HomeMy WebLinkAboutSP201900002 Narrative - Revised Special Use Permit 2019-03-28 (2) •
PLEASANT GREEN SUBDIVISION
SPECIAL USE PERMIT APPLICATION
NARRATIVE AND CONDITIONS
Date: March 18, 2019
Revision #1: March 28, 2019
Applicant: Stanley Martin Homes
Prepared By: Collins Engineering
PLEASANT GREEN SUBDIVISION - SPECIAL USE PERMIT
PROJECT NARRATIVE & CONDITIONS
I. PROJECT PROPOSAL
The proposed Pleasant Green Subdivision Special Use Permit is an amendment to the recently
approved special use permit for the West Glen Subdivision (SP2016-00003) and the original special
use permit affecting the property(SP90-103). The Pleasant Green Subdivision is a proposed by-right
R-6 development within the Crozet Growth Area in Albemarle County. The development includes
approximately 37.4 acres, and incorporates the West Glen Subdivision that was part of the previously
approved SPs. Note, the 37.4 acres does not include the 21.8 parcel owned by Vue Realty Partners,
which is also included in the special use permit application. The unit mix within the Pleasant Green
development will be single family attached housing, allowing the development to be clustered within
a smaller development area on the property and preserve land for pocket parks, open space, and
preservation area. Most of the preservation areas will be along the existing Powell's Creek, which is
located along the southern boundary of the property.
The proposed special use permit that is being requested is for an amendment to the existing special
use permits for the filling within the floodplain for a roadway crossing, under section 30.3 of the
Albemarle County Zoning Ordinance. Currently, the properties within the Pleasant Green
development have access from Blue Ridge Avenue and Cling Lane. A third point of access, which
was proposed with the West Glen Subdivision and is being modified with this proposal,would connect
the proposed development to Orchard Drive, approximately 620 feet north of Jarmans Gap Road. The
2016 Special Use Permit application (SP2016-00003) proposed a roadway connection from the
development to Orchard drive, extending along Powell's Creek adjacent and within the existing
floodplain and stream buffer corridor. This roadway alignment from the approved special use permit
application impacted 1.22 acres of stream buffer and 9,660 SF of preserved slopes for the roadway
connection to Orchard Drive. The amendment to the special use permit includes a new road alignment
which crosses Powell's Creek perpendicular to the stream, substantially reducing the stream and
environmental impacts. The new impact to the stream buffer is 0.5 acres, reducing the stream buffer
impacts by 60%, and there are no preserved slope impacts with this proposed special use permit
application. A trailway connection along Powell's Creek is also proposed with this special use permit
application,which is consistent with the previously approved special use permit.
The SP2016-00003 application was an amendment to an earlier Special use permit(SP 1990-103),
which required a connection to Orchard drive for additional development along Cling Lane over 30
lots. The proposed Orchard Drive connection requires a crossing of Powell's Creek and filling within
the floodway and floodplain for the crossing,as part of section 30.3.13 of the Albemarle County Zoning
Ordinance.
With the combination of the West Glen development with the Pleasant Green properties,the overall
development has access to Blue Ridge Avenue and Cling Lane. While these (2) access points will be
part of the proposed development, the Crozet neighborhood has expressed their concerns about the
increase in traffic on these residential roadways which are currently not in a condition to accommodate
the overall traffic from the proposed Pleasant Green development. A connection from the subdivision
to Orchard Drive would alleviate these traffic concerns of the neighborhoods as a roadway connection
from the development would be connecting to an existing roadway network in a location that can
accommodate the increase in traffic. This proposed connection location would be ideal for the
development and would help keep traffic off the smaller residential roadways, such as Cling Lane and
Blue Ridge Avenue.
This amendment also decreases the linear footage of roadway and drainage improvements of the
original SP2016-0003 from 1200 linear feet to 450 linear feet. This reduction in the length of the
connector road also reduces the stream impacts and eliminates the preserved slope impacts, as noted
above. The new proposed location of the stream crossing is approximately 925 linear feet downstream
of the original crossing, and the same design for the stream crossing is proposed with this application
plan. Also, similar to the previous SP, no substantial detriment to adjacent lots is expected with this
design, since the proposed fill and stream crossing will be designed to have no impact on the 100-year
base flood elevation with no increase of the 100-year flood elevation.
The public benefits for the proposed special use permit include a roadway connection with the
Crozet neighborhood which will improve traffic circulation within the area and a trailway connection.
