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HomeMy WebLinkAboutZMA201600019 Review Comments Zoning Map Amendment 2017-05-11 (2) 1 COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902-4596 Phone (434) 296-5832 Fax (434) 972-4176 November 28, 2016 Justin Shimp, Shimp Engineering 201 E. Main St. Suite M Charlottesville, VA 22902 RE: ZMA201600019 Riverside Village Amendment Dear Justin: Staff has reviewed your initial submittal to add 36 units to the Riverside Village NMD. Staff questions, comments, and recommendations follow: Planning Initial comments on how your proposal generally relates to the Comprehensive Plan are provided below. Comments on conformity with the Comprehensive Plan are provided to the Planning Commission and Board of Supervisors as part of the staff report. The Pantops Master Plan recommends this area for Neighborhood Density residential uses (3 – 6 units/acre) along with a few non-residential uses. In addition, part of the property is recommended for Parks and Open Space. Areas for development were established with ZMA201200002. Calculated density for ZMA201200002 was 7 units/acre, based on areas designated as Neighborhood Density residential. You originally asked for even greater density; however, that density was not supported by the Pantops community nor the Planning Commission because it was viewed as too far over the recommended density of the Pantops Master Plan. With this amendment, proposed density is 13 units/acre based on the area designated for Neighborhood Density (3-6 units/acre) which again exceeds the amount recommended in the Master Plan. As you know, on September 26, 2016, initial feedback from the Pantops Community Advisory Committee was positive and again on November 28, 2016, concerns for density were not raised. This information will factor into the recommendations of the Planning Commission. Regarding your proposed proffer changes, while there is currently no cash proffer policy in effect, staff is reviewing your request as a modification of the original zoning . For this reason, we believes that cash proffers are appropriate for all units which do not meet the County’s affordable housing definition. Because there is no policy related to workforce housing, staff cannot support elimination of cash proffers for these units. However, if you wish to exclude all of Block 1 from 2 cash proffers for impacts on the basis of providing workforce housing, you will ne ed to define workforce housing and the methodology to be used to enforce such a proffer. More information on this issue is provided with the Zoning comments. We can suggest two possible options to help you mitigate impacts of the 30 units which do not meet the County’s affordable housing definition. The first would be to provide a cash proffer calculated from the FY 2016-17 CIP ($7,419.91/multifamily unit). The other possibility would be to calculate a per unit cost to cover the difference between $971,189.00 and the total proffer amount that will result from constructing u nits 41 – 69. Otherwise, you will need to provide information on how the impacts from the 30 units will be mitigated. Neighborhood Model Because the design of the project is not changing, the only applicable Neighborhood Model principles are Mixture of Use and Parks, Recreational Amenities, and Open Space. The proposed changes will continue to provide a mixture of uses; however, the maximum amount of nonresidential square footage could possibly go as low as 8,000 square feet. Because the maximum amount of nonresidential square footage in the Neighborhood Density r esidential designation is 20,000 sq. ft., allowance for a reduction would bring the project into closer conformity with recommendations in the Pantops Master Plan. Regarding the ability to provide for multiple plazas rather than a single 5,000 sq. ft. plaza, staff is unable to assess whether this change is substantive or not. To evaluate this change, staff asks that you provide additional parameters to ensure that the plazas are amenities to the development and not just leftover spaces in hard to reach areas. Zoning The following comments related to zoning matters have been provided by Rebecca Ragsdale: Code of Development and Application Plan  Sheet 2- Parcel overview should be updated now that the property has been subdivided.  Sheet 4- Parking notes- Zoning has had concerns about determining adequate parking since the initial rezoning of Riverside Village (ZMA 2012-02). However, the Board ultimately approved the calculation of 1 space/250 for non-residential uses. Note 3 must be revised to also include the requirement for guest spaces, per the ordinance below. 3  Sheet 4- Development block summary-What is the purpose of the 500 square foot reduction in commercial per residential unit? There is a limit of 20,000 gross square feet per building in Block 1 on Sheet 5 and a range of commercial/residential allowed in block 1. Is there a need for this additional stipulation?  Sheet 5-Table of Uses- Why are accessory uses/structures by SP in Block 1?  