HomeMy WebLinkAboutZMA201600019 Review Comments Zoning Map Amendment 2017-05-11 (2)
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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
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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.
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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.
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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.
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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
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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
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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)