The proposed trailway will be located along Powell's creek, connecting the existing and proposed
neighborhoods to a pedestrian trailway system from Cling Lane to Jarmans Gap Road, with the
potential for a future connection and extension to Mint Springs Park. In addition, the property at the
corner of Orchard Drive and Jarmans Gap Road has been acquired by the applicant, and a pocket park
is being proposed at this location which will tie-in to the proposed pedestrian trailway system. The
Pleasant Green development will offer a mixture of residential units,creating a variety of housing types
and prices throughout the development.
The Pleasant Green special use permit will not change the characteristic of the zoning district, as
the proposed neighborhood will be developed under the existing R-6 by-right development standards.
The development is proposed to be clustered with smaller lots and attached housing to help mitigate
the impacts of the development on the property. Clustering the development will allow for additional
buffering of the development from the stream corridor and additional space for the installation of
erosion and sediment control measures and stormwater management facilities to help treat the run-off
from the site before the outfall into Powell's Creek. The proposed stream crossing and filling of the
floodplain for the crossing is consistent with the zoning regulations and requirements for providing
roadway connections and pedestrian connections for developments. The requirements for the filling
of the floodplain as outlined in Section 30.3 of the zoning ordinance are met with this amendment
proposal. The reduction of the impacts to the stream buffer and preserved slopes with this SP
amendment is a huge public benefit, and the dedication of the greenway to the County for a trailway
connection is consistent with the Crozet Master plan.
II. Consistency with the Comprehensive Plan
The Pleasant Green development is consistent with the goals of the Comprehensive Plan. The
property, which is located within the Crozet growth area, allows for a development between 3-6
dwelling units an acre. Under the by-right development standards, the project will be consistent with
the density of the comprehensive plan. The area along Powell's creek is designated as Parks and Green
System within the comprehensive plan. The applicant is proposing to dedicate this area to Albemarle
County for a trailway connection through the greenway area. While the Crozet Comprehensive plan
does not indicate a roadway connection in this location, the connection was contemplated with the
special use permit application(SP1990-103). This connection is also consistent with the goals of the
comprehensive plan providing interconnected streets and transportation networks in the development
community. This connection provides for both a roadway, pedestrian, and bicycle connection from
the existing neighborhoods north of Powell's Creek to Jarmans Gap road and the other Crozet
neighborhoods. The connection to Cling Lang and Blue Ridge Avenue will still be included with the
development, but a roadway connection across Powell's Creek to Orchard Drive will substantially
reduce the traffic impact on these (2) roadways and the effects of the development on the existing
residential lots along these two roads. Orchard Drive is a substantially better roadway to serve as a
main entrance to the development, and the proposed connection is approximately 620 feet north of
Jarmans Gap Road.
III. Development Impacts on the Public Facilities & Public Infrastructure
The Pleasant Green development is located within the Albemarle County growth area and
within the ACSA jurisdictional area. The development will be served by public water and public
sanitary sewer. The overall water infrastructure design will tie-in to the existing 12"water main that
runs through the property, which will provide the necessary water pressure for fire flow and water
capacity for the residential uses. The existing sanitary sewer will be extended from Jarmans Gap
Road to the development. Sewer capacity for the development will need to be requested from
RWSA for the proposed build-out of the neighborhood.
IV. Development Impacts on the Environmental Features
The environmental impacts are substantially reduced with the proposed roadway crossing, in
comparison to the previously approved road alignment with SP2016-0003. The roadway crossing
length is reduced from 1200 linear feet to 450 linear feet(63%reduction),the stream buffer impact is
decreased from 1.22 acres to 0.50 acres (60%reduction), and the preserved slope impact is
eliminated. The applicant still proposes the following measures to mitigate the impacts on the
environmental features with the road crossing and filling of the floodplain:
1. Removal of the Existing Dam in Powell's Creek. The applicant is proposing to remove the
concrete dam that impounds water in Powell's Creek as shown on the plan. With the
removal of the dam,the applicant shall restore the native stream flow patterns. This will help
restore the riparian habitat that has been altered due to the dam construction and allow
aquatic life to travel up and down the stream bed,restoring natural processes currently
impacted by the dam.
2. Provide stream bank stabilization with armoring to protect those areas along Powell's Creek
on the property with extreme erosion issues.
3. Restoration in areas along Powell's Creek where tree cover is sparse, as shown on the plan.
This planting with mitigate for the stream buffer impacts with the roadway.
4. Installation of some onsite water quality measures to help treat the run-off from the site. The
stream buffers shall be preserved along the Powell's Creek corridor, except in the location of
the roadway and utility crossings.
