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Home My WebLink AboutCCP201800004 Application 2018-08-21Application for Comprehensive Plan Compliance PROJECT NAME: (how should we refer to this application?): _____________________________________________________ PROPOSAL (use separate sheet, if needed): ______________________________________________________________________________________________________________________ ______________________________________________________________________________________________________________________ ______________________________________________________________________________________________________________________ ______________________________________________________________________________________________________________________ COMPREHENSIVE COMP PLAN LAND USE/DENSITY: ________________________________________________________________ LOCATION: _______________________________________________________________________________________________ TAX MAP PARCEL(s): ______________________________________________________________________________________ MAGISTERIAL DISTRICT: _________________________________________________________________________________ Contact Person (Who should we call/write concerning this project?): __________________________________________________________________ Address ________________________________________________ City _________________________ State ___________ Zip __________ Daytime Phone (____) ___________________ Fax # (____) ___________________ E-mail ________________________________________ Owner of Record ___________________________________________________________________________________________________________ Address ________________________________________________ City _________________________ State ___________ Zip __________ Daytime Phone (____) ___________________ Fax # (____) ___________________ E-mail ________________________________________ Applicant (Who is the Contact person representing?): _______________________________________________________________________________ Address ________________________________________________ City _________________________ State ___________ Zip __________ Daytime Phone (____) ___________________ Fax # (____) ___________________ E-mail ________________________________________ Does the owner of this property own (or have any ownership interest in) any abutting property? If yes, please list those tax map and parcel numbers ______________________________________________________________________________________________________________________________________ FOR OFFICE USE ONLY History: Compliance with the Comprehensive Plan (CCP) _____________________ Special Use Permits: ____________________________________________ Variances:____________________________________________________ Concurrent review of Site Development Plan? CCP# ____________________ ZMA’s & Proffers: ______________________________________________ Letter of Authorization YES NO River’s Edge see attached narrative 32-5A, 32-5A1, 32-22K1 TMP 32-5A & 32-5A1: 3-6 DUA; TMP 32-22K1: 6-34 DUA RT 29 North, approximately 1,000’ north of RT 29 intersection with Lewis & Clark Dr. Justin Shimp 912 E. High St. Ste A Charlottesville VA 434 227-5140 justin@shimp-engineering.com 32-5A: Rivers Edge Holdings; 32-5A1: Rivers Edge Associates, LLC c/o Access Properties; 32-22K1 Incheon Holdings, LLC 2027 Woodbrook Ct Charlottesville VA 22901 Christopher Barry 2027 Woodbrook Court Charlottesville VA 22901 no 1 RE: River’s Edge Compliance with Comprehensive Plan Application Narrative The applicant would like to rezone TMP 32-5A, 32-5A1, 32-22K1 from Rural Areas to allow for approximately 145 multi-family units and approximately 33,250 SF of commercial space. These parcels are located within the Hollymead Community, a designated growth area, in Albemarle County. The Development Areas chapter of the Comprehensive Plan, adopted 2015, outlines the expectation for communities “to be able to operate independently. Like the urban neighborhoods, communities should have a mixture of housing types and be supported by transportation systems…” (Alb Co. Comp Plan 8.4). The Hollymead Community is home to the Forest Lakes residential neighborhood, the Charlottesville Albemarle Airport, and the UVA Research Park. The Hollymead Community is well on its way to operating independently, as desired by the Comprehensive Plan but the community currently lacks an ample mixture of housing types to accommodate the anticipated growth from employment centers in the area. A mixture of housing