HomeMy WebLinkAboutSUB201900085 Staff Report 2019-08-02ALg����
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ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SUB2019-85 Montgomery Ridge
Staff: Christopher Perez, Senior Planner
Subdivision — Phase 4— Special Exception
Planning Commission meeting:
Board of Supervisors meeting:
August 13, 2019
Not applicable
Owners: Eric and Emily Britton
Applicant: Eric and Emily Britton c/o Tim Miller
Location: 2506 Powell Ridge
Acreage: 14.01 acres
TMP: 04600-00-00-02400
By -right use: R-1 Residential - 1 unit/acre
Magisterial District: Rivanna
Proffers/Conditions: No
Requested # of Dwelling Lots: 13
DA — X
Proposal: Request for a special exception to vary
Comp. Plan Designation: Neighborhood Density
the to the planting strip and sidewalk requirement
Residential — residential (3 — 6 units/acre)
on the northern side of the proposed
supporting uses such as religious institutions,
interconnection, Road A within a future subdivision,
schools and other small-scale non-residential
in accordance with Section 14-422(F) and Section
uses in the Places 29 Master Plan.
14-422(E) of the Subdivision Ordinance.
Character of Property: Vacant and wooded.
Use of Surrounding Properties: To the north,
Phase 2 of Montgomery Ridge Subdivision, SFD
units with each lot under an acre. To the south,
larger SFD lots between 3 and 27 acres.
Factors Favorable:
Factors Unfavorable: None identified.
1. Allows for the interconnectivity of
developments within the development
area.
2. Street trees will be provided in a planting
strip on the southern side of the street to
maintain the urban character of the
streets.
3. A sidewalk will be provided on the
southern side of the street to facilitate
pedestrian access and to maintain the
urban character of the streets.
4. VDOT and Engineering have no
objections to the request.
RECOMMENDATION:
Staff recommends approval of the special exception to vary the planting strip [14-422(F)] and
sidewalk [14-422(E)] on the northern side of the proposed public road, Road A with condition
listed in the staff report.
STAFF PERSONS: Christopher Perez, Senior Planner
PLANNING COMMISSION: August 13, 2019
AGENDA TITLE: SUB2019-85 Montgomery Ridge Subdivision — Phase 4 — Special
Exception
APPLICANT: Eric and Emily Britton c/o Tim Miller
PROPERTY OWNER: Eric and Emily Britton
APPLICANT'S PROPOSAL:
The applicant is requesting a special exception to vary the planting strip requirements on the northern
side of the proposed public road, Road A within a future subdivision, in accordance with Section 14-
422(F) of the Subdivision Ordinance. The applicant is also requesting a special exception to vary the
sidewalk requirement on the northern side of the proposed public road, Road A with a future
subdivision, in accordance with Section 14-422(E) of the Subdivision Ordinance. These requests have
been submitted prior to submittal of a preliminary subdivision plat or submittal of a road plan. The
applicant provided the attached exhibit that depicts the proposed design for Road A and a concept plan
for a future 13 lot subdivision on TMP 04600-00-00-02400 (see Attachment B).
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Neighborhood Density Residential — residential (3
— 6 units/acre) supporting uses such as religious institutions, schools and other small-scale non-
residential uses in the Places 29 Master Plan.
SELECTED PLANNING AND ZONING HISTORY:
• SUB2002-230 Montgomery Ridge - Preliminary Subdivision Plat
Approved 2-13-2003
• SUB2005-231 Montgomery Ridge — Phase 2 (Lots 17-43 & 53) - Final Subdivision Plat
Approved 4-17-2006
REASON FOR PLANNING COMMISSION REVIEW:
Section 14-422(F) and 14-422(E) authorizes the Planning Commission to vary or except planting
strip and sidewalk requirements as provided under Section 14-203.1.
VARIATION OF THE 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 within the development area. The applicant is requesting a
special exception to vary this requirement to provide a planting strip on one side (northern) of the
proposed public road, Road A (see Attachment B). Similar to the sidewalk variation request
discussed later in the report, this planting strip variation would apply to a total length of
approximately 340 feet, extending from the intersection of Montgomery Ridge Road through to
the proposed Road B, which is approximately 40 feet into the subject property.
ANALYSIS OF 14-422(F) VARIATION OF OR EXCEPTION OF 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):
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(i) a variation or exception to allow a rural cross-section has been granted, No such variation has
been granted. The applicant is proposing a public street, Road A, within the development that will
connect with the adjoining public street, Montgomery Ridge Road (SR 1788).
(ii) a sidewalk variation or exception has been granted, A sidewalk variation on one side of the
street 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; While the proposed
request does not promote the goals of the comprehensive plan, neighborhood model, or applicable
neighborhood master plan, the existing 40 foot wide public right-of-way reservation area, TMP 046DO-
00-00-00OA2, approved with phase 2 of the Montgomery Ridge Subdivision is not wide enough for a
new public road designed with sidewalks and planting strips on both sides of the road. Allowing for the
planting strip and the sidewalk on one side of the road will reduce the design requirements enough to
permit the installation of the public road within this existing reservation area. Thereby allowing the
continuation of the public street network and facilitating the interconnection of streets within the
development areas, which is a principle of the neighborhood model, and a strategy within the
comprehensive plan.
iv. Waiving the requirement would enable a different principle of the neighborhood model to be more
fully achieved. Since the right of way previously platted for reservation does not allow for a public road
with sidewalks and planting strips on both sides, the Neighborhood Model principle of Interconnected
Streets and Transportation Networks is more fully achieved by a design that allows for the
interconnection and still provides pedestrian connectivity.
