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HomeMy WebLinkAboutZMA199800012 Staff Report 1998-07-21 STAFF PERSON: ELAINE K. ECHOLS,AICP PLANNING COMMISSION WORKSESSION JULY 21, 1998 ZMA 98-12 Springridge PRD ZMA 98-13 Forest Lakes South PRD - Minor Amendment APPLICANT'S PROPOSAL: • Property is owned by the"Brown"family and is under contract for purchase by Forest Lakes Associates. • Rezoning is from R-1 and RA to PRD. • Area contains 75 Acres located near Forest Lakes North, Hollymead, and Forest Lakes South(see Attachment A). • Request is for development of 50 acres which is located in the Hollymead Community. Development Area; remaining 25 acres in the Rural Areas are not to be developed. • • Density is proposed at 135 units for a mix of single family detached, single family attached, and townhouse units; The applicant is offering that, if only single family detached units are built,there will be no more 100 units. • The application plan is a proffered drawing showing roads,pedestrian access, and emergency access (See Attachment B). • Access to the property is proposed from Powell Creek Drive; Powell Creek Drive is proposed to be extended across the dam to Timberwood Boulevard. The applicant is proposing to construct this road. VDOT is asked to take responsibility for maintaining the right-of-way(r.o.w.). Per VDOT policy, acceptance of the road into the state system will require the County to execute an agreement acknowledging that VDOT responsibility and liability will be limited to the road and the County must accept responsibility for liability for the dam. (See Attachment C.) • Access to the property requires modification to the Application Plan for Forest Lakes South to allow the r.o.w. to contain a roadway and walkway instead of just a paved path. • Proffers contain$100,000 for installation of traffic calming devices along Powell Creek Drive or other off-site road improvements in the Hollymead community to promote safety near the schools. (See Attachment D.) • 7 Design Alternatives depict a range of development examples. Plans 1 - 3 reflect examples by-right development designs. Plan 4 shows 100 single family detached units using a Forest Lakes type design. Plans 5 and 6 reflect a neotraditional design with a density at 100 single family units and 120 units of single family detached, single family attached, and townhouse "housing products". Plan 7 reflects a higher density than that proffered; it illustrates the lower end of the density recommended in the Land Use Plan. None of these design alternatives is proffered (See Attachment E.) • Springridge is to be part of the Forest Lakes development. The developer intends to offer the recreational facilities of Forest Lakes and Forest Lakes South to the residents of Springridge. • The full application is in a 3-inch ring binder, which may be reviewed in or borrowed 1 from the Planning Department office. The application contains: • Rezoning application with surveyed drawing of property • Property Description/Purchase History (Attachment F) • Application Plan • Proffers • General Conditions (Attachment G) • Justification for the request and relationship with Comprehensive Plan (Attachment H) • Traffic analysis (A summary of which is included in Attachment F) • Results of telephone survey • Results of neighborhood meetings • 7 Design Plans which depict examples for development at different densities and designs MINOR AMENDMENT TO FOREST LAKES SOUTH PRD In order for access to be provided to the Springridge property, the Forest Lakes South PRD must be amended. Access is proposed through a r.o.w. owned by Forest Lakes Associates. This r.o.w. contains a paved path which was shown on the application plan for Forest Lakes South. The application plan must be amended to allow for a path and road, if the property is to have access from Powell Creek Drive. Without the ability to use this r.o.w., the parcel is essentially landlocked. A description of the minor amendment request is contained in Attachment I. EXISTING ZONING AND BY-RIGHT DEVELOPMENT: The property is currently zoned R-1 Residential at 1 dwelling unit per acre. Theoretically, the property could be developed into 75 single family dwelling units - 70 units could be developed on the west side of Powell Creek and 5 units could be built on the east side of Powell Creek. With a portion of the property developed into roads and areas left undeveloped for