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Home My WebLink AboutZMA198000003 Staff Report 1980-02-26February 26, 1980 STAFF REPORT ZMA-80-03 Liberty Land Limited Request: Amend Ashcroft RPN ( ZMA-79-06 ) by addition of 38.74 acres; additional access to property; and amendment of certain conditions of original approval. Location: Property, described as Tax Map 78, Parcels 51 (part), 52, 55C, and 55; and Tax Map 79, Parcels 1 and 2 (part), is located north of Route 250 East behind "Ski Land." NOTE: For additional background information, see staff report for ZMA-79-06. ,72 F clt Qe ' { Staff Comment 7 This request has been made due to problems of: (1) road design; and (2) phasing of development. Road Design Under ZMA-79-06, the main entrance road ( North Pantops Drive ) from Route 250 East was to be relocated and constructed to Virginia Department of Highways and Transportation standards. The Virginia Department of Highways and Transportation has denied requested grade waivers. Alternatives were discussed with VDH&T and the planning staff, including conversion of North Pantops Drive to a private road. The planning staff indicated that a development of this scale should be served by at least one state road. The proposal under this petition is to: (1) construct Lego Drive as a state road from the frontage road at the I-64 interchange into the site; (2) construct North Pantops Drive as a private road; and (3) maintain the off -site portion of North Pantops Drive in its current location. 1. Lego Drive and Frontage Road F-179• At this writing it appears that Lego Drive can be developed within the maximum grade limitations of VDH&T. Comments from VDH&T on Lego Drive and the frontage road are as follows ( letter of Feb. 7, 1980 ): "Road plans and profiles for the 60 foot right-of-way from the frontage road into the site proposed as a state road have been submitted to the Department for our review as well as plan and profile improvements to the frontage road necessary to obtain sight distance and construct a left turn lane into the site. The Department has, however, much concern over placing this additional traffic on the frontage road just as we had with the Shadwell Mountain development. The frontage road is a 16' wide paved surface of a Category II strength design. The entrance road to the site is proposed as a Category IV width and strength design ( 22' wide ). Accordingly, we would recommend the frontage road be improved out to Route 250 to the appropriate standard, as well as inter- section improvements, that is, right turn lane to the frontage road and extend the left turn lane in the median. The Department can require only the actual entrance requirements at the intersection with the frontage road." 2. North Pantops Drive as a private road: In regard to traffic using North Pantops and Lego Drives, VDH&T has stated that a 50-50 traffic split "would not be unreasonable provided the North Pantops route remains in good maintained condition." Estimating a traffic split in this case is difficult since Lego Drive provides almost direct access to I-64 which would draw some Charlottesville - bound traffic ( This draw -off is difficult to estimate since precise destinations are unknown ). Employing a 50-50 split results in a Category IV design for both roads. Since the range for Category IV is 751-3000 vtpd and the traffic estimated for each road is 900 vtpd, either road would be adequate to accommodate all traffic from the development. 3. Maintain the intersection of North Pantops Drive and Route 250 East in its current location: Since North Pantops Drive is proposed as a private road, the County has greater authority in control of access to it for properties between Ashcroft and Route 250 East. Staff, however, would be reluctant to support this proposal unless the applicant can satisfy the County Attorney's office with an agreement restricting further use of North Pantops Drive while the intersection with Route 250 is in its current location. Also, permitting this road to remain as currently located could complicate County efforts in future limitation of access to Route 250 from properties between Ashcroft and Route 250. Virginia Department of Highways and Transportation has commented that: "It appears that the existing entrance adjacent to the Odyssey Supper Club will continue to be used serving this property through an existing private road named North Pantops Drive. So long as the traffic using this entrance is primarily residential, the close proximity in offset to State Farm Boulevard should not create a problem since the majority of the traffic will be right turns out of the site onto Route 250, and left turns off Route 250 into the site. However, at such time as commercial traffic begins using this road; and the right turn, left turn mixed percentage changes; these two close intersections could create a traffic flow problem along Route 250." Phasing of Development Only requests by the applicant are discussed here. Staff recommendations for phasing are found in the conditions of approval. Dedication of Open Space: ZMA-79-06 required dedication of open space in proportion to the number of lots approved in a final plat. Because of financing and physical remoteness of some open space areas, the applicant is seeking modification of Condition #1. As currently proposed, about 30% of the total site is in open space ( excludes Hansen and Lego houses ). The RPN designation requires at least 25% of the site in open space. Staff would recommend that as the property develops in phases, not less than 25% of the area cumulatively platted be in common open space. This would accomplish the minimum RPN requirements during phasing and provide the applicant added flexibility since he could plat more or less than 25% in a given section provided the cumulative total is not less than 25%. Designation of clubhouse facilities: The proposed addition to Ashcroft includes the Lego House which may be more desirable than the Hansen House for use as a sports club. At this time the applicant wishes further study of the matter prior to making a determination. Both buildings are more or less centrally located within the development and either would be satisfactory for the proposed use. Staff has no objection to a determination at a later date provided facilities developed are comparable to those proposed in the original plan. Staff would urge the rehabilitiation of the Hansen House for an appropriate useage. During the interim period of determining the clubhouse location, the applicant desires to use the Lego House as a sales