ZMA201900008 Correspondence 2021-04-02 (3)Rio Point (formerly known as Parkway Place)
Zoning Map Amendment Application Narrative
Original Submission: June 17, 2019
Revised Narrative for Resubmission: September 3, 2019
Revised Narrative for Resubmission: November 18, 2019
Revised Narrative for Resubmission: April 2, 2021
Project Proposal
On behalf of Rio Point, LLC ("Rio" or the "Applicant'), we hereby request the approval of a Zoning Map
Amendment ("ZMA") for Tax Map Parcels 06100-00-00-16700 and 06100-00-00-167CO (the "Pro a ').
We specifically request for the 27.31 acres comprising the Property, located at the intersection of Rio
Road East and John Warner Parkway, to be rezoned from R-4 Residential to Planned Residential
Development - PRD with proffers. The purpose of this ZMA is to allow for the development of a multi-
family apartment community to be known as "Rio Point" (the "Project"). The development will also
include a publicly -accessible trailhead park to provide a community recreational amenity and access to
the existing Rivanna Trail system on the Property along John Warner Parkway. Enclosed as Attachment A
is the Project's Site Layout Plan, entitled, "Rio Point Development," dated April 2,2021, prepared by the
Timmons Group (the "Concept Plan"). The Project layout is depicted on Sheet 1, which is referred to herein
as the "PRD Plan." The PRD Plan (Sheet 1 of 3), the Notes (Sheet 2 of 3), and the Grading Plan (Sheet 3
of 3), together comprise the three -page "Application Plan."
The Applicant:
The Applicant's Manager, Stony Point Development Group is an award -winning real estate
development firm headquartered in Charlottesville, Virginia. Stony Point's mission is creating great places
and enhancing lives through the built environment. The company is uniquely focused on community
building in high quality, walkable locations with connections to natural amenities. It acquires, builds and
operates mixed asset development projects primarily focused on housing, office, and experiential retail.
Founded in 2015, Stony Point Development Group has managed over 1 million square feet of construction
and 250 acres of land development. Its vertically integrated team manages the entire project lifecycle
through project delivery and asset management. Stony Point Development Group is recognized as an
emerging leader in mixed -use urban development in Central Virginia.
Stony Point's Rio Point, LLC acquired the Property after the previous developer, Kotarides Development
did not proceed to close on the subject parcels. The company has determined to make as few changes to
the Application Plan submitted by Kotarides as possible so that the entire review process since the original
submission in June, 2019, (including numerous community meetings, planning sessions and public
meetings with the Planning Commission and with ARB, and a public hearing before the Board of
Supervisors) need not be duplicated and remains applicable to this proposal.
Existing Uses:
As shown on Sheet 4 ("Existing Conditions") of the initial concept plan submitted by the prior developer,
TMP 61-167C (25.73 acres) contains open fields, several agricultural outbuildings, and the Rivanna Trail;
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TMP 61-167 is the site of a single-family residence. Both parcels are zoned R-4. The Property is designated
for Urban Density Residential and Urban Mixed Use (in Center) in the Comprehensive Plan. The large
parcel is subject to a permanent easement on an approximately 5.890 acre area for a public park and trail.
A copy of the instrument establishing the easement was included in the original application materials.
Proposed Uses:
The Applicant proposes developing the Property into a multi -family housing community containing 328
dwelling units, which would have a gross density of 12.01 dwelling units per acre (DUA). The PRD Plan
shows the location of the building envelopes, travelways/parking envelopes, and greenspace. An
illustrative plan of the Project and Landscaping are also attached. As shown on the Attachment B
("Allowable Density Analysis") the Property already consists of 5.89 acres of Public Open Space (the existing
city park easement) and 1.14 acres of Private Open Space (which includes all steep slopes, stream buffers,
and flood plains). The net density of the proposed development, after subtracting the acreage of the Public
Open Space, Private Open Space, WPO stream buffer, preserved slopes, and flood plain would be 16.17
DUA: 328 / (14.95 acres+ 5.3 acres). See Attachment B: net density calculations include the 14.95 orange
area (Urban Residential Density) + 5.33 striped area (Urban Mixed Use in Center) and exclude the 5.89
Public Open Space/city park and 1.1 Private Open Space.