protection of environmental features, the developer has indicated that 50 dwelling units would be possible on the land. An example of a design at this density is shown in Design Plan 1. Design Plans 2 and 3 show development with density bonuses for a total of 71 dwelling units. Design Plan 2 shows a large lot Forest Lakes type design; Design Plan 3 shows a "clustered"plan which would be in keeping with the application plan proffered. Density in the two density bonus plans is 1.3 dwelling units per acre in the development area. It should be noted that staff has not verified the total number of lots using density bonuses. The design scenarios show that the difference between by-right development and the rezoning ranges from 25 to 60 extra units. COMPREHENSIVE PLAN: The proposed development is in the Hollymead Community which is a development area of Albemarle County. The Land Use Plan shows the Springridge property in the Hollymead Community Development Area to have a Neighborhood Density of 3 - 6 dwelling units per acre. General recommendations for 2 neighborhood density residential development are as follows: • Neighborhood Density Residential areas are intended to have a gross density of between 3 to 6 dwellings per acre. • Neighborhood Density Residential may be located within the Urban Area, Communities and Villages. • Neighborhood Density Residential areas area intended to accommodate all dwelling unit types. • Any new development within an existing subdivision shall be in keeping with the character and density of the existing development. New developments adjacent to existing subdivisions shall be developed at higher densities to support infill development efforts. Specific recommendations for this community are: • Hollymead is intended to be a mixed use community that allows people to live in close proximity to their workplace, shopping and service areas. A wide variety of housing types, services and jobs are anticipated. Community-wide automobile dependence should be reduced by encouraging transit-oriented development and providing a full range of pedestrian and bicycle facilities such as walkways and bike paths that connect the residential and transit nodes to the employment/shopping and service areas. • Provide linkage between neighborhoods within the Hollymead Community (including nonresidential areas) through use of pedestrian and bicycle facilities, greenways/linear parks, roads, and transit alternatives. The emphasis is on linkages between development areas, not just within each development. • Preserve the stream valleys and their tributary drainage ways, plus adjacent areas of steeply sloping terrain, as an open space/greenway network. This network is designed to tie into future residential development areas in the community and is to be located along the north and South Fork of the Rivanna and along Powell Creek from the southern portion of forest Lakes North to the South Rivanna River. • Encourage a full-range of housing types and costs within the Hollymead Community. Large employers should work with the Albemarle county Housing Committee to determine what employee housing assistance programs can be implemented. Target opportunities for employees at the lower income level and employees hired locally. • Provide bicycle facilities and walkways in conjunction with all major road improvements. • Establish greenways along the South and North Fork of the Rivanna and Powell 3 Creek with connections to surrounding residential and nonresidential land. Regarding the issue of density, the Land Use Plan emphasizes the need for higher densities for residential development to accomplish the infill goals. The density, however, needs to be compatible with nearby and surrounding residential developments. Regarding the recommendations for Hollymead, the Comprehensive Plan emphasizes that there should be a variety of housing types; that automobile dependence should be reduced by providing transit-orient development, walkways and bike paths; and that environmental features should be preserved. It also says that neighborhoods should be linked through the use of roads, paths, greenways, and other transit alternatives. A full analysis of how this proposal meets the Comprehensive Plan goals will be provided with the staff report. NEIGHBORHOOD INVOLVEMENT The applicant has met with the Forest Lakes and Hollymead neighborhoods several times over the last year as part of