HomeMy WebLinkAboutZMA201800012 Application 2018-09-18Application for
Zoning Map Amendment
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PROJECT NAME: (How should we refer to this application?) Galaxie Rezoning
TAX MAP PARCEL(s): 09100-00-00-00900 and 09100-00-00-01500
Does the owner of this property own (or have any ownership interest in) any abutting property? If yes, list those tax map and parcel numbers
No.
PROPOSAL: REZONE 13- 3(Q 2 ACRES
PROPOSAL: AMEND ZMA -
FROM R-1 Residential ZONING DISTRICT
by doing the following:
TO Planned Residential Development ZONING DISTRICT
❑ By
adding Acres
EXISTING COMP PLAN LAND USE/DENSITY:
from Zoning District
Neighborhood Density Residential and Institutional
to Zoning District
LOCATION/ADDRESS OF PARCEL(S) TO BE REZONED:
❑ Amend an existing Planned District
192 and 193 Galaxie Farm Lane
❑ Amend existing proffers
CONVENTIONAL DISTRICTS — RA, VR, R-1, R-2, R-4,
1:1Amend a Code of Development
R-6, R-10, R-15, C-1, CO, HC, LI, HI, and DCD zoning
districts
EXISTING COMP PLAN LAND USE/DENSITY:
PLANNED DEVELOPMENT DISTRICTS - MHD, PRD,
PUD, NMD, PDMC, PDSC, and PD -IP zoning districts.
LOCATION/ADDRESS OF PARCEL(S) TO BE REZONED:
Are you submitting a preliminary site plan with this application?
® YES ® NO
Are you submitting a preliminary subdivision plat with this application?
® YES ® NO
Are you proffering a plan with this application?
® YES ® NO
Contact Person (Who should we call/write concerning this project?): Nicole Scro, Gallifrey Enterprises
Address 912 East High Street, Suite C City Charlottesville State Virginia Z;P 22902
Daytime Phone O 218-0513 Fax # L__) E-mail nscro@gallifreyenterprises.com
Owner of Record Various
Address
see enclosed materials
City
Daytime Phone (_) Fax # L__)
Applicant (Who is the Contact person representing?): Same as Contact Person.
Address
Daytime Phone �)
Fax # ()
City
E-mail
E-mail
State Zip
State Zip
FOR OFFICE USE ONLY ZMA # SIGN #
Fee Amount $ Date Paid By who? Receipt # Ck# By:
County of Albemarle
Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
Zoning Map Amendment Application Revised 4/23/2018 Page 1 of 5
Section 15.2-2284 of the Code of Virginia states that, "Zoning ordinances and districts shall be drawn and applied
with`reasonable consideration for the existing use and character of property, the comprehensive plan, the suitability
of property for various uses, the trends of growth or change, the current and future requirements of the community
as to land for various purposes as determined by population and economic studies and other studies, the
transportation requirements of the community, the requirements for airports, housing, schools, parks, playgrounds,
recreation areas and other public services, the conservation of natural resources, the preservation of flood plains,
the preservation of agricultural and forestal land, the conservation of properties and their values and the
encouragement of the most appropriate use of land throughout the locality."
REQUIRED ATTACHMENTS & OTHER INFORMATION TO BE PROVIDED for
THE APPLICATION TO BE OFFICIALLY SUBMITTED
Application Signature Page
One (1) completed & signed copy of the appropriate checklist (see list on page 3).
vZ One (1) copy of the Pre-application Comment Form received from county staff
IrGaA One (1) copy of any special studies or documentation as specified on the Pre-application Comment Form
Seventeen (17) folded copies of a Conceptual Plan for conventional zoning districts (see districts on page 1)
OR
tZ Seventeen (17) folded copies of an Application Plan for planned development districts (see districts on page 1)
va Seventeen (17) copies of a written narrative
The narrative must be laid out to identify each of the bulleted TITLES as follows:
• PROJECT PROPOSAL
The project proposal, including its public need or benefit; (be as descriptive as possible)
■ For proposed Neighborhood Model District (NMD) - Provide a statement describing how the
proposed district satisfies the intent of Chapter 18 and if one or more characteristics of the neighborhood
model delineated in section 20A.1 of Chapter 18 are missing from the application, then provide a
justification as to why any characteristics cannot or should not be provided with the proposal
• CONSISTENCY WITH COMPREHENSIVE PLAN
The proposed project's consistency with the comprehensive plan, including the land use plan and the master plan
for the applicable development area;
■ For proposed Neighborhood Model District (NMD) - Provide a narrative as to the project's
consistency with the neighborhood model.
• IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE
The proposed project's impacts on public facilities and public infrastructure.
• IMPACTS ON ENVIRONMENTAL FEATURE
The proposed project's impacts on environmental features.
• PROPOSED PROFFERS TO ADDRESS IMPACTS
The proposed proffers to address impacts from the proposed project.
Proffers are voluntary offers to use property in a more restrictive way than the overall zoning district
classification would allow. By State Code, proffers must have a reasonable relationship to the rezoning and are
not mandatory. The rezoning must give rise to the need for the proffers; the proffers must be related to the
physical development or physical operation of the property; and the proffers must be in conformity with the
Comprehensive Plan.
Zoning Map Amendment Application Revised 4/23/2018 Page 2 of 5
REQUIRED ATTACHMENTS CONTINUED
e
❑ One (1) copy of a local traffic impact statement as required by Virginia Code § 15.2-2222.1 and 24 VAC 30-155-40.
One (1) copy of the most recent recorded plat, that shows the Deed Book/Page Number, of the parcel(s)
composing the proposed project, or a boundary survey if a portion of one or more parcels compose the proposed
project, both of which shall include a metes and bounds description of the boundaries.
❑ Taxes, charees, fees, liens owed to the County of Albemarle
As the owner/agent I certify that any delinquent real estate taxes, nuisance charges, stormwater management utility
fees, and any other charges that constitute a lien on the subject property, which are owed to the County of Albemarle
and have been properly assessed against the subject property, have been paid.
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For a Neighborhood Model District (NMD) - new or amendment of an existing NMD
❑ Seventeen (17) copies of the Code of Development satisfying the requirements of section 20A.5.
❑ One (1) copy of a parkine and loading needs study that demonstrates parking needs and requirements and includes
strategies for dealing with these needs and requirements, including phasing plans, parking alternatives as provided in
section 4.12.8, and transportation demand management strategies as provided in section 4.12.12; provided that the
applicant may elect to submit the parking and loading needs study in conjunction with the preliminary site plan for
the development if it determines that the uses that may occupy the buildings are not sufficiently known at the time of
the zoning map amendment.
❑ One (1) copy of strategies for establishing shared stormwater management facilities, off-site stormwater
management facilities, and the proposed phasing of the establishment of stormwater management facilities.
OPTIONAL ATTACHMENTS:
Proffer Form signed by owner(s) (1 copy).
❑ Additional Information, if any. (17 copies)
THE FOLLOWING ZONING DISTRICT CHECKLISTS WILL BE USED BY BOTH THE APPLICANT AND
STAFF DURING THE MANDATORY PRE -APPLICATION MEETING.
ALSO CONSULT THE OTHER DOCUMENTS BELOW BEFORE SUBMITTING AN APPLICATION:
CONVENTIONAL ZONING DISTRICT
CHECKLIST
PLANNED DEVELOPMENT ZONING DISTRICT
CHECKLIST
NEIGHBORHOOD MODEL DISTRICT
CHECKLIST
PROFFER FORM (MS Word doc)
STAFF ANALYSIS OF ZMA & SP REQUESTS
WATER AND SEWER EVALUATION CHECKLIST
PLANNING COMMISSION REQUEST FOR INFO
Zoning Map Amendment Application Revised 4/23/2018 Page 3 of 5
APPLICATION SIGNATURE PAGE
VERIFICATION OF THE SIGNATURE ON THIS PAGE MUST HAPPEN BEFORE THE
APPLICATION MAY BE DEEMED COMPLETE
If ownership of the property is in the name of any type of legal entity or organization including, but not limited to,
an LLC, a corporation, a partnership or association, or a trust, then a document acceptable to the County must be
submitted with this application certifying that the person signing below has the authority to do so.
If the applicant is a contract purchaser, a document acceptable to the County must be submitted containing the
owner's written consent to the application and must include any applicable documents authorizing that person to
provide consent. If the applicant is the agent of the owner, a document acceptable to the County must be submitted
that is evidence of the existence and scope of the agency. Please attach the owner's written consent.
o One (1) copy of the applicable ownership information.
