ZMA201900018 Review Comments Zoning Map Amendment 2020-01-30COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832
January 30, 2020
Valerie Long
Williams Mullen
321 E Main Street, Suite 400
Charlottesville, VA 22932
RE: ZMA2019-018 Crozet Sports
Ms. Long:
Fax (434) 972-4176
Staff has reviewed your initial submittal for a zoning map amendment (ZMA) for the Crozet Sports
development. We have a number of questions and comments which we believe should be addressed before
we can recommend favorably on your ZMA request. We would be glad to meet with you to discuss these
issues. Our comments are provided below:
General Application Comments:
1. The recommendations and land use designation within the Crozet Master Plan language do not support
a commercial use in this location. The Neighborhood Density Residential designation language does
not include this use, nor of the size and scale proposed. See excerpts below from the Master Plan.
Neighborhood Density 0
This designation represents residential areas with a desired density of 3 — 6 residential
units per acre. It also represents existing residential areas within or below this range.
Housing in this area is primarily single-family detached with some single-family
attachedllownhouses. Non-residential uses include institutional uses, such as places of
worship, public and private schools, and early childhood education centers (daycare
centers and preschools). Neighborhood -serving retail/commercial areas and office uses
of less than 5.000 square feet may be allowed by exception only in Neighborhood
Density Residential areas located within half a block of Downtown along Blue Ridge
Avenue and east of Firehouse Lane.
Western Crozet
This sector of Crozet is located west
of Crozet Avenue and north of Route
250 West. It includes the existing
neighborhoods of Jarmans Gap
Estates, Orchard Acres, Gray Rock,
Waylands Grant, Bargamin Park,
Haden/Killdeer, and Old Trail. A
mixed use development center in old
Trail underdevelopment will include
retail uses and offices. Other focal
points in this part of Crozet include
Western Park and the school
complex located on the southern
boundary of the Development Area
(Route 250 West).
The emphasis for this part of Crozet
is on preservation of existing
neighborhoods, preservation of
Route 250 West, development of
Western Park; and transportation
improvements. Development of
Western Park will occur as funds are
available.
Land Use Plan - Western area of Crozet
Transportation improvements include widening Jarman's Gap Road, including sidewalks on
one side. The street that will connect the Old Trail development to the school complex
should be built to help provide other options for cars and school busses. Greenway paths
are needed to provide easy access to natural areas and to Downtown. No commercial use is
recommended on Route 250 West in order to retain Route 250 West as a Scenic Byway.
Additional commercial uses will add traffic to this road; which would damage the rural
character of Route 250 West.
2. It is unclear why the Code of Development was revised for this block to allow residential lots to be
within stream buffers. Residential lots should be outside of stream buffers unless it is determined by the
County Engineer that the existing buffer is not substantial and providing mitigation in other areas of the
stream would be for the betterment of the stream. It appears that the stream buffer in this area does not
meet that criteria and residential lots should not be located within the buffer. Revise the Code of
Development to remove this change.
Transportation Impact Comments (Kevin McDermott; Adam Moore):
1. A TIA is recommended to be provided due to the significant increase in traffic, especially during the PM
peak, and the overall impact of the development on transportation.
2. The comparison between the trip generation of the proposed Crozet Sports and the by -right use of
approximately 90 single family residences demonstrates that the Average Daily Trips (ADT) would be
reduced under this proposal by just over 100 vehicles/day. Some of this reduction is during the AM
peak hour with approximately 23 fewer trips. However, the PM peak hour would see a significant
increase in trips from approximately 92 to 228. This increase is cause for significant concern.
3. The most recent analysis of operations at this intersection shows failing Levels of service (LOS) and
extensive queueing occurring at the intersection, primarily in the school PM peak hour, which is
approximately 3:30-4:30, but also in the AM peak hour, and less significantly in the standard PM peak
hour as well. Any development, by -right or through a rezoning will have negative impacts on this
already problematic intersection but the significant impacts to this intersection from the increased PM
peak hour traffic generation under this rezoning is especially problematic. The impact on the existing
intersection of Route 250 and Old Trail Drive needs to be identified and mitigation measures need to be
proposed if the development causes increase in traffic delays and deterioration to the LOS, especially
for the weekday PM peak hour.
