Old Trail Village Application for Zoning Map Amendment Written Narrative

Transcription

1 I. Prject Prpsal A. Zning Histry Old Trail Village Applicatin fr Zning Map Amendment Written Narrative March Muntain Prperties, LLC ( March Muntain ) is the wner and develper f Old Trail Village, which was riginally apprved as ZMA in September, The rezning apprval included a Cde f Develpment, General Develpment Plan, and Prffers. Old Trail Village was subsequently amended by ZMA n Nvember 12, 2008, which allwed fr an amendment t Table 4 f the Cde f Develpment t permit rest hmes, nursing hmes, cnvalescent and similar hmes, and assisted living facilities. ZMA als included revised prffers dated Octber 23, A senir living and assisted living facility was subsequently cnstructed in Blck 2, as permitted by ZMA Old Trail Village was further amended by ZMA , apprved n March 11, 2015, which allwed fr Carriage Huse units in certain blcks. In additin, a number f variatins t the Cde f Develpment have been apprved since 2005, pursuant with Sectin f the Zning Ordinance. In 2009, Sectin 20A f the Zning Ordinance, which regulates Neighbrhd Mdel Zning Districts such as Old Trail Village, was amended such that the term "General Develpment Plan" is n lnger applicable. Pursuant t the definitin f "Applicatin Plan" in Sectin 3 f the Zning Ordinance, "a plan designated and apprved as a general develpment plan fr a neighbrhd mdel district between March 19, 2003 and Octber 14, 2009 is an applicatin plan fr purpses f this Chapter." With this ZMA, we are revising the apprved General Develpment Plan prepared by Timmns Grup. As such, the General Develpment Plan prepared by Timmns Grup, with a last revisin date f August 31, 2015, and apprved as a part f ZMA , is nw deemed t be the Applicatin Plan. Old Trail Village is cmprised f numerus parcels that were riginally a prtin f tax map parcel 55E-1-A1, but have since been subdivided frm that parcel. Hwever, this prpsed zning map amendment is limited nly t thse certain parcels still wned by March Muntain, being TMPs 55E-01-A1 (t exclude prtins f 55E-01-A1 that lie utside the zning bundary fr ZMA ), 55E-01-A2, 55E-01-A3, 55E-01-A4, and 55E-01-A5, 55E-01-3A-1 (cllectively, the Prperty ). Mre specifically, this Cde f Develpment Amendment shall regulate the fllwing blcks: prtin f 3, 5, 6, 7, 10, 12 Phase 3, 16, 17, 18, 19, 20, 21, 22, 24, 25, 26, prtin f 27, 30, prtin f 31 (exclude 31A), 32, 33, 34, and the unsld lts in Blck 35, specifically 35B. See revised Sheet 2 f the Applicatin Plan fr a map f these areas t be regulated by the prvisins f this Zning Map Amendment.

2 B. Descriptin f Subject Prperty The Prperty is zned Neighbrhd Mdel Develpment ( NMD ), and prtins f the Prperty are als zned Entrance Crridr Overlay District. The Crzet Master Plan designates the Prperty fr a mixture f Mixed Use, Urban Density Residential, and Neighbrhd Density Residential. The Prperty is lcated ff f Rute 250 West, alng Old Trail Drive. Uses nearby include ther prtins f Old Trail that were nt part f the riginal 2005 rezning, are nt zned Neighbrhd Mdel Develpment, and are nt part f this rezning amendment (Upper Ballard Field, Ballard Field, Creekside, Carriage Park, and the Old Trail Glf Curse and Clubhuse), Henley Middle Schl, Brwnsville Elementary Schl, Haden Place, and ther residential neighbrhds n the nrth side f Jarman s Gap Rad including Bargamin Park, Waylands Grant and Greyrck. On the suth side f Rute 250 frm Old Trail Drive is Western Albemarle High Schl. C. Prpsal Descriptin The purpse f this ZMA is t amend the Cde f Develpment t update the riginal Cde f Develpment, apply variatins that were apprved nly fr certain blcks t the entire Prject, and t add clarity in cnnectin with a number f issues that have been raised as the Prject has develped. The amendment prpsed significantly reduces the size f the Cde f Develpment thrugh the eliminatin f utdated infrmatin, repetitive cntent, and levels f specificity that make the Cde cumbersme t enfrce and d nt allw fr flexibility fr the cmmunity t evlve as needed when markets and demands change. Several blcks f Old Trail Village have already been develped. It is the intentin f the wner and develper t cntinue t develp Old Trail Village as the design and quality precedent dictates, cntinuing t use the standards f the Neighbrhd Mdel. Nne f the changes made t the Cde f Develpment in this prpsed amendment are incmpatible with the frm and character f such mdel. Belw is a summary f sme f the significant changes made t the Cde f Develpment thrugh this prpsed amendment: 1. This prpsal reduces the minimum number f residential units t be cnstructed within Old Trail Village frm 1,600 t 1,000, creating additinal flexibility as develpers adapt t changing cnsumer preferences thrughut the life f the Prject. This reductin is necessary and apprpriate given the need t prvide slightly larger lts, and t increase the amunt f parks and ther cmmunity space within the Prperty, all in respnse t market demands. 2. The fllwing regulatry Tables were intentinally mitted:

3 Table 5 Density and Flr Area Ranges Part f the regulatry cntent frm this table was added t the new Table 5 Density Regulatins. Table 5A Maximum Units by Unit Type The regulatry cntent frm this table was revised, simplified and incrprated int the new Table 5 Density Regulatins. Table 6 Zning Regulatins This table was revised and retained as Table 6 and Table 6a in the Develpment Regulatins sectin f the Cde f Develpment. Table 6A Spatial Enclsure and Building Height Regulatins fr CT5 and CT4 and Table 6B Spatial Enclsure and Building Height Regulatins fr CT3 Cntent cntained a level f specificity nt required in a Cde f Develpment. Table 7 Minimum Setbacks This table was revised and retained in the Develpment Regulatins sectin f the Cde f Develpment. Table 8 Architectural and Landscape Standards and Table 9 Architectural Standards by Style Cntent cntained a level f specificity nt required in a Cde f Develpment. 3. The fllwing revisins were made t Table 4 Land Uses Allwed : Accessry units within an attached structure and accessry units (carriage huses) within a detached structure were added as allwed uses. Farm stands were included as permitted uses. Tier I, Tier II, and Tier III Persnal Wireless Facilities were updated r added as permitted uses t reflect current Cunty cde. Cluster Cttage units were included as permitted uses. Ftntes were revised t reflect afrementined revisins. 4. This prpsed amendment incrprates regulatins fr Cluster Cttage units as described in the Cde f Develpment. Cluster Cttage units are cmpatible with the principles f the Neighbrhd Mdel as they prmte cmmunity riented pen space, pedestrian rientatin, and they add t the already diverse mixture f husing types within Old Trail Village. 5. The street frntage requirements detailed in the Albemarle Cunty Cde d nt prvide the flexibility needed fr Neighbrhd Mdel develpment. Therefre, this prpsed amendment allws fr lts within Old Trail Village t frnt n pen space r lw impact private rads cnstructed f pervius pavers r asphalt. These frntage ptins allw fr mre cmpact develpment cnsistent with the Neighbrhd Mdel Principles, while still maintaining 20 travelways fr emergency vehicle access. 6. In general, the language f the Cde f Develpment was expanded t reiterate and clarify that the Applicatin Plan is nly intended as a cnceptual framewrk f develpment, while prviding flexibility necessary t adapt t changing market needs and demands. The central gal f this amendment is t ensure such flexibility is achieved.

4 7. At staff s suggestins fllwing a mandatry pre-applicatin meeting, the text cntained within pages 5-16 f the riginal Cde f Develpment were deleted, since they were nt regulatry in nature. 2 nd Submittal - After receiving staff cmments frm the first submittal and meeting with staff t review thse cmments, we decided t include a revised Applicatin Plan with ur resubmittal. The majr revisins t the Applicatin Plan include: 1. Remved tables n Sheet Eliminated detail f internal blcks n Sheet Added a nte clarifying that the rads and lts shwn n Sheet 3, Sheet 5, Sheet 7, Sheet 8, and Sheet 9 are cnceptual. 4. Eliminated minr rads n Sheet Eliminated the Transprtatin Chart n Sheet 4. A simplified versin f this chart is included as Table 3 in the amended Cde f Develpment. 6. Added a nte cncerning the rad that cnnects Blck 22 and Eliminated a prtin f the rad behind Blck 3 n Sheet 4 and added a nte. 8. Added a nte cncerning a prtin f Rad B behind Blck 6, Blck 5, and between Blck 5 and Blck Intentinally mitted Sheet 6. II. Cnsistency with Cmprehensive Plan Althugh the Cmprehensive Plan is currently underging a revisin and update, this sectin will address the existing plan as adpted by the Bard f Supervisrs (the Bard ) f the Cunty. A. Cunty Land Use Plan A key cmpnent f the Land Use Plan, which is a central element f the Cmprehensive Plan, is the Neighbrhd Mdel. This amendment des nt prpse any regulatry changes that are incmpatible with the Neighbrhd Mdel. B. Crzet Master Plan In 2004, the Bard adpted the first Crzet Master Plan as a cmpnent f the Cunty s Cmprehensive Plan. The Crzet Master Plan was updated in 2010 and represented the first five-year update. Based n citizen input, as distilled by the Crzet Cmmunity Advisry Cuncil and the Cunty Planning Cmmissin, the 2010 update articulated a visin fr the future f the Crzet area. The Neighbrhd Mdel is, again, central t this visin. Furthermre, amng the guiding principles f the Crzet Master Plan is (i) that develpment will prtect its natural resurce assets thrugh a variety f cultivatin, recreatin, and cnservatin effrts and (ii) that the services and facilities in Crzet shuld accmmdate the changing needs f the cmmunity as it grws ver time.