CHECK AS
OWNERSHIP OF THE PROPERTY IS A
DOCUMENT TO BE PROVIDED FOR THIS APPLICATION
APPLICABLE
❑
Limited liability company ("LLC")
The articles of organization and when the power is delegated to someone
other than a manager or a member, also the operating agreement.
❑
Stock & Nonstock corporation
(1) for a board of directors
(1)
a. Stock - the articles of incorporation or a shareholders
agreement may limit the board's statutory authority.
b. Nonstock - the articles of incorporation and the by-laws,
the latter of which may include a member or director
agreement, may limit the board's statutory authority
(2) for a person expressly authorized
(2) written evidence of that authorization such as a board resolution or
by the board of directors
board minutes
(3) for a committee
(3) an action of the board of directors authorizing the committee to act;
the articles of incorporation or the by-laws may limit the statutory
authority
(4) for a corporate officer
(4) the by-laws or the delegating resolution of the board of directors.
❑
Partnership
The statement of partnership authority, which may limit the authority of one
or more partners.
❑
Limited partnership
The partnership agreement, or amendments thereto, which may limit the
authority of one or more general partners.
❑
Incorporated & Unincorporated church and
(1) for trustees, an authorizing court order
other religious body
(2) for the corporation holding title, the appropriate corporate documents
(3) for a bishop, minister or ecclesiastical officer, the laws, rules or
ecclesiastical polity of the entity that authorizes the person to hold, improve,
mortgage, sell and convey the property.
❑
Land trust
The deed of conveyance to the trustees and the trust instrument
See Attachment A in the Land Use Law Handbook for
a complete list of Authorized Signatories for Land Use Applications
Owner/Applicant Must Read and Sign
I hereby certify that I own the subject property, or have the legal power to act on behalf of the owner in filing this application. I
also certify that the information provided on this application and accompanying information is accurate, true, and correct to the
best of my knowledge. By signing this application I am consenting to written comments, letters and or notifications regarding this
application being provided to me or my designated contact via fax and or email. This consent does not preclude such written
communication from also being sent via first class mail.
9/ly�2ot 4S
Signature of O n r Agent or Contract Purchaser Date
Ni f0 c5r-f.lo 41— ZI g - 0513
Print Name Daytime phone number of Signatory
Zoning Map Amendment Application Revised 4/23/2018 Page 4 of 5
Required FEES to be paid once the application is deemed complete:
What type of Zoning Map Amendment are you applyine for?
Zoning Map Amendment of less than 50 acres $2,688
❑ Zoning Map Amendment of greater than 50 acres $3,763
❑ ALL ZONING MAP AMENDMENTS - FIRE RESCUE REVIEW FEE $75
To be paid after staff review for Dublic notice:
Most applications for a 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 hearings 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 total 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 body.
➢ Preparing and mailing or delivering up to fifty (50) notices
$215 + actual cost of first-class postage
➢ Preparing and mailing or delivering each notice after fifty (50)
$1.08 for each additional notice + actual
cost of first-class postage
➢ Legal advertisement (published twice in the newspaper for each public hearing)
Actual cost
(averages between $150 and $250)
➢ Special Exception —provide written justification with application - $457
Other FEES that may apply:
❑
Deferral of scheduled public hearing atapplicant's request
$194
Resubmittal fees for original Zoning Map Amendment fee of $2,866
❑
First resubmission
FREE
❑
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$1,344
Resubmittal fees for original Special Use Permit fee of $3,763
❑
First resubmission
FREE
❑
Each additional resubmission (TO BE PAID WHEN THE RESUBMISSION IS MADE TO INTAKE STAFF)
$1,881
The full list of fees can be found in Section 35 of the Albemarle County Zoning Ordinance.
Zoning Map Amendment Application Revised 4/23/2018 Page 5 of 5
PLANNED DEVELOPMENT DISTRICT
ZONING MAP AMENDMENT CHECKLIST for
- r��
y
o_
Galaxie Farm/ TMPs 91-9;91-15;91-11'
Ts
IX
Project Name / Tax Map Parcel Number
(PLANNED DEVELOPMENT ZONING DISTRICTS - MHD, PRD, PUD, NM, PDMC, PDSC, PDIP)
Staff: MN
After the mandatory pre-application meeting, county staff will mark this checklist appropriately so
that it is clear to the applicant the information from Section 33.4 (c) that must be submitted with
the official application
Required for
Provided with
application?
