amendment of the current Albemarle County Comprehensive Plan Land Use Map, for parcels of land consisting of approximately 1.812 acres, located within the Willow Glen community (SDP 2014-00006) and an additional 0.96 acres located along Dickerson Road (referred to as TMP 32-49B), from Urban Density Residential to Office/R&D/Flex/Light Industrial (hereinafter referred to for convenience as "R&D/Flex"). Together, these requests would increase the County's R&D/Flex inventory by approximately three (3) acres. The Willow Glen community (Tax Map 32 Parcels 49F, G, I, J, and K) consists of approximately 23.681 acres, located between Dickerson Road (Rt. 606) and Towncenter Boulevard within the Hollymead/ Places29 Master Plan area. Established in 2007, the Willow Glen community has an Urban Density Residential Comprehensive Plan land use designation (6.01-34 units/acre) and is zoned Planned Residential Development (PRD). The community is also adjacent to the Charlottesville -Albemarle Regional Airport, the Deerwood neighborhood and the Hollymead Towncenter. Phase 1 of the Willow Glen community consists of 34 lots, and is almost complete. There are several reasons for this request. Most importantly, a change in circumstance has occurred, as per (E)(1) of the "Criteria for the Review of Comprehensive Plan Amendment Applications." First, since the initial 2007 CPA and rezoning approval, market conditions have changed drastically. These changes have impacted the success and overall development rate of the Willow Glen community. According to the Thomas Jefferson Partnership for Economic Development Regional Existing and Target Industry Analysis (TJPED Region) report, several industry groups (such as Biomedical/Medical Devices, Defense Security, Printing and Publishing, Advance Materials and Computer and Electronic Mfg.) have been designated as targeted industries. Now, the County is in a position to absorb these industries, which it was not able to do at the beginning of the financial crises in 2008 when the Willow Glen community was rezoned and changed its Comprehensive Plan land use designation to Urban Density Residential. In addition, the Places29 Master Plan has been adopted since the initial 2007 CPA and rezoning approval. It suggests, based on Table LU2 titled Land Use Designations in Areas Around Centers, that the land use designations of Urban Density Residential and R&D/Flex are compatible on many levels. Similarities include: (1) residential is listed within both designations as both primary and secondary uses, (2) there is a combination of uses in each designation, (3) both land uses are often located close to neighborhood centers and (4) both can offer institutional and open space opportunities. One of the key differences between Urban Density Residential and R&D/Flex is the opportunity to introduce a light manufacturing/storage/distribution and warehousing component available in the R&D/Flex land use designation. It is precisely this difference, the allowance of a light manufacturing and warehousing component, that the County is now in a unique position to offer to bolster its economy. Second, with these market changes, based on conversations with the Albemarle County Economic Development office, there is also more substantial information available about businesses looking for R&D/Flex locations to support this type of use being added to the County inventory. Ten years ago, when Willow Glen began development, that was not the case. In addition, while Hollymead Towncenter 1 appears to be accommodating the retail sector for the region. It and the other available business locations are not serving the overall service industry for the area. There are two types of industry sector uses: basic and service. The "basic sector" industry type tends to simply export goods and services, which typically occurs on an equal ratio in and out of Virginia. While the "service sector" industry type not only exports goods, but also, may offer services to consumers and/or businesses as part of the sale of such goods. Due to the service component of this type of use and the ease of servicing those businesses in the same vicinity as the manufacturer, these businesses tend to support the local economy more, exporting out of Virginia less. An example of this "service" industry type is a John Deere dealership. It sells tractors while also offering services to individual homeowners and local landscaping companies and institutions, such as the UVA Grounds and Maintenance division. Locating within other Light Industrial zoned parcels, such as along Seminole Trail or within the UVA Research Park, can present difficulties for these businesses. The light industrial businesses that would locate to the Willow Glen community have the unique opportunity to occupy space that the Applicant would design to suit the businesses' specific needs and desires. In addition, the Willow Glen community would offer landownership and rent -to -own opportunities to such businesses, rather than just leasing opportunities. Such flexibility lessens the burden of the cost of property as such businesses grow. Third, the surrounding community will likely be more receptive to accept the proposed use