The Applicant will dedicate approximately 1.1 acres in the northeast corner of the Property at the
intersection of Rio Road and John Warner Parkway as a public park. The Applicant will work with the
County Parks and Recreation Department to design a Neighborhood Service Center consisting of a
trailhead park, which will provide parking for those accessing the Rivanna Trail (the "Trailhead Park"). The
Trailhead Park will include gateway monumentation, [a gazebo] with trail maps or other small structure,
and public art; the exact amenities will be determined in conjunction with county and city parks and
recreation departments, and the park design will be informed by recommendations from the Architectural
Review Board. The Applicant believes that this proposed park amenity providing connectivity to the
existing trail system is a more appropriate use for this Neighborhood Service Center than mixed use
development that would bring additional traffic to the area. As further beautification of the area and to
increase the enjoyment of the Trail, the Applicant also proposes extending the County's wildflower
meadow planting project planned for City property at the northeast corner of the Rio intersection onto
the eased area along John Warner Parkway, stretching along the western boundary of the Property.
As shown and noted on the PRD Plan, 15.6 acres of the 27.31 total acreage would be used for private
common open space, open space dedicated to public use for the proposed Trailhead Park, active
recreation areas for the apartment community, a greenway continuation of the Rivanna Trail, and the
existing public open space conservation area.
Surrounding Properties:
The Property is located within the urban ring just on the edge of the Charlottesville city limits. A number
of residential neighborhoods have been developed on surrounding properties, including Belvedere, The
Reserve at Belvedere, Dunlora, Dunlora Forest, and Shepherd's Ridge at Dunlora to the north and east off
Rio Road West; and Riverrun, Treesdale, Stonehenge, and Stonewater off Rio Road East southeast of the
Property. Several institutional uses are in close proximity to the Property as well, including Charlottesville
Albemarle Technical Education Center (CATEC) immediately northeast across John Warner Parkway,
several churches on Rio Road, and Charlottesville Waldorf School and Charlottesville Catholic School to
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the south. Please refer to the enclosed Vicinity Maps for the location of the project in the context of
existing roadways and walking trails, neighborhoods, parks, and institutional uses and businesses.
with the Comprehensive Plan
Land Use Designations
-c _ The Future Land Use South Map designates the
' ��_�„� Property as SJrban Density Residential (orange),
®' .� ��; = Urban-Klfixed Use (in Centers) (pink/white stripe),
Public Open Space along John Warner Parkway
(green), and Privately Owned Open Space;
—Environmental Features in the western corner
(dark green) where the stream and WPO stream
buffer and 100-year flood plain are located, along
with Preserved Slopes, none of which will be
disturbed by the development.
The Places29 Master Plan for the Northern Development Areas (the "Master Plan") land use plan
designates 14.95 acres of the Property for Urban Density Residential and 5.33 acres in the northeast
corner as Urban Mixed Use (in Centers). The Urban Density Residential designation "is used in areas
around Centers where multifamily housing with a gross density range between 6.01 and 34 units per
acre is desired." (See Master Plan, Ch. 4, "Land Use Designations"). The 14.95 acres of the Property
within the UDR designation could be developed with between 89 units (minimum) to 508 units
(maximum) based on desired density. The existing zoning, R-4, is inconsistent with the Comprehensive
Plan because it permits only four dwelling units per acre, not the medium density desired in this
location. Primary uses within UDR areas are multifamily and single-family residential. As further detailed
in the "Primary and Secondary Uses" section of Chapter 4, residential buildings should not be taller than
four (4) stories or 45 feet unless by exception. The Project fits squarely within the desired primary use
for areas designated as Urban Density Residential as it will be a multi -family residential development
with proposed gross density of twelve (12) DUA. All buildings are proposed as three-story buildings no
greater than 45' tall.