Staff)
application
SECTION 33 4(c)
(County
(Applicant)
X
X
YES
NO
X
✓
A narrative of the project proposal, including its public need or benefit;
X
A narrative of the proposed project's consistency with the comprehensive plan,
✓
neighborhood model, including the land use plan and the master plan for the applicable
development area.
X
✓
A narrative of the proposed project's impacts on public facilities and public
infrastructure. Including parks, schools, transportation, and public safety.
X
✓
A narrative of the proposed project's impacts on environmental features.
X
A narrative of the proffers proposed to address impacts from the proposed project.
X
One or more maps showing the proposed project's regional context and existing natural
and manmade physical conditions.
X
If the project is to amend an existing planned development district and the proposed
amendment would affect less area than the entire district, the applicant shall submit a
map showing the entire existing planned development district and identifying any area
to be added to or deleted from the district, or identifying the area to which the
amended application plan, code of development, proffers or any special use permit or
special exception would apply.
An application plan showing, as applicable:
X
1) the street network, including
/
✓
❑ circulation within the project and
PLANNED DEVELOPMENT DISTRICT ZONING MAP AMENDMENT CHECKLIST 04/2013 Page 1 of 3
PLANNED DEVELOPMENT DISTRICT ZONING MAP AMENDMENT CHECKLIST 04/2013 Page 2 of 3
❑ connections to existing and proposed or planned streets within and outside of
the project;
X
2) typical cross-sections to show
❑ proportions,
❑ scale and
❑ streetscape/cross-sections/circulation;
X
✓
3) the general location of pedestrian and bicycle facilities;
X
4) building envelopes;
X
5) parking envelopes;
X
✓
6) public spaces and amenities;
X
7) areas to be designated as conservation and/or preservation areas;
X
8) conceptual stormwater detention facility locations;
X
9) conceptual grading;
X
10) a use table delineating
❑ use types,
❑ the number of dwelling units,
❑ non-residential square footage,
❑ building stories and/or heights,
❑ build -to lines,
❑ setbacks and yards, and
❑ other features;
X
11) topography, using the county's geographic information system or better
topographical information, and the source of the topographical information,
supplemented where necessary by spot elevations and areas of the site where there are
existing critical slopes;
X
f
12) the general layout for water and sewer systems;
PLANNED DEVELOPMENT DISTRICT ZONING MAP AMENDMENT CHECKLIST 04/2013 Page 2 of 3
X
13) the location of central features or major elements within the project essential to the
design of the project, such as
❑ major employment areas,
❑ parking areas and structures,
❑ civic areas,
❑ parks,
❑ open space,
❑ green spaces,
❑ amenities and recreation areas;
X
14) standards of development including
❑ proposed yards,
❑ open space characteristics, and any landscape or architectural characteristics
related to scale,
❑ proportions, and
❑ massing at the edge of the district;
X
15) a conceptual lot layout; and
Other special studies or documentation, if applicable, and any other information
identified as necessary by the county on the pre -application comment form.
County signatures will be required for the application due to the road proposed to be
located on County property.
X
A local traffic impact statement as required by Virginia Code § 15.2-2222.1 and 24 VAC
30-155-40.
Please note: There are additional submittal requirements outlined on the official application for a Zoning Map Amendment.
Read and Sign
I hereby state that, to the best of my knowledge, the official application submitted contains all information marked on
this checklist as required for application.
Signature o erson completing this checklist
K ( co ( -e- 6C P- 0
Print Name
1/r:/ t9 -
Date
,4?,4 - 2I -K- 0.s13
Daytime phone number of Signatory
PLANNED DEVELOPMENT DISTRICT ZONING MAP AMENDMENT CHECKLIST 04/2013 Page 3 of 3
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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)972-4126
Mandatory Pre-Application Comments
To: Justin Shimp
From: Megan Nedostup
Date: June 28,2018
Tax Map and Parcel(s): 91-9;91-15; 91-11
PreApp Meeting Date: 6/25/18
Visitors: Justin Shimp
Staff: Megan Nedostup(Planning), Elaine Echols(Planning), Richard Nelson (ACSA),Adam Moore
(VDOT), Rebecca Ragsdale (Zoning), Leah Brumfield (Zoning), John Anderson (Engineering)
Description of Location: Route 20 and connector rd to Mill Creek Drive; Galaxie Farm
Existing Zoning: R1- Residential; Entrance Corridor
Zoning History: n/a
Comp.Plan location and land use designation: TMP91-11 is designated as Institutional and a small
portion is designated as Neighborhood Density Residential;TMP91-9 and 91-15 are designated as
Neighborhood Density Residential(3-6 units/acre)
The following are County staff comments regarding the above noted pre-application meeting.This
meeting satisfies the requirement for a pre-application meeting prior to submittal of your zoning map
amendment application ("rezoning")and/or a special use permit application. Please note that the pre-
application comments are based on the information discussed at the meeting which does not include a
full review of a proposal. If an application is submitted, staff may have additional comments, identify
additional issues, and require additional information at that time based on the review.
