HomeMy WebLinkAbout03 21 78 PC Minutes'_5(
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March 21, 1978
The Albemarle County Planning Commission conducted a meeting on Tuesday,
March 21, 1978, 7:30 p.m., Board Room, County Office Building, Charlottesville,
Virginia. Those members present were Mr. Peter Easter, Chairman; Col. William
Washington, Vice -Chairman; Mr. Layton McCann; Mrs. Norma Diehl; Mrs. Joan Graves;
Mr. James Huffman; Mr. Charles Vest. Absent were Mr. Kurt Gloeckner; Dr. James
Moore; and Mr. Tim Lindstrom, ex-Officio. Others present were Mr. Robert Tucker,
Director of Planning; Mrs. Mary Joy Scala, Senior Planner; Mr. Carlos Montenegro,
Planner; and Mr. Frederick Payne, Deputy County Attorney.
Mr. Easter established that a quorum was present and called the meeting
to order.
It was reported that the General Electric Site Plan had been withdrawn
due to receipt of industrial access funds from the state. Mr. Vest moved that
this withdrawal be accepted. The motion was seconded by Mr. McCann, and carried
unanimously, with no discussion.
Minutes of February 28, 1978, were approved by the Chairman as submitted.
Riverview Farm Preliminary Plat:
Discussion and action on this plat were deferred until later in the meeting
in order that the applicant could be present.
Hydraulic Apartments Site Plan:
Mr. Montenegro said the the 3.6 acres of property, of which 3.53 acres is
R-3 and 0.07 acres is B-1, are located on the east side of Hydraulic Road just
north of Route 656. The proposal is to develop the residentially zoned part of the
parcel into a garden apartment complex of 70 units. The facility will be served by
public water and sewer as well as storm sewer for the parking areas. Access will be by
way Hydraulic Road with appropriate deceleration facilities. Recreation facilities
will include a pool and basketball half -court; in addition, an open area is provided
for play. The staff felt that the applicant has done an adequate job of siting the
structures and parking areas considering the steepness of the site. Approval was
recommended subject to the following conditions:
1. Approval is for 70 residential dwelling units only;
2. The recreation facilities shall be completed prior to the issuance of one-half of
the certificates of occupancy;
3. Staff approval of landscape plan;
4. Albemarle County Service Authority approval of water and sewer plans;
5. County Engineering Department approval of storm sewer plans, retaining wall, pavement
specs, and roof drains;
6. Handicapped parking spaces shall have sidewalk ramps;
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7. Virginia Department of Highways and Transportation approval of commercial entrance
facilities;
8. Right-of-way reservation along the B-1 strip to be shown on the plan.
Mr. Montenegro stated for the record that the site plan had originally been
deferred at the applicant's request.
There was no public comment and no questions from the Commission.
Col. Washington moved approval of the site plan subject to the eight conditions
recommended by the staff.
The motion was seconded by Mr. Huffman, and carried unanimously, with no
discussion.
North Fork Farms Preliminary Plat:
Mrs. Scala presented the staff report, stating that the A-1 property is located
on the west side of Route 743 near Route 605. The proposal is a division of eight lots
ranging from 8.0 to 17.92 acres, served by a 50' wide private easement. A commercial
entrance is required and all lots except 1 and 2 will use the easement for access.
A grading permit will probably be needed for the road. The staff recommended approval
subject to the following conditions:
1. Virginia Department of Highways and Transportation approval of commercial entrance
2. Health Department approval;
3. Maintenance agreement for the road and dam to be approved by the County Attorney.
Mr. Mike Boggs, representing the applicant, stated that this is what private
roads can do with a large lot subdivision.
There were no comments from the public.
Col. Washington established that the 100' setback was self-imposed and that
the applicant considered it better than a 75' setback. Only barns were to be built
in front of the 100' setback.
Mr. McCann moved approval of the plat subject to the conditions recommended by
the staff.
Mr. Vest seconded the motion, which carried unanimously, with no discussion.
Turner Rental Units Site Plan:
Mrs. Scala presented the staff report stating that the A-1 property, located on
the west side of Route 20 South near Carter's Bridge is proposed for four rental units
( and main residence ) on 10 acres, served by a central well. The staff stated that a
new driveway will serve the rental units. A commercial entrance is required, the
location of which has been approved by the Highway Department. The Highway Dept.
also recommended that the main residence use the new entrance, since the existing entrance
does not have proper sight distance. The applicant has agreed to this recommendation.
The staff recommended the following conditions of approval:
1. Virginia Department of Highways and Transportation approval of a commercial entrance;
2. Health Department approval for units #3 and 4;
3. Central well approval;
4. These units may not be subdivided at a later date unless they meet County require-
ments for lot size, setback and yards, etc.
