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Home My WebLink AboutSUB201700112 Staff Report 2019-04-24ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name: SUB201700112 North Pointe Staff: Christopher Perez, Senior Planner Northwest Residential Area — Special Exception Planning Commission meeting: Board of Supervisors meeting: May 7, 2019 Not applicable Owners: Neighborhood Investments NP, LLC Applicant: Scott Collins Location: North Pointe Development, 4005 Acreage: 39.99 acres Seminole Trail, Charlottesville, VA 22911 TMP: 03200-00-00-022KO By -right use: PDMC Planned District Mixed Commercial - large-scale commercial uses; residential by special use permit (15 units/acre) Magisterial District: Rivanna Proffers/Conditions: Yes Requested # of Dwelling Lots: 184 DA — X Proposal: Request for variation of the planting Comp. Plan Designation: Urban Density strip requirements in accordance with Section 14- Residential — residential (6.01 — 34 units/ acre), 203.1 with considerations described in Section 14- supporting uses such as religious institutions, 422(F)2 of the Subdivision Ordinance. schools, commercial, office and service uses; and Privately Owned Open Space; Environmental Features — privately owned recreational amenities and open space; floodplains, steep slopes, wetlands, and other environmental features. Character of Property: Attached single family Use of Surrounding Properties: Single family residential development (townhomes) detached residential uses and publicly dedicated open space associated with the rest of the North Pointe development. Factors Favorable: Factors Unfavorable: None identified. 1. The planting strip variation meets the factors to be considered in accordance with 14-422(F). 2. Engineering has no objections to the request. RECOMMENDATION: Staff recommends approval of the variation request. STAFF PERSONS: PLANNING COMMISSION: AGENDA TITLE: APPLICANT: PROPERTY OWNER: Christopher Perez, Senior Planner May 7, 2019 SUB201700112 North Pointe Northwest Residential Area — Special Exception Scott Collins Neighborhood Investments NP, LLC APPLICANT'S PROPOSAL: Request for variation of the planting strip requirements in accordance with Section 14-203.1 with considerations described in Section 14-422(F)2 of the Subdivision Ordinance. COMPREHENSIVE PLAN: The Comprehensive Plan designates this property as Urban Density Residential and Environmental Features. SELECTED PLANNING AND ZONING HISTORY: • SUB201700112 - North Pointe Northwestern Passage - Road Plan Under review • SDP201800045 — North Pointe Northwest Residential Area — Final Site Plan Under review • WP0201600062 - North Pointe — VSMP Under review • SDP201800007 — North Pointe Northwest Residential Area — Initial Site Plan Approved with conditions 4-16-2018 • ZMA201300014 - North Pointe Proffer Amendment Approved 3-12-2014 • ZMA2000-9 Rezoned approximately 269 acres from RA to PDMC Planned Development Mixed Commercial. Approved 8-2-2006 • SP200200072 Special Use Permit for Residential Uses Approved 8-2-2006 REASON FOR PLANNING COMMISSION REVIEW: Per the Subdivision Ordinance, in the development areas, private streets are required to be constructed with sidewalks and planting strips, and the planting strip is required to be located between the curb and the sidewalk. These requirements may be varied or modified by the commission as provided in Section 14-203.1 with considerations described in Section 14-422(F)2. For all private streets in this section of the development the applicant is requesting to locate the sidewalks adjacent to the road, and install the planting strips behind the sidewalks within a 6 foot landscaping and maintenance easement on individual lots. The applicant has provided justification for the request (see Attachment A). ANALYSIS OF 14-422(F) VARIATION OF PLANTING STRIP REQUIREMENT: Per Section 14-422(F)(2), in reviewing a request the commission shall consider whether: (i) a variation or exception to allow a rural cross-section has been granted; No such variation or exception has been granted. (ii) a sidewalk variation or exception has been granted; No such variation or exception has been granted. 