ZMA202200002 Narrative 2022-02-22Sieg Rezoning Narrative
Project Description:
February 21, 2022
This proposal is for the rezoning of multiple properties near the intersection of 1-64 and Route 29. The
properties, listed in the table below (herein the Property), range from .9 acres to over 43 acres with a
combined total acreage of approximately 63.46 acres. The existing zoning of the Property is R-1 and HC,
and the intent of this proposal is to rezone the included properties to Neighborhood Model District
(NMD).
The project will include a mix of residential and commercial uses, as anticipated by the Comprehensive
Plan for this location. Approximately 475 residential units are proposed, primarily multifamily. The
proposal also includes a congregate care facility, office buildings, a hotel and approximately 165,000
square feet of commercial development. (See attached trip generation information in the TIA report).
TMP
Owner
Owner Address
Acreage
Current
Zoning
75-53
RED Gold Eagle, LLC
455 2nd Street SE, 5" Floor,
43.81
R-1
Charlottesville, VA 22902
75-56
THE PINES GROUP
PO BOX 1467 CHARLOTTESVILLE, VA
10.79
HC
22902
75-54A
RED Gold Eagle, LLC
455 2nd Street SE, 51" Floor,
1.9
HC
Charlottesville, VA 22902
75-54
THE PINES GROUP
PO BOX 1467 CHARLOTTESVILLE, VA
1.5
HC
22902
75-55
J W SIEG & COMPANY INC
1180 SEMINOLE TRAIL SUITE 290
2.6
HC
CHARLOTTESVILLE VA, 22901
75-55C
J W SIEG & COMPANY INC
1180 SEMINOLE TRAIL SUITE 290
.9
HC
CHARLOTTESVILLE VA, 22901
Ex. Gold
VDOT Right of Way
1.7
N/A
Eagle r/w
63.46 +/-
Description of Surrounding Properties:
Route 29 and 1-64 form two of the site boundaries. To the east of Gold Eagle Drive, the existing site
access, is the Virginia Eagle Distributing Company. The area to the southwest of the properties, the
Sweetspot property, is primarily wooded and undeveloped.
Public Need & Benefit:
While Albemarle County continues to grow, no new land will ever be available. Therefore, it is important
to plan carefully, especially in the case of larger parcels, such as the Sieg property. At 63.46 acres, the Sieg
property is strategically positioned at the crossroads of Interstate 64 and Route 29 and within the growth
area of Albemarle County. This land is ideally situated for a new mixed -use community with a variety of
housing options, office sites, aging in place and retail destinations. Site accessibility is key for the Sieg
property, making it well suited for a variety of use types to serve local residents. In addition to a healthy
balance of uses, the property will also include new affordable housing opportunities within the County, in
close proximity to Charlottesville proper.
In designing the conceptual layout of the Sieg Property, our team closely followed the Neighborhood
Model Principles.
Sieg is a community focused on Pedestrian Orientation. An ample network of sidewalks, trails and
connections are provided throughout and around the property. Green spaces and Civic Spaces are
located throughout the property to allow for outdoor experiences and the enjoyment of all residents.
The Application plan includes extensive trails that easily accommodate a future connection to the
Hedgerow Park trails and beyond. The trails provided on this site are just one puzzle piece of a much
larger regional network of trails.
While Sieg is a mixed -use center and includes a Mixture of Uses throughout the site. The proposed
application plan allows for a healthy mix of housing, retail and office space. A regional Mixed Use Center
is centrally featured in the site to allow for easy access from all other areas of the rezoning to the site
amenities.
Sieg is an integral part of a mixed -use center that can also serve as a Neighborhood Center.
A Mixture of Housing Types and Affordability are proposed within this development. We anticipate a
variety of unit types and sizes, such as various sizes of apartments, 2 over 2 units, and affordable housing
on site. Affordable housing is addressed within the application plan and code of development included
with this submittal.
The site is designed with the principle of Interconnected Streets and Transportation Networks. The design
includes two connections to Route 29 and two potential connection points to the Sweetspot of Albemarle
property that is directly adjacent. This site has the potential to be part of a larger bike and pedestrian
trail network that would provide interconnection to various sites in the County and in the City of
Charlottesville.
By being a part of a mixed -use center, the site is set up well for Multi -modal Transportation
Opportunities, as they become available, especially along Route 29.