V. Conclusion
This Pleasant Green SP application greatly reduces the impacts to Powell's Creek and the
environmental features along the stream corridor, while still providing a necessary interconnected
street,pedestrian and transportation network in the Crozet neighborhood. Additional measures have
been incorporated to the design of Pleasant Green and this SP application to protect the stream
corridor with the proposed development, including protection of the stream buffer, clustering of the
development, and erosion and sediment control measures. Overall,this Special Use Permit
amendment is a great improvement over the current approved SP and road alignment for the West
Glen portion of the development.
PLEASANT GREEN SPECIAL USE PERMIT CONDITIONS
1. The culverts under the proposed road extension over Powell's Creek shall be in general
accord with the attached drawing titled"Pleasant Green Subdivision—Special Use Permit
Plan"prepared by Collins Engineering with a date of March 18, 2019. To be in general
accord with the Plan, development shall reflect the general size, arrangement, and
location of the culverts, as well as maintaining no increase of the 100-year flood
elevation outside of the Pleasant Green subdivision property. Modifications to the plan,
which do not conflict with the elements above may be approved subject to the review and
approval of the County Engineer.
2. Prior to road plan approval or permitting of a land disturbance in the floodplain,the
applicant shall obtain from the Federal Emergency Management Agency(FEMA) a
conditional letter of map revision(CLOMR-F), and prior to road acceptance the applicant
shall obtain from FEMA a letter of map revision(LOMR). In addition,the applicant
shall copy the County Engineer on all correspondence with FEMA. Construction and
installation of the culverts shall be in compliance with approved road plans and the
FEMA approved CLOMR-F.
3. Any residential lots and associated streets resulting from the subdivision of the Property,
with the exception of the stream crossing and roadway identified on the attached plan,
shall be located outside of the 100-foot stream buffer,Flood Hazard Overlay District and
preserved slopes on the Property.
4. Prior to the issuance of the 50th building permit or upon demand from the County, the
applicant shall submit an easement plat dedicating to the County the area identified for a
greenway trail on the Plan.
5. The above conditions 1-4 supersede all prior conditions imposed as part of the SP2016-
03 and SP1990-103 approvals, and those previously imposed conditions are hereby
terminated and deleted.
COLLINS 200 GARRETT ST, SUITE K CHARLOTTESVILLE VA 22902
434 293.3719 PH 434.293.2813 FX
www.collins-engineering.com
MEMORANDUM
TO: Albemarle County Community Development
FROM: Scott Collins
SUBJECT: Pleasant Green Special Use Permit Application—Justification for removal of Existing
Special Use Permit Conditions
DATE: March 28, 2019
Below is a narrative and justification for the addition or removal of the Special Use permit conditions on
the West Glen property,which is now a part of the Pleasant Green Development.
Special Use Permit Conditions—Narrative:
1. Condition#1 from the SP-2016-03 permit has been updated to reference the new proposed
application plan. The new application plan reflects the new location of the roadway for the
project.
2. Condition#2 from the SP-2016-03 permit has remained unchanged, except for the terminology for
the type of FEMA permit that is necessary for the approval process.
3. Condition#3 from the SP-2016-03 permit has been updated to indicate the applicant's
commitment to reducing the amount of land disturbance within the stream buffers. This proposal
no longer impacts the existing stream buffers for lot development or stormwater management
facilities. The proposed development is a clustered neighborhood with single family attached units
in lieu of the original single family detached homes. With this proposed change, less land is being
disturbed on the property, and buffer disturbances are no longer necessary for the residential
development or stormwater management facilities for the development.
4. Condition#4 from the SP-2016-03 permit is being deleted with this new special use permit. The
Pleasant Green Neighborhood is a proposed clustered development,which greatly reduces the
proposed impacts to the stream buffers, preserved slopes, and floodplain. The relocation of the
roadway crossing Powell's Creek within this special use permit decreases the floodplain and
stream buffer impacts by one-half. In addition,the new alignment and proposed roadway
connection eliminates the impacts to the preserved slopes and limits the impacts to the stream
and wetland areas. Because Pleasant Green being developed with a responsible approach and
added measures that protect the environmental features on the property,the overall density of
the development should not be limited to a net density calculation, but rather the property should
be allowed to be developed based on the by-right development rights,which uses a calculation for
density on the entire acreage of the property.
5. Condition#5 from the SP-2016-03 permit has been updated to adjust the timing for the dedication
of the greenway trail. The property that is being developed within the first phase of the Pleasant
Green Development was not originally part of this special use permit, and is currently being
developed by-right. The modification to the special use permit includes this property;therefore,
we need to adjust the timing on the greenway dedication so it does not interfere with the current
application that is under review for approval.