( Mrs. Graves arrived at the meeting. )
Mrs. Diehl established that a commercial entrance is satisfactory, thus solving
the questions that had been raised at the Site Review Meeting.
record.
Mrs. Scala read the revised recommendations of the Highway Department into the
Mr. Easter asked if the property could be subdivided at a later date.
Mrs. Scala said that she does not feel that it meets the requirements for
subdivision at a later date.
Mrs. Ann Lewis Turner, applicant, stated that her intent is to keep the property
as one unit.
Mr. Richard Shaeffer said that each cabin has all the amenities of any house,
and are equivalent to the square footage of any one bedroom apartment.
Mrs. Scala read a letter of objection from Mrs. Ambrose, one of the adjoining
property owners, who stated that she felt all lot sizes in that area should be at
least 5 acres.
Mr. Easter established that the plan has all the necessary technical material
necessary.
Mr. Payne noted that the 150' scenic easement is really a 150' setback from
Route 20 South, which is a scenic highway. He suggested that the note on the plat
describing it as a scenic easement be deleted.
Mr. McCann moved that the site plan be approved subject to the four conditions
recommended by the staff, plus a fifth condition noting that the 150' scenic easement
be deleted from the plan.
Mr. Huffman seconded the motion, which carried unanimously, with no discussion.
The Albemarle County Planning Commission has adoptegna f§sS,7%on of intent
to amend Sections 18-2, 18-30, 18-36, and 18-37(m)/of the County Code, and to
repeal Section 18-40. These sections deal with the general language and
definition of "subdivision".
AND
OR
qe)2__
The Albemarle County Planning Commisson has adopted a resolution of
intent to amend Sections 1.1-4, 2-4, 4-4, 5-4, 6-4, 7-4, 8-4, 9-4, 3-3-1,
3-4, 16-32, 10-6, 11-6, 11-7-6(1), 18-3-5, 18-3-5(a)(2), 18-3-5(b)(2),
18-3-5(b)(5), 18-3-5(c)(2), 18-3-5(d)(2), 18-3-5(e)(2), 19-6-1, and 2-7-9
of the Albemarle County Zoning Ordinance as they relate to frontage, setback,
and lot width.
Mr. Tucker stated that the proposed amendments are being presented in a package
because they are all interrelated to some degree. He explained that due to a ruling
from the County Attorney, it has been determined that pipestem lots as they have been
approved in the past by the County are illegal. That opinion stated that any pipestem
longer than 75 feet is positively unlawful under the existing Zoning Ordinance.
He stated briefly that another part of the proposal is to create a section which would
allow for private roads, with the express consent of the Commission, under certain
circumstances. He noted for the record that this has in the past received widespread
approval from various citizens in the County. He said that there would be other
explanation as needed during the examination of these amendments.
Mr. Easter asked if the amendments before the Commission have been available to
the public. Mr. Tucker responded that they have been and that many have picked them
up. Also he pointed out that this has been a matter of public information through
the legal advertisements in the local newspaper. Mr. Tucker stated that the staff supports
the amendments and feels they are in compliance with the Comprehensive Plan.
He asked that the Commission review the letters of support of these amendments which
have been included in the Commission's packet.
Mr. Mike Boggs, stating that he was addressing the Commission in a multi -fold
capacity: Chairman of the Private Road Committee appointed by the Board, as an
employee of a land surveying and land planning firm, as a member of the Blue Ridge
Home Builders Association, and as a resident of rural Albemarle County. He reviewed
for the Commission the history of the discussion of private roads and pipestem lots
and how the Board came to appoint a committee to study the matter. He stated that that
Committee's goal was to provide adequate vehicular access in lieu of state maintained
roads that would maintain the character of the land, offer an economical advantage
and protect the county and the consumer. He said that the committee concluded that it was
the number of lots and not the size that governed the amount of traffic. He noted that
private roads will be used mostly in the development of large lot subdivisions, however
he said that it was the opinion of the committee that there are situations where they
will work equally well for smaller lots ( ex. planned neighborhood developments ).
