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ZMA201900003 Resubmittal 2020-05-27 (2)ALBEMARLE BUSINESS CAMPUS ZMA2019-00003 I A NEIGHBORHOOD MODEL DISTRCT PROJECT NARRATIVE REVISION DATE: MARCH 16, 2020 OVERVIEW Albemarle Business Campus Property Tax Map Parcel Acreage Existing Zoning Proposed Comp. Plan No. Zoning Designation TMP 76-54 2.88 R-10 NMD Community Mixed -Use (up to 34 DUA) TMP 76-46A 10.17 R-2 NMD Urban Density (6-34 DUA) And Community Mixed -Use (up to 34 DUA) TMP 76-46F 0.58 CO NMD Urban Density (portion) (6-34 DUA) Total: 13.63 Additional Zoning Considerations Airport Impact Area (AIA), Entrance Corridor (EC), and Steep Slopes (Managed) Overlay District; ZMA199400020 included proffered conditions applicable to TMP 76-54, however based on the preliminary grading and utility plan approved with ZMA199400020 all of the property subject to the proffered conditions of that rezoning application is located south of the property affected by ZMA201900003, across 5th St.; Overlays (per Albemarle County GIS): DBIZ , Monticello Viewshed ZMA2019-00003 ABC NMD NARRATIVE I I Location A portion of the property is located at the intersection of 5th Street and Old Lynchburg Road across from the 5th Street County Offices. The remaining portion of the property, being a portion of parcel 46A and the 0.58 acre portion of parcel 46F are located on the west/southwest side of Old Lynchburg Road between Country Green Road and Mountainwood Road. PROJECT PROPOSAL 5th Street Forest, LLC is the owner (the "owner") of tax map parcel 76-46A and tax map parcel 76-54 in Albemarle County, which in the aggregate are approximately 13.05 acres, and 5th Street Forest LLC is the contract purchaser of 0.58 acres of tax map parcel 76-46F (collectively TMP 76- 46A, 76-54, and a portion of 76-46F, are the "property"). 5th Street Forest, LLC requests to rezone the property from Residential (R-2 and R-10) and Commercial Office (CO) to Neighborhood Model District (NMD) to allow for residential use, community commercial services, retail use, and a variety of other complimentary commercial uses. The Code of Development and Application Plan will establish: 1) A mixed -use development with a new streetscape on the corner of Old Lynchburg Road and 5th Street Extended 2) Internal and external pedestrian interconnections, including multi -use paths, trails, and sidewalks that link existing neighborhoods to the development as a mixed -use center 3) Bus stop improvements to the Charlottesville Area Transit Route 3 stop, 5th Street Extended at Old Lynchburg Road, and 4) Ample greenspace and amenity area providing open space that is inviting and supports the 5th Street Entrance Corridor. ZONING INTENT Section 20A.1 of the Albemarle County Zoning Ordinance states, "The purpose of the Neighborhood Model District (hereinafter referred to as the "NMD") is to establish a planned development district in which traditional neighborhood development, as established in the county's Neighborhood Model, will occur." Albemarle Business Campus proposes a code of development and application plan that will inform future development on the property that is consistent with the intent of the Neighborhood Model District by regulating building mass and placement, programmed green space and amenity areas, ZMA2019-00003 ABC NMD NARRATIVE 12 connected pedestrian networks, and a mixture of complimentary uses to contribute to a more connected community hub in the Southern and Western development areas. The Neighborhood Model ordinance states, "the mixture of uses shall be based upon the uses recommended in the land use element of the comprehensive plan," and Albemarle Business Campus proposes a development that aligns with this regulation by establishing a code of development that allows for commercial uses and residential densities that are recommended for areas designated as "Community Mixed Use" and "Urban Density Residential" by the Southern and Western Neighborhoods Master Plan, adopted June 10, 2015. CONSISTENCY WITH THE COMPREHENSIVE PLAN The Neighborhood Model District allows for an alternative to traditional suburban patterns of development that traditionally encourage sprawling separation between residential areas, business districts, and general commercial services. As aforementioned, the property is designated as "Community Mixed Use" and "Urban Density Residential," on the Future Land Use Map in the adopted Southern and Western Neighborhoods Master Plan (adopted June 10, 2015). At present, the property is zoned R-2 and R-10 Residential and a small portion of the property is zoned commercial office. Given the existing zoning on the property, a mixture of uses, as called for in the Master Plan, could not be realized on the property. The Neighborhood Model District zoning designation would allow for the property to develop in a