A series of Parks, Recreational Amenities, and Open Space are incorporated throughout the site to
provide a variety of open space experiences and green space that will be well utilized.
While the specific buildings have not yet been designed, the site is conceptually designed to support
Buildings and Space of Human Scale. Site topography favors smaller buildings that step with the land
versus larger buildings and massive footprints.
Relegated Parking- All parking within Sieg will be well buffered from the Entrance Corridors with
landscape buffers and buildings emphasized.
Redevelopment -The site is currently vacant, so this principle does not apply, but the property is part of
an overall commercial development.
Respecting Terrain and Careful Grading and Re -grading of Terrain the Sieg property will require ample
grading for any development to occur, however, the proposed road network and building sites are
carefully designed to work with the grades of the site so retaining walls are minimized as much as
possible.
The Sieg property, as designed, supports Clear Boundaries with the Rural Area as it is a responsible use of
land within the development areas, with a healthy mix of uses and preservation of sensitive areas of the
site.
Comprehensive Plan Land Use Desianation
The properties within this rezoning proposal are all designated Regional Mixed Use in the Albemarle
County Comprehensive Plan. This designation represents a mixture of residential and retail uses and
services that serve the region. Residential density up to 34 units per acre is allowed. A mixture of uses
within buildings is encouraged with retail/office on ground floor and residential or office on upper floors
Proportionately more non-residential uses than residential uses are expected overall in these areas.
The proposed Land Use Diagram (in the Code of Development) demonstrates the designations as they
would apply to the Property, ensuring an appropriate mix of commercial and non-commercial uses that
complement one another and are sensitive to the existing topography of the site
Primary Uses: Regional serving retail and service, and office uses. Residential uses as townhouses,
apartments, and attached housing units. Non -industrial employment centers. Maximum office building
footprint - 20,000 sq. ft. Maximum single -building footprint other than office, 80,000 sq. ft.
Secondary Uses: Auto -commercial sales and services, office/R&D/flex/light industrial uses.
Project Impacts:
TRAFFIC
The applicant is currently coordinating with VDOT regarding traffic impacts and analysis. The project TIA
shows no significant impacts with this development. Off site transportation improvements, as required,
are included with the proffer statement for this rezoning.
PUBLIC FACILITIES & INFRASTRUCTURE
Because a lower density of housing is provided overall, no considerable impacts to public facilities and
infrastructure are anticipated. With approximately 400 residential units over 61 acres, a density per acre
of 6 units is projected. This density is low for a site that could accommodate up to 34 dwellings per acre,
however, much of the land is dedicated to other use types such as hotels, offices and retail spaces, all of
which benefit the County through tax revenues.
The developer is extending water and sanitary sewer utilities to the Sieg property for the proposed
development. The utilities will cross Route 29 and route through the development blocks. In addition, a
water tank and booster pump shall be installed within Block 6 for the development. This facility will be
reviewed, approved, and accepted by VDH and ACSA. ACSA will own and maintain the water tower and
booster pumps to service the development.
A flow capacity certification will be requested from RWSA during the review and approval process for
each proposed phase of development. All proposed dwelling units shall be served by gravity sewer
laterals, connecting to the public sanitary sewer lines.
A utility master plan will be submitted to the Albemarle County Service Authority for review and approval,
prior to the approval of the first initial site plan or subdivision plat.
ENVIRONMENTAL FEATURES
The Sieg property includes preserved steep slopes, managed steep slopes and areas of flood hazard
overlay. In all cases, we are following Comprehensive Plan guidance on preservation of slopes, except in
the one area where the plan allows for disturbance to accommodate the site entrance road. The
proposed concept also avoids impacts to the flood hazard overlay.
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Analysis of Consistency with the Comprehensive Plan:
The full text of the Comprehensive Plan, as it relates to the parcels included in the proposed zoning, is
included for reference below. As stated previously, the land use designation for the Property is Regional
Mixed Use, which contemplates a mix of residential and non-residential uses. The property adjacent to
this rezoning already includes a beverage distribution business and is currently zoned HC will be excluded
from our proposal, however it remains part of this Regional Mixed Use area and allows for additional
commercial or industrial development at this center that could support relocation of target industries to
Albemarle County.
