HomeMy WebLinkAbout11 21 2006 PC MinutesAlbemarle County Planning Commission
November 21, 2006
The Albemarle County Planning Commission held a meeting and a public hearing on Tuesday,
November 21, 2006, at 6:00 p.m., at the County Office Building, Room 241, Second Floor, 401
McIntire Road, Charlottesville, Virginia. Members attending were Calvin Morris, Vice -Chairman;
Jon Cannon, Eric Strucko, Pete Craddock, Duane Zobrist and Bill Edgerton. Absent was Marcia
Joseph, Chairman. Julia Monteith, Senior Land Use Planner for the University of Virginia,
representative for David J. Neuman, FAIA, Architect for University of Virginia was absent.
Other officials present were Rebecca Ragsdale, Senior Planner; David Benish, Chief of
Planning; Bill Fritz, Chief of Current Development and Greg Kamptner, Deputy County Attorney.
Call to Order and Establish Quorum:
Mr. Morris called the regular meeting to order at 6:00 p.m. and established a quorum.
Other Matters Not Listed on the Agenda from the Public:
Mr. Morris invited comment from the public on other matters not listed on the agenda. There
being none, the meeting moved on to the next item,
Consent Agenda:
a. SDP 2006-104 Martin Valley Farm — Site Plan Waiver: Request for a site plan waiver for
the addition of a fourth dwelling on Martin Valley Farm. The property, described as Tax Map
94 Parcel 22, zoned (RA) Rural Areas, is located in the Scottsville Magisterial District off
Union Mills Road (State Route 616) approximately 240 feet south from the intersection of
Union Mills Road (State Route 616) and Woods Edge Road (State Route 623) on the
Albemarle/ Fluvanna County Boarder. The Comprehensive Plan designates this property as
Rural Area in Rural Area 4. (Gerald Gatobu)
b. Approval of Planning Commission Minutes: May 2, 2006; June 13, 2006; October 17,
2006.
Mr. Morris asked if any Commissioner wanted to pull either of the items from the consent
agenda for further review.
Mr. Edgerton asked to pull SDP-2006-104, Martin Valley Farm — Site Plan Waiver from the
consent agenda for questions because he was a little confused by the staff report. He noted
that there appeared to be multiple copies of the same map, but what he was struggling with was
that he did not see any indication of how many development rights exist on the property.
Mr. Fritz replied that it has its full complement of development rights, which are five. There is no
history.
Mr. Edgerton asked if they know how many homes will be accessing Martin Valley Farm Road.
It looked like a 30' right-of-way and it appeared that there were more than two lots.
Mr. Fritz replied that all of the lots will be accessing the same road. There is no easement at
`", this time because it is not being divided. Attachment B shows the proposed division of what it
would look like if it were divided.
ALBEMARLE COUNTY PLANNING COMMISSION - NOVEMBER 21, 2006
Mr. Edgerton noted that he was looking at the big map on page 11 where it appears to be a 30'
right-of-way serving at least 3 homes and possibly more. He questioned if that was allowed.
Mr. Fritz said that this plat was approved, but never actually recorded. If that plat had been
recorded it would have created parcel B, the 3.229 acre parcel, leaving the 37 acre residue.
This plat never went to record and the approval has since expired. Martin Valley Farm Lane
would have been a 30`easement at that point, but since the plat never went to record, it did not
exist.
Mr. Edgerton asked what the Commission was being asked to approve.
Mr. Fritz replied that the Commission was being asked to authorize the construction of a fourth
dwelling on this property.
Mr. Edgerton asked how it would be accessed.
Mr. Fritz replied that it would be accessed through Martin Valley Lane, which was just a
driveway. It was not a private street at this time, but is being considered as a drive or an access
that would go out to the public road. Whenever there are three or more dwellings on a parcel,
regardless of the zoning designation, it requires approval of a site plan or a site plan waiver.