SUMMARY:
Staff s opinion is that permitting the planting strip requirement on one side of the proposed public
road allows for interconnectivity to be achieved between developments within the development area
within the area reserved for right of way. Staff does not anticipate any adverse impacts from the
variation of the planting strip on one side of the proposed road and recommends approval of this
request.
VARIATION OF SIDEWALK REQUIREMENT
Sidewalks are required on both sides of each new street within a subdivision. The applicant is
requesting a special exception to vary this requirement to provide sidewalk on one side (northern)
of the proposed Road A (see Attachment B). Similar to the planting strip variation request, this
sidewalk variation would apply to a total length of approximately 340 feet, extending from the
intersection of Montgomery Ridge Road through to the proposed Road B, which is approximately
40 feet into the subject property, TMP 04600-00-00-02400.
ANALYSIS OF 14-422(F) VARIATION OF OR EXCEPTION OF 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 or exception to allow a rural cross section has been granted; No such variation has
been granted. The applicant is proposing a public street, Road A, within the development that will
connect with the adjoining public street, Montgomery Ridge Road (SR 1788).
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H. 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 public road.
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; No sensitive areas such as buffers, steep slopes,
floodplain or wetlands exist here; however, the street design is impacted by the existing 40 foot
wide public right-of-way reservation area, TMP 046DO-00-00-OOOA2, approved with phase 2 of
the Montgomery Ridge Subdivision, which has existing residential lots on either side of the
proposed road. Sidewalks on one side of the street are appropriate to serve the proposed 13 lot
subdivision on the subject property.
iv. The sidewalks reasonably can connect into an existing or future pedestrian system in the area;
The sidewalk reasonably connects into an existing pedestrian system within the adjacent subdivision.
v. The length of the street is so short and the density of the development is so low that it is
unlikely thatthesidewalk would be used to an extent that it would provide a public benefit,
The length of the road is relatively short and amount of proposed units in the development is
relatively low that it is unlikely that sidewalks on both sides would be used to an extent that it
would provide a public benefit over sidewalks on one side of the proposed road.
vi. An alternate pedestrian system including an alternative pavement could provide 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
southern side of the road will be publicly maintained. VDOT has no objection to the sidewalk
exception request.
viii. The waiver promotes the goals of the comprehensive plan, the neighborhood model, and
the applicable neighborhood master plan; While the proposed request does not promote the
goals of the comprehensive plan, neighborhood model, or applicable neighborhood master plan,
the existing 40 foot wide public right-of-way reservation area, TMP 046DO-00-00-OOOA2,
approved and platted with phase 2 of the Montgomery Ridge Subdivision is not wide enough for
a new public road designed with sidewalks and planting strips on both sides of the road.
Allowing for the planting strip and the sidewalk on one side of the road will reduce the design
requirements enough to permit the installation of the public road within this existing reservation
area. Thereby allowing the continuation of the public street network and facilitating the
interconnection of streets within the development areas, which is a principle of the neighborhood
model, and a strategy within the comprehensive plan.
ix. Waiving the requirement would enable a different principle of the neighborhood model
to be morefully achieved. Since the right of way previously platted for reservation does not
allow for a public road with sidewalks and planting strips on both sides, the Neighborhood
Model principle of Interconnected Streets and Transportation Networks is more fully achieved
by a design that allows for the interconnection and still provides pedestrian connectivity.
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SUMMARY:
Staff s opinion is that permitting the sidewalk requirement on one side of the proposed public road
allows for interconnectivity to be achieved between developments within the development area
within the area reserved for right of way. Staff does not anticipate any adverse impacts from the
variation of the sidewalk on one side of the proposed road and recommends approval of this request.
SUMMARY AND RECOMMENDATION:
Favorable factors:
1. Allows for interconnectivity between developments within the development area.
2. Street trees will be provided in a planting strip on the southern side of the street to maintain
the urban character of the streets.
3. A sidewalk will be provided on the southern side of the street to facilitate pedestrian access
and to maintain the urban character of the streets.
4. VDOT and Engineering have no objections to the request.
Unfavorable factors:
None identified.
RECOMMENDATION:
Staff recommends approval of the special exception to vary the planting strip [ 14-422(F)] and sidewalk
[ 14-422(E)] on the northern side of the proposed public road, Road A with condition listed below.
1. The modification applies only to Road A as depicted on sheet P-4 of the exhibit entitled
"Montgomery Ridge Subdivision Phase 4," prepared by Meridian Planning Group, LLC, dated
May 15, 2019.
ATTACHMENTS:
A. Area Map
B. Road design exhibit/concept plan for future subdivision
C. Applicant Request and Justification
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