Mr. Boggs stated that instead of putting a limitation on the number of lots,
road specifications based on the number of lots would be a more equitable route to
follow. The committee also felt that limited but adequate plans should be submitted
for review of the roads when submitting a subdivision. This would allow enough flexibility
to build private roads to conform to the terrain. M. Boggs said that it is important
that the comsumer is made aware of the fact that he is buying on a private road so that he
can make a choice. This would eliminate the problem of uninformed buyers later coming
to the County asking for assistance in road maintenance. With the proposed amendments
the prospective buyer would have to enter into and be bound by a maintenance agreement. A
note would have to be placed on the plat regarding this. He pointed out that the major
purpose of the ordinance is not to increase, but to change, the trend of development in the
county. This would reduce the stripping of the roads and make it more economical to develo
off the road, hopefully in wooded areas, preserving the open land for agricultural
purposes. Therefore the houses would be out of view. The economical advantage
is to decrease the cost of buying for the consumer. He felt that these amendments
would be a reasonable set of conditions under which the citizens could work.
fc% k
Mr. Easter questioned the location of the road and asked if it would be
determined at the time of final plat approval. Mr. Boggs explained that he envisions
the road being built after preliminary plat approval.
Mr. Payne stated that the roads will be bonded to the standards set forth
in the amendments and the bond would be released when a professional engineer or
certified land surveyor states they have been built to the proper standards.
Mr. Tucker advised Mrs. Diehl that the County Engineer will review the drainage
and crowning of the road at the time of soil erosion review.
Mr. Payne also advised the Commission that a developer could still be required
to upgrade a state road under the subdivision ordinance, and that a state road could
be required at the time of subdivision plat review.
Mrs. Graves questioned what will happen when owners want a\private road upgraded.
She asked if these amendments will prohibit what happend in Whittington.
Mr. Payne explained that these amendments are designed to be used at the
discretion of the Planning Commission.
Mrs. Diehl said that she would like to write in language addressing ditching,
road crowning, and other drainage matters.
Col. Washington asked how the widths of the roads were arrived at. Mr. Tucker
said that those widths were based on the engineers' experience.
Mrs. Graves asked if school buses will have to travel these roads. Mr. Tucker
siad that they don't have to, as is the case now.
Mr. Huffman stated that the Post Office will serve them as long as they are
in passable condition.
Mr. Payne said that the road in every case will be covered by either --a deed
restriction or a homeowners' assocation. He said that there will definitely be a
way to see that lot owners come up with their pro rata share for road improvements.
Mr. Easter asked if these proposed amendments have been completely agreed upon
by the staff, the county attorney's office, and the private road committee.
Messrs. Payne and Tucker agreed that this was correct.
Mr. Tucker said that every provision possible to inform a potential buyer of
the situation of a private road will be made at the time of approval of a plat.
Mr. Preston Stallings, President of Blue Ridge Homebuilders, stated that there
is a need for lower building costs and this will certainly lower the cost of development.
He asked for a show of hands of those in the audience who support the amendments.
Mr. Bill Clover stated that at the last Board of Realtors meeting there was
unanimous support for the concept presented in these amendments.
Mr. Easter closed the public hearing. Mr. Easter felt that as long as it is
possible to protect the county from the onslaught of citizens going to the Board of
Supervisors requesting that private roads be upgraded,/Nat the potential buyer could
be protected, he felt the amendments would be an asset to development in the county and
enhance the county's beauty. He noted that the amendments come recommended by
professionals of all disciplines.
qoq
Mrs. Graves moved that the following sections of the Zoning Ordinance
as they relate to frontage, setback and lot width be amended in the following
fashion ( SEE ATTACHED SHEETS ). She stated that this motion includes those
changes made by the Commission that evening. The sections are as follows:
1.1-4, 2-4, 4-4, 5-4, 6-4, 7-4, 8-4, 9-4, 3-3-1, 3-4, 16-32, 10-6, 11-6, 11-7-6(l),
18-3-5, 18-3-5(a)(2), 18-3-5(b)(2), 18-3-5(b)(5), 18-3-5(c)(2), 18-3-5(d)(2),
18-3-5(e)(2), 19-6-1, 2-7-9.
Mr. McCann seconded the motion, which carried unanimously, with no discussion.
Mrs. Graves then moved that Sections 18-2, 18-30, 18-36, and 18-37(m) and 18-37(n)
of the County Code be amended as discussed during the meeting ( SEE ATTACHED SHEETS ).
Mr. Huffman seconded the motion.
Discussion:
Col. Washington established that the steepest slopes permitted by the Virginia
Department of Highways for road construction is 150. Mr. Tucker noted that the 18%
slope discussed in the amendments is limited to 300 feet in distance.
Mr. McCann said that the Planning Commission can always turn down a request
for private roads and require that state standard roads be built.
The motion carried unanimously, after the brief discussion.
Mrs. Graves then moved that Section 18-40 of the County Code be repealed.
This motion was seconded by Col. Washington and carried unanimously, with no
discussion.
Riverview Farms:
Mrs. Scala presented the staff report, stating that this had been deferred
from a previous meeting at the applicant's request. The A-1 property is located on
the east side of Route 785 on the North Fork Rivanna. The proposal is a division
of six lots, ranging from 2.6 to 10.5 acres on private easement ( proposed 30' wide ).