There are already three dwellings on this property. This would be the fourth dwelling. The three
dwellings were built prior to this requirement being in the ordinance.
Mr. Edgerton asked if they were allowed to access that lot from a driveway. He asked if there
would be four homes accessed on a private driveway.
**w Mr. Fritz replied that was correct. But, at such time as they were to divide the property the road
would have to be reviewed to determine whether or not it would be a public or a private road
and then brought up to the proper standards. There is no subdivision and it is four dwellings on
a single undivided lot. There will be one development right remaining.
Mr. Edgerton noted that was what had confused him. It seems like a round about way to build a
subdivision without building a subdivision road.
Mr. Fritz noted that as a point of history, they actually have very few cases where they do site
plans or site plan waivers and then ultimately get a subdivision. It is pretty uncommon. If they
do, they still have to come back and the road would have to be reviewed, approved and
upgraded.
Mr. Edgerton noted that Mr. Fritz had answered his questions.
Motion: Mr. Zobrist moved, Mr. Cannon seconded, that the consent agenda be approved.
The motion passed by a vote of 6:0. (Commissioner Joseph was absent.)
Mr. Morris stated that the consent agenda has been approved.
Special Item:
StreamWatch Presentation — Brief review of the recently released 2006 StreamWatch Report.
(Mr. John Murphy)
ALBEMARLE COUNTY PLANNING COMMISSION - NOVEMBER 21, 2006
• In summary, the Planning Commission held a work session to receive an update on the
newly released 2006 StreamWatch Report from John Murphy, Ecologist and Director of
StreamWatch.
• Mr. Murphy distributed copies of the summary of the report, presented a power point
presentation and explained the process and outcomes.
• Stream Watch's role is to provide the community with science based information. They
are an environmentally monitoring program. They don't do any advocacy or planning
recommendations. If the Commission has questions about planning implications about
the report Greg Harper, County Water Resources Manager and Tamara Ambler, County
Natural Resources Manager are standing by.
The Commission asked questions and made comments and suggestions.
o The Commission was interested in other independent variables that come into
play.
o The Commission was interested in further evaluation of the impact from
agricultural practices on streams.
o The Commission was interested in further exploration of the relationship between
density and stream quality and if it can be moderated through the use of buffers,
etc,
Any further questions will be answered by Mr. Murphy through email sent directly to
stre,aniwater(�r)cstone.net or telephone. The phone number is listed on the summary.
• The Planning Commission took no formal action.
Regular Item:
SUB-2006-243 Handley Farm Estates: Request for preliminary plat approval to create 12 lots
served by a proposed internal public road on 333.51 acres. The property is zoned RA, Rural
Areas. The property, described as Tax Map 70 Parcel 14B, is located in the White Hall
Magisterial District on the southwest side of Plank Road (Route 692) just south of its
intersection with Rockfish Gap Turnpike (Route 250). The Comprehensive Plan designates this
property as Rural Area in Rural Area 3. (Bill Fritz)
Mr. Fritz summarized the staff report. (See Staff Report.)
• Staff has reviewed this request for compliance with the provisions of the Zoning
Ordinance and recommends approval of the site plan subject to the conditions
listed in the staff report. No waivers are being requested.
Mr. Morris opened the public hearing and invited the applicant to address the
Commission.
Kurt Gloeckner, representative for owner, said that they wanted to do more of a cluster
development with part of the farm that is really not farmable. He was present to answer
any questions because of the by right division.
ALBEMARLE COUNTY PLANNING COMMISSION — NOVEMBER 21, 2006
Mr. Edgerton asked if they wanted to preserve the large parcel and put it under
+t„„ easement why wouldn't they want to cluster the development and minimize the amount
of road.
Mr. Gloeckner replied that this arrangement puts the homes away from the other
development. The people across the street have the same question if they will be able
to see this. There is possibly one home that will be visible from the entrance. But, it is
really tucked away. The neighbor that asked that this be brought to your attention is
really higher than we are. Nobody will be able to see this.