In the Neighborhood Service Center area, residential uses with density of 3-20 DUA and three stories, retail
and office uses, institutional uses, and open space are permitted. With 5.33 acres in this designation, the
Property could support 15 to 106 units in the Neighborhood Service Center Area. As discussed below, the
Applicant believe that an open space use is most appropriate in this area of the Property based on context.
A public park easement held by the City of Charlottesville comprises 5.89 acres of the Property along John
W. Warner Parkway. Private Open Space designation covers 1.14 acres of the Property.
Neighborhood Model Principles
Mixture of Uses
In the Urban Density Residential areas, secondary uses may include retail, commercial, and office uses
that support the neighborhood, open space, and institutional uses. However, retail use is not permitted
within the PRD district. (Office use would be permitted with an approved special use permit.) The eastern
corner of the Property at the intersection of Rio and John Warner Parkway is designated Urban Mixed Use
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(in Centers), which means a location where a Neighborhood Service Center is desirable. Table LU 1: Land
Uses in Centers and Uptown indicates that a Neighborhood Service Center (NS)' should have a minimum
of one (1) small green park conveniently located and intended to be a central focal point of the center
with additional open space as necessary, depending on the intensity and mix of uses. Table LU I further
recommends, with regard to Open Space, that each Center needs a minimum of 10% usable open space
and that the minimum size of the park should be to acre. The proposed Trailhead Park, which will
comprise approximately 1.1 acres, will serve as a gateway to the Rivanna Trail that runs along the Parkway
side of the Property, providing parking to those beyond walking distance and a green area and information
center for trail visitors.
Discussions with the former Director of Community Development and Parks & Recreation about use of the
Neighborhood Service Center portion of the Property lead to the determination that commercial or mixed
use would be less desirable at this intersection than a public trailhead park. The proposed Trailhead Park is
particularly appropriate in this location because the existing trail along John Warner Parkway comes to an
abrupt stop from the southwest and has no connection point from the northeast. Objective 4 of the Parks
and Recreation, Greenways, Blueways, Green Systems Chapter of the Comprehensive Plan is to "(p)rovide
access points to greenways and blueways." As Strategy 4(a) explains, "(a)ccess points are important
because they make it possible for residents and visitors to get to community destinations by trail:'2 The
Places29 Master Plan also recommends to "(p)rovide for trail connections from adjacent and nearby
neighborhoods to the Greenway network).' By contrast, commercial development at this intersection
would be undesirable as it would increase traffic levels to the Property. "With infill and redevelopment,
not all Neighborhood Model Principles may be applicable depending on the context of the site."
Considering the concept within this context, the Applicant proposes that a public park providing access to
the existing trail and conserved public open space as well as a connection to the multi -use sidewalk to be
extended southeast on Rio Road is more desirable than commercial uses. Given that office use is the only
non-residential use permitted in PRO zoning, there is no loss in potential street -level amenities, such as
coffee shops or other retail establishments, which would not be permitted in the district and would only
increase traffic in the area.
The Project will be a focal point of a Residential Neighborhood. Rio Point will be organized around both
privately -owned Common Open Space and Public Open Space. Common Open Space will be located in the
center of the community in the form of passive recreation areas and active recreational amenities.
Privately -owned Open Space is located in the southern portion of the Property where environmental
features will be preserved and stormwater management facilities will be installed. Public Open Space will
be along John Warner Parkway and at the intersection with Rio Road in the form of the proposed Trailhead
Park, which will provide to the surrounding community a connection to a public open space and a Center
..with convenient pedestrian and bicycle connections to the Center."'
Neighborhood Centers
The Project will "maintain the visual integrity"' of the Rio Road and John Warner Parkway Entrance
Corridors by continuing the character of the John Warner Parkway Entrance Corridor as rolling natural
' Places29: A Master Plan for the Northern Development Areas. adopted February 2, 2011, amended June 10, 2015,
Chapter 4.
'Albemarle County Comprehensive Plan. adopted June 10, 2015, Chapter 11, Parks and Recreation, Greenways, Blueways, Green
Systems, P. 11.21.