types facilitates the opportunity for a community of varying income levels by offering housing options at different price points. Subject Parcels Overview: Parcel Acreage Zoning District Zoning Overlays 32-5A 4.81 Rural Areas Entrance Corridors, Airport Impact, Steep Slopes, 32-5A1 27.71 Rural Areas Entrance Corridors, Airport Impact, Steep Slopes 32-22K1 5.22 Rural Areas Entrance Corridors, Airport Impact, Steep Slopes Project Proposal: This project proposal is for a mixed-use development with approximately 145 multi-family residential units and commercial space on TMP 32-5A, 32-5A1, and 32-22K1. If there is the desire by either applicant or the County for more residential space within the development, the proposed commercial space could be repurposed as multi -family residential units. The goal of this project is to create housing opportunities in a desirable location in close proximity to employment centers. The multi-family component will diversify the housing stock available in the Hollymead Community. Site Overview and Context: TMP 32-5A and 32-5A1 are primarily wooded and are currently used for low-density residential purposes. Parcel 32- 22K1 is primarily wooded and is vacant. Parcel 32-5A1 borders the National Ground Intelligence Center. Parcels 32- 5A and 32-5A1 border several commercial properties that are directly adjacent to Route 29. These properties include the Clayton Homes site and Silverstar Outfitters, an automotive accessories dealership. TMP 33-15, located to the east of the subject parcels, is vacant land in the RA zoning district; the parcel is partially designated as neighborhood model density in the Comprehensive Plan. See attached conceptual plan package for a context map. The subject parcels are located in close proximity to several employment centers namely, the UVA Research Park, the National Ground Intelligence Center, and the Charlottesville Albemarle Airport. The UVA Research Park has a 2 Master Plan, which includes 3.7 million square-feet of mixed-use development, for its 562 acres. The UVA Foundation recognizes the UVA Research Park as “a technologically advanced interactive community where businesses, researchers, faculty, families, and members of the community can come together to work and socialize” (UVA Research Park). As a hub for corporate activity, the research park will provide the space necessary for job growth. The subject parcels are located in close proximity to the UVA Research Park and could provide a convenient housing opportunity for those working at the research park. A park map of current and anticipated growth at the UVA Research Park is provided below to provide a visual of the anticipated corporate growth slated for the area. Existing Conditions: Source: UVA Foundation Future Plan: Source: UVA Foundation 3 Just north of the property is the National Ground Intelligence Center; the number of employees at NGIC is classified, but the center is perceived to be a significant employer in Central Virginia. Similar to employees of the UVA Research Park, the development will appeal to employees at NGIC looking for a shorter commute. The proposed project will remain consistent with existing development patterns in the northern development areas in the sense that, the development will be relatively compact and internally focused. This pattern of development differs from the southern development areas along Route 29 which are traditionally suburban in character. Neighborhood Model principles like human scale development and pedestrian connections will be applied in the development to create a compact, livable, walkable residential community with convenient access to commercial businesses via a pedestrian path. Comprehensive Plan Land Use Designation The comprehensive plan identifies the developable area of 32-5A and 32-5A1 as neighborhood density residential. The developable area of parcel 32-22K1 is designated as urban density residential. Portions of both properties are designated as open-space for environmental conservation purposes. ACREAGE EXISTING ZONING COMP PLAN DESIGNATION DEVELOPABLE LAND AREA (GIS Estimate) Parcel 5A 4.81 RA Neighborhood Density (3-6) 1.9 Acre Parcel 5A-1 27.71 RA Neighborhood Density (3-6) 12.8 Acre Parcel 22K1 5.22 RA Urban Density (6.01-34) 2.62 Acre TOTAL: 37.74 It is intended for the subject properties to be developed holistically and as a master-planned development. As such development, the recommended density for the individual parcels should be considered in the aggregate and should be applicable to the entirety of the development. For