Sheet 6-Affordable Units by Type and Block-The notes under this table reference a cash in lieu of units option. This should either be deleted or cash in lieu of terms specified in Proffer 2. This table may also need updates to address workforce housing. Proffers  Proffer 2-Just as affordable housing is defined in the proffers, workforce housing terms should be specified as well. It is recommended that the terms for workforce housing be added to proffer 2.1 (reference Strategy 8a of the Housing chapter of the Comprehensive Plan for some guidance)  Proffer 5- If you wish to exclude workforce units from cash proffers for impacts, you will need to add to the third-fourth line of Proffer 5, “and that is not classified as an Affordable Unit or a Workforce Unit…” Then you can delete Proffer 5.1. Engineering and Water Resources Frank Pohl, County Engineer, has no objection to this project. Entrance Corridor The following comments related to the Entrance Corridor Guidelines have been provided by Margaret Maliszewski: There is insufficient information to determine impacts of the proposal on the Entrance Corridor. Please provide additional information to clarify the following and to indicate how an appropriate appearance for the Entrance Corridor will be achieved: 1. The change in appearance of the buildings resulting from the reduction in commercial space and increase in residential units. 2. The distribution and appearance of the multiple plazas. This information is needed with the rezoning to ensure the possibility of an approvable site plan. Traffic The following comments have been provided by the County’s Transportation Planner, Kevin McDermott: From a transportation perspective this amendment may provide some benefit through reduction in overall trips generated, although, it could increase the number of trips made during the peak hours. This could be offset through further promoting multi -modal options available because of the location of the development near transit, pedestrian, and bicycle facilities. To that end, staff recommends consideration of residential/visitor bicycle accomodations which could include covered bicycle parking and/storage areas to help reinforce multi -modal options available to users. 4 VDOT Comments from VDOT are attached. ASCA/RWSA The following comments related to the water and sewer have been provided by Alex Morrison of ACSA: Prior to approval the applicant shall correctly depict the existing water and sewer infrastructure on site. This update should be shown on Sheet 7. I will be ready to recommend approval once this comment is addressed. The ACSA will review the water sewer connections once the final site plan for this block is submitted for review. Action after Receipt of Comments After you have read this letter, please take one of the acti ons identified on “Action After Receipt of Comment Letter” which is attached. Resubmittal If you choose to resubmit, please use the attached form. There is no fee for the first resubmittal. Resubmittals are received on the first and third Mondays of each month. The 2017 Submittal and Resubmittal Schedule will be posted to the County’s website soon. Notification and Advertisement Fees The zoning ordinance specifies that applicants pay for the notification costs for public hearings. Prior to scheduling a public hearing with the Planning Commission, payment of the following fees is needed: $__400______ Cost for newspaper advertisement __200______ Cost for notification of adjoining owners (minimum $200 + actual postage/$1 per owner after 50 adjoining owners) $__600______ Total amount due prior to Planning Commission public hearing Prior to the Board of Supervisor’s public hearing, payment of the newspaper advertisement for the Board hearing needed. $__400______ Additional amount due prior to Board of Supervisors public hearing $_1000______Total amount for all notifications Fees may be paid in advance. Payment for both the Planning Commission and Board of Supervisors public hearings may be paid at the same time. Additional notification fees will not be required unless a deferral takes place and adjoining owners need to be notified of a new date. 5 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 Principal Planner/Acting Chief enc: Action After Receipt of Comments Resubmittal Schedule Resubmittal Form 6 DEPARTMENT OF COMMUNITY DEVELOPMENT ACTION AFTER RECEIPT OF COMMENT LETTER Within 30 days of the date of this letter, please do one of the following: (1) Resubmit in response to review comments (2) Request indefinite deferral (3) Request that your Planning Commission public hearing date be set (4) Withdraw your application (1) Resubmittal in Response to Review Comments If you plan to resubmit within 30 days, make sure that the resubmittal is on or before a resubmittal date as published in the project review schedule. The full resubmittal schedule may be found at www.albemarle.org in the “forms” section at the Community Development page. Be sure to include the resubmittal form on the last page of your comment letter with your submittal. The application fee which you paid covers staff review of the initial submittal and one resubmittal. Each subsequent resubmittal requires an additional fee. (See attached Fee Schedule.) (2) Request Indefinite Deferral If you plan to resubmit after 30 days from the date of the comment letter, you need to request an indefinite deferral. Please provide a written request and state your justification for requesting the deferral. (Indefinite deferral means that you intend to resubmit/request a public hearing be set with the Planning Commission after the 30 day period.) (3) Request