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HomeMy WebLinkAboutZMA201000018 Review Comments Zoning Map Amendment 2017-10-23�� of A� vIRGIl`�R` COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Fax (434) 972-4126 October 23, 2017 Frank R. Stoner Milestone Partners 300 2nd Street NE Charlottesville, VA 22902 RE: ZMA201000018: Crozet Square Dear Frank: Thank you for your submittal of October 2, 2017. County staff and VDOT have reviewed your proposal and offer the following comments: The Proposed Plan In your most recent submittal, you provided the plan shown below. BARNES LUMBER - PHASE I CONCEPT PLAN, �XPJISI i A :^+ "{IM/PNE 6F®V� 10102/2017 .............. . This street and block layout shown on the plan is generally acceptable. Oak Street and Ellison Avenue are not shown on the plan. These streets should be shown and referenced in the proffers. In addition, with your resubmittal, you will need to: 1. Provide written evidence from the owners of TMPs 056A2-01-00-01500 and 056A2-01- 00-016A0 that they are agreeable to the extension of Library Avenue across their property. 2. Confirm that the area shown in dashed and dotted lines is the area proposed for rezoning. When we met on September 15, you said that you were requesting a rezoning for an area smaller than the area provided previously by survey. Expectations for Public Investment in your Project Based on the proffers submitted with the proposed project, it appears that you intend for the County to: 1. Construct the road network shown on the plan, with or without revenue sharing money. 2. Remove the light at Crozet Avenue and the Square. 3. Pay for design and construction of any improvements needed at Library Avenue and Crozet Avenue (initially, a signal was proposed at this location, but it may not ultimately be approved by VDOT) that are in excess of $75,000 if warrants are met from your development. Additionally, if the County chooses to improve "The Square," using Neighborhood Improvement Funding Initiative (NIFI) money and the timing of improvements does not following construction of the road system for your project, the County would have to build Oak Street to a standard that allows for circulation in a "block" pattern. This is because the NIFI project would result in a one-way movement into the Square and it might precede your construction work. Proffers Staff suggests the following changes to the proffers: Construction of Public Streets — I believe that the County has agreed to apply for revenue sharing funds for the road construction shown on concept plan with the understanding that you would reimburse all costs, except those associated with the extension of the Primary Street from High Street to Hilltop Street. The proffer as written does not require that you or any subsequent developer/builder construct the streets if revenue sharing money is not received from VDOT. Staff cannot support this proffer and recommends that it be changed to something along these lines: If Albemarle County vacates the Oak Street and Ellison Avenue rights -of -way shown on the Phase 1 Concept Plan, the owner shall construct the streets shown in the Phase 1 Concept Plan. Alternatively, if the County decides to build the streets shown on the Phase 1 Concept Plan using revenue sharing money or other sources of funding, the owner shall reimburse the County for all construction costs except those costs associated with construction of the section of the Primary Street from High Street to Hill Top Street. Construction of the streets located within Phase 1 as shown on the Phase 1 Plan shall be substantially complete and bonded before the County issues the first building permit for a building in Phase 1. Modifications to the alignment and cross- section of the roads shall be allowed with the approval of the Director of Community Development. VDOT staff has advised the County if revenue sharing funds are provided, there is no guarantee that the road and block design shown in the proffered plan will actually be built. When State money is used for road construction, the State chooses their preferred design that may not include parallel parking or the route shown on the plan. This information will be important for the Board of Supervisors to understand when they vote on the project. 2. Reservation of Right -of —Way — This proffer originally reflected staff's request for right-of- way to construct the Primary Street from its terminus in Phase 1 to Hilltop Street in Parkside Village to the east, should the County wish to construct the road prior to a rezoning of Phase 2. As written, it applies to the entire public street network. Clarification is needed on exactly what you are proffering. 3. Off -site Transportation Improvements — Originally, this proffer was intended to off -set the costs of removing the current signal at The Square and installing a new signal at Library Avenue. Although staff recommended that you contribute half the cost, you have only been willing to offer $75,000 if your project meets warrants as demonstrated from a warrant analysis. Staff continues to believe that half the cost should be paid by the applicant if warrants (as described in your proposed proffers) are met and improvements are needed. Please be aware that since this project first started, VDOT has changed its perspective on approving locations for signals based on warrants. In addition, VDOT has not ever committed to allowing for a traffic signal at Library Avenue. VDOT has cautioned staff that the type of future improvement needed at this intersection is unknown and may be very costly. VDOT does not recommend that the County accept this proffer if it relates only to a signal. 4. Civic Space — Thank you for the commitment to the location of a plaza on the proffered plan. Staff continues to recommend that final approval be obtained by the Director of Community Development rather than a civic organization or the CCAC. This project will need to be heard by the Planning Commission by December 19, 2017 in order to remain active. If you plan to resubmit, please make sure that your resubmittal takes place no later than the October 30 resubmittal date. If you wish to request a deferral, that request must be made to the Clerk of the Board of Supervisors by November 29, 2017. The Board may only grant one additional deferral. Please feel free to contact me if you wish to meet or need additional information. My email address is eechols@albemarle.org. Sincerely, Elaine K. Echols, FAICP Chief of Long Range Planning