manner that is more consistent with recommendations as called for in the Comprehensive Plan, with a mixture of uses, a unified pedestrian and multi -modal network, and an ample green space and amenity area. Pedestrian Orientation: The area surrounding the Albemarle Business Campus is predominately residential; these areas include the Villas at Southern Ridge, Cavalier Crossing, The Woodlands, Brookdale, and Redfields, among others. The considerable number of existing residents in nearby proximity to the property creates an ideal opportunity for supporting active transportation networks that are proposed to be constructed at ABC. The Albemarle Business Campus intends to attract users with a mixture of uses and provide the pedestrian infrastructure to these destinations. Currently there are areas that lack sufficient infrastructure, barring safe movement for pedestrians, specifically along Country Green Road and Mountainwood Road. Old Lynchburg Road features an existing asphalt path, however, this is only on one side of the road with intermittent crosswalks. The Southern and Western Urban Neighborhoods Master Plan identifies improvements to be made on 5' Street Extended and Old Lynchburg Road, such as bike/ped connectivity, street trees, and better stormwater management (curb & gutter). Albemarle Business Campus proposes right-of-way reservation on both sides of the property to reserve ample area for sidewalks/paths and landscape buffers. The application plan provides circulation diagrams on both sides of the development, which contribute to heightened internal and external connections. Notably, the existing asphalt path on 5th Street will be improved to a two-way shared use path 10' in width (with additional 2' graded shoulder on either side), with primary pedestrian routes branching off of the path into the mixed -use development. Pedestrian orientation is particularly central to this NMD proposal as although 5t" Street Station is ZMA2019-00003 ABC NMD NARRATIVE 13 approximately one -mile away from the property, it is only readily accessible by car or public transit as no continuous pedestrian or multimodal infrastructure exists from the Old Lynchburg/5`' Street intersection to the 5"' Street Station. With predominately residential uses surrounding the property, Albemarle Business Campus would be the primary commercial/service area that is walkable for these community members. Mixture of Uses: Designated as Community Mixed Use and Urban Density Residential areas, the mixture of uses is achieved through the code of development which ensures both residential and commercial uses will be realized on the property. Community Mixed Use calls for the "a mixture of residential and retail uses and services that serve the community... [with] the proportion of non-residential uses to ... residential uses [as] area dependent." Urban Density Residential encourages residential density with supporting uses and non- residential uses. Such land use designations, and the appropriate mixture of uses is achieved through this application plan. Neighborhood Center: The Southern and Western Urban Neighborhoods Master Plan identifies the County Office Building on 5"' Street Extended as an existing center, which is a neighbor to the Albemarle Business Campus. Neighborhood Centers are intended to be "a focal point of a neighborhood. A mix of uses is important to a neighborhood and usually, the mix will occur at the center... a center will be a high -intensity area, containing a mixture of businesses, services, public facilities, and employment that connects to residential areas and attracts activities of all kinds." Around the COB 5"' center are single-family detached housing and the Covenant School, with the multifamily uses and Region Ten across the street. As an immediate neighbor to COB 5, Albemarle Business Campus is able to further bolster COB 5' as a center by providing a strong presence of a mixture of uses and interconnectivity. Additionally, the proposed active transportation would contribute to the walkability around this Center. Mixture of Housing Types and Affordability: Within the Code of Development, Albemarle Business Campus is flexible in allowing for a mixture of housing types consistent with the density recommendation outlined in the Comprehensive Plan. Additionally, 15% of the total residential dwelling units built within areas designated for residential use shall be Affordable Dwelling Units (the "15% Affordable Housing Requirement). The 15% Affordable Housing Requirement may be met through a variety of housing types, including but not limited to, for - sale units or rental units. Providing for affordable housing not only addresses the needs of the housing objectives outlined in Chapter 9 of the County Comprehensive Plan, but provides workforce and affordable housing, providing housing