3 Places29: A Master Plan Chapter 6, Community Facilities and Services, p. 6-3.
41d. Chapter 8, Development Areas, Objective 6, p. 8.32.
s Id. Chapter 5, Place Types, p. 5-2.
6 Albemarle County Comprehensive Plan, 2015, Plan Summary, Historic, Cultural, and Scenic Resources, Objective 8, p. 5-19.
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open space with tree and flower plantings. Within the Landscape Buffer shown on the Application Plan,
the Applicant will either retain the existing natural undisturbed vegetation and/or plant a mix of deciduous
and evergreen trees and shrubs locally native to Virginia at a depth of thirty feet (30') within the fifty foot
(50') buffer and at a depth of twenty feet (20') within the thirty foot (30') buffer. The buffer will achieve
a naturalistic arrangement of trees and shrubs in a mix of deciduous and evergreen species and will include
large trees. The installation of the Trailhead Park with tree plantings and landscaping along the EC and
intersection will enhance the viewshed from both Rio Road and John Warner Parkway. As described in the
Mixture of Use principle section above with respect to the portion of the property designated as Urban
Density Residential, the Applicant has determined that the Project would not be strengthened by adding
non-residential buildings within the Urban Mixed Use (in Centers) portion of the Property. Such mixed
uses would increase the traffic in the area and would take away from the area needed for the public
Trailhead Park area.
Mixture of Housing Types and Affordability
The Comprehensive Plan posits a strategy of ensuring that Development Areas provide a variety of
housing types, stating that "a full range of housing types creates choices for residents." A primary impetus
for housing type choice is housing affordability, which apartments are uniquely suited to satisfy. The
Comprehensive Plan also notes that "a mixture of housing types may not be necessary for infill
development, depending on the context and location." As the pie charts accompanying Strategy 2g in the
Development Areas chapter and Strategy 4a in the Housing chapter illustrates, the County has a very low
stock of multifamily housing overall and within the Development Areas specifically, being only four
percent (4%) in both calculations:
Figure 9: Figure 3: Housing Types in Albemarle County
Dwelling Units in Development Areas
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The Comprehensive Regional Housing Study and Needs Assessment published by The Central Virginia
Regional Housing Partnership of the Thomas Jefferson Planning District Commission reports that only
three percent (3%) of the land in Albemarle County is zoned for multifamily housing, while ninety-five
percent (95%) is zoned for single-family housing (Table 14. Residential Zoning by Jurisdiction, 2018). The
report goes on to explain that "(u)nder the goal of protecting single-family neighborhoods, such zoning
restricts the opportunities for multi -family housing and increases multi -family land prices" (Id p. 61).
The areas surrounding the development are heavily developed with single-family detached homes, single-
family attached homes, and condominiums. As we have seen in a number of recent developments (e.g.
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Rio West and Greenfield Terrace Apartments), in such context of existing residential development, it is
appropriate to consider the proposed housing type in the context of surrounding development. The
Objective 2, Strategy 2g of Urban Development Areas provides that (uJless a mixture of housing types
already exists in an area, new development proposals should offer a variety of housing types for different
income levels"' (emphasis added.) In its July 30, 2019 work session for ZMA201900004 Breezy Hill, the
Planning Commission discussed the question posed by staff, "Should a variety of housing types (such as
townhomes and single-family detached) be provided within the development, or should only single-
family detached dwellings be provided?" Staff reported that "considering the proximity of this proposed
development to the existing Running Deer neighborhood, which is listed as being 'expected to retain
their low -density character; Staff believes it would not be inappropriate for only single-family detached
dwelling units to be provided in Breezy Hill." The Commission discussed the various possibilities and the
pros and cons of multiple housing types in relation to open space and affordable housing.