Proposal:
(I) Common understanding of the proposed project
The applicant wishes to rezone to NMD for a multi-family residential development, not to exceed 120
units.This will require the County to give land for a connector road and also for a park space. In addition,
the applicant wishes to use County owned Institutional designated land for residential density. (See
attached full description from applicant)
(ii) Consistency with the Comprehensive Plan:
• Proposed density is not in compliance with the Southern and Western Neighborhood Master Plan
recommended density. The area designated as Neighborhood Density Residential measures
approximately 15 acres, which equates to between 45 and 90 total units. Using Institutional area
to count towards density is not permitted and will require a Compliance with Comprehensive Plan
review or Comprehensive Plan Amendment.
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• The Comprehensive Plan also contains an Affordable Housing Policy which is an important goal
for the County. Although the County can no longer accept proffers for affordable housing, the
policy is still in place and can be addressed through other methods.
• In addition to conformity with the Land Use recommendations of the Master Plan, staff will be
reviewing your application for consistency with the principles of the Neighborhood Model. The
final concept for development of the site should attempt to address those principles to the extent
feasible.
• The Transportation Plan does show a connector road in this area, which aligns with the connector
road being shown in the proposal. However, this will require County owned land and will need to
be approved by the Board of Supervisors.
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(iii)broadly identify the planning, zoning and other issues raised by the application that
need to be addressed by the applicant
• It is recommended that the proposed zoning district is PRD or R15 and not NMD since there are
no uses proposed besides residential. If the applicant decides to apply for a rezoning to a district
other than NMD, a checklist will need to be given by staff for that zoning district prior to submittal
of the rezoning. Please contact staff on which district you would like to proceed with and with 1
week, staff will return a checklist for the application.
• Provisions for addressing impacts to schools, transportation infrastructure, emergency services
and parks should be provided for with the rezoning. Staff will need to provide
information/assessment of the potential impacts of the development to schools, transportation
infrastructure, emergency services and parks with the rezoning.
• Staff will provide information on projected capacity needs for schools based upon review of the
rezoning request.
• It is recommended that you discuss the proposed County park with Parks& Recreation on the
feasibility of that being a County park. Recreation requirements, green spaces, and amenities
will need to be addressed.
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• VDOT may require turn lanes on Rt 20. Further discussion with VDOT should occur regarding
the turn lanes prior to submittal.
• It is recommended that a connection to Avinity be explored for interconnectivity. Staff recognizes
this will require land from the school(Cale Elementary).
• Show how the existing properties that access off of Galaxy Farm will continue to have access.
• There is a potential archeological site on TMP91-9.This site may need to be excavated and
documented as part of the rezoning.
• See additional Engineering comments (attached).
(iv)applicable procedures
• A ZMA Application and fee(fee paid once the application is accepted)is required
• Community Meeting:
o The applicant is required by ordinance to undertake a community meeting process as part
of the review of the ZMA/SP requests. See attached Community Meeting Guidelines for
the procedure and additional information.
o Staff will work with you to generate a list of adjacent property owners that should be
notified about the Community Meeting.
o The meeting should take place, if possible, at a regular CAC meeting for this area.
• If the applicant knows of any of any waivers or modifications that are needed to implement the
proposed plan, staff recommends that those requests be submitted with the initial application.
Staff will then determine if the waivers should be approved with the rezoning action or
deferred for action with site plan and/or subdivision plat approval.
• The dates listed below are for a pre-application worksession with the PC, if the applicant
chooses to request one prior to submittal.
-Submittal 7/2- PC no sooner than 8/14
-Submittal 7/16-PC no sooner than 9/18
(v) Identify the information the applicant must submit with the application, including the
supplemental information
• A ZMA application and fee (fee paid once the application is accepted)
• Attached NMD Zoning District Checklist.
