HomeMy WebLinkAboutSUB201700187 Review Comments Road Plan and Comps. 2019-03-01Cameron Langille
From:
Cameron Langille
Sent:
Friday, March 01, 2019 3:15 PM
To:
John Anderson
Subject:
SUB201700187- Crozet Court Road Plans - Planning Comments
John,
Please forward the following comments to the applicant:
[14.4.1 and 32.7.91 One (1) large street tree shall be required for every fifty (50) feet of street frontage. Spacing
of street trees on the south/east side of Park Place exceeds 50' between Lots 21-25. This area measures 300',
therefore six trees are required. Currently, only two are provided. Please amend Sheet C8 so that a tree is
provided every 50.' Update the Landscape Schedule as necessary once additional trees are added.
[14.4.1 and 32.7.9] No street trees are provided on the north side of the Jamestown Road interconnection. On
12/19/2017, the Planning Commission approved a waiver request allowing street trees to be located behind the
sidewalk but within the Jamestown Road right-of-way. Staff report and exhibits can be viewed through the
following LINK. Please add one (1) large street tree per every fifty (50) feet of street frontage on Sheet C8.
Update the Landscape Schedule as necessary once additional trees are added.
[14-422 (C) and 14-317] Please revise the callouts for the 10' sidewalk and landscape easement proposed along
Park Place and Jamestown Road. The easement should state that it is a "Proposed Private 10' Sidewalk and
Landscape Easement." Add a note stating that the easement will be owned and maintained by the HOA.
a. [14-317] Please be aware that a maintenance agreement will need to be provided with the final plat
specifying the ownership and responsibility for maintenance of improvements proposed within the 10'
Sidewalk and Landscape Easement. See Section 14-317 for additional details.
Thanks,
Cameron
Cameron Langille
Senior Planner
Department of Community Development
Albemarle County, VA
434-296-5832 (ext. 3432)
blangille@albemarle.org
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SUB201700093
Staff: J.T. Newberry, Senior Planner
Crozet Court — Preliminary Subdivision Plat
Planning Commission meeting:
Board of Supervisors meeting:
December 19, 2017
Not applicable
Owners: Stony Point Design/Build LLC
Applicant: Justin Shimp
Acreage: 8.94 acres
Rezone from: Not applicable
Special Use Permit for: Not applicable
TMPs: 05600-00-00-04500, 056DO-00-00-00100,
By -right use: R-2 Residential — 2 dwelling
056DO-00-00-00200
units/acre (up to 3 dwelling units/acre with bonus
Location: Approximately 200 feet west of the
density)
intersection of Jamestown Road and Claudius
Court
Magisterial District: White Hall
Proffers/Conditions: No
Requested # of Dwelling Lots: 20
DA — X RA —
Proposal: Request for variation to the planting
Comp. Plan Designation: Neighborhood Density
strip design requirements on the northern side of
Residential — residential (3-6 units/acre) with
the proposed interconnection and a request for
supporting uses such as religious institutions,
exception to the sidewalk on the southern side of
schools and other small-scale non-residential
the proposed interconnection in accordance with
uses in the Crozet Master Plan.
Section 14-422(F) and Section 14-422(E) of the
Subdivision Ordinance.
Character of Property: Vacant, mostly wooded R-
Use of Surrounding Properties: Residential
2 zoned property.
uses (Brookwood Subdivision, Park View
Subdivision, and other single-family detached
dwellings)
Factors Favorable:
Factors Unfavorable: None Identified
1. Promotes the goals of the neighborhood
model by allowing the interconnection of
streets and transportation networks.
2. Street trees will be provided in a
planting strip area on the back side of
the sidewalks to maintain the urban
character of the streets.
RECOMMENDATION:
Staff recommends approval of the variation of the planting strip [14-422(F)] and exception to the
sidewalk [14-422(E)].
STAFF PERSON: J.T. Newberry — Senior Planner
PLANNING COMMISSION: December 19, 2017
AGENDA TITLE: SUB201700093 — Crozet Court — Preliminary Subdivision Plat
APPLICANT: Justin Shimp
PROPERTY OWNER: Stony Point Design/Build LLC
APPLICANT'S PROPOSAL:
The applicant is requesting a variation to the planting strip design requirements on the northern side of the
proposed interconnection in accordance with Section 14-422(F) of the Subdivision Ordinance. The applicant is
also requesting an exception to the sidewalk requirement on the southern side of the proposed interconnection in
accordance with Section 14-422(E) of the Subdivision Ordinance. This request is in conjunction with a
preliminary subdivision plat application SUB201700093 Crozet Court (see Attachment B).
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Neighborhood Density Residential — residential (3-6
units/acre) with supporting uses such as religious institutions, schools and other small-scale non-residential uses
in the Crozet Master Plan.
REASON FOR PLANNING COMMISSION REVIEW:
Section 14-422(E) and 14-422(F) authorizes the Planning Commission to vary or except sidewalk and planting
strip requirements as provided under Section 14-203.1.
VARIATION OF PLANTING STRIP REQUIREMENT
Planting strips for street trees are required on both sides of each new street within a subdivision between the street
and the sidewalk. The applicant is requesting a planting strip that is not located between the street and the
sidewalk, but rather it is located between the sidewalk and the outer edge of the 50-foot right-of-way (see
Attachment C). This variation request would apply to a total length of approximately 210 feet, extending from the
intersection of the right-of-way and Claudius Court up through the proposed interconnection and continuing
approximately 40 feet into the subject property.