office. Central Water: The applicant is studying the possibility of serving the develop- ment with public water. Since this would involve expansion of the Albemarle County Service Authority's jurisdictional area, the Board of Supervisors would have opportunity to further review this matter. At this time, the applicant desires flexible wording of conditions to permit use of either central or public systems. Since "central system" is defined as including both private and public systems, staff opinion is that the existing wording of Condition #4 provides adequate flexibility. Staff has recommended additional wording outlining requirements should a public system be employed. RECOMMENDED CONDITIONS OF APPROVAL (Note: All conditions of ZMA-79-06 have been included whether or not modification or deletion is recommended. Conditions have been reorganized and renumbered for clarity. Staff proposals for new wording are underlined.) A. General 1. No final site plan or subdivision approvals shall be given until three (3) copies of a revised preliminary plan for the entire development, reflecting conditions of approval contained herein, have been submitted to the Department of Planning. Such plans shall be submitted within sixty (60) days of Board approval of this petition; 2. Approval is for a maximum of 208 228 dwellings subject to conditions contained herein. Locations and acreages of various land uses shall comply with the Approved Plan - Sheete-17-27-and-3. In the final site plan and subdivision process, open space shall be dedicated in proportion to the number of lots approved. The Commission may permit dedication of a lesser acreage of open space in a particular case due to the remoteness of open space areas from ------ �_.., t vV au, snail open space consist of less than 25% of the cumulative area platted; and provided further that the cumulative total of 170 acres of open space shall be dedicated concomitta with final approval of Phase 5 3. No grading or construction on slopes of 25% or greater except as necessary for road construction as approved by the County Engineer; 4. County Attorney approval of Homeowners' Association agreements prior to final approvals. County Attorney review for and approval of modification of such agreements in regard to clubhouse facilities prior to any Phase 2 approvals; 5. Pi�as3ne-w�-aAP�oaasea_amexe.,-me_ Sheet-3- Either the Hansen House or the Lego House shall be designated for clubhouse facilities prior to any Phase 2 approvals Playground picnic areas, and tennis courts shall be provided prior to any Phase 3 approvals The swimming pool shall be provided prior to any Phase 4 approvals 6. Planning Commission approval of areas to be cleared on individual lots; Planning Commission approval of general dwelling location on each lot; 7. Ten trees per acre shall be provided in the area marked "TREES" on the Approved Plan - Sheet 1 of ZMA-79-06. Deciduous trees shall be 1Y" to 2" in caliper; non -deciduous trees shall be four to five feet in height. Locations shall be determined at the time of final approval of Phase 1; B. Utilities 1. Fire Official approval of fire protection system. Such system shall be provided prior to issuance of any certificate of occupancy. 2. All lots shall be served by one or more central water systems approved in accordance with the regulations of the Virginia Department of Health, the Code of Albemarle County, and all other applicable law. Should this development be served by public water, the design and construction of such system shall be in accordance with the specifications of the Albemarle County Service Authority and fire hydrants and fire flow requirements shall be provided as specified by the Fire official; 3. Virginia Department of Health approval of two septic field locations on each lot. The Health Department shall either supervise or test each lot utilizing soil tests by a qualified soil scientist and undertake or supervise percolation tests as these may be required. Such tests must demonstrate that two septic drainfields can be located on each lot without encroaching on any slope exceeding 25%. Septic tanks and/or drainfields shall not be located on any slope of 25% or greater. Any lot not having adequate septic system site shall be combined with a building lot and/or added to the common open space. C. Roads 1. No grading or clearing for street construction shall occur within any area until the final stormwater detention and drainage plans for the subject sub -drainage basin have been approved for concurrent construction; 2. Private Road "X" ( Sheet 2 of approved Plan for ZMA-79-06 ) shall not serve more than 28 dwelling units, owners of said dwelling units shall become members of the Homeowners Association of Hertkridge Ashcroft property association and subject to all regulations governing said association. This condition shall not be construed as approval of any subdivision or plat; 3. Aeeess-te-Rente-�58-East-shall-be-releeated-aeress-€rem-tkie-eatraaee-te Werre}}-Newspapers-as-per-8#rg4n3a-Bepartment-a€-H#Qkwaps-and-4�raaspertat#en letter-ef-Map-257-19497 Virginia Department of Hiohways and Tranannrrar;.,n -rr----- - +c 11111iug usea a or Nortn Panto s Drive to Ashcroft and the Odyssey Supper Club shall be obtained prior to any final approval; 4. B3rgxnza-Bepartment-ef-Hrghwaps-aad-�raaspertet#ea-eppresal-a€-aeeess-te Rente-�59-East---Roads-shewn-as-pxblie-rends-an-the-Appreved-P}aa___g}�eet-�-- Lego Drive from frontage road F-179 to its cul-de-sac near the center of the property shall be designed and constructed to Virginia Department of Highways and Transportation specifications and dedicated for acceptance into the State Secondary Road System; all other roads shall be in accordance with the private roads provisions of the Subdivision Ordinance. No final approvals shall be given until all road plans and profiles have been approved in accordance with this condition; 5. Virginia Department of Highways and Transportation approval of plans for improvements outlined in its letter of February 7 1980 for: (1) the inter- section of Lego Drive and Frontage Road F-179- (2) improvements of Frontage Road F-179 from Lego Drive to U. S. Route 250 East; and (3) the intersection of Frontage Road F-179 and U. S. Route 250 East. Construction and/or bonding of these improvements and Lego Drive shall be accomplished prior to any Phase 2 approvals; 6. Lego Drive shall be designed to Virginia Department of Highways and Trans- portation's Category IV standards; North Pantops Drive shall be designed to Category IV standards as modified by rr,P "c„t,a;.,; ;,,., n,-a;..,---