• Provide additional items (as listed in the ZMA checklist), including:
o A concept plan or application plan showing the location of the proposed and exsiting
features on site (building envelopes, parking, entrances, circulation, etc)
o A written description of the use
o The latest recorded plat(s).
• See attached Zoning Comments as applicable.
If you have any further questions, please contact me.
Sincerely,
Megan Nedostup
Principal Planner
Galaxie Rezoning —Written Narrative September 17, 2018
PROJECT PROPOSAL
Blackbird of Charlottesville, LLC (the "Applicant") is the contract purchaser for property located
in the County of Albemarle, Virginia (the "County"), having addresses of 192 and 193 Galaxie
Farm Lane, designated on County Tax Maps as Parcels 091-00-00-01500 and 091-00-00-
00900 (the "Blackbird Property").
Blackbird Property:
Tax Map Parcel No. Acreage Zoning Comprehensive
Plan Designation
09100-00-00-01500 8.27 R1 Residential Neighborhood
Density Residential
192 Galaxie Farm Lane
09100-00-00-00900 5.09 R1 Residential Neighborhood
Density Residential
193 Galaxie Farm Lane
The Blackbird Property is located adjacent to that certain real property of approximately 15.8
acres, more or less, having an address of 133 Galaxie Farm Lane, and designated on County
Tax Maps as Parcel 09100-00-00-01100 (the "County Property" and together with the Blackbird
Property, the "Property").
The County Property shall be considered a future phase of the development and
notwithstanding anything herein to the contrary, to add the County Property to the proposed
development, this application shall be amended accordingly. All descriptive and illustrative
references to the County Property are for the purpose of better conceptualizing the request
given the County Property is intended to eventually become part of the development.
County Property:
Tax Map Parcel No. Acreage Zoning Comprehensive
Plan Designation
09100-00-00-01100 15.8 R1 Residential Institutional
133 Galaxie Farm Lane Neighborhood
Density Residential
On behalf of Blackbird, we request to rezone the Property from R-1 Residential to Planned
Residential Development (PRD). The proposed maximum density is 130 units, which amounts
to 8.74 units per acre (assuming Blackbird Property plus 1.51 acres of County Property).
The development will consist of a variety of housing types, with various price points:
• Townhomes or Single Family Attached (of various sizes and price points, ranging from a
larger"villa" unit akin to two traditional single family detached units that are attached to
much smaller and more conventional townhome units)
than in other Neighborhood Density Residential areas, the allowable housing types within each
Block restricts the project to a form of development that is compatible with the intentions of such
land use designation.
Moreover, a slightly higher density is complimentary of the land use designations surrounding
the Property. The County Property, to the north, is designated institutional, and from
discussions with the County Economic Development office, there are preliminary intentions to
develop the property at a fairly high intensity, drawing on the "Center" designation for the
property in the Comprehensive Plan (see Figure 8 on page 29 of the Southern and Western
Master Plan). The property to the south is designated as Urban Density Residential, calling for
a density minimum of 6 units per acre, and a maximum of 34 units per acre.
In sum, while the land use designation of the Property may call for a density per acre slightly
lower than what is currently being proposed, other County goals such as affordability can be
achieved by allowing the flexibility of a higher density. In addition, the form of the proposed
development is complimentary of the surrounding uses and consistent with the intentions of the
future development in the area.
IMPACTS ON ENVIRONMENTAL FEATURES
There will be a 100-foot buffer consisting of greenspace with a trails system located on the
portion of the Property fronting Route 20. The 100-foot buffer will protect "Cow Branch" stream,
a perennial stream located in this area. In addition, the development adjacent to the buffer will
consist of a boardwalk, with a row of cottages fronting the boardwalk. Thus, the development
will orient towards greenspace, encouraging use of the boardwalk and trail network
complementing Cow Branch.
Also, there will be a 0.57-acre pocket park located in Block 8, see Sheet 6 of the Application
Plan. In total, there will be 3.58 acres of greenspace, with 0.57 acres of"active" greenspace
(greenspace outside of designated buffers).
PROPOSED PROFFERS TO ADDRESS IMPACTS
Enclosed is a draft proffer statement. The proposed proffer statement offers on-site affordable
housing units and certain roadway improvements.
Enclosures:
Application Plan prepared by Shimp Engineering, dated September 17, 2018
Draft Proffer Statement dated September 17, 2018