There is one existing residence on this parcel. The existing road will be relocated
to serve the new lots. The entrance will have to be improved to commercial standards.
Staff recommended approval subject to several conditions.
Mr. VandeVeer briefly explained the plat to the Commission. There was no
public comment.
Col. Washington questioned if all the lots have the lot line to the center of
the proposed right-of-way. Mr. VandeVeer said that they do.
Mr. Huffman moved approval of the plat: subject to the following conditions:
1. Virginia Department of Highways and Transportation approval of commercial
entrance;
2. Health Department approval;
3. Maintenance agreement for road to be approved by County Attorney.
Col. Washington seconded the motion, which carried unanimously, with no discussion.
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Ford Motor Company Site Plan:
Mrs. Scala presented the staff report, noting that the B-1 property is located
on the northeast side of Route 29/Route 649. The proposal is a one storey sales and
service building containing 13,500 square feet on 4.59 acres. One entrance is proposed
on Route 649. The property is served by public water and septic system. The
property will be leased, and there remains about 1 acre of corner property not included
in this plat. Access to that property is indicated as being from the same proposed
entrance. A grading permit will be needed. The staff recommended approval subject
to the following conditions:
1. Health Department approval;
2. Virginia Department of Highways and Transportation approval of commercial entrance;
3. Engineering Department approval;
4. Fire Official approval;
5. Service Authority approval;
6. Dedication of 25' from centerline of Route 649.
Mrs. Scala further noted that the Highway Department approval will include the
left turn lane in the east -bound lane of Route 649.
Mrs. Scala said that the staff favors the left turn lane into the site as opposed
to a full third lane in front of the property, since most of the traffic will come
from Route 29. After discussion with the Highway Department that day, they support
this staff recommendation. Furthermore, the staff does not recommend curb and gutter.
Mr. Tucker empahsized that this curb and gutter, if required, would have to be
torn up at the time of upgrading of Route 649.
WWI Mr. Jim Hill, on behalf of the applicant, stated that he does not mind the taper
or the 25' dedication, however he is not willing to have to extend the lane out
to Route 29. If that is required, he will proceed with an entrance onto Route.29.
Mr. Easter felt that it will be to the interest of the business to have the
entrance as recommended by the staff.
Mrs. Graves noted that this plan had been drawn to the old parking requirements,
and suggested that the new requirements be used and the applicant could provide more
landscaping.
Col. Washington said that in his opinion it is to the applicant's advantage to
have as little pavement as possible.
Mrs. Graves supported the staff recommendations for the entrance, in view of the
probable future development of the corner.
At this time there was a brief discussion about the location of the utility poles
and whether it would be necessary to move them in order to following the entrance
recommendations.
Col. Washington was also concerned about the drainage from the property after
development, and asked that the County Engineer comment on restricting the rate of storm
runoff.
With these two points in mind, Mr. Vest moved that any action be deferred until
the next week in order that the County Engineer could have input on the storm runoff
and in order that the County could obtain a plan of utilities in relation to the
proposed road improvements.
4It
Mr. James F. Ewing stated that any delay in site plan approval will increase
the cost of development considerably. He also noted that the thoroughfare will
be paved and that the storage and display areas will be gravel surface.
Mrs. Graves seconded the motion for deferral for a one week period in order
that the matters addressed in the motion could be determined.
The motion carried unanimously, with no further discussion.
Mr. Tucker advised the Commission that the consultants have met with the
citizens advisory committee and with the steering committee and submitted a proposal
for going forward with the zoning ordinance. At the moment they are working on
a detailed land use plan of the villages and communities, especially Crozet and
Hollymead. He felt that this brought the Commission up to date on this matter.
Mr. Frank Kessler asked that the County review its requirement of a 200,
setback from streams going into the reservoir, especially in view of the fact
that septic fields have to be setback from wells only 100 feet. He felt that
the two requirements are in conflict. Furthermore, he felt that these requirements
are forcing bad planning in the County.
At this point, Mrs. Elizabeth Waits asked that the conditions of approval
on the Hydraulic Apartments be reviewed for her, since she was not present at the
beginning of the meeting when the site plan was approved. She said that her primary
concern was the hazardous condition of Hydraulic Road.
Mr. Tucker provided her with the conditions, and noted that the applicant
can do 70 units by right within that zone on this particular piece of property. He
noted that all people in the county are concerned about the traffic on Hydraulic,
however the plans for upgrading that road are becoming more final.
The meeting adjourned with no further business at 10:30 p.m.
Robe W. Tucker, Jr. - Secretary
PE