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HomeMy WebLinkAboutVA199800004 Minutes 1979-08-01 4 g 7 August 1, 1979 (Regular Night Meeting) Land Use The division of the Village by the railroad and Route 250, which is reinforced by areas on either side being in separate elementary school districts, permits a variety of land use policies to be applied in different sections of the Village. Residential development within most of the old village area is subject to severe topography and sporadic vegetation, and therefore large standard subdivisions are not anticipated. It is felt that the natural features will soften the effect of the development that will or can occur. The area in the extreme northwest of the old village is open and relatively flat and therefore should be well-designed to complement the village character. As a general guide to density and setbacks within the old village, it is recommended that future development in the northern portion of the Village be based upon the character of development of adjoining land; in the southern portion of the old village, due to topographic and natural features, it is recommended that larger lots would be more appropriate except in cases where new development is directly adjacent to more compact existing development. Residential development in the expanded village area is also limited by natural features and to some extent by existing development. The exceptions to this are in the south and east where some potential exists for standard subdivisions. In these cases, improved treatment in terms of preserving woodlands, hedgerows, and other natural features should be part of the development process. It should be noted that much of the southern portion of the expanded village is separated from the old village by a ridge, and therefore development in this area will not have great impact on the old village area. Residential development in the eastern portions of the expanded village is critical largely due to its role and visibility as an "entrance" to the Village of Ivy. The commercial area on Route 250 east of the railroad including the gas station, general merchandise store, and post office should remain inasmuch as it provides some community focus. It would be desirable for this area to be upgraded in terms of the provision of convenience goods and in terms of visual improvements. The area on Route 250 west of the railroad is designated for use and expansion as a commercial center serving the Village. Its location, in conjunction with the relocation of Route 676, provides convenience by way of being a right-hand turn access on return trips from Charlottesville and points east. Functions such as convenience store, restaurant, motel, and open air market would be appropriate for this location and in context with its dual role of serving the Village and being located on Route 250. Community Facilities The Village is currently severely lacking in community facilities except for the commercial activity areas. The potential for an integrated pedestrian network in the Village is severely limited by the intrusion of Route 250 and the railroad. It is recommended that the pedestrian walkways be located in conjunction with existing and future streets in the Village. There is an existing need for definition of a walkway along Route 738 and from Route 738 to the railroad overpass pedestrian bridge. It is recommended that the area on the south side of the railroad near the pedestrian bridge become a community park -- community center complex. It would be desirable if the old boarding house could be obtained as a community building -- recreational center. The area immediately east of the building offers possibilities for playgrounds and athletic fields. Because of its location, it is felt that a village center would serve the entire portion of the Village south of Route 250. Several significant changes are planned for the local road system. It is proposed that Route 786 be realigned to the west and that its intersection with Route 250 be moved approximately 650 feet west of its present location. The existing alignment would be terminated in a cul-de-sac approximately 150 feet northeast of the present intersection. This change reflects the dangerous location of the present intersection on a curve, the need to handle increased traffic loads from existing and future residential development to the north, and creation of opportunities for the commercial area designated on the north side of Route 250 between the existing and proposed Route 250 intersection with Route 676. On the south side of the railroad and Route 250, the Plan suggests a relocation of the road which connects Route 786 with Route 250. This involves moving the present intersection with Route 250 (which is almost right at the railroad overpass) in an easterly direction about 350 feet for purposes of improving safety, avoidance of splitting the existing commercial area, and improved access to the proposed recreation/commercial center area. The plan also designates areas along Route 250 commercial development for place- ment of landscaped islands. The purpose of these is primarily to improve safety factors by limiting curb cuts and access points to these commercial areas. The secondary purpose of these islands would be to improve the visual appearance of the commercial areas through landscaping of these curb cut islands. August 1, 1979 (Regular Night Meeting) Q • -� i \ _ ; - ` n• _ — ._ •I i Marker a r,�f. ' • \'+t..e a,.' 9M %. _- A7 0,i,_7 7 d 1 i -�� • .Car /ram .21, r ,•<_ A h t •.• ....f\. Jam. ,. , , c-. s.,-:-- __- - _ 1 ' Vilkt -- .-7r-4,-- --)4nv , J.-4-4ct-.:4 r,. , - ,..,.$. _ `C4 17') ,i i. i ,1;;'� 7s "i �-' /�. // Key Low Density Res. Type 1 Village j ❑ Commercial Ivy © Public Institutions ❑ Open Space Scale N 1"-2000 ii I 1 • Mr. Tucker said the only amendment made by the Planning Commission to the Ivy Village map was to redraw the western border to the east of the Murray School site. Mr. Tucker said in this amendment the size of the village was reduced substantially from that proposed in th 1971 Plan. Where the '71 Plan had proposed that Ivy have community status with a population of 16,000 people, this Plan has changed Ivy to a village designation with a-proposed populat of from 1000 to 1500 people. Mr. Tucker noted that the Planning Commission did not include some of the one-acre development which now exists to the north of the proposed village boundary and he is not sure why they did not. Mr. Fisher asked if there are not about 200 houses located north of the proposed boundary. Mr. Tucker said yes. Mr. Lindstrom asked ho far Meriwether Lewis School is from the proposed eastern boundary. Mr. Tucker said it is approximately three miles beyond that border. Mr. Roudabush said it appears that all of the commercial area for the Ivy Village will be highway oriented. Mr. Tucker said it is essenti `'/ that way at the present time. The Planning Commission recognized existing commercial uses J - such as the Exxon service station and the buildings surrounding