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Home My WebLink AboutSUB202000190 Review Comments Preliminary Plat 2020-11-23Christopher Perez From: Francis MacCall Sent: Monday, November 23, 2020 2:49 PM To: Christopher Perez Cc: Bart Svoboda Subject: RE: Zoning Determination Requested for SUB202000190 Slabtown Meadow - Preliminary Subdivision Plat You are correct. They need to meet the 30,000sgft lot size. Francis From: Christopher Perez <cperez@albemarle.org> Sent: Monday, November 23, 2020 11:00 AM To: Francis MacCall <FMACCALL@albemarle.org> Cc: Bart Svoboda <bsvoboda@albemarle.org> Subject: Zoning Determination Requested for SUB202000190 Slabtown Meadow - Preliminary Subdivision Plat Francis, Slabtown Meadow - Preliminary Subdivision Plat The applicant resubmitted the above referenced plat to address all required items listed in the notice of incompleteness (attached). They also revised the plat to address all large design items mentioned in the letter. They have reduced the number of lots to 7 residential lots. With the revision they seek to take advantage of "Bonus Level" provisions with regard to minimum lot size under 30,000 SF, as proposed they seek lots of 21,000-25,000 SF average lot size. Thus they are seeking a "Bonus Level Cluster Development". Is this permitted? As you know, the future land use map in the Comprehensive Plan designates this lot's land use as Greenspace, which does not provide for residential as a primary use. Section 2.4 states "The provision of bonus factors is intended to encourage development which reflects the goals and objectives of the comprehensive plan. " Residential density bonuses are not available in areas where the Comprehensive Plan does not designate residential as a primary use. Residential density bonuses are not available for this parcel. The maximum number of residential units that will be allowed for this development will be those allowed for the R-1 zoning without the use of any bonuses. Reduce the number of residential units to 1 unit per acre. Thus I believe they must meet a minimum lot size of 30,000 SF permitted under "Standard Level Cluster Development" [Section 13.3 of the Zoning Ordinance]. Please weigh in on this. Thanks Christopher Perez Senior Planer Albemarle County ccerezaalbemarle.or¢ office 434.296.5832 x 3443 401 McIntire Road, Charlottesville, VA 22902 From: Francis MacCall <FMACCALL@albemarle.org> Sent: Wednesday, November 4, 2020 2:11 PM To: Christopher Perez <cperez@albemarle.org> Cc: Bart Svoboda <bsvoboda@albemarle.org> Subject: RE: Zoning Determination Requested for SUB202000190 Slabtown Meadow - Preliminary Subdivision Plat I was about to reply to the first one. I think you have answered your question and believe you are reading that right; they cannot utilize the density bonus with this development. I would copy Paty's reply and adjust for your comment. Francis From: Christopher Perez <cperez@albemarle.org> Sent: Wednesday, November 4, 2020 1:59 PM To: Francis MacCall <FMACCALL@albemarle.org> Cc: Bart Svoboda <bsvoboda@albemarle.org> Subject: Zoning Determination Requested for 5UB202000190 Slabtown Meadow - Preliminary Subdivision Plat Francis, When considering my request also be aware of a very similar situation, which happened with SLTB2019-30 and SDP2019- 19 Berkman Overlook. The property is zoned R-6 and the Comp Plan designation is Office/ R&D/ Flex/ Light industrial. Paty provided the following comment (also attached) which prohibited bonus factors from being used: 3. [ 19-2.4, Comp Plan, 32.5.2(A), 14-302(A)(9)] Bonus Factors. Residential density bonuses are not available for these parcels. The maximum number of residential units that will be allowed on for this development will be those allowed for the R-6 zoning without the use of any bonuses. Reduce the number of residential units to 6 units per acre. The Comp Plan does not designate residential as a primary use in Office/Research & Development (R&D)/Flex/Light Industrial areas. 2.4 states "The provision of bonus factors is intended to encourage development which reflects the goals and objectives of the comprehensive plan. Residential density bonuses are not available in areas where the Comprehensive Plan does not designate residential as a primary use. This seems almost identical to my request but with a different comp plan designation. Please weigh in, thanks for your consideration. Christopher Perez Senior Planner Albemarle County cperez@aJbcmar1e.org office 434.296.5832 x 3443 401 McIntire Road, Charlottesville, VA 22902 From: Christopher Perez Sent: Wednesday, November 4, 2020 12:37 PM To: Francis MacCall <FMACCALL@albemarle.org> Cc: Bart Svoboda <bsvoboda@albemarle.org> Subject: Zoning Determination Requested for SUB202000190 Slabtown Meadow - Preliminary Subdivision Plat Francis, Zoning Determination Requested for SUB202000190 Slabtown Meadow - Preliminary Subdivision Plat We received a preliminary subdivision plat that proposes 11 lots in Crozet, TMP 56-38, zoned R-L Here is a LINK to the County's GIS map of the property. In the R-1 for bonus factors associated with a subdivision plat they are not permitted to go beyond 50% density with bonus factors. They are proposing 45% bonus density increase; however, Section 2.4 states: "... bonus factors are based on development standards as recommended by the comprehensive plan. " This property's comp plan designation is Greenspace in Crozet. Thus it has no density associated with it in the Comp Plan. Can they utilize bonus factors for an increased density on this property with its Comp Plan designation? tion? For Pleasant Green we enforced the Comp Plan density. Designated only up to 6 units/acre and the zoning was R6 and they wanted to do bonus factors, but couldn't because it would be over the density of the comp plan. So, with that same thinking, my view is that they wouldn't be eligible for the bonus. SRC for this item is on Dec 9 h. If you can provide me the decision before that it would be very helpful. thank you. Here is a LINK to the plat. Additionally, I have attached the plat incase you have trouble accessing the link. Also, below is the legal ad for the proposal. Thank you PROJECT: SUB202000190 Slabtown Meadow - Preliminary Subdivision Plat MAGISTERIAL DISTRICT: White Hall TAX MAP/PARCEL: 05600000003800 LOCATION: Vacant parcel fronting on Rte. 240, Crozet Avenue across from the intersection of Davis Drive. PROPOSAL: Request for approval of 11 lots on 7.4 acres. Requests a cluster development that utilizes bonus density increases of 45%. ZONING: R-1 Residential - 1 unit/acre ENTRANCE CORRIDOR: Yes PROFFERS: no OVERLAY DISTRICT: State dam break inundation zone, WPO buffer, Steep Slopes (managed & preserved), flood hazard overlay. COMPREHENSIVE PLAN: Greenspace — public parks, open space, environmental features. Christopher Perez Senior Planner Albemarle County coerez(Wbemarle.ora office 434.296.5832 x 3443 401 McIntire Road, Charlottesville, VA 22902