supply for a range of income levels, including low -to -moderate income residents of the County. Interconnected Streets and Transportation Networks: ZMA2019-00003 ABC NMD NARRATIVE 14 Transportation networks consist of "1) streets and roads, 2) pedestrian paths, 3) bikeways, 4) bus routes, and 5) light rail lines." Interconnected streets are not exclusive to cars, but call for multimodal connections. There are a multitude of connectivity improvements proposed with this application including sidewalk, multi -use path, pedestrian pathway, and bus stop improvements. Multi -Modal Transportation Networks: The transportation network proposed with this development includes sidewalk installations and improvements as well as shared -use path improvements. Existing and proposed street sections provided with this rezoning application support a variety of transportation modes, with an emphasis on 5th Street Extended as a main transportation corridor. Parks, Recreational Amenities, and Open Space: As a mixed -use development, recreational and open space within Albemarle Business Campus will be an integral community gathering space. As discussed, the surrounding areas are predominately residential; mixed -use development and thoughtful greenspace provides destination points and the improvements to infrastructure facilitates to these destinations. Although Azalea Park is only 0.5-mile away from these neighborhoods, the I-64 bridge creates a barrier to those without car access, as the underpass bars safe pedestrian movement. With additions and improvements of sidewalks and shared -use paths, greenspace within this NMD could attract community members who had previously lacked access and promote health and wellbeing in the community. Buildings and Spaces of Human Scale: Building heights, footprints, and stepbacks are consistent with recommendations outlined in the Southern and Western Master Plan. Relegated Parking_ "No surface parking" areas are designated on the application plan to ensure parking is not located directly adjacent to major transportation corridors. Redevelopment: The property is currently undeveloped, and sits within the County's Development Areas. The development is located across from a designated neighborhood center, is on a major City/County transportation corridor, 5th Street, and is 0.5-mile from I-64, a major regional transportation corridor. This area of Albemarle County has been recognized by the Governor as a U.S. Department of the Treasury "Qualified Opportunity Zone", which provides a new revitalization tool for low-income census tracts in the Commonwealth and the proposed office space on the property will allow for business growth in Albemarle County. The Albemarle Business Campus aims to attract desirable employers and industries, by providing a build -to -suit approach to future businesses, expansive greenfield development for large office tenants, and workforce and affordable housing within the NMD development. Currently, there are no available sites in Albemarle County located in an opportunity zone that are able to ZMA2019-00003 ABC NMD NARRATIVE 15 accommodate a major employer in a single building. With full build -out, the Albemarle Business Campus would become a major employment center for the County, with an ability to provide space for 500 to 750 employees; with a mixture of uses, this number is estimated between 100 to 400 employees. There is limited office space in the vicinity of the proposed Albemarle Business Campus and moreover there is minimal, if any, available office space in the immediate area. The office space at Albemarle Business Campus could provide ample space for a few start-ups or growing local businesses. According to the "City of Charlottesville Office and Retail Market Study' from 2018, which also includes information about office and retail space in Albemarle County, the office vacancy rate for the County is 2.3% and the City has a 1.7% office vacancy rate. These numbers show the City and County have ample demand for more office space as a typical office market sees a 5-10% vacancy rate. Albemarle Business Campus NMD has the potential to step in as the missing link in the immediate community, becoming a significant center in the Old Lynchburg/5th St. area by fulfilling commercial/service and housing needs, south of the I-64 interchange. 