6. Condition#6 from the SP-2016-03 permit is being deleted with this new special use permit. This
condition no longer seems to be necessary.
7. Condition#7 from the SP-2016-03 permit is being deleted with this new special use permit. We
understand that this has been performed, and there are no issues with the sediment above the
dam. If this is not the case,the condition can be added back in at staffs request.
8. An additional condition (Condition#5) has been added to clarify that the originally imposed
conditions for SP2016-03 and SP1990-103 have been superseded entirely by the conditions
imposed with this SP request since the subject matter of all requests is generally the same but
updated to reflect the currently proposed location, impacts and timing.
COLLINS 200 GARRETT ST, SUITE K CHARLOTTESVILLE VA 22902
434 293.3719 PH 434 293.2813 FX
www collins-engineering.com
MEMORANDUM
TO: Albemarle County Community Development
FROM: Scott Collins
SUBJECT: Pleasant Green Special Use Permit Application—Transportation Narrative and Analysis
DATE: March 28, 2019
Pleasant Green is a by-right R-6 development, located within the Growth area district of Crozet. The
current zoning on the property is R-6,which allows 6 units per acre (not including bonus density),and
the Comprehensive plan allows 3-6 units per acre on the property. The proposed special use permit for
the Pleasant Green development is proposing to update existing special use permit conditions on a
portion of the properties within the development from SP-2016-03 and SP-1990-103. One of the
conditions from the SP-2016-03 application limited the overall density on the West Glen portion of the
property to the net density in lieu of the gross density. The net density would be based on the
development rights of 6 units per acre for the land that is located outside of the floodplain and stream
buffer areas.
There are 5 parcels included in the original SP-2016-03 that are currently subject to the net density
requirement. The Albemarle County transportation manager raised the question that if this condition
was removed,the additional development that would be allowed to be allowed may be enough to
require a Traffic Impact Analysis. Collins Engineering has prepared a summary, comparing the net
density to the gross density for these properties within the Pleasant Green development to determine
the affects of the removal of the condition and if the increase in traffic would warrant further traffic
studies or analysis. Below is the summary and attached is a map reflecting this information.
• TMP 56-115—While this property is included in the special use permit, it is not included within
the development area of the West Glen project. This property was developed by-right under
the gross density for an apartment complex, which is currently under construction. The gross
area is 21.3 acres for a total of 136 units by-right. The apartment project includes 126 units.
This property was included in the special use permit because the proposed roadway crosses this
property for a connection to Orchard Drive. However, it was not part of the West Glen
development,and the development acreage is not part of the project.
• TMP 55C-3-A, 56A1-1-25 and 56A1-1-26A—These (3) properties include a gross acreage of
18.13 acres. The total net acreage (land outside of the stream buffers and floodplain) is 12.78
acres. The gross density allowed on the property is 108 units and the net density allowed on the
property is 76 units. The difference in the densities from the gross density and the net density is
32 units. Therefore, based on this special use permit request,the density for these (3)
properties would increase by 32 units.
• TMP 55C-3-A1—This parcel located along Orchard Drive has a total gross acreage of 1.34 acres.
The net acreage is 1.19 acres. The difference between the gross density(8 units) and net
density(7 units) is one additional development unit.
• Remaining(13) properties—Marshall Farm properties—The remaining(13) properties within
the Pleasant Green development are proposed to be developed by-right and at the by-right
density requirements. These properties were not part of the original SP-2016-03 permit and are
not subject to the net density requirement. Since these properties were not part of the special
use permit,there is no increase in development or increase in traffic with the overall
development of these properties.
To summarize the information above and on the attached plan sheet,the Please Green property is
proposed to be developed in accordance with the R-6 by-right density regulations. The total increase of
density from the net acreage to the gross acreage for the property is 33 units. These 33 units equate to
an increase of trips per day by 193 vehicles. This increase is a minimal increase in traffic and does not
warrant additional traffic studies or a Traffic Impact Analysis report. The applicant does acknowledge
that the County or VDOT may request additional information on the proposed traffic and impacts from
the development, but offers up the reminder that the benefit of this transportation improvement to the
community far outweighs the minimal increase in overall traffic. This transportation improvement is at
the request of the neighborhood to ease the traffic impacts on Blue Ridge Avenue and connect the
development to Orchard Drive,which can accommodate the overall traffic from the development.
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