Loading...
ZMA202100005 Narrative 2021-04-191805 AVON STREET EXTENDED I PLANNED RESIDENTIAL DEVELOPMENT ZMA2021-XXXX PROJECT NARRATIVE Parcel Acreage Existing Zoning Comprehensive Plan Designation TMP 90-35D 2.377 AC R-1 Urban Density Residential TMP 90-35H 1.25 AC R-1 Urban Density Residential Project Proposal Victorian Properties II, LLC is the owner of tax map parcel 09000-00-00-035DO and James R. Moss is the owner of tax map parcel 09000-00-00-035HO in Albemarle County, Virginia. Tax map parcel 09000-00-00-035DO and 09000-00-00- 035H0, (collectively the "property") are the subject parcels of this zoning map amendment request. The property is located on Avon Street Extended, immediately adjacent to the Avinity subdivision and Church of God Southside. Victorian Properties II, LLC (the "applicant") requests a zoning map amendment for the 3.627-acre property from R-1 Residential to Planned Residential Development to allow for a maximum 85 residential units which are proposed as a mixture of two-family, duplex, triplex, and multi -family structures. The proposed max density on the site is 24 DUA. Consistency with the Comprehensive Plan TMP 90-35D and 90-35H are designated as areas of Urban Density Residential by the Albemarle County Comprehensive Plan. If approved, a rezoning to PRD would allow for a maximum of 85 units total to be constructed on the property, for a proposed density of 24 DUA, falling in line with the Comprehensive Plan recommendations of 6-34 DUA. The property seeks to house these 83 units in a mixture of residential structures of a neighborhood scale, as well as repurposing an existing building as a two- or three -unit dwelling. The variety of housing types contributes to missing middle housing that is lacking in Albemarle County. Furthermore, with a mixture of housing types within the development, a range of housing values will be integrated into the neighborhood with similar build styles, creating a cohesive mixed -income neighborhood as desired by the Comprehensive Plan. The following is an analysis of the project's consistency with Neighborhood Model Principles: Pedestrian Orientation: The proposed site design encourages pedestrian movement internally and externally. With the completed Avon Street Corridor study, proposed sidewalks would connect to the future 10' shared -use path that is planned for the extent of Avon Street Extended. Mixture of Uses: Commercial uses are not a by -right use within a Planned Residential Development, therefore this principle is not applicable. Neighborhood Center: While the property is not located within a designated Neighborhood Center, the Avon Street Extended Center is approximately 2,500', or 0.5-mile, north of the property, within a ten-minute walking shed for residents. This neighborhood center would be easily accessible by muldmodal transportation opportunities at the time of implementation of the Avon Street Corridor plans. Mixture of Housing Types and Affordability: ZMA2021-XXXX 1805 Avon Street Narrative I 1 The proposed development would provide a maximum of 85 units, with a mixture of two-family, duplex, triplex, and multi -family structures, and for an existing building to remain to be repurposed as a duplex or triplex. With varied housing types and sizes, there will inherently be a mixture of affordability within this PRD. Interconnected Streets and Transportation Networks: The application plan shows one entrance from Avon Street Extended. Interconnection to Avinity may be achieved through the intersection at Avinity Loop and Degraw Street. If vehicular connection to these private streets is not permitted, only an emergency access route will be provided to this roundabout. Multi -Modal Transportation Networks: The proposed application plan features sidewalks throughout the site that will connect to the future Avon Street shared - use path. The travelways of the development would feature low volumes of slower traffic, accommodating bicyclists throughout the site, while providing access to future bicycle infrastructure on Avon Street. Parks- Recreational Amenities- and Open Space: As a proposed Planned Residential Development, the site will provide 25% of open space. Programmed open space and amenities will be located adjacent to the larger structures, at a central location to the development. Furthermore, the site is nearby the future Biscuit Run park; the Avon Street Corridor study outlines County's intentions to provide multimodal transportation opportunities to this County amenity. Buildings and Spaces of Human Scale: Building heights, footprints, and stepbacks are consistent with recommendations outlined in the Master Plan. Relegated Parking_ Parallel parking is proposed along the entrance, with perpendicular parking relegated away from Avon Street Extended. Redevelopment: The existing parcels are zoned R-1, with single-family residential uses on the property. The Comprehensive Plan designates the property as Urban Density Residential, which encourages higher density development from 6-34 DUA of all housing types. Redevelopment of the property to a mixture of housing types at 24 DUA would fall in line with the Comprehensive Plan recommendations for this portion of Avon Street. Respecting Terrain and Careful Grading and Regrading of Terrain: Managed slopes are present on the property and any grading in managed slopes will comply with Section 18-30.7.5 of the Albemarle County Code. PRD Open Space Requirement Section 19.6 of the Albemarle County Zoning Ordinance requires that no less than 25 percent of the area devoted to residential use within the PRD shall be in common open space. 25 percent of the total 3.627 acres is 0.91 acres (39,498 SF) to be designated as open space for the development. The proposed development will comply with the minimum open space requirement, while providing programmed recreational space in the middle of the parcel for residents to enjoy. IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE ZMA2021-XXXX 1805 Avon Street Narrative 12 Water and sewer: The property is to be served by public water and sanitary infrastructure. Proposed sanitary is to connect through the adjacent Avinity subdivision and the proposed waterline is to connect to existing water infrastructure across Avon Street Extended. Traffic: Due to its adjacency to Church of God Southside, the property does not meet VDOT entrance spacing standards. See the attached Access Management Exception request provided with this submission. Traffic generated by the proposed development may add 35 trips during the morning peak hour and 45 trips during the evening peak hour. Right and left turn lanes are not warranted by the proposed use. See the Access Management Exception request for further details on impacts to traffic. IMPACT ON SCHOOLS Elementary Middle High I Total Multifamily 0.12 10.03 10.05 10.21 85 Units 1 10.2 12.55 14.25 1 17.85 With the proposed 85 multifamily units, there could be up to 18 students added to the Albemarle County Public School system. Future students of this development would attend Mountain View Elementary School, Walton Middle School, and Monticello High School. IMPACT ON ENVIRONMENTAL FEATURES Managed steep slopes are present on the property and any grading activity within areas designated as managed slopes shall comply with Sec. 30.7.5 of the Albemarle County Zoning Ordinance. Stormwater is to be captured on -site and is proposed to discharge into the designated open space adjacent to the property. Design and discharge of stormwater management will comply with the relevant DEQ and VSMP regulations. PROPOSED PROFFERS TO ADDRESS IMPACTS Being as this is a planned development district, the application plan is a proffered commitment. ZMA2021-XXXX 1805 Avon Street Narrative 13