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Home My WebLink AboutSUB200500364 Executive Summary 2006-01-10COUNTY OF ALBEMARLE EXECUTIVE SUMMARY AGENDA TITLE: SDP 05 -364 Gold Leaf Land Trust — Public Street Extension waiver request SUBJECT /PROPOSAL/REOUEST: Request for waiver of Chapter 14, Section 14 -409, coordination of public streets. The property is zoned LI, Light Industry and EC, Entrance Corridor. The property, described as Tax Map 32, Parcel 17 is located in the Rio Magisterial District on Airport Road [Rte. #649] approximately 0.33 miles east of its intersection with Dickerson Road [Rte. #606]. STAFF CONTACT(S): David Pennock AGENDA DATE: January 10, 2006 ITEM NUMBER: CONSENT AGENDA: No ACTION: Yes INFORMATION: ATTACHMENTS: Yes REVIEWED BY: WDF APPLICANT & PROPERTY OWNER: Gold Leaf Land Trust No. 3 — Wendell W. Wood, Trustee BACKGROUND: This is an application for a waiver in advance of a full subdivision application for this property. The Subdivision Ordinance requires the proposed public road to be coordinated with existing or planned streets in order to provide interconnections with future development. The applicant is requesting that this requirement be waived. Staff notes that this requirement was added as part of the revised Subdivision Ordinance adopted in 2005. Thus, this is the first such waiver request to be considered by the Planning Commission. DISCUSSION: Parcels east of this one are currently under review for a change in zoning (ZMA -05 -02 and ZMA- 05-03) and inclusion as part of University of Virginia Research Park (formerly known as North Fork). As part of the review of that project, Staff has recommended connections from the parcels being considered for rezoning to Tax Map 32, Parcel 17, which is the subject of this request. Additional portions of University of Virginia Research Park are located north of this property and include other planned streets. However, a street extension north from this parcel would impact streams and critical slopes. An extension east through the parcels discussed above would connect with a road in the University of Virginia Research Park that includes a stream crossing required as part of that development. Thus, a northern connection from the subject property could be facilitated by an alternative layout and is not needed on this parcel. RECOMMENDATION: Staff recommends denial of the applicant's request for waiver of Section 14 -409. Attachments: Staff Report STAFF CONTACT: David E. Pennock, AICP PLANNING COMMISSION AGENDA: January 10, 2006 AGENDA TITLE: SDP 05 -364: Gold Leaf Land Trust — Public Street Coordination waiver request REQUEST: Request for waiver of Chapter 14, Section 14 -409, coordination of public streets. The property is zoned LI, Light Industry and EC, Entrance Corridor. The property, described as Tax Map 32, Parcel 17 is located in the Rio Magisterial District on Airport Road [Rte. #649] approximately 0.33 miles east of its intersection with Dickerson Road [Rte. #606]. The Comprehensive Plan designates this property as Industrial in the Hollymead Community. APPLICANT & PROPERTY OWNER: Gold Leaf Land Trust No. 3 — Wendell W. Wood, Trustee BACKGROUND: The subject property is zoned LI, Light Industry and EC, Entrance Corridor. The applicant has provided a layout plan showing a proposal for subdivision of the property (see Attachment Q. This proposal indicates a new public road (labeled "Road 1.9 Acres ") to serve 5 new lots (labeled "B" through "F ") and one existing lot which was created in July, 2005(shown as `Existing A "),. Section 14 -409 of the Subdivision Ordinance requires that "All public streets within a subdivision shall be coordinated as to location, width, grades and drainage with otherpublic streets, as follows: (i) by coordinating with existing orplanned streets within the general area of the subdivision, including but not limited to existing or future adjacent subdivisions, or subdivisions contiguous to such adjacent subdivisions; and (ii) by continuing the public streets to planned, existing, or platted streets into adjoining areas by dedication or reservation of right of way adequate to accommodate continuation of the streets." The applicant is requesting a waiver from this requirement due to several factors (see Attachment D). In summary, the justifications are: 1. existing development patterns beyond the western property boundary do not warrant a connection; 2. a street extension through the northern property boundary would impact a stream and large areas of steep slope, and would not match existing development patterns; 3. the applicant is not aware of any development proposals to the east, and is therefore not proposing a street extension on the eastern boundary. In addition, the proposed subdivision layout includes a 10 -acre lot that encompasses much of the