4. The proposal discusses potential busses to bring students to the facility. Would this be typical school
buses coming from the district schools dropping children off here for afterschool programs or would
there be facility buses picking up children from regional schools? Is there a way use busses to mitigate
some traffic impacts?
5. Some proposals for improving the Old Trail Drive/US 250 intersection potentially require some
additional right of way from the corner of TMP 55E-01-A1.
6. Please note that the proposed entrance must show conformance with VDOT Road Design Manual
appendices B(1) and (F), as well as any other applicable standards, regulations or other requirements.
The need for turn lanes and/or tapers at the site entrance will need to be evaluated by the applicant and
provided as necessary.
Application Plan:
Planning (Megan Nedostup):
1. Show the existing conditions on the school site and along Route 250, including sidewalks along Old
Trail Drive, the existing tree line, existing 150' buffer, and parking/circulation/play areas on the adjacent
school site and how/where the travelway will connect.
2. Show how the pedestrian access will occur from Old Trail Drive into the site and to the school.
3. The building should be oriented toward Old Trail Drive and parking should be relegated per the
Neighborhood Model principles. The proposed no maximum setback for this Block does not align with
recommendations for Neighborhood Model, nor is it consistent with the other setbacks for non-
residential uses within Old Trail. The preserved slopes can be disturbed due do to the prior legislative
action for Old Trail that showed grading in this area.
Fire Rescue (Shawn Maddox):
4. A second entrance/exit will be required due to the size of the structure. I do have concerns about a
connection through the adjoining school property due to existing traffic problems, especially during the
pick up/drop off time.
Zoning (Rebecca Ragsdale):
Comments from Zoning have not been received to date. Will forward onto you once they have been received.
Entrance Cooridor/Architectural Review Board (Margaret Maliszewski):
1. Provide site section(s) clarifying the level of visibility of the proposed structure from Rt. 250 EC.
2. Sports field lighting in the potential future recreation fields is not recommended due to anticipated
impacts to the EC and scenic byway.
3. Page 4 of the narrative states that a minimum building height of 60' is requested. Confirm that
"maximum" was the intent. How tall is the building illustrated in the perspective renderings?
4. The narrative mentions retention of wooded buffer adjacent to Old Trail Drive as contributing to
screening the building. Revise application plan accordingly. Does the buffer contain sufficient
evergreens for year-round buffering?
5. Explain why the added wording on page 25 of the Code of Development was added.
6. Clarify on the perspective rendering on sheet 3 of the architectural renderings package the location of
the 150' buffer along Rt. 250.
7. Make the following changes on the application plan:
a. Show the buffers noted in the narrative on the south, east and west sides of the site.
b. Biofilters should not extend into buffer areas.
Building Official (Michael Dellinger):
1. Due to size a sprinkler system will be required. A needed fire flow needs to be completed and verified
with the water authority to make sure flow is sufficient.
Engineering (Frank Pohl):
Comments from Engineering have not been received to date. Will forward onto you once they have been
received.
Albemarle County Public Schools (Rosalyn Schmidt):
Comments from Zoning have not been received to date. Will forward onto you once they have been received.
Albemarle County Service Authority (Richard Nelson):
Comments from the Service Authority have not been received to date. Will forward onto you once they have
been received.
Comprehensive Plan
As stated above in detailed comments, there are items that need to be addressed to conform with the
recommendations within the Crozet Master Plan and the Comprehensive Plan. Additional comments will be
provided to the Planning Commission and Board of Supervisors as part of the staff report that will be prepared
for a work session or public hearing.
The property is within the Crozet Master Plan and is designated as Neighborhood Density Residential -
residential use (3-6 units/acre) supporting uses such as religious institutions, schools and other small scale
non-residential uses and Greenspace.
Neighborhood Model
Pedestrian
Pedestrian circulation is not shown on the application plan or the concept plan.
Orientation
This principle is not met.
-
Mixture of Uses
- -
The proposal is within Old Trail NMD which contains a mixture of uses. This will
add to those uses. While not recommended within the Crozet Master Plan to be
located in this area, the location of this use adjacent to the existing school is not
incompatible with the school use.
. This principle is met.
Neighborhood
Old Trail NMD's center is centralized within the development. This proposed
Centers
amendment and use would be outside of that center area. Center are not
currently designated within the Crozet Master Plan.