2 (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; The proposal results in similar effects as eliminating the planting strip. Locating the sidewalk adjacent to the street, results in a decrease of pedestrian safety by eliminating distance, and the physical barrier of the street trees, between pedestrians on the sidewalk and vehicles in the street. Additionally, the proposal reduces the amount of shade and canopy provided over the street by locating street trees further from the road. The proposal results in the full intent of the `Pedestrian Orientation' principle of the neighborhood model not being met by not providing landscape elements between the sidewalk and the street. iv. Waiving the requirement would enable a different principle of the neighborhood model to be more fully achieved. Varying the requirement indirectly enables three different principles of the neighborhood model to be more fully achieved by permitting the new neighborhood design to move forward in the review process as currently proposed. The new neighborhood design creates a new neighborhood street network that was not contemplated with the rezoning, which consisted of multifamily units served by travelways. The new neighborhood design contains attached single-family townhome units on individual lots served by private streets and private alleys. The new neighborhood street network is more pedestrian oriented than originally designed with the rezoning, thereby more fully achieving the `Pedestrian Orientation' principle of the neighborhood model. The new neighborhood design also incorporates pocket parks into this portion of the development, providing additional recreational areas and amenities, which more fully achieves the `Parks, Recreation Amenities, and Open Space' principle of the neighborhood model. The new neighborhood design also slightly shifts the orientation of Lewis and Clark Drive further southeast thereby reducing the amount of grade and fill needed for this portion of the development. The new design more fully achieves the `Respecting Terrain and Careful Grading and Regrading of Terrain' principle of the neighborhood model. SUMMARY: In consideration of the above analysis of Section 14-422(F)(2) staff finds that the proposed substitution of design is of comparable quality from that required by the applicable regulations and results in an improvement that substantially satisfies the overall purposes of this chapter in a manner equal to the desired effects of the requirement in the applicable regulation. RECOMMENDATION: Staff recommends approval of the variation request. ATTACHMENTS: A. Variation request and justification B. Exhibit A — Planting strip and sidewalk layout example 3 �bd im�di ry.7 r - [vv viv ry viti i Si, auilt h i."l Lwi it: Viiit VA 22902 434.293.3719 PH 434.293.2813 FX www.collins-engineering.com March 7, 2019 County of Albemarle - Department of Community Development 401 McIntire Road Charlottesville, VA 22902 RE. North Pointe Northwestern Residential Area (SDP2018-14) —Waiver of one or more Street Standards along the Private Street Dear Planning Commissioners, I'm writing to request a waiver by the commission to the street standards and requirements (Section 14-422 (D & F) for the North Pointe Northwestern Residential Area project. Specifically, we are requesting a waiver for the following: 1. Section 14-422 (D) — Planting strip requirements: requirement for the installation of a planting strip between the curb and sidewalk 2. Section 14-422 (F) and Section 203.1 —Planting strip requirement: requirement to install a planting strip The#+oo-waiver request is for a modification to the requirements and design standards for the proposed planting strip in the North Pointe Northwestern Residential Area. The ordinance specifies that a minimum 6' planting strip shall be provided between the curb and gutter and the sidewalk. With this development design, we are proposing to install the required minimum 6' planting strip on the back side of the sidewalk, between the sidewalk and the single family attached units within a 6' landscaping and maintenance easement. The planting strip will still meet the necessary minimum 6' width for the street trees, which will provide shade along the sidewalks within the development. However, the planting strip will be located on the backside of the 5' concrete sidewalk, adjacent to the curb and gutter along the streets. The new concept design for this section of the North Pointe project is a change from the approved rezoning application plan. This design creates more of a street network design through the development. The private street network provides a friendly and inviting pedestrian orientation through the development with sidewalks, street trees, and