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HomeMy WebLinkAboutZMA198500033 Staff Report Zoning Map Amendment 1986-06-02 STAFF REPORT June 2, 1986 EARLYSVILLE FOREST PHASE A, SECTION 9 FINAL PLAT PROPOSAL: To create 15 lots and 3 . 376 acres of open space. Lot size ranges from 0 . 95 to 3 . 062 acres. Lots are to be served by an extension of Earlysville Forest Drive and proposed Carriage Hill Drive. ACREAGE: 28.712 acres this phase. ZONING P.U.D. , Planned Unit Development. LOCATION: Adjacent to the northwest of the existing Earlysville Forest lots, off the east side of Route 743 . CHARACTER OF THE AREA: Earlysville Forest is presently 135 lots with a density of 1 dwelling unit per 2. 5 acres. Most of this property is within the designated Earlysville Village of the Comprehensive Plan. .3 SUMMARY AND RECOMMENDATIONS: On March 19, 1986, the Board of Supervisors approved ZMA-85-33 Ear sville Forest PUD. This request was for an increase of lots , for a total of 56 remaining lots . (see attachment #1 for conditions of approval) . A discussion of these conditions follows: 1. OPEN SPACE As a result of this plat, 130 acres of the cumulative total of 146 acres of open space shall be platted. A 3 . 376 acre open space tract will be platted directly adjacent to section 7 open space. 2 . BUILDING SITES: All lots meet the minimum area requirement of 40, 000 square feet, and the buildable area requirement of 30,000 square feet. 3 . SEPTIC SITES The Health Department has reviewed the Soil Scientist report and approved two septic locations on each lot. Mr. Rice of the Health Department has stated; 1) "Septic sites on certain lots are very limited; building sites are dictated by septic sites . 2 ) Copies of ( septic) permits should be given to plumbers and septic contractors. " A master plan for the entire Section 9 ( 3 phases) has been prepared to show approved septic locations, critical slopes and drainage easements. Building and septic location must be in accordance with this plan. 4. CHRIS GREENE LAKE WATERSHED PROTECTION: The Watershed Management Official commented: "Because of its potential impact on both the recreational use of Chris Greene Lake and the usability of the water intake on 1 the North Fork, construction practices designed to preserve and protect area water quality & quantity should be utilized. A septic setback of 50 feet from the streams in the area is required by the Health Department" . The applicant consulted with the County Engineer and Watershed Management Official as to best management practices. It was determined that the Watershed Management Official will review the erosion control plan. Of the 56 total lots in section 9, only 2 will have septic field locations closer than 100 feet to a stream. One of these is 90 feet away and the other is 70 feet away. 5 . FIRE PROTECTION: The applicant has agreed with the Fire Prevention Officers requirement to install hydrant stubs every 800 feet along the roadway for future hydrant placement. No certificates of occupancy will be issued in Section 9 until the new hydrant at lake #1 is in a functional mode. 6 . EXISTING ROAD SEGMENTS: Several existing roads have not yet been accepted into the State highway system. The increased number of lots allowed by (ZMA 85-33 ) the recent P.U.D. amendment will require additional pavement strength on existing roads. Prior to signing a plat for any lots in addition to section 9 phase A, these roads must be upgraded and accepted into the state secondary road system. 7. CENTRAL WELL: The existing wells are adequate to handle these 15 lots. However, the water line extension must be approved by the County Engineer and Albemarle County Service Authority. This final plat will met the requirements of the Subdivision Ordinance, and staff recommends approval subject to the following: RECOMMENDED CONDITIONS OF APPROVAL 1. The final plat will not be signed until the following conditions have been met: a. County Engineer approval of public road and drainage plans and computations; b. Virginia Department of Highways and Transportation approval of road and drainage plans and computations; c. County Engineer approval of extension to the central well system; d. Issuance of an erosion control permit; erosion control plan to be reviewed by Watershed Management Official. e. Albemarle County Service Authority approval 2 of water lines and appurtenances; f. County Attorney approval of homeowner documents. 2. Fire Officer approval of: a. Hydrant stubs installed every 800 feet along roadway for future hydrant placement; and b. New hydrant at lake 1 in functional mode prior to issuance of certificates of occupancy for Section 9. 3 . No lots in addition to Section 9, Phase A shall be signed until the existing roads intended to public roads are accepted into the state secondary road system. 