This priniciple is met.
r—
Mixture of
Old Trail NMD is providing affordable housing within the residential portion of the
Housing Types
development. This use is a commercial use only for this Block.
and
This principle is not applicable.
Affordability
Interconnected
Information needs to be provided on how the proposed connection to the schools
Streets and
would be designed, including how it will accommodate all modes of transportation
Transportation
(vehicular, pedestrian, school buses, and bicycle).
Networks
. This principle is not met.
i
Multi -modal
. As stated above, information on how the proposed development will connect to
Transportation
the existing school, and also the existing sidewalks/path, needs to be provided for
Opportunities
all modes of transportation.
This principle is not met.
Parks,
. There is a designated 150' buffer along Route 250, and a stream buffer, within in
Recreational
this property and the proposal is not impacting this buffer.
Amenities, and
. This principle is met.
Open Space
Buildings and
. The building and parking should be switched, so that the building is oriented
Space of
toward the street and parking is relegated.
Human Scale
. This principle is not met.
Relegated
. See comment above under Buildings and space of human scale.
Parking
. This principle is not met.
Redevelopment
. This proposal is on property that is currently not developed, therefore, this
principle does not apply.
Respecting
. It is unclear if there will be retaining walls needed for the development of the site.
Terrain and
If retaining walls are proposed, a commitment to meet the design requirements
Careful
for managed slopes (walls no taller than 6 feet, etc) should be provided.
Grading and
. This principle is not met.
Re -grading of
Terrain
Clear . The property across the street from the rural areas. There is a 150 buffer along
Boundaries Route 250.
with the Rural . This principle is met.
Area
Action after Receipt of Comments
Your project has been scheduled for a public hearing by the Planning Commission for March 17, 2020 which
is 90 days from the date your application was accepted for review. State Code requires a 90-day review by the
Planning Commission unless the applicant requests deferral.
As you will read in this comment letter, at this time the language in the Crozet Master Plan does not support
this proposal, and therefore staff cannot recommend approval to the Planning Commission.
If you would like to address the comments you must request deferral by February 21, 2020. Please note that
you can submit revisions even if you defer your application.
If you choose not to request deferral, staff will take your project to the Commission as originally submitted.
Instructions for requesting a deferral are in the attached "Action After Receipt of Comment Letter."
Resubmittal
If you choose to resubmit after requesting deferral, please use the attached form. There is no fee for the first
resubmittal. The resubmittal date schedule is provided for your convenience.
Feel free to contact me if you wish to meet or need additional information. My phone number is (434) 296-
5832, x. 3004, and my email address is: mnedostup@albemarle.org.
Sincerely,
it wr_ 11,�
Megan Nedostup, AICP
Principal Planner
Planning Services
Megan Nedostup
From:
Dyon Vega <DVega@rivanna.org>
Sent:
Tuesday, January 14, 2020 3:15 PM
To:
Megan Nedostup
Cc:
vfort@rivanna.org; Richard Nelson
Subject:
ZMA01900018 Crozet Sports at Old Trail Village
CAUTION: This message originated outside the County of Albemarle email system. DO NOT CLICK on links or open
attachments unless you are sure the content is safe.
Megan,
RWSA has reviewed application ZMA01900018 Crozet Sports at Old Trail Village. Below is a completed copy of the form
that was provided to us by Elaine Echols for SP & ZMA Applications.
To be filled out by RWSA for ZMA's and SP's
1. Capacity issues for sewer that may affect this proposal
2. Requires Rivanna Water and Sewer Authority Capacity Certification
3. Water flow or pressure issues that may affect this proposal
4. "Red Flags" regarding service provision (Use attachments if necessary)
Please let me know if you have any questions.
Dyon Vega
Civil Engineer
RI
VAN
WATER �TH
Rivanna Water & Sewer Authority
(434) 977-2970, Ext. 170
695 Moores Creek Lane
Charlottesville, VA 22902
www.rivanna.org
Requires flow acceptance
X-Yes No
None Known
None Known
DEPARTMENT OF COMMUNITY DEVELOPMENT
ACTION AFTER RECEIPT OF COMMENT LETTER
FIRST SET OF COMMENTS
Your project has been scheduled for a public hearing by the Planning Commission for March 17, 2020,
which is 90 days from the date your application was accepted for review. State Code requires a 90-day
review by the Planning Commission unless the applicant requests deferral. As you will read in this
comment letter, at this time the language in the Crozet Master Plan does not support this proposal,
and therefore staff cannot recommend approval to the Planning Commission.