same, the Gulf service stati the old Ivy Market and commercial use for the old motel and the area west of the motel. Mr. Tucker said the Planning Commission recommended two improvements to roads in the Iv Village. One is the realignment of Route 786 behind the Gulf Station and the old Ivy Market so Route 786 will come onto Route 250 west of the Exxon Station to give a greater distance from the railroad underpass and improved sight distance. The Commission also suggested that Route 676 be realigned as it passes Meriwether Hills Subdivision to tie in west of the motel with the present Route 676 being ended in a cul-de-sac just west of the railroad underpass. Dr. Iachetta asked what type of housing is just outside of the northeastern portion of the boundary. Mr. Tucker said it is Meriwether Hills and Meriwether North Subdivisions; both being one-acre developments. These subdivisions were excluded by the citizens committee 1 because they felt these are more suburban type developments. At this point, the public hearing was opened on the Ivy Village plan. Mr. Ginneaux asked the location of proposed commercial areas. Mr. Tucker again explained the commercial areas. Mr. Goode Love said this is a good place to have commercial areas since no one would want to build a house on Route 250 because it is too noisy. He does not feel there will be any population increase in the commercial area. 4d August 1, 1979 CRegular Night Meeting) Mrs. Jessie Haden said Meriwether Hills backs up to West Leigh Subdivision and asked if it is not envisioned that someday Meriwether Hills will continue to the other side of the road. Mr. Tucker said yes, but. r 'West Leighr'. is a two-acre density. He did not know why the citizens committee excluded Meriwether Hills from the village plan when it is A one-acre density. . Mrs. Haden asked the location of Murray School. Mr. Tucker pointed to the School on the map, but noted that the Planning Commission had redrawn the Village boundary just to the east of the school. Mrs. Haden felt it would make more sense to include Murray School in the Village if the County is attempting to cluster development. Mrs. Haden then asked why a Comprehensive Plan is needed and what the citizens will have once these amendments are adopted,. Mr. Fisher said the County is required by State Law to have a Comprehensivee Plan. Also, the County's Zoning Ordinance and Comprehensive Plan are to agree with each other to an extent. Mr. Lindstrom said when the revised Comprehensive Plan was adopted in 1977, it was contemplate that action would be taken to outline the communities, the urban area and the villages. Since that work was not completed in a timely manner, it became apparent when working on the zoning map that something more definite was needed. This process is to complete the process which began some time ago. Mrs. Haden said she did not believe the majority of citizens understand what is being proposed for their areas. Mr. Fisher said there was a citizens committee which worked with the consultant on the plans being presented to the Board. These revisions have been worked on for two years. Although, Mr. Fisher understood Mrs. Haden's concern about the small attendance at this public hearing, these amendments have been advertis d for public hearings before both the Planning Commission and the Board and there is no way the Board can force citizens to attend these meetings. Mr. Tucker said the Village of Earlysville is one of seven country villages designated in the 1977 Comprehensive Plan to accommodate a high percentage of desired future village development. Earlysville is located approximately six miles due north of Charlottesville and is about four road miles west of Route 29 North. Routes 743 and 663 are the two main roads which provide access to and within the Village. Land use in the Village consists of older residential development of homes either close to the main roads or well set back in the case of farm houses, new residential development in modern subdivisions, several small clusters of commercial uses, churches, and the elementary s hool. Earlysville is located on a ridge line with gently to moderately rolling topography. Both open (cleared) and wooded areas are found in the Village and its immediate environs. EXISTING CONDITIONS AND PLAN RECOMMENDATIONS As a result of more detailed studies and community involvement, the following Plan amendments have been developed. The following text presents planning guildelines under the headings of boundaries, environment, land use, and community facilities. Village Boundaries Two sets of boundaries are created in order to define appropriate policies with respect to the "old village" and the "expanded village." These boundaries reflect historic development as well as differences in physical features, age and character of buildings, and susceptibility to impact from new development. Old Village The boundary of the "old" village encompasses much of the open land bordering Routes 743 and 663 and includes most of the village's older buildings as well as some of the newer ones. The southeastern boundary on Route 743 is established in recognition of the facts that it is an open area at the intersection with Route 660 following an approach from the east which is heavily wooded on both sides, i.e. , a sense of place is evident because of this change and the combination of both old and new (commercial) development on either side of the road at this point. The old village boundary along the east edge of Route 743 reflects ex- clusion of the modern subdivision as not being of the same character as older portions of the Village and this boundary is assisted by the existence of the excellent evergreen buffer planted by the developer along the road. The northern Old village boundary is placed at a point on Route 663 where there is a marked break in vegetation going from open to wooded and which is also near the inter- section with Route 764. The northeastern approach boundary (Route 743) is also located at a break in vegetation which is reinforced by differences in building setbacks on opposing sides of this boundary. The areas included within the old village boundary have been established with the particular thought in mind that new development in the open areas has potential to detract from the character and appearance of the old village and, therefore, must be very sensitively done. Since existing development in the old village is largely served by the old roads (Route 663 and Route 743), the introduction of any new roads must be sited as carefully as new buildings. The old village boundary is to consist of a protective buffer of existing vege- tation ranging in width from fifty to two hundred feet. Expanded Village The boundary of the "expanded" village reflects several considerations. The northern boundary on Route 663 is extended to include the Village's elementary school which has been and will continue to be a focal point in the community's life. The southeast boundary on Route 743 is coterminous with that of the old