4. Building and septic sites shall be in accordance with Section 9 plat by R. O. Snow, Inc. Copies of septic permits shall be given to plumbers and septic contractors. HISTORY: SP-80-57 Mary H. & Thomas G. Lupton creating a 486 acre P.U.D. was approved in 1980. ZMA 81-11 S. Daley Craig sought relief from the proposed physical layout as well as relief from conditions requiring a central well system. The conditions related to water service were not altered. ZMA 85-33 Earlysville Forest P.U.D was approved by the Board of Supervisors on March 26, 1986, to divide 109 acres into 56 lots. TOPOGRAPHY OF AREA: Rolling to moderately steep. CONDITION OF ROADS SERVING PROPOSAL: This segment of Rt. 743 carries 4,496 'vehicle trips per day and is listed as non-tolerable. WATERSHED IMPOUNDMENT: This property is located within the watershed of the North Fork Rivanna River on a tributary to Jacobs Run. This site is upstream of the Chris Green Lake Recreational Facility. Please note, however, that this lake is still listed as a supplemental water source for the North Fork Rivanna water intake. SOILS: Consist of Hayesville loam, Hayesville clay loam, Meadowville loam and Cullen loam. The Hayesville and Cullen are deep, well drained soils. The Meadowville is a deep, moderately well drained soil found along small streams. COMPREHENSIVE PLAN RECOMMENDATION: Most of this property is located within the designated Earlysville Village of the Comprehensive Plan. A density of one dwelling per acre is 3 recommended for areas served by at least one central utility. TYPE UTILITIES: This site is +3 .6 miles outside the Service Authority jurisdictional area. All lots shall be served by a central water system and individual septic fields. Health Department approval has been received. STORMWATER DETENTION: N/A. Virginia Department of Highways and Transportation - See "Summary ,and Recommendations" FIRE OFFICER: Hydrant stubs be installed every 800 feet along roadway for future hydrant placement. No certificates of occupancy be issued until new hydrant at lake #1 is in functional mode. SCHOOL IMPACT: Projected enrollment from this subdivision section is 8 students, who will attend Broadus Wood Elementary, Jack Jouett Middle, and Albemarle High School. 4 Is( of ALezm �•'P Ae. 4 • fr pPIPARTMPNT Of PLANNING McIntire Road COMMUNITY DEVELOPMENT 401 Ch,rlotte Vlllo, VA 22901-4596 80i} Z8d-5123 March 26 , 1986 Mr. S. Daley Craig P. 0. Box 6156 Charlottesville, VA 22906 RE: ZMA-85-33 Earlysville Forest PUD Dear Mr. Craig: The Albemarle County Board of Supervisors, at its meetingd g on March 19 , 1986 , by a vote of 6/0 , approved petition to divide 109 acres into lots, zoned PUD. The property is located off an extensi•' ' of Earlysville Forst Drive which will connect to Route 743 . Tax Map 31, parcels 31 and 46 (part of) . This approval is subject to the following conditions: 1 . Agreement to proceed in accordance with conditions of approval of ZMA-81-11 to be amended as follows: A,2. Approval is for a maximum of 155 191 single-family lots subject to conditions contained herein provided that lots in Section 9 shall comp1 with regulations in effect at time of approval of ZMA-85-33 . Location and acreages of various land uses shall comply with the approved plan, proms that variations from the approved plan for Section 9 may be authorized in accordance with 8.5. 6. 3 of the Zoning Ordinance. 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 remotenessa lesser cofage openf open space space areas in a particular case due to from that section plated; provided that, in no event, shall open space consist of less than 25% of the cumulative are plated and provided further that the cumulative total of 171 146 acres shall be dedicated concomitant with the approval of the final phase of residential development. • D. 5. A building separation of 100 feet shall be maintained for dwellings in Sections 1 through 8 . For Section'' 9 the following yard requirements shall be observed: Front - 30 feet Side - 25 feet Rear .. 20 feet 2. Agreement to proceed with final subdivision planning in accordance with "Staff Comment" section of this report. (Copy attached) . 3 . Development in accordance with revised plan received by the Planning Division on March 12, 1986, initialled by "JTPH" on March 19, 1986 and presented to the Board of Supervisors. If you should have any questions regarding the above noted action, please do not hesitate to contact me. Ail erely, it loin T. P. Horne D' ector of Planning & Community Development STAFF REPORT HEARINGS: FEBRUARY 25, 1986 PLANNING COMMISSION MARCH 5, 1986 BOARD OF SUPERVISORS ZMA-85-33 Earlysville Forest Land Trust (Section 9 Earlysville Forest PUD) Petition: Earlysville Forest Land Trust (contract purchaser) petitions the Board of Supervisors to amend ZMA-81-11 S. Daley Craig (Earlysville Forest PUD) to increase the maximum potential development from 155 to 202 single-family residential lots, an increase of 47 lots. The portion of the PUD subject to this petition consists of +109 acres, described as Tax Map 31, parcels 31 and 46 , and has frontage on Rte. 743 about 1/2 mile northeast of Rte. 663 . Rivanna Magisterial District. Background: Originally called Forest Run, PUD zoning was approved initially in 1980 (Attachment C: original staff report) . In 1981, ZMA-81-11 S. Daley Craig sought amendment of the proposed physical layout as well as relief from conditions requiring water service by a central well system. The new physical layout was approved, however, conditions related to water service were not altered. Comprehensive Plan: Most of this property is located within the designated Earlysville Village of the Comprehensive Plan. A density of one dwelling per acre is recommended for areas served by at least one central utility. Original gross density of the PUD was one dwelling per 3.1 acres. Gross density under the proposed amendment ( for Section 9) would be 1 dwelling per 1. 