The Meadows Expansion, ZMA 2003-005


SUBJECT/PROPOSAL/REQUEST: Request to rezone 26.843 acres from PRD, Planned Residential Development and EC, Entrance Corridor, to PRD, Planned Residential Development and EC, Entrance Corridor, to allow the addition of 38 new dwelling units at the Meadows residential community.  The property, described as Tax Map 56 Parcels 14C and 14C1, is located in the White Hall Magisterial District on Crozet Avenue (Route 240) approximately ¼ mile north of the intersection of Crozet Avenue and the Rockfish Gap Turnpike (Route 250 West).  The 1996 Comprehensive Plan, Land Use Plan designates this property as Neighborhood Density Residential (3.01 – 6.0 DU/acre) in the Community of Crozet.


STAFF CONTACT(S): Tucker, Cilimberg, Thomas,

AGENDA DATE:                      ITEM NUMBERS:

October 6, 2004


ACTION:                                    INFORMATION:

Yes - Recommend approval



     ACTION:                               INFORMATION:








BACKGROUND:  ZMA 2003-005 seeks to amend previously approved PRD, Planned Residential Development zoning at the Meadows community in Crozet that previously allowed a maximum of 58 residential units.  (ZMA 77-07 was approved for 27 units; ZMA 85-05 was approved for an additional 31 units.)  The expansion is for residential use only, for low and moderate income persons of 62 years of age and older, and disabled persons.  Under the applicant’s request, 38 more units would be constructed, under a development plan that would place the new units within the existing development pattern.  If approved, the Meadows would have a total capacity of 96 residential units.


The Planning Commission held a work session on September 16, 2003, and a public hearing on July 20, 2004 at which the applicant agreed to defer the item to allow time for additional review of engineering issues.  A follow-up session to the public hearing was held August 24, at which the Commission recommended approval of the project, with proffers to be prepared and reviewed in time for the public hearing before the Board of Supervisors on October 6.




2.1 Protect and/or preserve the County’s rural character; and, 3.3 Develop and implement policies that address the County’s growth and urbanization while continuing to enhance the factors that contribute to the quality of life in the County.



DISCUSSIONThe major issue in review of this request was the need for interparcel connection(s).  Staff recommended that a connection be made from Crozet Avenue to the Old Trail development, via the existing Meadows Drive and west to a new road alignment that would be developed behind the schools.  The applicant was concerned that through traffic at the front of the development would pose a threat to the elderly residents of the complex, and was unwilling to make such a connection.  An alternative involving an extension to Davis Drive, adjacent to the White Oak subdivision, was proposed by the applicant and reviewed by Natural Resources staff.  This alternative appeared to be problematic under the Water Protection Ordinance and unacceptable to the White Oaks property owners, whose property would be impacted.  Staff then suggested another alternative to the applicant, that of providing a temporary construction easement along the Meadows’ southern property line that would be needed for construction of a future connector road between the baseball field and Meadows property boundary. The applicant was agreeable to this easement, and also to making a connection from the Meadows to the future road.  In addition, the applicant agreed to staff’s request for a walking path to be used by residents only, as an amenity for the development.


Proffers from the applicant addressing the revised density, occupancy, walking path, easement and land disturbance are attached.  These proffers have been reviewed by the County Attorney’s office and Zoning, and found to be acceptable.  A minor change to the application plan was made consistent with Proffer 5, to more clearly identify the tree preservation area.  (see Attachments A and B)



RECOMMENDATION:  The Planning Commission found that the Meadows Expansion request meets a need for affordable housing in the County, and as proposed would not generate adverse impacts to existing residents, adjacent properties or the general public.  The applicant’s willingness to dedicate a temporary construction easement across the southern boundary of his property will help to address the lack of interparcel connections, through development of a future connector road from Crozet Avenue to Old Trail that could also provide access to the Meadows itself.  Therefore, the Planning Commission recommended approval of ZMA 2003-005, with proffers.




A – September 29, 2004 Application Plan

B – Draft Proffers
Go to PC actions letter

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