Albemarle County Planning Commission
March 21, 2006
ZMA-2005-017 Biscuit Run (formerly Fox Ridge) – Signs #52,56,63
PROPOSAL: Rezone approximately 920 acres from R-1 Residential (1 unit/acre), R-2 Residential (2 units/acre) and RA--Rural Area: agricultural, forestal, and fishery uses; residential density (0.5 unit/acre) to NMD Neighborhood Model District - residential (3 - 34 units/acre) mixed with commercial, service and industrial uses. Maximum number proposed residential units: 4,970. Commercial uses proposed also.
EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY: Neighborhood Density Residential-residential (3-6 units/acre) and supporting uses such as religious institutions and schools and other small-scale non-residential uses.
ENTRANCE CORRIDOR: Yes
LOCATION: Tax Map and Parcels 90-5, 90-6D (portion), 90-17D, 90-A-3, 90-A1-1, 90-A1-1E, 90-15A, 90A-1A, 90A-1B, and 90A-1C. Between the east side of Old Lynchburg Road and the west side of Route 20; adjacent and to the south of the Mill Creek subdivision, adjacent and to the west of the intersection of Avon Street, Extended and Route 20.
MAGISTERIAL DISTRICT: Scottsville
STAFF: Claudette Grant
Ms. Grant distributed four maps of the proposal. (See Attachments – four maps) She summarized the staff report. (See Staff Report)
APPLICANT/OWNERS: Forest Lodge L.L.C. is the property owner and the applicant represented by Steven Blaine of LeClair Ryan with Timmons Group as the consulting engineer.
The applicant is requesting to rezone approximately 920 acres from R-1 Residential, R-2 Residential and RA-Rural Area to NMD Neighborhood Model District. Approximately 2,500 to 4,970 residential units and three neighborhood centers, which would include commercial, office and community uses, are proposed.
The property encompasses the following tax map and parcels: 90-5, 90-6D (portion), 90-17D, 90-A-3, 90-A1-1, 90-A1-1E, 90-15A, 90A-1A, 90A-1B, and 90A-1C, and is located between the east side of Old Lynchburg Road and the west side of Route 20 adjacent and to the south of the Mill Creek subdivision. (See Attachment A)
A majority of the site is located in the development area. Approximately 92 acres of the project area is located in the rural area, where the applicant is proposing a school and park.
The Comprehensive Plan designates most of the site as Neighborhood Density, allowing residential density at 3 – 6 dwelling units per acre. There is a southern portion of the site that is designated and zoned as Rural Area.
An information session was held on March 7th, 2006 in order to familiarize the Commission with the proposed development and allow an opportunity for public comment. The City Planning Commission and the Scottsville Planning Commission were invited to the meeting and members from each group attended.
This meeting is a work session to discuss general conformity of the proposed rezoning to the comprehensive plan. The work session will also be used for the Commission to advise the applicant on any problematic areas or changes needed for the rezoning.
Staff believes the proposed plan is relatively consistent with the Land Use Plan general guidance from the Comprehensive Plan with the exception of the school location. Staff is seeking guidance from the Planning Commission regarding the questions posed in this report. There are many additional topics to further discuss at future work sessions. These additional topics are described at the end of this report.
In summary, the Planning Commission held the second work session on ZMA-2005-017, Biscuit Run (formerly Fox Ridge), to review and discuss the general conformity of the proposed rezoning to the comprehensive plan. The Commission reviewed and discussed the proposal with staff and the applicant, and responded to the preliminary questions posed by staff.
Question for the Commission: Is the location of the school and park satisfactory and in keeping with the Comprehensive Plan?
The Commission could not reach a consensus on this question. There were pros and cons discussed surrounding the issues. There were varying opinions on this issue. Several Commissioners felt that schools in the development area were an integral part. Others believe that the school and park should probably be located within the development and not in the adjacent rural area portion of the site. There may be justification for the park to be located in the Rural Areas because it allows for greater density in the development areas and because there are small park sites proposed within the development. Concerns were expressed if the park were located outside of the development areas about the access to the park, the possibility of extending the jurisdictional areas and the impacts of the stream crossing. Other Commissioners supported the park location, but not the school location in the development. Other Commissioners supported keeping the edge between the development area and the rural areas. It is important that they recognize that they now have the Neighborhood Model and need to look at how they are going to look at schools from this point forward. The Commission acknowledged that they have some important issues on the table.
Question for Planning Commission: Are the proposed allowable non-residential uses appropriate and consistent with the Comprehensive Plan? Staff would like guidance regarding what the Commission considers to be neighborhood scale non-residential uses. Some of the uses proposed in the Biscuit Run development do not appear to be of neighborhood scale.
· The Commission agreed with staff’s view that some of the uses proposed in the Biscuit Run development do not appear to be of neighborhood scale, but they can support it with one caveat that restaurants, hotels and motels need to be appropriately scaled to the neighborhood. That caveat would be appropriate to be placed in the Code of Development.
Is the density proposed consistent with the Comprehensive Plan intent? Staff believes the proposed density is consistent with the Comprehensive Plan; however, as is always the case with rezonings, form and timing are as important as density and impacts from density, which must be mitigated.
· The Commission agrees with staff that the proposed density is consistent with the Comprehensive Plan based on their table, but cannot support the ultimate density until they feel comfortable with the infrastructure. The transportation component will be a factor of all of those things.
· The Commission asked that staff be very clear about net density versus gross density and that it be kept consistent throughout the discussions. The definitions should be reviewed and there be an understanding on what is agreed to. The Commission agreed that gross density would be used consistently throughout their discussions.
· Some concern was expressed about recommending that the maximum density be used without having the traffic study information.
Is it appropriate to use the transect districts similar to the Crozet Master Plan for the Biscuit Run project?
Staff would like guidance from the Planning Commission regarding the use of transect districts similar to those used in the Crozet Master Plan. In terms of creating centers as discrete places around which residential units can cluster, the gradations of intensity and density are consistent with organizing principles from the Neighborhood Model. Staff does not view this organizational principle as problematic, but notes that it provides a different distribution of density than represented on the Land Use Plan.
· The Commission agreed that it was appropriate for the applicant to use the transect districts similar to those used in the Crozet Master Plan.
In addition, the Commission agreed that there are many additional topics to further discuss at future work sessions. Since the traffic report will not be available on April 18, the Commission asked that the next topic of discussion be # 7 regarding the environmental issues/site planning that respects terrain and other issues associated with that.
Since it is unlikely that this area is going to be master planned in the near future, the Commission suggested that after receipt and discussion of the transportation study that an informal open house informational session be held on a future Saturday from 9:00 a.m. to noon.
The Commission requested that Ches Goodall come to the next meeting to provide a forest report on what might be located in this area.
The Commission requested that a member of the watershed staff be available for questions regarding the watershed and storm water issues at the next work session.
Staff was requested to provide more detail in the weekly action memo in the form of quick summary minutes that cover this work session, which should be shared with the City and Barry Clark, the representative for the Town of Scottsville.
Ms. Monteith suggested that the relationship of what is shown as green space on their plan and the natural systems of the site and how those all tie together could be an item for discussion at the next work session.
Any other suggested items for discussion that the Commission might have should be emailed to staff.
Ms. Joseph said that the next work session would be held on April 18.
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