his planning for this rezoning. Several residents have contacted the Planning Department with concerns about the impacts of the proposed development. The biggest area of concern has been with regard to traffic impacts; the second major concern has been with safety near the schools. While the number of contacts to the Planning Department has been minimal in comparison with the other rezonings, staff anticipates excellent turnout for the public hearing at which time the merits of this rezoning will be debated. MAJOR ISSUES: TRANSPORTATION, DENSITY AND DESIGN, RURAL AREAS, AND IMPACT ON SCHOOL ENROLLMENT Transportation - There are major four issues relating to transportation which should be discussed prior to moving forward with this application. They are as follows: • Roads to provide access to the property • Safety near the school complex • Secondary access to the property • Overall traffic impacts in the Hollymead Community and Route 29 North Roads to provide access to the property -The applicant is proposing to construct a road connection from Timberwood Parkway to Powell Creek Drive over the dam at Hollymead. The main road to the subdivision would connect to the road over the dam. In past years, this road has been shown in the Comprehensive Plan and in the Capital Improvements Plan. In the previous Comprehensive Plan, the road over the dam provided for Timberwood Parkway to connect over to the Meadowcreek Parkway through the Hollymead community. In 1995 and 1996, major public opposition caused the roadway proposal to be removed from the Comprehensive Plan and the Capital Improvements Plan. To date, the Board of Supervisors has declined to pursue the road connection with funding or by direct reference in the 4 Comprehensive Plan. The developer is proposing to pay for the construction of the road over the dam and believes that connecting the neighborhoods provides for better access to and from the property and better access for the Forest Lakes neighborhoods in the Hollymead community. To date, the staff has developed this list of the advantages and disadvantages for the road over the dam: Advantages: ► Provides for road connections between neighborhoods which meets Comprehensive Plan recommendations ► Allows school traffic (including school buses) and interdevelopment traffic to avoid Route 29 ► Allows for a sharing of traffic impacts among all neighborhoods, rather than impacting a single neighborhood ► Allows vehicular access to Forest Lakes North recreational facilities without traveling on Route 29 ► Improves response time for fire, emergency, and law enforcement vehicles Disadvantages: ► Requires the County to take liability for the dam or pass liability through to the developer and/or the homeowner's association ► Increases traffic on Hollymead Dr. in front of the school from 4410 to 6540 vehicle trips per day ► Increases traffic on the remainder of Hollymead Dr. from 3430 to 4460 vehicle trips per day ► Increases traffic on Powell Creek Dr. from 1560 to 2040 ► Was not supported by the Board of Supervisors and was deliberately removed from the Capital Improvements Plan and the Comprehensive Plan Other possible road connections have been considered by the applicant and the impacts of these road connections have been compared for traffic impacts in Attachment F. According to the applicant, no change in level of service of the roads and intersections in Hollymead, Forest Lakes North and Forest Lakes South would be experienced with the additional traffic from the Springridge development. The level of service would remain the same with or without the road over the dam. The other road options are described in the following section and compared for advantages and disadvantages: Access into the development is provided by Powell Creek Drive only - no connection over the dam Advantages ► Results in no traffic impacts to Forest Lakes North neighborhoods ► Does not require County or developer or homeowner's association to take liability for the dam 5 ► Results in less impact to Powell Creek Drive than the a road connection over the dam Disadvantages: ► Increases traffic on Hollymead Dr. in front of the school from 4410 to 5370 ► Increases traffic on remainder of Hollymead Dr. from 3430 to 4290 ► Increases traffic on Powell Creek Drive from 1560 to 1660 ► Provides vehicular access only to Forest Lakes South clubhouse and recreational facilities through internal roads ► Traffic impacts of the development are experienced by Hollymead community only Access into the development is provided by Timberwood Parkway only; road crosses the dam but does not connect to Powell Creek Drive Advantages ► No traffic impacts to Hollymead neighborhood ► No traffic impacts to Hollymead Drive near the school Disadvantages ► Increases traffic on Timberwood Boulevard from 3900 to 4860 ► Requires County or developer or homeowner's association to take liability for the dam ► Requires school traffic from the Springridge development to access the school via Route 29 ► Provides vehicular access only to the Forest Lakes North clubhouse and recreational facilities through internal roads ► Traffic impacts of the development are experienced primarily by the Forest Lakes North community The staff looked at two other alternatives which are described below. These alternatives were not included in the applicant's traffic study and are not shown in the traffic summary. Access into the development is provided by Proffit Road; subdivision does not connect to Timberwood Parkway or Powell Creek Drive Advantages ► No traffic impact to Forest Lakes neighborhoods or Hollymead residents ► No traffic impacts other than school traffic volume associated with the Springridge development near the school complex Disadvantages: ► Right-of-way is inadequate from Proffit Road to Springridge; it consists of a 15 foot easement through intervening properties ► Proffit Road is considered non-tolerable at this time by VDOT ► Requires development area traffic to be placed on a road designed to serve rural area populations ► Requires significantly more cut, fill, and grading than any of the other options 6 ► Provides no vehicular relationship between Forest Lakes North and South recreational areas through internal roads ► Requires school traffic from the Springridge development to access the school via Route 29 and Proffit Road Access is provided from Timberwood Parkway and Powell Creek Drive with no dam connection - This option was not proposed by the applicant but was analyzed by the staff as follows: Advantages ► Provides for road connections between neighborhoods which meets Comprehensive Plan recommendations ► Allows school traffic (including school buses) and interdevelopment traffic to avoid Route 29 ► Allows for a sharing of traffic impacts among all neighborhoods, rather than impacting a single neighborhood ► Allows vehicular access to Forest Lakes North recreational facilities and Forest Lakes South recreational facilities without traveling on Route 29 ► Does not require that the County take liability for the dam Disadvantages: ► Requires road connection through open space owned by Forest Lakes Homeowner's Association which the Homeowner's Association. The Homeowner's Association voted to disapprove this option earlier this year when the developer approached them about purchasing that property. ► Traffic impacts on existing roads are unknown at this time as this option was not explored in the traffic study, Impacts are anticipated to be less than with a road over the dam based on analysis of Locations (1) and (2) on the Summary of Traffic Study. Staff would like to note several items relating to the traffic analysis referenced above and in the scenarios described and compared. First, the traffic study was done by the applicant's consultant, Wilbur Smith and Associates. Second, VDOT has analyzed the study and asked for some additional information which would identify road improvements needed. Third, a citizen has provided to the staff and to VDOT an alternative traffic analysis which is included as Attachment J. By and large, VDOT agrees with the assumptions made by the traffic consultant and the anticipated effects of the development on the different roads. VDOT supports the connection of the road over the dam and safety improvements near the school. Neither VDOT nor the applicant has analyzed the final scenario described by Staff. Safety near the School Complex - The second most pressing issue relating to this rezoning is the impact of additional traffic from the development on roads near the schools. From the analysis above, it is clear that the proposed development will produce additional traffic near the schools. The amount of additional traffic will be dependent upon the road connections made. Regardless of which road is chosen for access, traffic calming is proposed near the school and the applicant has proffered $100,000 for the County to use for traffic calming and/or road and safety improvements near the school. 