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. SURROUNDING USES Two multi -family housing developments (one existing and one under construction) are located on the north side of the property. These apartments serve (and are proposed to serve) as off - campus housing for University of Virginia students. A nine -acre office park, owned by the Region Ten Community Service Board, is located adjacent to the property, sharing a western boundary and various housing and commercial uses are located along Country Green Road and Mountainwood Road, to the south of the property. From a bird's eye perspective, the immediate surrounding landscape (including the 5th Street County office complex) are consistent with an NMD application plan, creating a mixed -use center around the County offices and the intersection of Old Lynchburg Road and 5th Street Extended. IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE In addition to the proposed improvements to sidewalks, trails, and landscape design as mentioned above, traffic improvements to 5th Street Extended and Old Lynchburg Road ZMA2019-00003 ABC NMD NARRATIVE 16 intersection are proposed with this rezoning request. The proffers included with this request allocate funds for transportation improvements at this strategic intersection. The property is within the response district of the Monticello Fire Station and Monticello Rescue Squad and lies adjacent to the response district of the City Fire and Rescue. The property is patrolled by the Blue Ridge Police District, Sector 6, Beat 4 and the Albemarle County Police headquarters is located across 5th Street Extended from the property. According to American Community Survey (ACS) 2017 5-year estimates, there are approximately 2.62 people per household in Albemarle County. As single-family detached housing is not proposed on this property, it is our position that the household size on this property at maximum residential build -out would be 1.97 people per household (or 25% smaller than the County average). With a maximum of 150 units proposed on the site, there could potentially be 296 new residents within the Blue Ridge Police District and Monticello Fire and Rescue District. IMPACT ON SCHOOLS Anticipated impacts on schools have been extrapolated from data provided by Albemarle County Public Schools. Type of Dwelling Unit Elementary Middle High Total Single-family detached 0.15 0.08 0.12 0.35 Townhome 0.15 0.06 0.08 0.29 Multi -family 0.12 0.03 0.05 0.21 By -Right Development 26 Single-family detached homes 3.9 2.08 3.12 9.1 30 Townhomes 4.5 1.8 2.4 8.7 By -Right Total 17.8 Proposed Development 65 Townhomes 9.75 3.9 5.2 18.85 OR 150 Multi- family units 18 4.5 7.5 31.5 ZMA2019-00003 ABC NMD NARRATIVE 17 Net Impact +13.7 or +1.05 This property lies within the Cale Elementary School district, Burley Middle School district, and Monticello High School district. The by -right analysis was completed based on approved plans for by -right development on the property. A maximum of 150 units is being requested on the property as part of this NMD application and using the County's metrics, there could potentially be between 19 and 32 pupils in Albemarle County Public Schools from this proposed development, which is approximately 1 to 14 more students than would likely live in the neighborhood in the by -right development. As is evidenced by the data provided by ACPS, the potential number of students enrolled in ACPS from the development is largely influenced by the type of units built; for example, a unit mix that is predominantly or exclusively multi -family would likely result in a lower number of students per unit. ABC allows for townhomes in two blocks (Blocks 1 + 2); in the aggregate these blocks would total approximately eight acres and so the impact from a predominantly townhome development was evaluated at a maximum of 65 units, accounting for a general standard density for townhome developments. IMPACT ON ENVIRONMENTAL FEATURES All design and engineering for improving the property will comply with applicable County and State regulations. Regional Stormwater Management facilities have been constructed for the Sterling University Housing project (Wahoo Way). These facilities have been designed to accommodate some of, if not all, of the proposed runoff from the property. Any additional stormwater management design will be consistent with similar urban development projects and will utilize a combination of features, such as on -site surface facilities, on -site underground stormwater management facilities, and/or off -site nutrient credits. PROPOSED PROFFERS TO ADDRESS IMPACTS A proffer statement is included with this rezoning application. Proffers provided include a limitation on the maximum number of trips generated in the peak hour and daily from the proposed development to limit potential adverse traffic related impacts from the development site. Additionally, proffers are provided for transportation improvements that may be realized as physical improvements, a cash contribution, or a combination of a cash contribution and land dedication potentially necessary to implement certain traffic improvements. ZMA2019-00003 ABC NMD NARRATIVE 18 CITATIONS 1 Table "DP05" ACS Demographic and Housing Estimates. U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates ZMA2019-00003 ABC NMD NARRATIVE 19