The Applicant does not propose to provide two or more housing types within this development for several
reasons. The Urban Density Residential designation calls for medium density in this location, there is a
range of housing types in multiple developments in close proximity to the Project, the development of
single-family or townhome units on the property would not be an efficient use of the property and,
further, would not enhance the housing mix in the area, which already includes townhome,
condominium, and single-family options. Further, the Applicant is proposing 15% affordable units within
the Project for ten years, as described in the paragraph below, which will ensure a mix of housing
affordability on site, which is the primary goal of this strategy of the Neighborhood Model Principle as is
indicated by the following statement: "Unless a mixture of housing types already exists in an area, new
development proposals should offer a variety of housing types for different income levels' (emphasis
added).'
Affordable Housing:
Multifamily housing often provides the best affordable option in high -cost areas close to urban
development where people work. The Applicant will offer 15% of the units at Housing and Urban
Development (HUD) Fair Market Rents, making them affordable for those earning 80% of regional
Area Median Income (AMI), based on family size; such affordable rates shall be offered for at least
ten (10) years following issuance of the Certificate of Occupancy for the Project.
According to the Staff report, prepared by Cameron Langille, dated May 6, 2020, "this
affordability component is met... [C]onsidering the mix of residential dwelling types in adjacent
neighborhoods, the proposal is generally consistent the Master Plan recommendations in the
context of the overall Rio Road E./John Warner Parkway area."
Relegated Parking
This principle is met because all parking is relegated from the pubic street, being located to the sides
or rear of buildings that are along the street.. None of the parking areas will be visible from the
Entrance Corridors. In its August 19, 2019 advisory hearing, the ARB decided to review illumination
' Albemarle County Comprehensive Plan. Chapter 8, Development Areas, Objective 2, p. 8.18.
s Albemarle County Comprehensive Plan. Objective 2, Strategy 2g, p. 8.18.
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and parking lot landscape buffering as part of the site plan review. The Project will have sufficient
parking space for the proposed use.
According to the Staff report, prepared by Cameron Langille, dated May 6, 2020, this principle is met.
Interconnected Streets and Transportation Networks
See the section entitled, "Road Infrastructure" below and the enclosed TIA analysis. The Project will include an
approximately 0.77-acre of land dedication forfuture road intersection improvements. The Project will provide
public access into the new Trailhead Park and an inter -parcel vehicular connection to TMP 61-167A to the
south.
According to the Staff report, prepared by Cameron Langille, dated May 6, 2020, this principle is met.
Multimodal Transportation Opportunities
As shown on the Application Plan, the Project includes interior sidewalks, a connector to the existing trail
along John Warner Parkway, and a new 10' bicycle/pedestrian pathway along Rio Road.
According to the Staff report, prepared by Cameron Langille, dated May 6, 2020, this principle is met.
Parks, Recreational Amenities, and Open Space
As discussed above, the Applicant will dedicate approximately 1.1 acres for use as a public park abutting
the existing City park. The Applicant will construct the improvements within the Trailhead Park as planned
in conjunction with the County Parks & Recreation Department with advice from the ARB during the site
planning phase of the Project. The Application Plan notes commit to specific types of recreational options,
and the proffers guarantee construction of the amenities within the Trailhead Park.
As noted on the Plan, the Applicant will either retain existing natural undisturbed vegetation or plant a
mix of deciduous and evergreen trees and shrubs native to Virginia within the Landscape Buffer, a
significant portion of which is within the existing 5.9 acre public park trail easement. The Buffers note was
developed with input from the ARB planner and captures the comments from the ARB's advisory meeting
on August 19, 2019. Charlottesville Department of Parks & Recreation has provided a letter (see enclosed
November 12, 2019 letterfrom Todd Brown) confirming that it has no objections to the additional grading
and planting within the City's easement area. The Applicant will maintain all plantings within the
Landscape Buffer.
According to the Staff report, prepared by Cameron Langille, dated May 6, 2020, this principle is met.
