HomeMy WebLinkAboutSUB200400058 Staff Report 2004-05-21STAFF PERSON: Yadira Amarante
PLANNING COMMISSION: April 20, 2004
SUB 04 -058: ORCHARD ESTATES PRELIMINARY PLAT
Applicant's Proposal: Request for preliminary plat approval to create to create 17 lots,
averaging 13.23 acres, on 229.96 acres. The property, described as Tax Map 103, Parcels 7, 8, 9,
10 (portion), and 15, is located in the Scottsville Magisterial District on Presidents Road [Route #
795] approximately 2 miles south of the Presidents Road and Rolling Road [Route #620]
intersection. It is zoned RA (Rural Areas) and the Comprehensive Plan designates this property as
Rural Areas in Rural Area 4, (Attachment A).
Project Description: The 17 proposed lots are to have access via a new road to be dedicated to
public use, built to public road standards, and maintained by VDOT. The layout of the
development is shown in Attachment B.
Planning and Zoning History: (1) SUB 81 -027: John J. Marquis Exempt Plat — Transferred
9.37 acres, with no development rights, from parcel 10 to TMP 103 -1OB. Signed 12/3/96; (2) SP
03 -019: Vineyard Estates Rural Preservation Development — Request for approval for a RPD of
over 20 lots. Withdrawn by the applicant 10/27/03. (3) SUB 03 -265: Orchard Estates Preliminary
Plat — Same request for approval of 17 lots. Denied by Planning Commission on 2/3/04.
Reason for Planning Commission Review: This is a by -right division with access on a public
road. This type of request is usually reviewed and approved administratively. A planning
commissioner has requested Planning Commission review of the plat.
DISCUSSION
The Preliminary Plat has been reviewed by the Site Review Committee and was found to comply with
Chapter 18, the Zoning Ordinance and all but one provision of Chapter 14, the Subdivision
Ordinance. The preliminary plat which was denied by the Planning Commission on 2/3/04 was denied
because Section 14- 512(H) of the Subdivision Ordinance requires that the principle means of access
into any subdivision meet VDOT standards. VDOT staff had determined, and Engineering staff
concurred, that the proposed entrance on President's Road did not have the required sight distance.
VDOT staff has determined the current sight distance at the President's Road entrance to be 300'
from the northbound approach and 270' for a left turn movement into the site. A recent VDOT
speed study has determined that a 400' sight line must be established for the northbound approach
and a 550' sight line for the left turn movement and that a sight easement to accommodate these
distances had to be obtained, (see Attachment Q.
The sight easement has since been recorded and found to be acceptable to VDOT and County
Engineering staff.
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RECOMMENDATION
Staff finds that the proposal is in compliance with the provisions of the Subdivision and Zoning
Ordinances and recommends approval of the Orchard Estates Preliminary Plat, SUB 04 -058 with
conditions.
RECOMMENDED CONDITIONS OF APPROVAL
The Planning Department shall not accept submittal of the final subdivision plat for signature until
tentative final approval for the following condition has been obtained. The final subdivision plat shall
not be signed until the following conditions have been met:
1. On Sheet 5 of 9, please show the property boundary lines. [14- 303(C)]
2. An erosion control plan, narrative and computations. [14 -311, 17 -203]
3. A stormwater managementBMP plan and computations. Computations must include
water quality and detention routings for the 2yr and IOyr storms. [17 -304]
4. A mitigation plan for stream buffer disturbance. [ 17 -322]
5. A completed stormwater management facilities maintenance agreement and fee. [17 -323]
6. Road plans, pavement design sheets, and drainage computations. [14 -512, 14 -304, Policy]
7. All improvements are to be bonded or built before final plat approval. Bond estimate and
construction schedule forms can be obtained from the Engineering office. [14 -413]
8. Health Department approval of all drainfield locations. [14 -309, 14 -518]
9. State the acreage that is being transferred from Parcel 10 to Lot 17. In your response
letter you stated that 0.63 acres are being transferred, but that is the acreage being
transferred from Lot 17 to Parcel 10. There is a larger piece being transferred from 103 -10
to Lot 17, in between the road and the original parcel boundary of Lot 17. [ 14- 302(M)]
10. On Sheet 4 of 9, the note on Lots 16 and 17 should be revised to state that each lot retains
3 development rights. On Sheet 4 of 9, notes #5 & #6, delete the aggregate acreage stuff.
These types of notes are only necessary when the original acreage of the property is over
31 acres. On Sheet 4 of 9, note #7, state that Lots16 and 17 retain 3 development rights
each. [ 14- 302(0)]
ATTACHMENTS:
A - Location Map
B - Subdivision Plat reduction
C - Email from VDOT staff regarding speed study findings
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