HomeMy WebLinkAboutSUB200400288 Legacy Document 2005-03-17 (2)COUNTY OF ALBEMARLE
EXECUTIVE SUMMARY
AGENDA TITLE: SUB- 2004 -0288 Old Trail Creekside, AGENDA DATE: January 25, 2005
Ballard Field, and Upper Ballard Field Open Space
CONSENT AGENDA: Yes
SUBJECT/PROPOSAL /REQUEST:
Request for approval of Open Space ACTION: Yes
STAFF CONTACT(S): Francis H. MacCall and Yadira ATTACHMENTS: Yes
Amarante
REVIEWED BY: WDF
BACKGROUND: The subject parcels, Tax Map 55 Parcels 74,74A, 74B, 74C & 75 (Old Trail Creekside), Tax Map 55 Parcel 71
part of (Ballard Field and Upper Ballard Field) are located in the White Hall Magisterial District on Jarman's Gap Road [Route #
691] approximately 1.0 miles from the intersection of Jarman's Gap Road and Crozet Avenue [Route 240]. The Comprehensive Plan
designates this property as Neighborhood Density (3 -6 dwellings per acre) in the Community of Crozet.
Old Trail Creekside: Request for open space approval. Old Trail Creekside contains 37 lots on 29.26 acres using clustering and
bonus density factors. The properties are zoned R -1, Residential. (Attachment B)
Upper Ballard Field & Ballard Field: Request for open space approval. The final plats for these projects were approved on 12/7/04
and 12/27/04 respectively. Open space is usually reviewed during the preliminary plat stage, it wasn't in this case and staff does not
know why. The staffer who reviewed the preliminary is no longer with the County and the open space should have received special
consideration at that time. By the time staff had determined that the project still needed open space approval the applicant's time
constraints prevented review of the open space before approval of the final plat. Staff ultimately identified that it would be beneficial
to review the open space for all three projects together to achieve a more usable open space network. The applicant understands and
is amenable to change the plat should the Commission require changes to the open space.
Upper Ballard Field contains 43 lots on 42.212 acres using clustering and bonus density factors. The property is zoned R -1,
Residential. Ballard Field will ultimately contain approximately 300 dwelling units on 52.40 acres using the clustering option for no
minimum lot size. The property is zoned R -6, Residential, (Attachment B)
Combined the three projects contain approximately 36.52 acres of natural, manmade, and landscaped open space.
DISCUSSION:
Open Space
Section 4.7 of the Zoning Ordinance below requires that appropriateness of open space be assessed as follows:
Section 4.7.1: Does the proposed open space meet comprehensive plan objectives by providing: (1) active /passive recreation; (2)
protection of areas sensitive to development; (3) buffering between dissimilar uses; and (4) preservation of gricultural activity?
(1) Most of the proposed open space, approximately 29.028 acres, is in the form of "natural" areas for active (hiking, walking,
and biking trails) and passive (sitting, observing, and reflecting) recreation. Approximately 5.433 acres is in the form of
"manmade" areas (tot lots, parks, sitting areas, pond) for active and passive recreation. The other 2.059 acres of open space
are "landscaped" areas (flower beds, areas for sidewalks, areas for benches) which could provide active connections from
open space to open space and passive recreational opportunities. All of the open spaces are well connected and provide
multiple points of access for pedestrians. (See Attachment C)
Even though there is no requirement for greenway trails along this portion of Lickinghole Creek the applicant is proposing
to dedicate those greenways for public use; 2.77 acres of land for Greenway in the Ballard Field development has already
been dedicated to public use; as a condition of this approval, staff recommends the dedication of Open Space B in the
Ballard Field Upper development as identified in Attachment B for greenway use; the applicant has offered to dedicate 7.42
acres for Greenway in the Old Trail Creekside development. The applicant has indicated that the developer will be
constructing the trail system in all three developments.
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(2) The applicant's open space plan identifies critical slopes and wetlands as being part of the proposed open space.
(3) There are no dissimilar uses adjacent to this development to buffer.
(4) This proposal does not preserve agricultural activity. This will be an urban open space system.
Section 4.7.1: Is the proposed open space appropriate in terms of (1) location, (2) size, (3) shape and (4) topographic
characteristics.
(1) The location of the open space is appropriate in that it provides protection of critical slopes, conservation of existing trees,
and soils.
(2) The proposal for Old Trail Creekside includes approximately 7.42 acres in open space, which amounts to 25.36% of the
total site. The proposal for Ballard Field includes approximately 15.19 acres in open space, which amounts to 29% of the
total site. The proposal for Upper Ballard Field includes approximately 13.91 acres in open space, which amounts to 32 %
of the total site.
(3) The shape of the open space does not appear to pose any detriment to the development. Open spaces are well connected to
each other and have multiple points of access.