Buildings and Spaces of Human Scale
The Architectural Review Board considered a series of 14 questions from ARB staff at its August 19, 2019
meeting. In response to the question "(i)s human scale exhibited in the proposal, or is it anticipated that
human scale will be easily achievable in the proposed development," the landscape architect on the ARB
commented that the six -acre park and trailhead park and porches contributed to the satisfaction of this
principle. The ARB as a whole answered that, yes, this principle had been met by the proposal. The ARB
was fine with proposed three-story buildings, recommending that the massing be "broken up" by (a)
reducing uniformity in materials and color, (b) staggering or setback of portions of the buildings and use
of projections and bays, and (c) the proposed landscaping. Though a mix of heights would help, it noted,
such as two-story "hyphens;' it did not find them necessary for satisfying the desire for human scale. The
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Application Plan includes a Building Architecture note, developed in conjunction with the ARB Planner, to
address all recommendations regarding building massing and architecture.
According to the Staff report, prepared by Cameron Langille, dated May 6, 2020, this principle is met.
Respecting Terrain and Careful Grading and Regrading of Terrain
The project has been designed to respect the existing terrain and to protect the existing natural resources
of the property. All grading activity for the project will be outside of the preserved slopes, greenways,
floodplain, and stream buffers, as shown on the Application Plan. Private utilities have been designed
outside of the natural resource areas to protect these areas on the site. The public utility connections
have been designed to limit the impacts to the natural resources on the property.
According to the Staff report, prepared by Cameron Langille, dated May 6, 2020, this principle is met.
Impacts on Public Facilities & Public Infrastructure
This Project has been designed to have a minimal effect on the existing public infrastructure.
Water/Sewer:
The Property is located within the jurisdictional area for County water and sanitary sewer service. There
is an existing 12" waterline along Rio Road that will provide water and fire flow protection to
accommodate the proposed density and use of the Property. A sanitary sewer extension will be installed
across Meadow Creek and the city property to the south of the Property. The existing water and sanitary
sewer utilities are adequately sized to accommodate the Project. An alternate sanitary sewer connection
is being explored across the properties to the east of the project. Both alignments are feasible, and both
alignments have a minimal impact to the preserved slopes on the site.
Road Infrastructure:
A Traffic Impact Analysis report, dated March 26, 2021, is included with this Application. The report
includes the analysis and distribution of the traffic generated from the proposed development. The
purpose of the report is to provide trip generation calculations, evaluate turn lane warrants for the
Project's entrances, and to analyze capacity and queuing patterns at various intersections located near
the Project. The scope of the report was approved by representatives for the County and VDOT. In
addition to actual trip generation data, projected and estimated trip generation data relating to five
recently -approve projects also was included in the analysis.
With the completion of the proposed roundabout at the John Warner Parkway and Rio Road, the delay
experience at the critical intersection of Rio Road and CATEC entrance is expected to dramatically
decrease —even with the added traffic from this Project. Conditions at the other studied intersections also
are expected to improve with these improvements. [Please see Attachment E -Traffic Impact Analysis for
further details.]
The warrant analysis in the report supports a northbound left turn lane on Rio Road and a southbound
right -turn taper at the southern entrance to the Project. The warrant analysis also supports asouthbound
right -turn taper at the northern entrance to the Project.
Based upon the analysis in the report, the Applicant proposes to proffer the following: i) a cash
contribution of $750,000.00 toward the construction of the roundabout at the John Warner Parkway and
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Rio Road; ii) dedication of up to .82 acres for the right of way to accommodate the roundabout at the John
Warner Parkway and Rio Road; iii) completion of a northbound left turn lane on Rio Road and a
southbound right -turn taper at the southern entrance to the Project; and iv) completion of a southbound
right -turn taper at the northern entrance to the Project. The proposed Proffer for contributing to funds
and dedication of land forthe construction of off -site improvements is designed to mitigate the additional
traffic from the proposed development and help address existing traffic issues along the Rio corridor. All
planned or proposed traffic improvements are subject to change based on direction from VDOT.
Fire Rescue:
The Application Plan includes information regarding Fire & Rescue and shows 26' fire lanes, as required
for the height of the proposed buildings. Shawn Maddox indicated in the Fire Rescue Review Comments
that Fire Rescue has no objections to the Project.