7 The applicant has recommended installing two traffic circles and raised pedestrian crosswalks near the school to slow traffic down. The speed limit was recently changed from 35 miles an hour to 25 miles an hour on Hollymead Drive near the school which now makes this roadway eligible for traffic calming improvements. VDOT has recommended the following improvements for traffic and pedestrian safety near the school: • Increase the width of Powell Creek Drive between Ashwood Boulevard and Hollymead Drive to 38 feet with a curb and gutter cross-section along with sidewalks. The 38 foot section will allow for on-street parking which helps to slow traffic. • Install bikepaths and sidewalks that will be in concert with existing walkways along existing roads. • Reconstruct the intersection of Powell Creek Drive and Hollymead Drive to improve the geometric design and to meet turning movements for additional traffic. Additional work is needed in this area in order to select the most effective and safe road improvements near the school. The improvements to be selected will depend on the roadway chosen to serve the Springridge development. Secondary Access to the Property - The zoning ordinance requires that any residential development serving 50 or more residential units have at least two public street connections. The application plan shows a second point of vehicular access to be provided through open space belonging to the Forest Lakes Homeowners Association. At present, staff is reviewing the deeds relating to that open space to see what restrictions, if any, apply. The Fire and Rescue Division of Emergency Services in the County has asked that assurances be made for this secondary point of access so that the path is kept clear of snow, ice and debris. The applicant wonders if that is possible and has suggested that this second point of access may not be necessary or practical. Overall traffic impacts in the Hollymead Community and Route 29 North - Staff has noted that the traffic study has provided information on the impacts to the roads in the three neighborhoods near the Brown property. Staff wonders about the impacts to overall traffic in the neighborhoods after the construction of the improvements to Route 29 which will result in additional traffic lanes along Route 29 and potentially better traffic flow. Staff believes that additional traffic information in this area would be beneficial to the review. DENSITY AND DESIGN The Land Use Plan suggests a density of 3 - 6 dwelling units per acre. The applicant, however, has proffered a lower density. With 135 units on 75 acres, the gross density is 1.8 dwelling units per acre and the net density of 135 units on 50 acres is 2.7 dwelling units per acre. This second figure should be the density considered for the rezoning since this is the 8 acreage in the development area With 100 units on 75 acres, the gross density is 1.33 dwelling units per acre; the net density would be 2 dwelling units per acre. From a density perspective, the Land Use Plan would favor 135 units over 100 units; however, the lower density would be more in keeping with the existing neighborhood development. The way these units might be developed is illustrated in the seven different design plans (Attachment E). Plans 1 - 3 show by-right development and by-right development with density bonuses. Plan 4 shows a density of 2 dwelling units per acre in a typical Forest Lakes design. Plans 5, 6, and 7 show"neotraditional" neighborhood designs which emphasize • a variety of single family housing types • an internal orientation • a pedestrian network • building orientation to the street • access in the central section from alleys in private roads • three central "greens" for recreation and open space Plan 5 shows 100 single family detached dwelling units. Plan 6 shows a combination of single family detached, attached, and townhouse units with a total of 120 dwelling units. Plan 7 shows a combination of single family housing types with more townhouse units for a total of 150 units. These designs are provided to show how a new type of development for Albemarle County could be provided. They meet most of the design guidelines recommended in the Comprehensive Plan; however, none of the plans are proffered. The