(4) There is an adequate balance between critical and gentler slopes throughout the proposed open space. The slopes in the
more "natural" areas will be tempered and made accessible by the construction of a trail system.
Section 4.7.2: Will the open space be developed with any man-made features? Where deemed appropriate by the commission, open
space may be used for one or more of the following uses: Agriculture, forestry and fisheries including appropriate structures; Game
preserves, wildlife sanctuaries and the like; Noncommercial recreational structures and uses; Public utilities; Wells and septic
systems for emergency use only (reference 4.1.7); Stormwater detention and flood control devices.
Yes. There will be one public sewer line located in the open space as well as other appropriate structures like play sets, benches,
sidewalks and trails.
Section 4.7.3.1: In addition to provisions of section 4.7.1 and section 4.7.2 the commission may require inclusion in such open
space of areas deemed inappropriate° or or prohibited to development such as but not limited to: (1) land in the one hundred year
flood plain and significant drainage swales; (2) land in slopes of twenty-five (25) percent or greater; (3) major public utility
easements; (4) stormwater detention and flood control devices; (5) lands having permanent or seasonallLhigh water tables; (6)
areas to satisfy= provisions of section 4.16 Recreation Regulations; (7 areas to provide reasonable buffering between dissimilar uses
within such development and between such development and ad
joining
(1) There is flood plain in the open space.
(2) Most of the critical slopes are already shown in open space.
(3) A sewer line is proposed through portions of the open space.
(4) No stormwater detention facility is shown in open space.
(5) The soils located in the open space are shown to support seasonally high water tables as defined in Table 16 Soil and Water
Features of the United States Department of Agriculture Soil Conservation Service, Soil Survey of Albemarle County,
Virginia, August, 1985.
(6) Recreational areas are not required.
(7) Some of the open space does provide a reasonable buffer from an adjacent subdivision since it will connect to the proposed
open space on the south side of Lickinghole Creek.
4.7.3.3 In such case where open space is required by provisions of this ordinance not more than eighty (80) percent of such
minimum required open space shall consist of the following: a. Land located within the one hundred year flood plain; and b. Land
subject to occasional, common or frequent floodinjz as defined in Table 16 Soil and Water Features of the United States Department
ofAgriculture Soil Conservation Service, Soil Survey ofAlbemarle County, Virginia, August, 1985; and c. Land in slopes of twentyive (25) percent or greater; and d. Land devoted to stormwater or flood control devices except where such feature is incorporated
into a permanent pond, lake or other water feature deemed by the commission to constitute a desirable open space amenity_
Not applicable.
4.7.4: Open space in private ownership shall be protected by legal arrangements sufficient to ensure its maintenance and
preservation for purposes for which it is intended. Such arrangements shall be subject to commission approval as a part of the site
development plan and /or subdivision plat approval process. Open space may be dedicated to public use subject to approval and
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acceptance by separate resolution of the board of supervisors. Open space so dedicated shall be counted as a part of the minimum
required open space.
The open space shown on the plat for both Ballard Field and Upper Ballard Field shall be owned by the homeowner's association
which will be established by covenant. Such document shall be subject to County Attorney review and approval and shall be in
accordance with Section 14 -313 of the Subdivision Ordinance - Instrument evidencing maintenance of certain improvements. The
7.42 acres of open space in the Old Trail Creekside development has been requested to be dedicated to public use so that the
development may obtain a density increase up to 15 %, (Attachment D). The applicant has made the case that the open space will
provide for greenway trail establishment. The areas to be dedicated have been looked at by the County Parks and Recreation staff.
They have evaluated this area and have verbally recommended that the County accept the property for dedication to public use. The
acceptance of the land is not an issue before the Commission. The applicant has made the request and staff will be presenting this
to the Board of Supervisors subject to the approval of the open space layout by the Planning Commission. The final plat cannot be
approved showing the density increase until the Board accepts the open space.
Staff recommends that the Commission find the proposed open space appropriate for the proposed developments even without the
dedicated open space within the Old Trail Creekside development.
CONDITIONS OF APPROVAL:
1. [ 14 -313, 18 -4.7] Submittal of covenants or other such instrument which evidences the establishment of a homeowner's
association and provides for ownership and maintenance of proposed open space. Such document shall be subject to County
Attorney review and approval and shall be in accordance with Section 14 -313 of the Subdivision Ordinance - Instrument
evidencing maintenance of certain improvements.
2. Approval by the Board of Supervisors of the dedication to public use of Open Space and density increase for the Old Trail
Creekside development.
3. Dedication to public use of Open Space B in the Ballard Field Upper development for Greenway use as identified in Attachment
B.
Attachments:
A - Detail/Location Map
B - Layout of proposed Open Space by development
C - Layout of proposed Open Space by open space type
D - Applicant's letter of request
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