planting strips on both sides of the roadways. Pocket parks have been incorporated into the new design, providing additional recreational areas and amenities. The development still preserves the proposed greenway system and dedicated open space surrounding the proposed residential units. The new design also relocates Lewis and Clark Drive from dividing the development into (2) separated areas, and orients the proposed building products with the entrance corridor. With the roadway network, the pocket parks, and the other amenities and attractive features created within the development with the new concept, there is not enough area between the roadway and the residential units to provide the standard roadway section with a planting strip between the curb and sidewalk and still have 18' for a driveway parking space between the sidewalk and the proposed garages. With the reversal of the planting strip and 5' concrete sidewalk, the planting strips can still be provided adjacent to the sidewalks, and the pocket parks, amenities, driveway parking spaces, and concrete sidewalks can be accommodated within the development. We ask that staff and the Commission grant the waivers for these proposed modifications to the planting strips within the North Pointe Northwestern Residential development. The principles of Neighborhood design and planning are still being met with the proposed design and this waiver request, and the changes to the design provide a much better overall pedestrian -oriented development. Thank you for considering this request. Scott Collins, PE Exhibit A +•t- 1 85 .._ + + + + + + + + 84 30' MAX. i / 83 82 81 & PLANTING 1 j STRIP(IYP.) ;y l , I Sidewalk Street - - - LOT LOT BUILDABLE LOT LOT BUILDABLE LOT LOT BUILDABLE 4- + + + 4- + 7 t _1 IVIBE� AREA (sf) AREA (sf) NUMBER AREA (sf) AREA (sf) NUMBER AREA (sf) AREA (sf) + + j ov M'p�,,PA M&Wl 4- + + 4 + 4- + + -4- + + + + _7 go 4- AI- + 125 1,470 900 1,801 1,023 63 1,581 1,()09 + 4 A- + + I + I + 4- 4 + + 4- 4 1,353 64 2,042 998 126 2,859 1,116 + + + -I,- J GREEN -WAY & TTRAI L ARPA + + + + 4- + --A - + + + 2 993 + Jj + I + + _T -t- + -1 Jr - + -r- 1,361 1,001 65 2,107 1,050 127 2,7W 1,485 F 6REENWAY LINE.� q .+- 0 q- + + PHASE 11 .,r - 4 41- + Jr- TO + -r- + 4 1,389 1,027 66 1,556 996 128 1,949 1,126 f, 4 (DEDICATED TO + + -t_ + + TO BE DEDICATED :)K\ lr� _i_ -i + + 4 4 M + -1 4 + J, 4_ , J_ 1- V so + t- A P-OUNTY/PUBLIC USE 969 MuAor! 1 + PUBLIC USE + + 4. + 5 1,431 1,()65 67 1,561 987 129 1,329 + J_ E 4- -k- 4- Jr- + TH 0 SCOTT R. COLLdNS'� Lie. Na 035791 � �%_IOXAL Ln F_ z F- Z Lu 0 U < In U u UJI < _1 uj < LU Lu co M < > UJI LU Ln > uj III I60 3,54-5 1,424 122 1 1,470 1 900 1 184 1 1,976 1 1,154 62 900 uj ERTY LINE' 61 1,693 1,119 1 123 1,470 1,635 1,162 1 124 1,470 ln,_ _ t,-_-a t m ,.,.,...:.t.....,.. i...,..; �.. r. ,. ., } `-�-.._:1 .::.:.. rE� '. C......�': � ,r,� ,1 tV THE 100-YEAR FLOODPLAIN AND A 100'STREAM BUFFER EXIST ON THE PROPERTY. (CURRENTLY UNDER REVIEW) X CURB RADII SHOWN, REPRESENTED WITH AN'R, DIMENSION THE FACE OF CURB. 1 10. VISIBILITY OF ALL MECHANICAL EQUIPMENT FROM THE ENTRANCE CORRIDOR SHALL BE TOP SIGN 9 ELIMINATED. ALL MECHANICAL EQUIPMENT SHALL BE SCREENED FROM THE ENTRANCE ...... CORRIDOR. 11. THE ASTERISK (') NEXT TO THE LOT NUMBER INDICATES THAT THE UNIT SHALL BE AN AFFORDABLE UNIT.. THE LOCATION OF THE AFFORDABLE UNITS MAY CHANGE DURING CONSTRUCTION, BUT A MINIMUM OF 28 AFFORDABLE UNITS SHALL BE PROVIDED WITH THIS K. PROJECT. �12. ALL SFA (TOWNHOUSE) UNITS SHALL HAVE A MINIMUM OF A (1) CAR GARAGE. THE MINIMUM ENTRANCE IMPROVEMENTS WITHIN VD O SIZE OF THE GARAGE SHALL BE 12'x 22'. T ROW PROPOSEDWITH NORTH POINTE ROUTE 29 13. ALL RETAINING WALLS GREATER THAN 3 FEET IN HEIGHT REQUIRE A SEPARATE BUILDING IMPROVEMENT PLANS PERMIT. WALLS EXCEEDING 4 FEET IN HEIGHT REQUIRE A STAMPED ENGINEERED DESIGN FOR TH,F,,V,VALL,S SYSTEM. + + 4 X 1v !1- 4- + 4- r + I F + + 1 -i i + + + #LOODPLX'IN AREA + TL I I _' - I I It- + 4 am 4 + + + A + + TO Bg DEDICP + + �T + + 'r + T _T + + + y IL,ED TO + E ag� + d.- + 4� + COU /PUBL C US + + + + + 'T' + + + 4- 4 ;�7� F + + 4- + r I -A,, 4- _1 4- + + i- + + j 4 + + J_ J, 4- -Ir + + + + + + + + + + + + + j + + + + + + 41- + + + + 4 4, VIA TMP 03200-00-00-02300 VIOLET HILL ASSOCIATES C/O GREAT EASTERN MANAGEMENT CO 98.157 ACRES D13.662 PG.391 20'PLIBLIC - ACCESS -asEMENT PROPOSED &TRAILWAY /—SEE DETAIL ON_S_1H_EET12 VDOT STD. BARRICADE TH t; k.W_A SCOTT R. COLLINS'Z Lic. No. 0357911E