application plan shown in Attachment B is the only design offered. From the applicant's point of view, it provides the most amount of flexibility in final design. RURAL AREAS LAND Twenty-five acres of Rural Areas land are included with this rezoning; however, they are not proposed for any type of development. The applicant has proffered to limit development of these 25 acres to construction of active or passive recreational facilities. The applicant has verbally offered to dedicate this land to the County or leave it in its natural state as permanent open space depending on the County's determination of the best use of the property in keeping with the Comprehensive Plan and community needs. The Rural Areas property contains area indicated in the Comprehensive Plan for a greenway along Powell Creek with connections to residential and non-residential land. At a minimum, the greenway should be indicated on the plan and nature trails be shown. A possibility for use of the remainder of the property would be for a trailhead for the Powell Creek Greenway. More intense use of this property, such as for active recreational uses or other by-right or special uses in the rural areas, would require analysis of access and parking issues. Almost any public use of this property would require a stream crossing for vehicles. Access from 9 Springridge and Proffit Road would need to considered as would the costs and benefits of upgrading the roadway to serve the property. Parking will also be an issue with any public use, including a trailhead. Such analysis has not been provided with this report. SCHOOL IMPACTS Impacts on schools have been raised as an issue by residents of Hollymead, Forest Lakes North, and Forest Lakes South. The applicant has provided an analysis of these impacts in Attachment H and come up with an anticipated increase in student enrollment at the Hollymead Elementary School, Sutherland Middle School, and Albemarle High School. Using the County's multipliers (which are lower than the applicant's multipliers), the Brown property is expected to produce approximately 47 new students (with 100 single family detached units) or 64 new students (with 135 single family attached, detached or townhouse units). Of the 64 new students, 31 would be elementary school students; 15 would go to Sutherland Middle School; and 18 would go to Albemarle High School. Of the 47 new students, 23 would go to Hollymead Elementary school; 11 would go to Sutherland; and 13 would go to Albemarle High School. Sutherland Middle School and Albemarle High School have capacity to serve this development; but Hollymead Elementary is already over capacity. A new Northern Elementary School is scheduled to be constructed in 2000 and open in August of 2001. With a five year buildout, the new school would be open in year three of the five year buildout. There is a perception that students from the Springridge neighborhood would"bump" students from Forest Lakes North into the Northern Elementary School. At present, students at Hollymead are bussed from Proffit Road, Forest Lakes North, the east side of Route 29 North to Greene County and the west side of Route 29 down to Camelot. The Schools Division of Albemarle County has indicated that, when the new elementary school is built and redistricting occurs, every effort will be made to enable children to attend the school which is closest to his/her neighborhood. CONCLUSIONS The staff will complete its analysis in the following weeks and prepare a staff report for the August 18 public hearing by the Planning Commission. It is hoped that the worksession, for which this material is offered, will provide further guidance to the applicant and the staff in terms of refinement of the application and proffers. ATTACHMENTS Attachment A Area Map Attachment B Application Plan Attachment C Subdivision Street Standards for dams Attachment D Proffers Attachment E Design Plans Attachment F Property Description/Purchase History 10 Attachment G General Conditions Attachment H Justification for Request and Relationship with Comprehensive Plan Attachment I Letter from Applicant for Forest Lakes South amendment Attachment J Traffic Impacts from John McDonald, resident of Forest Lakes North 11 ATTACHMENT C Virginia Department of Transportation — Subdivision Street Requirements C 1996 by the turnaround design. Any nontraveled way areas included within turnarounds, such as