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Home My WebLink About12 06 83 PC MinutesDecember 6, 1983 The Albemarle County Planning Commission held a public hearing on Tuesday, December 6, 1983, Meeting Room 7, County Office Building, Charlottesville, VA 22936. Those members present were: Mr. Tim Michel; Mr. Allen Kendrick; Mr. Jim Skove; Ms. Norma Diehl; and Mr. Richard Cogan. Other officials present were: Mr. Ronald Keeler, Chief of Planning; and Mr. Fred Payne, Deputy County Attorney. Absent: Commissioners Bowerman and Davis. The Chairman called the meeting to order at 7:30 p.m. and established that a quorum was present. The minutes of February 15, 1983 and May 3, 1983 were approved as submitted. SP-83-79 Otis and Margaret Morris - Request in accordance with Section 5.6.1 of the Zoning Ordinance, to locate a mobile home on 4.016 acres zoned Rural Areas, County Tax Map 17, part of Parcel 25B, Parcel 25D, White Hall Magisterial District. Located on the east side of Route 601, approximately one-half mile south of its intersection with Route 667. Mr. Keeler presented the staff report. The applicant was represented by Mr. Roy Bailey. He indicated he felt the trailer would be only slightly visible from possibly two places along the road. The Chairman invited public comment. Mr. Percey Lawrence, a neighboring property owner, addressed the Commission. He expressed strong support for the application. There being no further public comment, the matter was placed before the Commission. The Commission had no concerns about the application. Mr. Skove moved that SP-83-79 for Otis and Margaret Morris be recommended to the Board of Supervisors for approval subject to the following condition: 1. Compliance with Section 5.6.2 of the Zoning Ordinance. Ms. Diehl seconded the motion which passed unanimously. ZMA-83-18 HCFM Development Corporation - Request to amend Branchlands PUD conditions to allow a density of 130 units on 8.626 acres, Area A, with an average density of 15 units per acre. County Tax Map 61Z, Parcel 03-1, Charlottesville Magisterial District. Located east of Route 29 North on a proposed public road through Branchlands PUD. Mr. Keeler presented the staff report. The report concluded: "Staff opinion is that the most appropriate approach would be a unified amendment petition which would permit more efficient review." 39lq December 6, 1983 Page 2 Mr. Carroll Mason represented the applicant. He explained that the request was for the density for the PUD to remain the same, but that units be transferred. He stressed that this would not effect traffic counts. He explained the reason behind the request whish was related to financing and HUD requirements. He explained that "130 units makes the project viable." The Chairman invited public comment. Mr. Murray, representing Incarnation Church, the adjoining landowner, addressed the Commission. He noted that there had been several modifications to the PUD, but all had been with the approval of the adjoining owners. However, he felt "this proposal would destroy the original reason for the PUD, i.e. to keep an open space around the church property and not have it encroached upon by high density development. The shifting of density from D to A violates the spirit of that PUD plan." He pointed out that the church had paid "for the development of it and gone through the process of getting it approved." He felt that faith in the protection provided by a PUD would be destroyed by approvals of requests like the current one. Mr. Cogan asked Mr. Dan Roosevelt, representing the Highway Department, to comment on the impact on roads which would result from the proposed change. Mr. Roosevelt responded that he did feel there would be a change in the volume of traffic on some of the roads. Mr. Jim Hill, representing Virginia Land Company, stated he felt all participants of the PUD should get together to work out road questions. There being no further public comment, the matter was placed before the Commission. Ms. Diehl stated she agreed with the concerns raised by the staff report and she stated she could not take positive action on the request until those questions were answered. Mr. Michel agreed. Ms. Diehl moved that ZMA-83-18 for HCMF Development Corporation be recom- mended to the Board of Supervisors for denial. Mr. Michel seconded the motion. There was some debate as to whether or not a motion for deferral would be preferrable to a denial. The applicant was in favor of deferral. The Chairman called for a vote on the previously stated motion for denial. The motion passed, 4:1, with Commissioner Skove casting the dissenting vote. ZMA-83-19 Hollymead Land Trust and Albemarle Bank and Trust Company WITH PROFFER - Request to rezone 90.681 acres out of 303.355 acres from R-1 to R-4 with two and one-half units per acre proffered, County Tax Map 46, part of Parcel 29, Rivanna Magisterial District. Located December 6, 1983 Page 3 in Hollymead