If you would like to address the comments you must request deferral by February 21St. If you choose
not to request deferral, staff will take your project to the Commission as originally submitted.
Instructions for requesting a deferral are outlined below.
Within one week, please do one of the following:
(1) Request deferral to resubmit to address comments. Please understand that if a deferral
request is made, the Planning Commission public hearing date will be later than March
17, 2020.
(2) Proceed to Planning Commission public hearing on March 17, 2020.
(3) Withdraw your application
(1) Deferral requested
To request deferral, you must submit a request in writing to defer action by the Planning Commission
and Board of Supervisors. The request may be made by email. You may request a deferral for up to 36
months from the date your application was accepted for review, which is December 16, 2022. (This is
based on the Board of Supervisors' September 5, 2018 action.) However, all outstanding information
necessary for Commission action must be submitted by August 16, 2022 (120 days prior to the end of
the deferral period), according to the published schedule. (See Section 18-33.52 of the Albemarle
County Code.)
(2) Proceed to Planning Commission Public Hearing on March 17, 2020
Revised 9-17-19 MCN
At this time, you may request that your application proceed to public hearing with the Planning
Commission on March 17, 2020. With this option no additional documents will be accepted, and staff
will take your project to the Commission as originally submitted, but without a recommendation of
approval.
(3) Withdraw Your Application
If at any time you wish to withdraw your application, please provide your request in writing.
Failure to Respond
An application shall be deemed to be voluntarily withdrawn if the applicant requests deferral pursuant
to subsection 33.52(A) and fails to provide within 90 days before the end of the deferral period all of
the information required to allow the Board to act on the application, or fails to request a deferral as
provided in subsection 33.52(B) or (C).
Revised 9-17-19 MCN
FOR OFFICE USE ONLY SP # or ZMA #
Fee Amount S Date Paid By who? Receipt # Ck# By:
4~OF A(
J=
4�aG1N���F
Resubmittal of information for Special Use Permit or
Zoning Map Amendment
PROJECT NUMBER:1,4M&2019—()1e) PROJECTNAME: 3
❑ Resubmittal Fee is Required ❑ Per Request Resubmittal Fee is Not Required
Name of Applicant Phone Number
Signature
FEES
Date
Resubmittal fees for Special Use Permit -- original Special Use Permit fee of $1,075
❑ First resubmission
FREE
❑ Each additional resubmission
$538
Resubmittal fees for original Special Use Permit fee of $2,150
❑ First resubmission
FREE
❑ Each additional resubmission
$1,075
Resubmittal fees for original Zoning Map Amendment fee of $2,688
First resubmission
FREE
❑ Each additional resubmission
$1,344
Resubmittal fees for original Zoning Map Amendment fee of $3,763
❑ First resubmission
FREE
❑ Each additional resubmission
$1,881
❑ Deferral of scheduled public hearing at applicant's request — Add'I notice fees will be required
$194
To be Paid after staff review for Public notice:
Most applications for Special Use Permits and Zoning Map Amendment require at least one public bearing 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.
MAKE CHECKS TO COUNTY OF ALBEMARLE/PAYMENT AT COMMUNITY DEVELOPMENT COUNTER
Preparing and mailing or delivering up to fifty (50) notices I $215 + actual cost of first-class postage
County of Albemarle Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
1/24/17 Page 1 of 1
2020 Submittal and Review Schedule
Special Use Permits and Zoning Map Amendments
Resubmittal Schedule
Resubmittal ❑ates (1st,
3rd, and 5th Monday of
the month)
Comments given to the
Applicant
Applicant requests PC
Public Hearing AND
Payment ❑ue for Legal
Ad (no additional
resubmittals)
Planning
Commission Public
Hearing No sooner
than* COB Auditorium
Monday
Wednesday
Friday
Tuesday
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Bold italics = submittallmeeting day is different due to a holiday.
❑ates with shaded background are not 2020.
2021 dates are tentative.
*Public hearing dates have been set by the Planning Commission; however, if due to unforeseen
circumstances the Planning Commission is unable to meet on this date, your project will be moved to
the closest available agenda date.