5 As t item (i), the prpsed reductin in the minimum number f residential dwelling units will preserve mre land than the riginal plan intended fr recreatin and cnservatin, while still remaining within the prpsed density ranges identified in the Crzet Master Plan. As t item (ii), the prpsal allws fr increased develpment flexibility, which is ne key reasn as t why the Neighbrhd Mdel has prven s advantageus fr develpers and will cntinue t d s in the future, as times and cnsumer preferences change. D. Cnclusin As discussed in the freging sectins, the prpsal described in this Zning Map Amendment Applicatin is cnsistent with, and advances the plicies, gals and bjectives set frth in, the Cmprehensive Plan. III. Cnsistency with the Neighbrhd Mdel The prpsal is cnsistent with the gals and principles f the Cunty s Neighbrhd Mdel. There is nthing abut the prpsal that is incnsistent with any f the principles f the Neighbrhd Mdel. IV. Impacts n Public Facilities & Public Infrastructure The prpsal will nt increase prject-wide density, and therefre it will have n appreciable impact n public facilities r public infrastructure. While the prpsal des nt change the maximum number f residential units allwed, it reduces the minimum number f residential units required fr develpment. V. Impacts n Envirnmental Features The prpsal will nt necessitate any additinal infrastructure cnstructin within Old Trail Village. As such, the prpsal will nt create any appreciable adverse impacts n envirnmental features. Als, the pen space and preservatin areas shwn n the Applicatin Plan are maintained. VI. Prpsed Prffers t Address Impacts The existing prffers are prpsed t be amended and restated in their entirety. A blackline cmparisn shwing prpsed amendments against the apprved prffers are enclsed.

6 Old Trail Village ZMA Husekeeping Zning Map Amendment Outline f Revisins CODE OF DEVELOPMENT Old Trail Village ZMA is intended t be a Husekeeping rezning that simplifies, adds clarity, and cleans up/incrprates past variatins int the Cde f Develpment s as t cut dwn n the number f variatin requests that need t be prcessed as each blck develps. These variatins include: reducing frnt, side, and rear setbacks t 5, allwing fr the encrachment f rf verhangs int the setback, amenityriented develpment, and garage and driveway cnstructin detail. Remved intrductry and summary sectins that were part f the riginal rezning but d nt make up the regulatry Cde f Develpment. Reduced the density range frm 1,600-2,200 residential units t 1,000-2,200 residential units. This reductin in the density minimum allws fr greater flexibility t adapt t changing cnsumer preferences thrughut the life f the prject, such as the desire fr slightly larger lts and increased pcket parks and cmmunity pen space. Table 3: Street Specificatins was revised t eliminate regulatins that are established VDOT standards and thus unnecessary fr inclusin in the table. Sme rads were remved and a few rads were changed frm public t private. These changes were made t make a distinctin between majr, public rads and minr rads within the develpment. Table 4: Land Uses Allwed was revised t incrprate carriage huses as apprved by ZMA , cttage husing, farm stands, and Tier I, II, and III Persnal Wireless Facilities. Table 5: Density and Flr Area Range was simplified t shw a minimum and maximum density per blck fr all residential uses and a minimum and maximum square ftage per blck fr nn-residential uses. Table 5A: Maximum Units by Unit Type was eliminated since the revised Table 5 includes density ranges fr all nn-residential uses regardless f unit type. This simplificatin is easier t enfrce, allws fr greater flexibility n a blck by blck basis t meet market demands, but still fixes the verall develpment range at 1,000-2,200 residential units. The Entrance Crridr Prtectin guidelines fr Blcks 19, 24, and 25 were revised t clarify what cnstitutes accessry structures and equipment. It was determined per ur meetings with staff that eliminatin f accessry equipment and structures frm the entrance crridr was intended t eliminate cmmercial related accessry structures and equipment. Examples were included that reflect established definitins frm published Albemarle Cunty Entrance Crridr Guidelines, and the terminlgy was expressly wrked ut in cnsultatin with Margaret. Table 6: Zning Regulatins was separated int tw tables. The revised Table 6: Maximum Building Heights listed building height regulatins in bth stries and feet per staff cmments. Table 6a: Single Family Detached Minimum Lt Size Regulatins was simplified and the minimum lt size in Blck 34 was reduced frm 7,000 t 3,000 t reflect market changes. The minimum lt size fr single family attached and multi-family units was set at 1,000 square feet. Table 7: Old Trail Village Minimum Setbacks was revised t include bth minimum and maximum setbacks. The majrity f setbacks were set t 5 frnt, rear and side except fr Blcks 30, 31, 33, 34, 35 which were set at 7.5 frnt, rear, and side.