Subdivision, off Powell Creek Drive, north of and adjacent to the lake. Mr. Keeler presented the staff report. The report concluded with three alternative approaches regarding development in the Hollymead area: (1) Approve this rezoning request; (2) Base road plans on Comprehensive Plan recommendations; or (3) A comprehensive rezoning of the entire area. (Staff was in favor of option No. 3.) There was a discussion about Comprehensive Plan recommendations for the area. Mr. Jim Hill represented the applicant. He stated: "I want to go on record that I would go along with the road to the Comprehensive Plan if it was proffered down to whatever we could come up with." In response to Mr. Cogan's question, Mr. Roosevelt, representing the Highway Department, stated he felt the proposal to design the road in accordance with the Comprehensive Plan was the best plan. Mr. Buddy Edwards pointed out that he felt it would not be possible to actually achieve the density recommended in the Comprehensive Plan so the roads would be overdesigned. The Chairman invited public comment. Ms. MaryJo Lovelace, a resident of Hollymead, addressed the Commission. She asked that the PUD be considered as a whole, not in parts, so that issues such as school impact can be looked at closely. Mr. Charles Hurt, the developer, address the Commission. He asked that he not be asked to build roads that would not be used. There being no further public comment, the matter was placed before the Commission. Ms. Diehl noted that staff was recommending that the roads be designed for the entire 300 acres. She asked the developer how he would approach the remaining 210 acres. Mr. Hurt responded that he would prefer "some- thing in between." Mr. Cogan noted that he felt it was economically unfeasible that this area would develop as designated in the Comprehensive Plan, at least at this time. He felt the question is: "Could this 90-acre portion be served by a road that would just be serving that portion of the overall project?" Mr. Roosevelt explained that he felt the Highway Department looked to the County to guarantee, morally, if not legally, that if the design is based on the current zoning or the Comprehensive Plan recommendation, then the County is not going to change the density at some future date and thereby make the roadway cross-section obsolete. 401 December 6, 1983 Page 4 There was considerable discussion about the design of the road, future plans for the property and, particularly, the uniqueness of this situation. Mr. Payne interpreted that the Commission seemed to be telling the Developer to apply for higher density zoning than what presently exists. He added that "when the plan comes in to develop this road, if the plan says 'x' density, I think you can require the road to be built to that standard anyway, regardless of the zoning, so there is no real necessity to rezone the rest of it." Mr. Payne did not think the other 200 acres could be proffered for R-4 at this time because it had not been advertised. Mr. Cogan suggested a deferral might be in order so the applicant could request the full 303 acres. Mr. Hurt raised some objection because he pointed out that the current request was the result of attempting to follow the directions of the Com- mission, and now it is suggested that this is not appropriate and another request must be made. Mr. Cogan explained that the Commission was willing to go along with the 1.7 density on the whole 303 acres and the road would be designed in accordance with that density, but the problem is the current request only addresses 90 acres and not the remaining acreage. Therefore, only that request can be considered. He stated that a deferral would allow to submit exactly the same request except for the entire 303 acres "which you said is what you wanted to do." Mr. Hurt indicated he had no objection to including the rest of the property, but he had been operating under the impression that the Com- mission preferred that it be approached as had been presented. He felt it was just a misunderstanding. In order to keep the application on schedule, the Commission expressed no opposition to waiving the submittal deadline for rezonings to allow the applicant to submit a proposal by Thursday, December 8. Mr. Cogan asked why the staff report had stated 2.5 units per acre density, but the discussion had centered around 1.7. Mr. Keeler explained that zoning application was submitted before the plat was actually done. Ms. Joan Graves, a member of the public, asked a question, but it was inaudible. In response to Ms. Graves question, Mr. Keeler stated he was not aware of any case where a developer has been required to construct a road to its ultimate design and staff has never felt it was appropriate that a developer build a road that he is not generating the need for. He added that he felt it was reasonable to ask that Powell Creek Drive be built in the alignment that will ultimately be