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ZMA202300002 Narrative 2023-02-21Oak Bluff Rezoning Project Narrative Updated February 20,2023 Location: Crozet Eastern Avenue Connector Parcel ID 56L-F, 56-976, 56-97C, 56-97, 56-98A Approximate acreage: 31.887 acres Current Zoning: R-1 Residential The Oak Bluff rezoning consists of 5 parcels that play a key role in the connection across Lickinghole Creek. Currently zoned R-1 Residential, this proposal rezones the land to PRD Planned Residential District for a maximum of 134 dwelling units (net density). Additional housing density is achieved in this key growth area, affordable housing is provided and environmentally sensitive features of the site are preserved and highlighted The properties are designated as Neighborhood Density Residential in the Comprehensive Plan, envisioning 6 units per acre. This designation matches much of the surrounding areas, with some areas of higher density nearby. These are the last parcels to be developed in a vast network of neighborhoods, trails and transportation infrastructure that is planned for the Crozet area. Oak Bluff provides a mix of housing types and public amenity spaces. The final sections of the proposed Eastern Avenue Connector will be accommodated on portions of the site. Oak Bluff favorably combines the appropriate level of density, and connects this housing to existing trail systems and neighborhoods. Residents will have convenient access to all of the amenities and resources in Crozet, including options to walk or bike to downtown Crozet, to Crozet Park or to the Harris Teeter Shopping Center. To address the housing crisis in the Albemarle Charlottesville region, new and innovative housing types are needed. High quality housing that is less land consumptive and convenient to a mix of uses should be provided to protect our rural and environmental resources while creating an opportunity for lifestyles that are less dependent on the automobile and more focused on the human experience and enjoyment of place. Project Proposal: Proposed Zoning: PRD Density: Up to 134 units or up to 6 DUA The design incorporates 10-15% Greenspace and recreational amenities. In designing the conceptual layout of Oak Bluff, our team followed the Neighborhood Model Principles. Oak Bluff is a community focused on Pedestrian Orientation. An ample network of sidewalks and connections are provided throughout and around the property. Green spaces are located throughout the property to allow for outdoor experiences and the enjoyment of all residents. Oak Bluff is also directly accessible to existing trail networks. This project enhances the pedestrian network by granting an easement and new public greenway area to complete the Lickinghole Creek trail network. While Oak Bluff is a residential property, it is easily accessible to a Mixture of Uses via walking and biking. The proposed housing is a perfect complement to the great variety of surrounding uses. By having houses within walking distance of retail and restaurants, we create a symbiotic and supportive relationship of uses. Oak Bluff is an integral part of a mixture of residential housing types and is nearby to other commercial elements that create a complete Neighborhood Center. A Mixture of Housing Types and Affordability are proposed within this development. We anticipate a variety of unit sizes, including affordable housing on site. Affordable housing is addressed on the application plan. The site is designed with the principle of Interconnected Streets and Transportation Networks. The design includes platting and construction of portions of the Eastern Avenue Connector Road. The Eastern Avenue Connector Road will allow for Multi -modal Transportation Opportunities in Crozet. A series of Parks, Recreational Amenities, and Open Space are featured in the center of this site and easily accessible for all residents. By providing unit types such as townhomes and villas, the property design achieves the goal of Buildings and Space of Human Scale. The design of this unit type has a nice level of detail and rhythm of units, combined with centralized open spaces. Relegated Parking- All parking within Oak Bluff will be relegated from the Eastern Avenue Connector Road. Redevelopment- The site is currently vacant, so this principle does not apply, but the property is part of an overall development pattern that is harmonious with surrounding neighborhoods. Respecting Terrain and Careful Grading and Re -grading of Terrain Oak Bluff as designed, supports Clear Boundaries with the Rural Area as it is a responsible use of land within the development areas, with a density of up to 6 units per acre, as specified within the Comprehensive Plan. Public Need and Benefit: Albemarle County continues to grow, and in recent years the housing crisis has become one of the top issues in the region. Additional housing is needed to keep up with the growing demand of the area, and by providing a variety of housing types and affordable housing, we can help families of a broader income range find housing. By providing new housing opportunities, we can help meet the ever-present demand while also beginning to tackle the issue of affordability. Project Context Map Site and Surrounding Uses: The 31.887-acre site is currently vacant and surrounded by low and medium density residential uses. The site is hilly with some areas of critical slopes and drops down to the flood plain surrounding Lickinghole Creek. 3 r N L N'fVY'�• 12415?+i=� .W eSthail o30 Ab 556L 'p2.50i�6b�m� 5��t2 _F �56�' sS 5b✓\ 4/17 613 b 5 L L 5 0A 56-97C 6C-3256`,.02- �.S65i02� o\5i 56-976 / 6� 43 ' Gko1 ry`// 5 ACRES 6 335 �56L-456L-42!56\V /n / 02 S6H-Oi -� 35_ '1�56H 0�'..41 f n ` n N u 56L-38�9 56L-E F o�� ill( 5997 56 98B '10.459 01--A ACRES Gmd 56F-'01�12 56-98A r L T n n 6F2'` 1 n a IF 98 n m a F` 56-96O6-[8,PQ1 ��v n rn As shown on the Albemarle County GIS map above, the site is surrounded by other residential neighborhoods and is adjacent to existing trails and natural resources. Consistency with the Comprehensive Plan: Comp Plan Area Crozet: Neighborhood Density Residential The proposed rezoning is in compliance with the Comprehensive Plan designation of Neighborhood Density Residential, allowing up to 6 units per acre. For the purposes of this rezoning, density was calculated just in the areas shown in yellow in the map above. Impact on Facilities, Infrastructure, Transportation, Parks and Schools: Oak Bluff will include up to 134 attached and detached units in a variety of unit types. The trip generation for the project is shown below, based on a mixture of SFD and SFA units. Given the proximity to the proposed Eastern Avenue Connector, we do not anticipate any other transportation improvements will be necessary. Trips per day: 1,103 trips Peak AM: 78 VPH Peak PM: 102 VPH Oak Bluff includes dedication of public right for way for the Eastern Avenue extension through a portion of the property. Eastern Avenue is an important public infrastructure project that will create connections between neighborhoods and commercial areas in Crozet. Existing public sanitary sewer is available onsite. Public water is available along the northern property line and southern property line. Dedication of a greenway through the floodplain for the extension of the trailway system is an improvement to this public infrastructure, guaranteeing public access and proper maintenance of trails. The new neighborhood will also have additional proposed trailway connections. Families in the Oak Bluff Development will utilize the schools available in Crozet or private options. No additional school facilities are planned with this development. Impacts to Environmental Features: Oak Bluff has no impacts to the existing stream buffer or floodplain. In fact, most of the sensitive areas of the site will be included in a greenway dedication to Albemarle County. There are minor impacts to the preserved steep slopes on site with impact to one of the upland preserved slope areas. This area is not adjacent to or connected to the floodplain. Grading that works with the existing topography of the site to reduce impacts and protect sensitive areas. The site grading does not create steep slopes above the existing preserved slopes. The Oak Bluff Application Plan is included with this submittal.