Mr. Edgerton asked if the residue is under easement.
Mr. Gloeckner replied that it was under easement with the Virginia Outdoors
Foundation.
Mr. Edgerton asked if it should be noted on the plat.
Mr. Fritz replied that it would be noted on the plat
Mr. Morris invited public comment. There being none the public hearing was closed and
the matter placed before the Commission.
Mr. Craddock noted that he was glad that the residue was under easement so it can't be
divided out later. This is another example of dividing up rural landscape, but is by right.
Motion: Mr. Zobrist moved, Mr. Cannon seconded, that SUB-2006-243, Handley Farm Estates
be approved with the following conditions recommended by staff, as amended with the addition
of one condition:
The Current Development Division shall not accept submittal of the final site plan for signature
until tentative final approvals for the following conditions have been obtained. The final site plan
shall not be signed until the following conditions have been met:
1. Current Development Planner approval to include:
a. Submittal of a final plat meeting the requirements of Chapter 14, Section 303 of
the County Code.
2. Current Development Engineer approval to include:
a. Approval of Stream buffer mitigation plan.
b. Approval of Storm water detention plan.
3. Health Department approval.
4. Virginia Department of Transportation approval of road plans.
5. Approval of Road Names.
6. A note shall be placed on the plat that the residue parcel is under easement.
The motion passed by a vote of 6:0. (Commissioner Joseph was absent.)
ALBEMARLE COUNTY PLANNING COMMISSION — NOVEMBER 21, 2006 4
Mr. Morris stated that SUB-2006-243, Handley Farm Estates was approved with conditions.
Work Session:
a. CPA 2004-002 Pantops Master Plan: This is the second of three work sessions scheduled
to review the draft Pantops Master Plan and will focus on the Land Use & Places, Green
Infrastructure, and Transportation chapters of the draft plan. (Rebecca Ragsdale)
Ms. Ragsdale presented a power point presentation and summarized the staff report.
Based on the Planning Commission's direction during the summer work sessions, the
Pantops Master Plan document has been drafted by staff and revisions have been made
to the Framework and Green Infrastructure Maps. The Preliminary Recommendations
discussed with the Commission have been incorporated into the draft Master Plan.
Similar to the series of meetings held in this summer, staff has scheduled three work
sessions to review the Pantops Master Plan draft on November 7, 21, and 28, 2006. For
the November 7, 2006 meeting, staff provided Chapters 1-4, including the Introduction,
Vision and Guiding Principles, Background, Place Types and Land Use, along with the
Framework and Green Infrastructure Plans for the Commission to review. Staff provided
the Commission an overview power point presentation at the work session on November
7, 2006 and asked the Commission to review the material by moving through each
chapter of the document. Commission comments are summarized below by chapter.
• Chapter 1-Introduction-no changes recommended
• Chapter 2-Vision and Guiding Principles-
o The Commission discussed the five Guiding Principles and directed staff to
revise #5 to delete a reference to specific public facilities and institutions to avoid
leaving out any facilities that may be needed in Pantops in the future. The
Commission also recommended that a sixth guiding principle be added that
addressed future redevelopment in Pantops.
• Chapter 3-Background-
o A correction was noted on page 7 to George Rogers Clark museum.
o The Commission asked how the future Pantops Fire Station would be included in
the Plan and were advised that there would be a Community Facilities chapter to
address the fire station.
o The Commission recommended that the Albemarle County Service Authority
Jurisdictional Area and service designations be added to page 13 under Water &
Sewer.
c The Commission noted that it was confusing how the recommendations of the
VDOT Route 250 East Study were included on page 14 of the report and that this
section should be revised so that it is clear that the master plan does not
recommended all of VDOT's long range alternatives in that plan.