islands, shall be included in the dedicated right-of-way of the facility. For circular turnarounds, a well-defined, identifiable street segment shall extend from the intersected street to the beginning of the radial portion of the turnaround. The length of this segment shall equal the normal lot width along the intersected street which serves the cul-de-sac. A minimum radius, measured to the edge of pavement or face of curb, of 30 feet {9m} shall be used for circular turnarounds on residential cul-de-sac streets planned to serve 25 or fewer dwelling units. For circular turnarounds on all other residential cul-de-sac streets, as well as any nonresidential cul-de-sac street, a minimum pavement radius of 45 {13.5m} feet shall be used. 24 VAC 30-90-250. Dams. Subdivision streets which cross a dam may be eligible for acceptance into the secondary system of state highways subject to the following criteria: 1. The right of way across the dam is recorded as either an easement for public road purposes or is dedicated specifically to the governing body. Right of way that includes a dam and which is dedicated in the name of the Commonwealth or any of its agencies is not acceptable and roads through such right of way will not be accepted as a part of the secondary system of state highways. 2. An appropriate alternate roadway facility for public ingress and egress, with suitable provisions to assure its perpetual maintenance, is provided. 3. An engineer, licensed to practice in the Commonwealth of Virginia, certifies that the dam's hydraulic and structural design is in accordance with current national engineering practice. 4. Applicable federal and state permits must be secured prior to VDOT acceptance of the street. 5. Protection of the roadway from inundation shall be provided as herein prescribed by these requirements. Flow of water over the roadway is not acceptable as an emergency spillway. 6. VDOT maintenance responsibilities shall be limited to the roadway surface and related elements. The maintenance of the dam shall be the responsibility of the owner, other than VDOT, as established by § 33.1-176 of the Code of Virginia. 7. The governing body shall provide the department with an acceptable agreement, which acknowledges the department's liability is limited to the maintenance of the roadway and its related elements and that the department has no responsibility or liability due to the presence of the dam. 23 ATTACHMENT E BROWN PROPERTY FOREST LAKES ALTERNATIVE PLANS Contained herein are alternative development plans for the Brown Property. As shown on the Forest Lakes Community Map, the Brown property is east of the Copper Knoll and Echo Ridge neighborhoods, with the proposed access from Powell Creek Drive just south of the Hollymead Lake dam. Fifty acres of the Brown Property are in the Hollymead Growth Area and zoned R-1 , and twenty five acres are in the rural area and zoned RA. Walking times from the center of the Brown Property to other areas in Forest Lakes and Hollymead are indicated on the Community Map.As shown, Hollymead and Sutherland Schools as well as the Forest Lakes North and South club facilities are within a ten to fifteen minute walk. ACCESS As indicated, access to the Brown Property is proposed from Powell Creek Drive just south of the Hollymead Lake dam. At this time Wilbur Smith Associates is conducting traffic studies relative to the traffic impacts of the development of the Brown Property as well as the potential connection of Powell Creek Drive to Timberwood Parkway. It is currently unknown if the connection will be proposed, or, if proposed, if approval for the connection would be obtained from Albemarle County and The Department of Transportation (VDOT). ESTIMATED SCHOOL POPULATION A range of new school population is shown for each of the plans herein. The first number shown is based on an average of 0.48 students per household for Albemarle County, and is the factor normally used by Albemarle County Planning Staff. The distribution by elementary, middle and high school is about 50%, 25%, and 25%. The second number shown is based on students per household for Forest Lakes, and varies based on house size and type. Smaller houses and townhouses yield fewer students per household than larger single family homes. ESTIMATED TRAFFIC VOLUME A range of expected daily traffic volume for each plan is also shown for each plan. The higher number shown