Meadowcreek Parkway. Mr. Allen Kendrick moved that ZMA-83-19 be deferred until January 10, 1984. Mr. Michel seconded the motion which passed unanimously: 7V;� December 6, 1983 Page 5 ZMA-83-20 Murray Manufacturing Corporation and Earlysville Volunteer Fire Company - Request to rezone 6.8 acres, Parcel 10, and 0.400, Parcel 10H, County Tax Map 31, White Hall Magisterial District, from Rural Areas to Light Industrial. Located on the northern side of Route 660, west of the Earlysville Fire Company, adjacent to Crouse -Hinds. Mr. Keeler presented the staff report. The Chairman invited applicant comment. The applicant was represented by Mr. Tom McClain. He read a letter from Mr. Brewer, General Manager of Crouse -Hinds, which dealt with the issue of Crouse -Hinds providing land for the construction of a new Earlysville Fire Company. The Chairman invited public comment. Mr. Keys expressed his opposition to the rezoning but noted that he was not opposed to the Fire Department. He did not want to withdraw his opposition until he was certain the Fire Department "had a firm piece of paper." Mr. Melvin Breeden, an adjacent property owner, expressed concern about possible future use of the remaining acreage. Mr. James Brown, owner of property behind the fire house, addressed the fir►' Commission. (His comments were inaudible.) He asked that the tree buffer remain. There being no further public comment, the matter was placed before the Commission. There was some confusion about the actual acreage involved in the request, i.e. was it the entire 7.2 acres? Ms. Diehl stated it was somewhat misleading because it was a much bigger tract with the fire station. She also stated the letter was a problem because it was not a firm offer. Mr. Payne described the letter as a statement of general intent. He added: "What you have to rely on is what Mr. Morris has characterized as good faith negotiations." Ms. Diehl stated she did not like the way this request had been presented, i.e. "we'll give the Fire Department this acreage if you grant us indus- trial zoning on this portion." There followed a discussion about the possibility of rezoning only a portion of the acreage that was requested. Mr. Payne explained that if only the parking lot area was to be rezoned, then it needed to be defined. December 6, 1983 Page 6 Mr. Payne suggested "giving them 150 feet across the entire frontage of the property," which would allow needed setbacks. Ms. Diehl interpreted this was "basically what's already developed." Mr. Payne confirmed that was accurate. It was finally decided the area would be a depth of 175 feet (to allow for landscaping), and full frontage width. Mr. Skove moved that ZMA-83-20 for Murray Manufacturing Corporation and Earlysville Volunteer Fire Company be recommended to the Board of Supervisors for approval with all of parcel 1OH being rezoned to LI and that portion of Parcel 10 extending along the entire frontage and 175 from the right- of-way to LI. Mr. Kendrick seconded the motion which passed unanimously. ZTA-83-7 - Proposed "farm winery" amendment to the Zoning Ordinance. Mr. Keeler presented the staff report. The Chairman invited public comment. Mr. Frank Buck, representing several vineyard owners, addressed the Commission and expressed his support for the proposed amendment. There being no further public comment, the matter was placed before the Commission. There was discussion as to how this amendment would effect winery operations and how a winery works in general. Mr. Skove moved that ZTA-83-7, to amend the Zoning Ordinance as it relates to Farm Wineries, be recommended to the Board of Supervisors for approval as follows: 5.1.25 FARM WINERY a. Facilities for fermenting and/or bottling of wine shall not be established until the vineyard, orchard or other growing area has been established and is in production; b. On -premise sale of wine and wine consumption may be established in accordance with section 5.1.19 Wayside Statd: no more than one wayside stand shall be permitted by right for each farm winery; c. Tours shall be permitted. Festivals and the like open to the public shall not be permitted; d. Wine shall be produced from fresh fruits or other agricultural products predominantly grown or produced on such farm; e. The foregoing notwithstanding, the Board of Supervisors, in accordance with Section 31.2.4 may authorize through issuance of a special use permit any or all of the following: ZIA Tv December 6, 1983 Page 7 1. A greater floor area for on -premise sale and/or consumption of wine than permitted under section 5.1.19 Wayside Stand; 2. On -premise consumption of wine by the general public in a location other than Wayside Stand. Festivals and the like which are open to the general public; 3. Production of wine from fresh fruits or other agricultural products predominantly grown or produced elsewhere than on such farm. Mr. Michel seconded the motion which passed unanimously. STA - 83-1 - Proposed private roads amendment to the Subdivision Ordinance. Mr. Keeler presented the staff report. Mr. Dan Roosevelt, representing the Virginia Department of Highways and Transportation, addressed the Commission and made the following two points: (1) The Department always recommends that roads serving individually - owned dwellings be built to VDH&T standards and be added to its system for maintenance. (He explained that private maintenance eventually becomes a financial burden too great for homeowners to bear. (2) Section 33.1-70.01 of the Code (Rural Addition Law) requires counties to insure all new subdivisions are served by roads meeting VDH&T standards. He stated: "It appears this proposed ordinance does not meet this requirement and therefore may jeopardize future requests for additions to the system." There was considerable discussion about the implications of this amendment. The following members of the public commented briefly: --Ms. Ellen Naegar - A resident of North Pines who expressed her support for the amendment. --Ms. Joan Graves - She questioned the use of the word "may" instead of "shall" in 18-7. --Mr. Ed Smith asked who would maintain the signs. (Mr. Cogan responded that the developer would have that responsibility.) --Mr. Kirk Hughes - He commented that it seemed the County was pushing developers into constructing roads to State standards. There being no further public comment, the matter was placed before the Commission. Mr. Skove noted that he felt private roads should be the exception and not the rule. December 6, 1983 Page 8 Regarding Mr. Hughes statement, Mr. Keeler noted that is the way amend- ments are often perceived, but he pointed out that prior to 1978 the Subdivision Ordinance required public roads. Mr. Kendrick expressed concern, based on Mr. Roosevelt's earlier comments, about taking an action which might effect the County's ability to get highway funds. (Addressing this issue, Mr. Payne stated he felt that entire issue required more study by both the Highway Department and the County and then "if the Highway Department says it's going to disqualify the County, you can always repeal it.") Ms. Diehl moved that STA -83-1 related to private roads be recommended to the Board of Supervisors for approval as follows: DIVISION 6. Streets. Section 18-36. Private Roads (a) Any subdivision any lot of which is served by a private road shall be subject to approval by the Commission in accordance with this chapter. Any further subdivision of land involving additional use of such road shall be deemed a subdivision subject to the provisions of this chapter. In order to insure adequate capacity of such road and equitable maintenance costs to property owners, except as the Commission may provide in a particular case, not more than one dwelling unit shall be located on any parcel served by such road. (July 5, 1978). Private roads are intended to be Permitted as the exception to construction and dedication of Public roads in the subdivision approval process Granting of private road usage shall be discretionary by the Planning Commission and shall be based on the circumstances and requirements contained herein. Private roads are intended to promote sensitivity toward the natural characteristics of the site and to encourage subdivision consistent and harmonious with surrounding development. Except as otherwise expressly provided herein and permitted in accordance with procedures of 18-36(h) no waiver modification, or variation of standards and no exceptions to the application of these regulations shall be permitted. December 6, 1983 Page 9 w w w ri w .0 X U O H W A ?, O C 7 w 'Q -�I W w A U w H N e -4 ro ro W to 0 •rl .0 C O O W 4-1ro w E 0 C 11 H m A ro W W M •.1 w >t 0 M w w O a 0 U 10 a r1 H H .0 w .H V E • 4 a ro U• to o o W C W C N 14 W w 0 w � N .0 W O w ro >. 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G rt H• O M cn Ps N rP a M M N O N N a Z rtn rt 0 0rp 0 H•GrtNNxaW0]'a (D0(DO H•• N(D rtO rtN ?' �rY• 7 G 0 CM7aM.nrrPM TGf+OPa w .. rt H• (D M 0 7 H• n CO rP 0 r w Hnonro O 71 rrtt�O 0N pi O�t7'w D n•W O (n .& E n , wH•ON En H•MG O w to 77< 70 m n nQ O •G 0, :3 H'�0 �x 70 N a N 0 M 0 rtrMO nY. M, d ro 0 (D Al �t 0-0, r•• < •o n Knn!r 0. MH•Nn H•r•(D o 1- IV r ;INaO. G N•M p 0. ((DD a•Oroa H. a' n Na al v 0 M rt7 r•K v H•K rt :3 N O r• (D 7 a S 0 0 fA M M'a ." (A CH -0.?sFo-• 0 00.00 E M anrE H n 7M HNxHa o 0 0 Ha- p0nra.rt, 0 N w 0 M n m m M 7•n D, :3 nrt nrt0Exm0ww rt H• 0 rt (D G H- (D n P+ F_p%HH•grtrt (DarO t+0 nN wH•rt �7•N E a ~' P- rat rt a N ((0 ; , rat fHr' Tar r•a0w0rt ID r TN 0 art•ratro w7rt aro �wH•O a rtrN a a r• x M W. rtrat raj• G rt w Cra • va WG go O N O rt December 6, 1983 Page 15 Mr. Skove seconded the motion which passed unanimously. Mr. Keeler briefly reviewed the December 13th agenda. There being no further business, the meeting adjourned at 10:50 p.m. R Recorded by: Stuart Richard Transcribed by: Deloris Sessoms, 2-90 R