ANALYSIS OF SECTION 14-422(F) Variation from planting strip requirements:
Per Section 14-422(F)(2), in reviewing a request to vary the requirement for planting strips, the commission shall
consider whether: (ordinance language presented in bold italics followed by staff comment)
i. A variation to allow a rural cross section has been granted;
No such variation has been granted. The applicant is proposing public streets within the development that will
connect with the adjoining public streets, Jamestown Road (SR 1221) and Park Road (SR 1204).
ii. A sidewalk variation has been granted,
A sidewalk exception on the other side of the proposed interconnection has been requested. Staff analysis of this
request is found later in the report.
iii. Reducing the size of or eliminating the planting strip promotes the goals of the comprehensive plan, the
neighborhood model, and the applicable neighborhood master plan; and
This request does not proposed to reduce the size or eliminate the planting strip. This request is to vary the
required location for the planting strip.
iv. Waiving the requirement would enable a differentprinciple of the neighborhood model to be more fully
achieved.
The request does not propose to waive the planting strip requirement; it seeks to relocate it. In doing so, the
proposed variation facilitates an interconnection that achieves the Neighborhood Model principle of
Interconnected Streets and Transportation Networks.
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SUMMARY:
Staff s opinion is that the planting strip variation results in an acceptable design that also allows a by -right
development to more fully achieve Neighborhood Model principles. Staff does not anticipate any adverse effect
from the relocation of the planting strip and recommends approval of this variation.
EXCEPTION OF SIDEWALK REQUIREMENT
Sidewalks are required on both sides of each new street within a subdivision. The applicant is requesting an
exception from providing a sidewalk on the southern side of the proposed interconnection (see Attachment Q.
Similar to the planting strip variation request, this sidewalk exception would apply to a total length of
approximately 210 feet, extending from the intersection of the right-of-way and Claudius Court up through the
proposed interconnection and continuing approximately 40 feet into the subject property.
ANALYSIS OF SECTION 14-422(E) Variation of or exception to sidewalk requirements:
Per Section 14-422(E)(2), in reviewing a request to vary or except the requirement for sidewalks, the commission
shall consider whether: (ordinance language presented in bold italics followed by staff comment)
i. A variation to allow a rural cross section has been granted,
No such variation has been granted. The applicant is proposing public streets within the development that will
connect with the adjoining public streets, Jamestown Road (SR 1221) and Park Road (SR 1204).
ii. A surface other than concrete is more appropriate for the subdivision because of the character of the
proposed subdivision and the surrounding neighborhood;
There is no request to substitute a different surface or material for the concrete sidewalk provided on the other
side of the proposed interconnection.
iii. Sidewalks on one side of the street are appropriate due to environmental constraints such as streams,
stream buffers, steep slopes, floodplain, or wetlands, or because lots are provided on only one side of the street,
This street design is impacted by the relatively steep topography of the area in the right-of-way, however, no
sensitive areas such as buffers, steep slopes, floodplain or wetlands exist here.
iv. The sidewalks reasonably can connect into an existing or future pedestrian system in the area;
There are currently no sidewalks within the adjacent subdivision. The sidewalk on one side of the proposed
interconnection would increase the safety and convenience of pedestrian access to the entrance of Claudius Crozet
Park.
v. The length of the street is so short and the density of the development is so low that it is unlikely that the
sidewalk would be used to an extent that it would provide a public benefit,
Staff believes there is a public benefit to be served by providing sidewalk on at least one side of the proposed
interconnection.
vi. An alternate pedestrian system including an alternative pavement couldprovide more appropriate access
throughout the subdivision and adjoining lands, based on a proposed alternative profile submitted by the
subdivider,
An alternative pedestrian system is not being proposed.
vii. The sidewalks would be publicly or privately maintained,
The sidewalk provided on the northern side of the interconnection would be publicly maintained. VDOT has no
objection to the sidewalk exception request and agrees with the applicant that the retaining walls necessary to
construct the typical road profile (including sidewalks) would negatively impact VDOT's ability to maintain the
street, especially with respect to the street trees on the southern side of the proposed interconnection.
viii. The waiver promotes the goals of the comprehensive plan, the neighborhood model, and the applicable
neighborhood master plan;
By facilitating an interconnection, this exception request promotes the goals of the Comprehensive Plan,
Neighborhood Model and Crozet Master Plan.
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ix. Waiving the requirement would enable a different principle of the neighborhood model to be more fully
achivied.
The Neighborhood Model principle of Interconnected Streets and Transportation Networks is more fully achieved
by excepting the sidewalk requirement on the southern side of the proposed interconnection.
SUMMARY:
Staff s opinion is that excepting the sidewalk requirement on one side of the proposed interconnection allows a
by -right development to more fully achieve Neighborhood Model principles. Staff does not anticipate any adverse
effect from the exception of the sidewalk on one side of the proposed interconnection and recommends approval
of this request.
SUMMARY AND RECOMMENDATION:
Favorable factors:
1. Promotes the goals of the Neighborhood Model by allowing the interconnection of streets and
transportation networks.
2. Street trees will be provided in a planting strip area on both sides of the street to maintain the
urban character of the streets.
Unfavorable factors:
None identified.
RECOMMENDATION:
Staff recommends approval of the variation of the planting strip design and the exception to the sidewalk
requirement.
ATTACHMENTS:
A. Area Map
B. Preliminary
C. Applicant Justification/Private Street Request
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