Planning Commission Public Hearing Date be Set At this time, you may schedule a public hearing with the Planning Commission. However, we do not advise that you go directly to public hearing if staff has identified issues in need of resolution that can be addressed with a resubmittal. After outstanding issues have been resolved and/or when you are ready to request a public hearing, staff will set your public hearing date for the Planning Commission in accordance with the Planning Commission’s published schedule and as mutually agreed by you and the County. The 7 staff report and recommendation will be based on the latest information provided by you with your initial submittal or resubmittal. Please remember that all resubmittals must be made on or before a resubmittal date. By no later than twenty-one (21) days before the Planning Commission’s public hearing, a newspaper advertisement fee and an adjoining owner notification fee must be paid. (See attached Fee Schedule.) Your comment letter will contain the actual fees you need to pay. Payment for an additional newspaper advertisement is also required twenty-two (22) days prior to the Board of Supervisors public hearing. Please be advised that, once a public hearing has been advertised, only one deferral prior to the Planning Commission’s public hearing will be allowed during the life of the application. The only exception to this rule will be extraordinary circumstances, such as a major change in the project proposal by the applicant or more issues identified by staff that have not previously been brought to the applicant’s attention. As always, an applicant may request deferral at the Planning Commission meeting. (4) Withdraw Your Application If at any time you wish to withdraw your application, please provide your request in writing. * * * * * Failure to Respond If we have not received a response from you within 30 days, we will contact you again. At that time, you will be given 10 days to do one of the following: a) request withdrawal of your application, b) request deferral of your application to a specific Planning Commission date as mutually agreed to with staff, or c) request indefinite deferral and state your justification for requesting the deferral. If none of these choices is made within 10 days, staff will schedule your application for a public hearing based on the information provided with your original submittal or the latest submittal staff received on a resubmittal date . Fee Payment Fees may be paid in cash or by check and must be paid at the Community Development Intake Counter. Make checks payable to the County of Albemarle. Do not send checks dir ectly to the Review Coordinator. County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126 6/7/2011 Page 1 of 1 FOR OFFICE USE ONLY SP # or ZMA # ______________________________________ Fee Amount $___________ Date Paid __________By who? ______________________________ Receipt # _____________Ck#_____________ By: ______________ Resubmittal of information for Special Use Permit or Zoning Map Amendment PROJECT NUMBER: __ZMA201600019_________________PROJECT NAME: Riverside Village Amendment ___________________________________________  Resubmittal Fee is Required  Per Request X Resubmittal Fee is Not Required ______________Elaine Echols____________ Community Development Project Coordinator ______________________________________________________ Name of Applicant Phone Number _________________________________12/1/16___ Signature Date ______________________________________________________ Signature Date FEES Resubmittal fees for Special Use Permit -- original Special Use Permit fee of $1,000 X First resubmission FREE  Each additional resubmission $500 Resubmittal fees for original Special Use Permit fee of $2,000  First resubmission FREE  Each additional resubmission $1,000 Resubmittal fees for original Zoning Map Amendment fee of $2,500  First resubmission FREE  Each additional resubmission $1,250 Resubmittal fees for original Zoning Map Amendment fee of $3,500  First resubmission FREE  Each additional resubmission $1,750  Deferral of scheduled public hearing at applicant’s request – Add’l notice fees will be required $180 To be paid after staff review for public notice: Most applications for Special Use Permits and Zoning Map Amendment require at least one public hearing by the Planning Commission and one public hearing by the Board of Supervisors. Virginia State Code requires that notice for public hearin gs be made by publishing a legal advertisement in the newspaper and by mailing letters to adjacent property owners. Therefore, at least two fees for public notice are required before a Zoning Map Amendment may be heard by the Board of Supervisors. The to tal fee for public notice will be provided to the applicant after the final cost is determined and must be paid before the application is heard by a public bod y. MAKE CHECKS TO COUNTY OF ALBEMARLE/PAYMENT AT COMMUNITY DEVELOPMENT COUNTER  Preparing and mailing or delivering up to fifty (50) notices $200 + actual cost of first-class postage  Preparing and mailing or delivering each notice after fifty (50) $1.00 for each additional notice + actual cost of first-class postage  Legal advertisement (published twice in the newspaper for each public hearing) Actual cost (minimum of $280 for total of 4 publications)