While the Comprehensive Plan notes that the southwest quadrant of Route 29 South and the 1-64
interchange is well suited for a variety of industries, after close analysis of the land, the topography, and
the sensitive areas on site, our team has concluded that there are a few key areas where such
development might occur. Otherwise, the topography of the site lends itself to much smaller building
types that can be incorporated into the landscape versus larger uses that would require extensive grading
and massive retaining walls. Smaller building types allow greater protection of the site terrain and natural
areas. Forested buffers will also be retained to maintain the character of the Entrance Corridor along
Route 29 South, and open space amenities are provided throughout the site.
ALBEMARLE COUNTY COMPREHENSIVE PLAN
The southwest quadrant of the Route 29 South and 1-64 interchange contains a future Center which
is shown for Regional Mixed Use, land with an Industrial designation, and areas shown for Parks and
Green Systems. At present, part of the Center contains a beverage distribution business. Commercial
and residential uses are allowed on the property shown for Regional Mixed Use, although this area
may also be used for industrial uses. The Industrially designated area is expected to support the
County's target industries that need a location near an interstate interchange and/or close proximity
to downtown Charlottesville and/or the University of Virginia, but are not adaptable to a mixed -use
environment. This location is particularly suited for the following industries and employment
activities, and development activities should be in keeping with advancement of the County's overall
economic development goals:
Research and development with associated light assembly
0 Specialty food production and distribution
0 Adult beverage production and distribution
0 Other small distribution facilities ancillary to a production operation
0 Business and financial processing operations.
The terrain in this area is hilly and, at present, is covered mostly in deciduous forest. Moore's Creek
crosses the front of the properties designated for Regional Mixed Use along Route 29 South. Some of
the area shown as Parks and Green Systems contains environmentally sensitive systems including
steep slopes, streams, and vegetation that forms a stream buffer. Protection of these features is
important for habitat protection within Hedgerow Park and the Ragged Mountain Natural Area.
Passive recreation and trails may be appropriate in areas designated for Parks and Green Systems
and a public greenway is proposed to extend from the Redfields neighborhood across Route 29
South, through the Regional Mixed Use Area, westward to Hedgerow Park. The Parks and Green
Systems designation also includes forested buffer to the Rural Area on the southwestern edge of the
Development Area and along the Entrance Corridors of Route 29 South and 1-64. These forested
buffers should be preserved and maintained to protect the quality and character of these roads and
to help minimize the visual impacts to the Entrance Corridors.
Because of the terrain and this area's location along two Entrance Corridors, building and site
appearance are important. Creativity in building design is desirable. To the extent possible, buildings
should be designed to fit into the terrain rather than require extensive grading. Tall retaining walls
are discouraged. Minimal removal of tree cover is expected.
Industrial uses have the potential to produce noise and odors; however, the proximity to nearby
residential and employment areas requires that new uses at this location have minimal noise and
odor impacts.
Improvements to the Route 29 South/1-64 interchange are called for in this region's Long Range
Transportation Plan (LRTP). While the project has the highest priority in the LRTP, the scope and
timing of the improvements have not yet been determined. Timing for the improvements may affect
or be affected by development of land in this quadrant. Ensuring the safety of residential,
commuting, shopping, and employment traffic is essential. Any future improvements to the
interchange could physically impact some of the properties at the interchange and developers should
coordinate with the Virginia Department of Transportation (VDOT) on future plans for interchange
improvements.
When improving route 29 to support development at this quadrant, consideration should be given to
the importance of the following:
2 Preserving left turn movements from the residential areas served by Teel Lane onto Route 29 going
south,
0 Preventing left turn movement from the Regional Mixed Use area served by Gold Eagle Drive onto
Route 29 going north towards 1-64,
0 Improving the ability of truck traffic to make left turns to travel west on 1-64, and
0 Finding alternatives to accommodate truck movements onto Route 29. It is preferred that truck
movements going both north and south are safe and convenient without the need for a traffic signal.
Vehicular, pedestrian, and bicycle connections should be made between the Regional Mixed Use
area and the Industrially designated area to help create a vibrant, active Center. These connections
will help to minimize conflicts with local traffic on Route 29 South between employment areas,
commercial services, and residential areas. Entrances to the properties will need to be sufficiently
spaced from 1-64 to meet VDOT safety standards. Depending on site distance and access
management requirements, slopes designated for preservation may need to be disturbed to build
entrance roads to the properties.
Extension of public water and sewer lines to this area will be needed. Along with these utilities,
infrastructure improvements should be provided concurrent with or in advance of development of
the Industrial and Regional Mixed Use areas.
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