for the approximately three acres because the Applicant now controls the surrounding property and feels they can introduce the proposed uses in a coordinated manner that will not only be compatible with the overall Willow Glen community's goals, but also, sensitive to the adjacent residential uses. As a result, both uses will help strengthen the other through a mutually beneficial "live/work" relationship and a successful fully -occupied community. The Applicant has discussed the option of locating industrial users within the Willow Glen community with several informal representatives of the residents of the completed homes of Phase 1. They are fully supportive of the proposal. Section (A) of the "Criteria for the Review of Comprehensive Plan Amendment Applications" states, "Any proposed change in the Land Use Map will be evaluated for protection of the health, safety, and welfare of the general public." As stated above, the Applicant will introduce the proposed industrial uses in a coordinated manner, in compliance with all Virginia Department of Transportation (VDOT) and Fire & Safety regulations. For example, the residential and industrial areas will have separate entrances so that the industrial traffic will minimally impact the surrounding residential community. This kind of sensitive and thoughtful design will minimize any potential adverse impacts on the general public and adjacent residents while providing a substantial benefit in fulfilling a key need in the community for industrial space. Section (B) of the "Criteria for the Review of Comprehensive Plan Amendment Applications" states that the merit of Comprehensive Plan amendment requests shall be largely determined by the fulfillment of support to the "Goals and Objectives" specified in the Comprehensive Plan. There are several Goals and Objectives in the Comprehensive Plan that will be met by this CPA. 1. GOAL: Albemarle County's Development Areas will be attractive, vibrant, areas for residents and businesses, supported by services, facilities, and infrastructure. 2 This CPA will increase available space for "service" type industry sector users, thereby enhancing support for local businesses without any adverse impacts on residential areas. 2. GOAL: Albemarle's economy will be diverse, strong and sustainable, and retain and benefit County citizens, existing businesses, and new local ventures. As stated above, increasing the available space of industrial "service" type users by 3 acres will help to diversify the County's businesses, especially since this new space will not have the limitations of the industrial space currently available, as discussed earlier. The Applicant believes this three -acre parcel will support up to 50,000 square feet of new construction. 3. GOAL: Albemarle's Development Areas will be vibrant active places with attractive neighborhoods, high quality, mixed -use areas, thriving business and industry, all supported by services, infrastructure, and multimodal transportation networks. The industrial businesses that could locate in the 3 acres of the Willow Glen community would increase the vibrancy of the community and local economy and would be supported by a thoughtful transportation network, as detailed above. Section (D) of the "Criteria for the Review of Comprehensive Plan Amendment Applications" evaluates requests for amendments to the Comprehensive Plan through determination of compliance with adopted County plans, policies, studies and ordinances and to determine if corresponding changes are necessary. As stated above, the TJPED Region report designated several new target industry types for the County. Moreover, the Places29 Master Plan has since been adopted, which focuses on economic development. For instance, the Master Plan reports that one -quarter of all residents in the County live in the Northern Development Area of the Places29 community, making it a key area of development for the County. The Master Plan goes on to state, "the location of employment areas relative to residential areas has a significant impact on the transportation (commute) patterns in the area... higher concentrations of employment are related to the Charlottesville -Albemarle Airport, the University of Virginia Research Park, the Rivanna Station Military Base, GE, and other industrial/light industrial uses." Thus, the Master Plan contemplates industrial/light industrial uses where the Willow Glen community is located and encourages locating such employment -generating businesses by residential, thereby decreasing commute times. The Master Plan also demonstrates a compatibility between Urban Density Residential and the R&D/Flex land use designations due to the many similarities of allowable uses within such designations, as outlined earlier. This proposed land use is a great fit for the Willow Glen community The more industrial land use designation is located in close proximity to the airport and will help to fulfill part of the overall community need for these types of businesses. In addition, the proposed uses will create tax revenue that will support the County's strategic goals, without the financial impacts often associated with new residential development. 34493176_2