eastern boundary. The prospective purchaser of this lot could not use the lot if it was split by a street. Thus, the proposed subdivision does not show any planned connections to adjoining property. REVIEW OF MODIFICATIONS TO SECTION 14 -409: "Coordination and extension of streets" Section 14- 409(a) of the Subdivision Ordinance requires the coordination of public streets. Section 14- 409(c) allows the Planning Commission to modify or waive the requirements. The applicant has submitted a request and justification for the waiver, in addition to two conceptual plans for the property, in accordance with the requirements of this section. Staff has analyzed this request to address the provisions of the Ordinance. These concerns have been addressed directly through the analysis provided herein. Below, each of the concerns of Zoning Ordinance section 14- 409(c) is addressed: (i) the engineering requirements for coordination and connection; None of this property is currently developed. A site plan has been submitted for the previously created "Existing Lot A ", for construction of a church. The site plan establishes a location for the connection of a new public road with Airport Road to serve this property, based on existing property lines. However, the road is not designed beyond the northern boundary of `Existing Lot A ", and the site plan has not yet been approved. 2 The applicant's request letter indicates that connections are not warranted to the west or north due to existing patterns of development. The applicant has also indicated that connections to the east are not desirable because development proposals for the adjacent property have not been approved and because a potential buyer of proposed "Lot F" desires 10 uninterrupted acres. The adjacent properties to the east are Tax Map 32, Parcels 18 and 18A. These parcels are owned by the University of Virginia Foundation, and comprise approximately 30 acres. Zoning Map Amendments (ZMA - 05-02 and ZMA- 05 -03) are currently under review for these properties. The proposal for the land is a change in zoning and amendment of a previously approved conceptual layout in order to add these parcels to University of Virginia Research Park (formerly known as North Fork Research Park), which is adjacent east and north of these parcels. As part of the review of the project, staff has recommended street connections through from Parcels 18 and 18A west. These connections may be in several places that would align with proposed Lots "F" and `B" from the Gold Leaf property (see Attachment E). (ii) whether the need for coordination and connection outweighs the impacts on environmental resources such as streams, stream buffers, steep slopes, and floodplain; The northern boundary of this property is the centerline of a stream. The banks of the stream and other tributaries include areas of critical slopes. Although there are undeveloped pieces of LI, Light Industry zoned property north of this one, they may be more readily served by other existing connections. In addition, a road with a stream crossing to connect with parcels north of this proposal is required as part of the University of Virginia Research Park development. Thus, an extension from this project east to the research park may facilitate circulation to projects north as well. (iii) whether the street would and should be extended into the rural areas; This property is in the Development Areas in Hollymead Community. (iv) whether there is an alternative street connection from another location in the subdivision that is preferable because of design, traffic flow, or the promotion of the goals of the comprehensive plan, including the neighborhood model, and the applicable neighborhood master plan; The applicant has not proposed any alternative street connections. (v) whether the waiver would enable a different principle of the neighborhood model to be satisfied to a greater extent so that the overall goals of the neighborhood model are more fully achieved. One of the characteristics of the Neighborhood Model is interconnected streets and transportation networks in order to facilitate infill development in the Development Areas. Based upon the analysis presented above in subsections (i) and (ii), it appears that a connection east from this property will facilitate movement east and north. Some coordination with the applicants for the adjoining property may aid in locating a desirable street layout for both projects. RECOMMENDATION: Staff has reviewed this request with consideration for the required criteria and recommends Planning Commission denial of the waiver based on the findings provided herein. Attachments: A - Location Map B - Tax Map C - Layout of proposed subdivision D - Applicant's letter of request E - Exhibit of ZMA- 05 -03; proposed rezoning of adjacent property 3