7 The carriage huse addendum apprved with ZMA was incrprated int the Cde f Develpment. A sectin regulating cluster cttage develpment was created. This develpment cncept cnsists f a cluster f small single family detached dwelling units, generally apprximately 1,000 square feet, arranged arund cmmn pen space, r curtyard with minimal private yards, and with parking arranged in gruped parking r typically lcated in separate parking areas r cmmn parking structures. Cluster cttage husing was added t prvide an additinal husing type as well as aid in prviding pprtunities fr affrdable husing. The Architectural and Landscape Standards sectin was revised t eliminate excess infrmatin nt required as part f a Cde f Develpment. WAIVER REQUESTS This rezning requests 3 waivers: Waiver f street standards t accmmdate amenity-riented develpment. Lts frnting n pen space will be served by a public r private rad that is nt required t have sidewalk, curb and gutter, r planting strips as a sidewalk will be prvided in frnt f the units. The applicants requested private street authrizatin t allw fr private streets designated as such in Table 3, as well as future streets that may ptentially be develped that are nt shwn n the Applicatin Plan. The Applicatin Plan shws the majr, public rad netwrk needed fr adequate cnnectivity as well as sme rads that the develper knws will be cnstructed as private rads. Therefre, any additinal rads cnstructed wuld be cnsidered minr, private streets. The applicant requests a waiver f the sign height and sign area regulatins per attached sign design cncept. APPLICATION PLAN Sheet 1: Revisins t update general ntes and adjacent prperty wner s infrmatin. Ntes were added t clarify rezning bundary. The minimum setback and density and flr area range tables were remved since they were revised and included in the Cde f Develpment. Sheet 2: Majr, public rads were filled in with gray and rads cnsidered t be minr and/r private are shwn as white with a black utline. Sheet 2 blacks ut thse blcks that are nt included as part f this rezning. The rad cnfiguratin behind Blck 3 was revised t cnnect t Claremnt as ppsed t Old Trail Drive. A nte was added cncerning Blck 22 and 32 which allws reserves the right, but nt the bligatin fr the develper t cnstructin the rad between these tw blcks as an apprved public r private rad r as a secndary emergency access way. Sheet 3, 5, 7, 8, and 9: Nte was added clarifying that internal rads t blcks and lt lines are cnceptual. Sheet 4: Rads were revised t reflect changes made t Sheet 2. Transprtatin chart was remved as the revised chart is included in the Cde f Develpment. Sheet 6 was intentinally mitted.

8 PROFFERS Technical updates t the general infrmatin (updated parcel number, reference t Carriage Huse rezning apprval, and updated reference t new Applicatin Plan) Affrdable Husing (paragraph 2) Technical updates t define Affrdable Units cnsistently thrughut. Technical updates t clarify that the term Owner applies t any subsequent wner/builder. In paragraph 2C, eliminated subparagraphs 1 and 2 at the suggestin f the Cunty Husing Directr (refer t my t yu f Nvember 6, 2015). Cash Prffer fr Schl Prjects (paragraph 3): minr technical revisin t clarify that Affrdable Units are nt subject t the cash prffer requirements f this paragraph. This is cnsistent with hw the prffers have been enfrced and interpreted, but it makes sense t add this clarificatin as part f the Husekeeping ZMA. Cash Prffer fr Park Prjects (paragraph 5): similar technical revisin t clarify that Affrdable Units are nt subject t the cash prffer requirements f that paragraph. Overlt Grading Plan (paragraph 7): Omissin f subparagraph H since an updated versin f this subparagraph is nw included in the Cde f Develpment _1.dcx