Schools:
Students living within the Project would be within the current school districts for Agnor-Hurt Elementary
School, Burley Middle School, and Albemarle High School. According to planning staff, "(w)ith current
enrollment, Agnor-Hurt Elementary and Burley Middle School are under capacity; however, Albemarle
High School 2018-19 enrollment was over capacity by 126 students."' The total impacts of the apartment
complex on the school system is minimal, due to the total number of 3-bedroom units within the
development. Less than 10% of the total number of units will be 3-bedroom units, and one third of the
units will be one -bedroom units.
The County Schools10 provided the following matrix and estimates:
OFFICAL CALCULATOR
Type of Dwelling Unit Elementary Middle High Total
Single Family (Detached) 0.15 0.08 0.12 0.35
Single Family (Attached) (162)
0.13 (21)
0.05 (8)
0.08 (13)
0.26 (42)
Town Home
0.15
0.06
0.08
0.29
Multi -Family (328 Units)
0.12 (40)
0.03 (10)
0.05 (16)
0.21(68)
However, using the actual transportation data provided by County Schools", the total number of expected
school students per year from this Project is 18 students, based on data for comparable projects provided
by the Albemarle County Public Schools and the relatively small proportion of larger units:
Transportation Data from Albemarle County Schools (School Year 2019-20)
Reserve at Belvedere
Arden Place
Pre-K Elem Middle High
(294 Units) 1 7 2 4
(212 Units) 0 4 2 4
'Planning Commission Staff Report for ZMA201800013 Rio West, June 18, 2019.
-Email from Rosalyn Schmitt, Chief Operating Officer, Albemarle County Public Schools.
" Email from Renee DeVall, Routing and Planning Manager, Albemarle County Pupil Transportation.
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Rio Point (328 Units) 0 6 5 7 = 18 students
Impacts on Environmental Features
The Project proposes dedication of approximately 1.1 acres of open space to public use at the
intersection of Rio Road and John Warner Parkway. This property would be used for a Trailhead Park,
providing parking and other amenities to the existing 5.89 acre park easement already dedicated on the
Property for a bicycle and pedestrian trailway. The resulting aggregate 6.99+ acre public open space
dedication would commit one quarter of the Property to open space public use. In addition, there are
existing preserved steep slopes along the stream banks and adjacent to Meadow Creek that will be
preserved with this development. These preserved steep slopes will be protected as common open space
on the property and will not be disturbed. Upland pocket park areas are also proposed within the
development for active recreational amenities. These amenities include a pool, a clubhouse, and an
active recreational field. Finally, a 10' pedestrian/bike trail will extend the existing Rivanna Trail on the
north side of the Property along Rio Road on the east side of the Property. The total amount of proposed
open space, which includes open space dedicated to public use (Trailhead Park), active recreation areas,
the conservation area, the greenway, and common open space, is approximately 58.78% of the
Property's total acreage. Please see the locations and acreage calculations of open space on the
Application Plan.
There are no proposed impacts to the existing streams or wetlands on the property. The Property is being
clustered with this development, and all proposed development will be limited to the areas outside of the
critical slopes, including the preserved and managed slopes, and outside of the existing floodplain,
streams, and wetland areas on the Property. Please see Sheet 3 of the Application Plan, entitled "Grading,
Stormwater Management. & Utility Plan."
Proposed Proffers to Address Impacts
Please see the attached Proffer Statement.
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Attachments
A Parkway Place Development Concept Plan, prepared by Collins Engineering:
(1) PARKWAY PLACE APPLICATION PLAN:
Sheet 1 of 3: PRD Plan
Sheet 2 of 3: Notes
Sheet 3 of 3: Grading Plan
Parkway Place Development Illustrative Attachments
Zoning Maps (Existing Zoning; Comprehensive Plan Land Use Map)
Vicinity - Walking Radius
B Allowable Density Analysis (ZMA-2019-00008)
C City of Charlottesville Parks and Recreation Letter, dated November 12, 2019
D Albemarle County Schools Emails regarding Student Enrollment Expectations and
Transportation
E Traffic Impact Analysis and Response Letter prepared by Ramey Kemp & Associates,
updated April 2, 2021
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