HomeMy WebLinkAboutZMA201800003 Review Comments Zoning Map Amendment 2018-03-31nL
County of Albemarle
Department of Community Development
Memorandum
To: Megan Yaniglos
From: Rebecca Ragsdale
Division: Zoning
Date: March 30, 2018
Subject: Comments on ZMA201800003 Southwood Phase 1
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The following comments are provided as input from the Zoning Division regarding the above noted
rezoning, including the Application Plan and Code of Development dated February 20, 2018.
Amending portion of ZMA200500017 Biscuit Run included on TMP 90A1-1 E
• This rezoning will not only amend (remove) proffers associated with Biscuit Run but will also amend
the code of development and application plan.
• Not only should this be indicated on the application, a new proffer statement may need to be
submitted to reflect the removal of the Biscuit Run proffers. Also, if other proffers are offered
(greenway connections to Biscuit Run) they will need to be specified in the new proffer statement.
Staff will work to provide direction on the appropriate language that should be used in the proffer
statement, but would be similar to Old Trail amendments.
• According to Section 33.2.b.1(a) and (b), signatures of other property owners are not required but
written notice shall be required to other property owners subject to the same proffers within the
Biscuit Run planned development.
Conformity with Zoning Ordinance Application Plan/ Code of Development
• Sheet A1.00- Total Acreage listed for Block A is 20.9 but first paragraph under Visions, Goals, Values
says "roughly 21.5 acres" so this should be clarified so there is no confusion.
• Sheet A1.00-Under Proposed Impact on Public Facilities and Infrastructure, it says upgrades to
Hickory Street to the intersection of the entrance for Phase I are anticipated but these improvements
are not specified on the application plan. The street section for Hickory Street should be specified on
the application plan.
• Sheet A1.00-Strategies for Stormwater-Stream restorations and partnerships are described but no
specific methods, commitments, or locations for facilities are indicated on the plans.
• Sheet A1.01 and A1.02-To simplify the plan set and to address ordinance requirements, consolidate
these sheets. Typically the tax map parcel number, zoning, and use of adjacent parcels are labeled on
the regional context or existing conditions sheets.
Sheet A2.00-Application Plan
• Road 3 is shown to extend to the property line with the existing Southwood Community and
where existing homes are shown. Will these homes be impacted or is the proposal not to extend
Road 3 all the way to the property line with Phase I?
• Greenspace must be identified on the application plan, including the amenities/natural area.
• Based on GIS, the Eastern corner of application plan doesn't appear to show the stream buffer as
depicted on GIS along Stream 3.
• The following must be provided on the application plan:
o the general location of pedestrian and bicycle facilities;
o building/parking envelopes;
o Hickory Street typical section
• Sheet A2.02-Table of Uses -These comments include both requirements and FYIs
o Retail and Service uses reference to the C1 commercial district may need to be clarified as to
how we administer this use category in the code of development.
o Manufacturing/processing/assembly/fabrication and drive through windows are listed as a
use but the table does not indicate where it would be permitted. If the uses are prohibited,
they should just be removed from the code of development.
o Group homes must be listed as by -right
o Add duplexes to the list of permitted residential uses, this can be added with the semi -
attached and single family attached listing
o Tourist lodging is listed by SP but is permitted as an accessory use to single family dwellings
in the current ordinance. A zoning text amendment is underway to change the term in the
ordinance to "homestay" and to allow up to 2 guest rooms for rental in a townhouse/single
family attached/duplex unit type.
o Boarding house is listed by SP but is by -right in the residential zoning districts
o Are there some uses that the community may wish to have in Block A that would support
residential areas such as daycares?
o Replace churches, cemeteries with the term "religious assembly"
o Public uses should be permitted in both Blocks A and B
o Home occupation Class B-It is more likely a resident in Block A would seek this use, which is
allowed by special use permit in conventional residential zoning districts. If it is allowed by -
right in Block B then regulations must be specified.