6 acres. Therefore proposed density is consistent with Comprehensive Plan recommendations. Staff Comment: In addition to an increase of 47 lots, open space would be reduced by 25 acres from 111 to 146 acres. This would not substantially affect existing developed areas of the PUD ( i.e. Sections 1-8 ) since about 127 open space acres were plated in those areas. Open space in Section 9 would consist primarily of steep slopes, swales, and stream areas . Maintaining these areas in a natural state would provide added protection to Chris Greene Lake, a recreational facility and supplementary water supply (See Attachment A for comments of the Watershed Management Official) . Lots in Section 9 must comply with current zoning requirements including: • Minimum lot size of 40 , 000 square feet and all lots served by a central well system • Evidence of a building site for each lot to consist of a minimum 30 ,000 square foot contiguous area in slopes of less than 2 5 0 1 • Two septic drainfield locations to be approved by the' Health Department. From cursory review it appears that 7 lots lack adequate building sites. Most of these lots could be improved by lot line adjustments, however, it does not appear that 67 lots can be achieved without wholesale plan revision. Other concerns of the Site Review Committee members which will be addressed during the subdivision review process are briefly outlined as follows (See Attachment A for more detail) : • This property is located within the watershed of Chris Greene Lake, a recreational facility and supplementary water supply. The Watershed Management Official has stated that "construction practices designed to preserve and promote area water quality and quantity should be used during the project construction. " The applicant shall consult with the Watershed Management Official and the County Engineer as to specific practices prior to subdivision plat review by the Planning Commission. • The Fire Official has stated that current facilities for fire fighting purposes are totally inadequate, has discussed this matter with the applicant, and agreement has been reached as to improvements to be made. Such improvements must be installed by the applicant and tested and approved by the Fire Official prior to any a-l--plat approval. Go s 4 e' ivy ') • Virginia Department of Highways & Transportation has stated that the increased number of lots will require additional pavement strength on existing road segments within the PUD. All road improvements including upgrading of existing roadways in accordance with Virginia Department of Highways & Transportation requirements must be constructed or bonded prior to subdivision plat approval. • The County Engineer has recommended that, in addition to approval of public road and drainage plans and computations and issuance of an erosion control permit, the County Engineer approve the central well system and witness well. testing. Verification pf adequate water supply by the County Engineer will be required prior to subdivision plat review by the Planning Commission. Staff. Recommendation: Under the prior zoning ordinance, conditions of approval were imposed by the County on PUD petitions resulting in lengthy documents which often repeated other zoning/subdivision regulation. Under the current zoning ordinance the County and developer are to execute agreements, contracts, and the like related to the Planned Development. These documents have been comparatively brief with specifics of the project addressed by the various local ordinances. In this particular case, staff would recommend that due to existing development of the PUD, conditions of ZMA-81-11 (Attachment B) be amended to accommodate this proposal and remain in force. Staff recommends that the Planning Commission recommend approval of this 2 weifgriplaW ,: J AMMR i;',i1 a x C1'.I _ry:� L.ti OFFICE OF COUNTY ENGINEER •• . ! ,. s• I rT`z . COUNTY OFFICE BUILDING c' '1 '+' 401 MCiNTIRE ROAD I '' 53 CHARLOTTESVILLE. VIRGINIA 22901-4996 ' ..' MEMORANDUM ,` ;''� TO: Amelia Patterson, Planner David Benish, Planner FROM: Steve Pack, Civil Engineer 5P I RE: Planning Commission Meeting of June 10, 1986 t DATE: May 7, 1986 1) Earlysville Forest Phase A, Section 9 Final Plat - This development is served by a central water system. Any exten- sion to the water system must comply with Chapter 10 of the Albe- marle County Code. We have been unsuccessful in getting the developer to complete the necessary road work in order for the existing road to be taken into the State highway system. We are holding a performance bond, but as time lapses the road and ditch areas will further deterio- rate and additional bond will be required to make the necessary repairs . We suggest that the roads be brought up to the standards as approved by the VDH&T as expeditiously as possible so the roads can be accepted into the State system. Recommend approval subject to: a) County Engineer approval of public road and drainage plans and computations; b) VD,I:-I&T approval of road and drainage plans and computations; c) County Engineer approval of extension to the central well system; d) Issuance of an erosion control permit. 2) SP-86-18 Free Union Subdivision (Shelter Associates) - The proposed plan that was submitted lacks sufficient information for me to make any meaningful comments on at this time. However, I see no reason why this development could not proceed with addi- tional engineering design. The total impervious area is less than 5% of the total parcel area, and therefore, a runoff control permit is not required.