example at a recommended residential density of 3-6 DUA, parcels 5A and 5A-1 could accommodate 82 units because the developable area of the parcels totals 13.7 acres (13.7 acres x 6 DUA = 82.2 units). Parcel 22K1 could accommodate 89 units (2.62 acres x 34 DUA = 89.08). Considered holistically, the subject parcels could accommodate 171 units in compliance with the Comprehensive Plan residential density designations. On greenfield sites, the Comprehensive Plan encourages developers to build at the higher end of the density range, provided that development will be in keeping with design recommendations in the Neighborhood M odel (Alb Co Comp Plan 8.3). Much of the subject parcels have been slated for protection for environmental purposes. In order to respect the environmental features of the site while meeting a residential density for the site that is appropriate for the area and cognizant of future growth, the site should be considered holistically in terms of density to promote compact development and efficient use of land in the County’s designated development areas. 4 Questions for Planning Commission:  Would applying the density from an area designated urban density to an area designated residential density be found in compliance with the Comprehensive Plan if the plan were to be rezoned and developed as a master planned development?  If the property were to be rezoned to Neighborhood Model District, would pedestrian connections connecting the portion of development adjacent to Rt 29 (TMP 32-22K1) and the portion of development further northeast (TMP 32-5A and 32-5A1) sufficiently satisfy connectivity and neighborhood model principles as identified in the Comprehensive Plan?  Would neighborhood scale commercial use (i.e. veterinarian office, barber shop, yoga studio, etc.) in an area designated as urban density residential be found in compliance with the Comprehensive Plan? NTS SITE HOLLYMEAD SHOPPING CENTER BAKER BUTLER ELEMENTARY SCHOOL CHARLOTTESVILLE AIRPORT NATIONAL GROUND INTELLIGENCE CENTER CAMELOT UNIVERSITY OF VIRGINIA RESEARCH CENTER U.S. ROUTE 29 (SEMINOLE TRAIL)HOLLYMEAD NEIGHBORHOOD NORFOLK SOUTHERNCOMPLIANCE WITH THE COMPREHENSIVE PLAN: RIVERS EDGE Tax Map Parcels: 32-5A, 32-5A1, 32-22K1 20 August 2018 INDEX OF SHEETS 1 - Cover and Context Map 2 - Future Land Planning Map 3 - Adjacent Parcels 4 - Existing Conditions 5 - Proposal Overview 6 - Proposed Residential 7 - Proposed Commercial County-Owned Property Hollymead School Sutherland School Baker- Butl er Scho ol Proposed School/Park Chris G reeneLake Park Woodbrook School RWSA Agnor-Hurt School Ivy CreekNatural Area Boul d e rs Rd.Lewis & Cl a r k Dr .Airport Rd.US 29 Pr of f i t Rd.Proffit Rd.Timberw oo d PkwyTimberw ood B lvdHollymead Dr.Ashwood Bl v dPolo Grounds Rd.US 29 Rio Mills Rd.Route 643Earlysville Rd. Dickerson Rd.Carrsbrook Rd.Northfield Rd. Old Brook Rd. Hydraulic Rd.Charlottesville Albemarle Airport North Pines Bentivar Forest Lakes Briarwood Forest Lakes South Carrsbrook Hollymead Red Hills Lake Acres Earlysville Forest Mountain Vista Walnut HillsWindsor Estates SoCA Bedford Hills Still Meadow Montgomery Ridge Airport Acres Meadowfield GE Fanuc Northwood Springfield Camelot Hind Sight Jefferson Village Deerwood NGIC Lochridge Chesterfield Templeton Acres Holly Memorial Gardens Forest Lakes Townhouses Forest Ridge UVA Research Park Hollymead Townhouses Airport Industrial Park Advance Mills Estate Northside Industrial Park Gilbert Heights C DD C C D NS NS NS NS NS NS Up NS FUTURE LAND USE NORTH Date: 1/21/2011 °0 1,000 2,000 3,000500Feet 0 0.125 0.25 0.375 0.5 0.625 0.75Miles NOTE: Users of the Places29 Future Land Use Map must also consult the Places29 Parks & Green Systems Map to see if additional open space should be preserved and/or trails preserved (1) FOR BREAKDOWN OF PROPOSED ROADS INTO DIFFERENT CATEGORIES SEE TRANSPORTATION NETWORK DIAGRAM TRANSPORTATION STUDY Consulting Team: Meyer Mohaddes Associates, Inc. Community Design + Architecture, Inc. Urban Advantage Thomas Jefferson Planning District Commission Virginia Department of Transportation MASTER PLAN Consulting Team: Community Design + Architecture, Inc. Meyer Mohaddes Associates, Inc. ZHA, Inc. Kathleen M. Galvin, Architect Timmons Group Urban Advantage Albemarle County Source: Office of Geographic Data Services, Dept. of Community Development, Albemarle County;Thomas Jefferson Planning District Commission; Community Design + Architecture NS C D Up Legend Proposed Roadway Network (1) Possible Additions to Roadway Network (beyond 2025) Potential Connections (Pedestrian, Bicycle, or Vehicular) Neighborhood Service Center Community CenterDestination CenterUptown Parcels Y2008 Development Area Boundary Airport District Urban Mixed Use ( in Centers) Urban Mixed Use ( in areas around Centers) Commercial Mixed Use Urban Density Neighborhood Density Office / R & D / Flex / Light Industrial Light Industrial Heavy Industrial Institutional Public Open Space Privately owned Open Space ; Environmental Features Proposed Development Area Boundary SITE COMPLIANCE WITH THE COMPREHENSIVE PLAN Rivers Edge TMP 32-5A, 32-5B, 32-22K1 20 August 2018 Site total: 37.74 Acres Parcel 5A: 4.81 Acres Parcel 5A1: 27.71 Acres Parcel 22K1: 5.22 Acres NTS FUTURE LAND USE MAP provided by Albemarle County 200 0 200 400 600 COMPLIANCE WITH THE COMPREHENSIVE PLAN Rivers Edge TMP 32-5A, 32-5B, 32-22K1 20 August 2018 Site total: 37.74 Acres Parcel 5A: 4.81 Acres Parcel 5A1: 27.71 Acres Parcel 22K1: 5.22 Acres Graphic Scale: 1”=200’ ADJACENT PARCELS North Fork Rivanna River N o r t h F o r k R i v a n n a R i v e r COMPLIANCE WITH THE COMPREHENSIVE PLAN Rivers Edge TMP 32-5A, 32-5B, 32-22K1 20 August 2018 Graphic Scale: 1”=200’ EXISTING CONDITIONS Site total: 37.74 Acres Parcel 5A: 4.81 Acres Parcel 5A1: 27.71 Acres Parcel 22K1: 5.22 Acres Parcels 32-5A and 32-5A1 are primarily wooded and currently used for low denisity residential purposes. Parcel 32-22K1 is primarily wooded and is vacant. Parcels border several commercial properties adjacent to U.S. Route 29 North. Parcels also have proximity to the Charlottesville Airport, the Hollymead Towncenter and elementary schools including Baker-Butler. North Fork Rivanna River N o r t h F o r k R i v a n n a R i v e r Existing Low Density Residential Use 100 Year Flood Plain Limit FEMA-Base Flood Evaluation-387’ 100’ ST R E A M B U F F E R Currently Vacant Parcel 200 0 200 400 600 COMPLIANCE WITH THE COMPREHENSIVE PLAN Rivers Edge TMP 32-5A, 32-5B, 32-22K1 20 August 2018 Graphic Scale: 1”=200’ SITE OVERVIEW Site total: 37.74 Acres Parcel 5A: 4.81 Acres Parcel 5A1: 27.71 Acres Parcel 22K1: 5.22 Acres 1 Office Building Footprint: 12,297 SF 2.5 levels Building Total : 30,750 SF 123 Parking Spaces Provided 5 Multifamily Resdidential Buildings 145 Studio and One Bedroom Units 223 Parking Spaces Provided Buildings A, B, C, and D Footprint: 10,240 SF First level 20 parking spaces 3 levels Residential Building Total: 40,960 SF each Building E Footprint: 7,680 SF First level 20 parking spaces 3 levels Residential Building Total: 30,720 SF Proposed Residential Development Total: 194,560 SF Proposed Development Total: 225,310 SF Proposed Multifamily Residential Proposed Commercial North Fork Rivanna River N o r t h F o r k R i v a n n a R i v e r A B C D E 200 0 200 400 600 18 5 269 1013 13 4817 North Fork Rivanna RiverCOMPLIANCE WITH THE COMPREHENSIVE PLAN Rivers Edge TMP 32-5A, 32-5B, 32-22K1 20 August 2018 Site total: 37.74 Acres Parcel 5A: 4.81 Acres Parcel 5A1: 27.71 Acres Parcel 22K1: 5.22 Acres Graphic Scale: 1”=100’ MULTIFAMILY RESIDENTIAL Parcels 32-5A & 32-5A1 32.52 Acres 5 Multifamily Resdidential Buildings Proposed 145 Studio and One Bedroom Units Buildings A, B, C, and D Footprint: 10,240 SF First level 20 parking spaces 3 levels Residential Building Total: 40,960 SF each Building E Footprint: 7,680 SF First level 20 parking spaces 3 levels Residential Building Total: 30,720 SF Proposed Residential Development Total: 194,560 SF New Retaining Wall Max Height 16’ New Retaining Wall Max Height 8’ Storm Water Management Biofilter Storm Water Management Biofilter New Retaining Wall Max Height 4’ Large Deciduous Trees and Screening Evergreen Shrubs Large Deciduous Trees and Screening E#vergreen Shrubs New trails provide pedestrian connection utilizing existing paths New Retaining Walls Max Height 4’ 100’ Stream B u f f e r 100 Year Flood P l a i n N o r t h F o r k R i v a n n a R i v e r North Fork Rivanna River FEMA Base Flood Evaluation 388’ FEMA Base Flood Evaluation 387’ A B C D E 52 48 44 40 363232 32 36 28 2824 242420161616 16 12 121208 08043220 20100 0 100 200 300 18 24 16 21 18 18 18 COMPLIANCE WITH THE COMPREHENSIVE PLAN Rivers Edge TMP 32-5A, 32-5B, 32-22K1 20 August 2018 Site total: 37.74 Acres Parcel 5A: 4.81 Acres Parcel 5A1: 27.71 Acres Parcel 22K1: 5.22 Acres Graphic Scale: 1”=100’ COMMERCIAL Parcel 32-22k1 5.22 Acres 1 Office Building Footprint: 12,297 SF 2.5 levels Building Total : 30,750 SF 123 Parking Spaces Provided Large Deciduous Trees and Screening Evergreen Shrubs New trails provide pedestrian connection utilizing existing paths 100 0 100 200 300