• Chapter 4-Land Use & Places and Framework Plan (to page 23 of the Chapter)-
o The Commission requested that the Conservation/Open Space land use
designation, described on page 17, be revised so that there was no confusion or
expectation that properties should be placed under easement in the
Development Area.
o The Commission asked for clarification as to why the Civic Green center type
was listed separately.
o The Commission asked that the Plan clarify the Community Center and Core
designations recommended for the Pantops Shopping Center/Riverbend center.
ALBEMARLE COUNTY PLANNING COMMISSION — NOVEMBER 21, 2006 5
o The Commission recommended that insets of the Framework Plan be included
with the Place -Type descriptions in the final document to reference the area for
recommendations described in text.
o The Commission discussed the need to designate State Farm as an Employment
District and did not recommend any changes.
o The Luxor/Westminster Canterbury and Rivanna Ridge neighborhoods and their
center -type designations, whether or not the more intensive center designation of
Community Center should be applied to Rivanna Ridge instead of Neighborhood
Service. The Commission did not recommend any changes to the Framework
Plan or recommendations.
o The Pantops cultural center recommendation on Page 23 should be
described/defined to clarify the intent of that recommendation.
• Due to the length of the meeting, the Commission agreed to stop and pick up the
conversation on November 21.
The discussion picked up the review with Chapter 4 on page 23 where they left off at the
November 7 work session.
Ms. Ragsdale and Mr. Benish provided an overview power point presentation and asked the
Commission to review the material by moving through the remaining chapters of the document.
The Commission discussed the remainder of chapter 4 and moved on through chapters 5 and 6
and transportation, including the maps, and provided comments and suggestions.
Chapter 4, page 23-24 and Framework Plan Map
The Planning Commission had questions regarding what the turquoise cross -hatched
River Corridor area was trying to convey and what expectations there would be in the
master plan for redevelopment of those areas. The Commission directed staff to clarify
this designation in the Plan because it is confusing as it is written whether those areas
with hatching are intended to be preserved. The Planning Commission noted difficulties
in such precise mapping of land use designations.
Chapter 5, Green Infrastructure and Map
• Page 28, The Commission had concerns regarding the fourth paragraph on this page
which addresses ownership expectations and public access for the greenways trails and
parks of the Green Infrastructure Plan. The Commission recommended that staff revise
this paragraph and staff also noted that the Implementation chapter of the master plan
would address this issue further.
The Commission noted a correction needed to the Green Infrastructure Map on the
Charlottesville Power Equipment site, which is not expected to be a park but will have a
greenway connection from Route 20 to Free Bridge Lane.
• The Commission asked for clarification as to where the potential park location
referenced on page 29 is located, described between Free Bridge Lane and Route 20,
south of Elks Drive. Staff noted that it is not the Charlottesville Power Equipment site but
the parcel with a significant portion of flood plain immediately adjacent to the south of the
Elks Lodge.
ALBEMARLE COUNTY PLANNING COMMISSION — NOVEMBER 21, 2006 6
The Planning Commission took a break at 7:50 p.m. The meeting reconvened at 8:02
p.m.
Mr. Benish presented Chapter 6 regarding transportation. He provided a general explanation of
the goals and objectives in the Pantops Plan noting that pages 31 - 33 intended to provide an
overview of existing conditions. There may be updated traffic data to add to that section.
The Planning Commission suggested that the following items needed further discussion:
• The Commission recommended that the plan provide stronger guidance on provisions
for bike lanes. On page 32, the second sentence references deficiencies.
• On page 33, add "and an escalator" following "estimated cost" in the second sentence of
the last paragraph on that page.
• The Commission recommended that some graphic suggestion of the Eastern Connector
should be provided on the Transportation Map. (now the Implementation Map)
• The Commission had questions regarding the proposed connections to the City of
Charlottesville and why the connection from State Farm Blvd. to Market Street was not
recommended in the Pantops Master Plan. Staff noted that there were difficulties with
making that connection and that the City of Charlottesville was not supportive of that
connection, which was shown into the Woolen Mills neighborhood of the City.