o Urban agriculture -The County is still considering this request and is open to allowing chickens
and possibly goats similar to the City of Charlottesville's allowances. Additional comment on
this use will be provided.
o Carriage units: Consider clarifying standards for carriage house units consistent with these
examples from other approved developments:
o Not more than one (1) carriage unit shall be permitted per detached single-family
dwelling. b.
o The gross floor area devoted to a carriage unit shall not exceed thirty five (35)
percent of the total gross floor area of the main dwelling.
o Notwithstanding any other requirements of this Code of Development, carriage house
setbacks shall be the same as for the principal building with which it shares a lot,
except for the rear yard setback, which shall be a minimum of (3) feet.
Zoning Comments March 30, 2018-Page 21
Sheet A2.03-
• Gross residential density must be provided on plans with Table II to address
• Table III -Consider whether there are any provision of the current ordinance that should be added to
the code such as stepbacks (For each story that begins above 40 feet in height or for each story
above the third story, whichever is less, the minimum stepback shall be 15 feet) or if a greater
setback should apply to non-residential buildings.
• Should we clarify side setbacks or add what required building code separation is to the code of
development?
• Note 1 is not needed and should be removed. This is restating what is a requirement of the building
code.
• Note 2 should be clarified. Setbacks from a street are always a front. Setbacks from alleys should be
specified. The ordinance requirement for alley setbacks is 3'.
• Restrictions for parking in Blocks A and B should be clarified as to what the requirements are. For
example, change "are permitted" to must be located within the center of the block. Staff can may have
examples of relegated parking regulations that may be helpful. (Brookhill
• Parking regulations and modification request -Please move parking regulations for all uses to one
location in the code of development. Staff is supportive of the location modification request, provided
that safe pedestrian access (sidewalk, path, etc.)is provided to the parking areas. Staff is supportive
of using the general calculation for retail/service uses. Data and more justification is needed to
support the request to reduce residential and restaurant parking requirements. A parking study must
be submitted to consider the reductions: Parking study. The zoning administrator may consider the
recommendations of any parking study relevant to the request, whether it is supplied by the applicant
or available from any other source, as well as traffic generation figures, including estimates by the
Institute of Transportation Engineers, peak parking demands, and other relevant information.
• Greenspace and Amenities -A table must be added that provides acreage and percentage minimums
for the development. 7.3 acres is described but must be in the regulatory table as well. Preserved
slopes acreage should also be accounted for in the Greenspace table.
• The conservation area should be updated to be consistent with the definition for conservation areas in
the ordinance (below). Conservation area: An area identified on a plan submitted for approval which
contains cultural assets or natural features such as non -tidal wetlands, floodplain, slopes identified in
the open space element of the comprehensive plan, or streams and stream buffers, within which only
limited disturbance or development is allowed. Uses allowed in conservation areas include, but are
not limited to, utilities, greenways, pedestrian paths, streets, and stormwater management facilities,
where, in the opinion of the director of engineering, no other location is reasonably available and
when these improvements have the least impact possible on the environmental features of the area.
• Number of affordable units -A table must be provide that establishes minimums and a tracking system
(15% designated on each subdivision/site plan and minimum of 60% required at buildout for Block A
and Block B?). Also, definitions for "affordable" must be provided along with the types of units that
may qualify to meet the affordable requirements.
• Construction entrance -The ordinance already allows a construction entrance. If reviewers
recommend limitations, or abutting property owners have concerns, the code of development or
application plans may want to address more specific requirements for a construction entrance.
Waivers and Modifications
• Section 4.12 Parking Regulations -see comments above
• Section 4.16 Recreational Requirements -staff is supportive of this request. The ordinance requires
amenities to be completed when 50% of units have COs. The code of development must specify a
completion deadline for recreational improvements required by Section 4 as well as the primary
trail/natural area amenity.
Zoning Comments March 30, 2018-Page 31