Page 35, the Commission questioned why it would take until FY 2008 for headways of
CTS service to be improved to Pantops, given the need for the service now. Staff noted
that this was because of budgeting cycles.
• Page 36, Route 20 recommendations, the last bullet should be made stronger to read
"Pedestrian paths should be made to Darden Towe Park" and "possibly" deleted from
that sentence.
• Page 39, Emphasize the need for pedestrian improvements for pedestrian access and
crossings of Route 250 that may need to be grade -separated. The Commission would
like to see some commitment to get people safely across that road. The Commission
agreed that a completed sidewalk system should be provided.
• Clarify the fourth bullet from the bottom on page 39 regarding Bike Lanes on Route 250.
The expectation is that bike paths/multi-use paths would be provided behind the curb
and that bike lanes adjacent to vehicular travel lanes would not be expected on Route
250.
Mr. Morris invited public comment.
Laura Hoffman questioned the connection that runs between Ashcroft and Westminister out of
the back side of Gazebo. She asked if they were connecting North Pantops and Treemont into
that road.
Mr. Benish replied that he did not know if this plan has gone into that detail to say whether it
would or not. Staff felt that the plan could provide an option for doing that which would give
more direct access into the community as opposed to around Lego. But, this plan is not specific
ALBEMARLE COUNTY PLANNING COMMISSION - NOVEMBER 21, 2006 7
to say whether it would or not.
Ms. Hoffman noted that the community was not into more access because the trail runs along
the top of it. The other question involves closing the exit from Hansens which would close the
median.
Mr. Benish noted that the plan was speaking to just closing that intersection.
Ms. Hoffman said that the staff report lists in the short term to close the intersection and in the
long term relocate the road, which leaves them with a small problem.
Mr. Benish noted that the idea was to relocate the road so that there is an option. If that
intersection is ever closed is going to be dependent on VDOT. So it could stay open. Staff will
work on that wording.
• In summary, concerns were expressed by the public regarding connecting Tremont and
North Pantops and whether the median on Route 250 would be closed with the
relocation of the entrance to Hansen Mountain. Staff agreed that the language on the top
of page 40 should be clarified.
Mr. Morris noted that there was no further public comment and the Commission would move on
to the next item.
b. Six Year Secondary Road Plan (Juan Wade/ David Benish)
In summary, the Planning Commission held a work session to review and comment on the
proposed Priority List for Secondary Road Improvements in the County. Staff reviewed the
proposed Priority List for Secondary Road Improvements and explained the procedure. The
Commission opened for public comment, but received none. The Commission discussed the
priority list and provided comments. Staff was requested to obtain additional information from
Scottsville to provide to the Board and also to make the Board aware of the Lowe's/29 soil
erosion problem. The Commission took no formal action.
Old Business:
Mr. Morris asked if there was any old business. There being none, the meeting moved on to the
next item.
New Business:
Mr. Morris asked if there was any new business.
Mr. Morris indicated that he would be absent for the next two weeks.
• Mr. Benish pointed out that the staff report for the work session on the Southern Urban
Study B was combined with the Granger review. He asked that the Commission keep in
mind that it was two reports combined. He noted that some of the attached maps were
redundant to the ones in the actual study and the applicant's submittal. He suggested
that the Commission focus their attention on Section 3, which was the meat of the
recommendations.
There being no further new business, the meeting proceeded.
ALBEMARLE COUNTY PLANNING COMMISSION - NOVEMBER 21, 2006 8
Eq
Adjournment:
With no further items, the meeting adjourned at 8:45 p.m. to the Tuesday, November 28, 2006
meeting at 6:00 p.m. at the County Office Building, 401 McIntire Road in the auditorium.
V. Wayng Cilimberg, cr ay
(Recorded and transcribed by Sharon Claytor Taylor, Recording S etary.)
ALBEMARLE COUNTY PLANNING COMMISSION - NOVEMBER 21, 2006 9