is based on Institute of Transportation Engineers factors normally used by VDOT. These factors are 9.55 for single family homes, and 5.86 for townhouses. The lower number is based on actual data for Forest Lakes on Timberwood Boulevard, and its relationship to the ITE factors. The actual data show daily volumes of approximately 73% of that predicted using the ITE factors. It is felt that traffic volumes in Forest Lakes are less than what would be predicted using ITE factors because of the local availability of club facilities, schools, etc. SURVEY BY THE CENTER FOR SURVEY RESEARCH AT UVA Most of you know of, and some may have participated in, the survey being done by the Center for Survey Research. The final report for the survey has not yet been received. When received, a copy of the report will be provided for the Hollymead and Forest Lakes Community Associations. COMMENTS ABOUT/SUGGESTED MODIFICATIONS TO PLANS A Comment Sheet is provided as the last page of this packet, and we encourage your comments/ suggestions. You may also want to use the plan sheets to illustrate your comments/suggestions. If you do use the plan sheets, we ask that you please identify yourself on each plan sheet used. 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MO -.- •;!.--Ie.:tF. .,-!,41,.. --; A,- / -... ;.• ' 1.f.!,' !it:- :.;-:' r . .7L,:-' .!' „..., ' ".,':%. ! - ' Y1".' \.......... •••••:•.•:t ...t .;•"! r- _ .--• , 4 - , .,i.‘' %.•-, • ' •4-' -.4... -•:Ir ' ;. 1 t! : .. '.# 2 (---- , • P_ __I 2 - BY RIGHT/WITH BONUSES * FEATURES * APPROXIMATE NUMBER OF LOTS - 65 IN GROWTH AREA 5 IN RURAL AREA * GROSS DENSITY (GROWTH AREA) - 1.30 UNITS/ACRE * AVERAGE LOT SIZE - 0.46 ACRES 5 ACRES IN RURAL AREA * LOT WIDTH - 100' - 150' * ESTIMATED LOT PRICE - $60,000 - $70,000 * ESTIMATED HOME PRICE - $300,000+ * PAVED PATHS CONNECTING TO THE EXISTING PATHS IN FOREST LAKES * RURAL SECTION OR CURB AND GUTTER ROADS * CUL-DE-SAC DESIGN * PROBABLY SOME OFF-SITE ROAD IMPROVEMENTS TO POWELL CREEK ROAD * ESTIMATED SCHOOL POPULATION * TOTAL 35 - 70 * ELEMENTARY 17 - 35 * MIDDLE 9 - 17 * HIGH 9 - 18 * ESTIMATED TRAFFIC VOLUME * VEHICLE TRIPS PER DAY (VPD) 490 - 670 1, .._ --, c , COPPER KNOLL _ .,,... ..•.., \ )--I/ ..:..-------- .,,;f:-.:*.• ...47.,.. '---,7... ,., i.,.....,..,1,._:. ..... ,..„..zsgrowto ,,?r",_,,t,: . _: „-'‘- , 1 L.:,. •:,.;,.;4: :' r ri -;.7"- , : -. 0 '77• , i riaisi : i ,"" itz'„sta0P,r 7• ly , n 6e, A ii %WW1 V 1 , i : los , egP (15? 1 i 1 I dIC IIV LI ili 1 L. all 4.r- 1 , , I 1 , 1 _.&r. i :.);,..,-. ,74,-* - , .,41xcrini .,\ ,.. fp ippillAftiMiroW4° 7,-• _. 1 , tilL_ „.. . -;:,:it...,:, ,''L -1-;t-'4 4 , •1 4C4k. * I:: , • , . I Ril 1 , -• .1,1b 7) AL A se- lif• ti-. ...e7i, . W.- -..,... l'''' ....___,K-----,-\ eviitioe,..84;,f ill uh, li T r . a T 3 L a.,se -4- 4.C:?•' .: . r •........„--:-:_ .......,..... -._ stor- .-04„. ...,y%,.e.„ -- • •• , ,/ -'..-"' WIN...ft-I" _- --- - -• .011101.c v114,‘,11.17. 1 .1".,,. • • I \ \ •-•,...... ,-------. ------ di,-•-•,,-,s1,,,_',•,.- • ' 4 'v.- ......1, ..,n Ni... ."&L '.-IN•••••'4',% ;4' -t—ir...-- '-- - --irl, ) . ---... ,—- ... /------.z --- -- --.."------'------...--. .- . .." • . ;.,:- f ..' :'.4e.r... vt, .' ".. r'. •' -" ..., , ,.. ,k.::,k,... • t', iric,i,- 4,-. it -: . 'e;.• ,.. ..: . '-* ' --.--;60- 1- . •. ...,....,7-,:--,:l.:3:4-.4r.91e,,., .,--•- - 'z;:----- - -s. •''''''''..."'' ' Y .'-'-'i-4' --.1.-1 •-•...i. • 1 .-- - 1 • - , _. --.:. ,,-: .,,.,•.:(,‘p..:...:._,"_ ,!;_ 4-, -..!/,•.- .:., , -,"r .:..,-''' t- •• gal ;,. . _. - .-- , .:: -'?' ' \ ,' ' • _--j---------- '', _ ..,:,, _-------- - - _ ' . • qr.-,,:.- . .: . .::::,:-. r -ir•-: 1, !/ -...-' • -. al ...,.: * .:,‘..":' , re. X X • Z. ..,:-I '...' .'' / ...- ---•"----- r. . ....„. -- , 3 PL./ - BY RIGHT/WITH BONUSES * FEATURES * APPROXIMATE NUMBER OF LOTS - 65 IN GROWTH AREA 5 IN RURAL AREA * GROSS DENSITY (GROWTH AREA) - 1.30 UNITS/ACRE * AVERAGE LOT SIZE - 0.46 ACRES 5 ACRES IN RURAL AREA * LOT WIDTH - 100' - 150' * ESTIMATED LOT PRICE - $60,000 - $70,000 * ESTIMATED HOME PRICE - $300,000+ * PAVED PATHS CONNECTING TO THE EXISTING PATHS IN FOREST LAKES * RURAL SECTION OR CURB AND GUTTER ROADS * LOOP DESIGN - MINIMIZES CUL-DE-SACS * PROBABLY SOME OFF-SITE ROAD IMPROVEMENTS TO POWELL CREEK ROAD * ESTIMATED SCHOOL POPULATION * TOTAL 35 - 70 * ELEMENTARY 17 - 35 * MIDDLE 9 - 17 * HIGH 9 - 18 * ESTIMATED TRAFFIC VOLUME * VEHICLE TRIPS PER DAY (VPD) 490 - 670 \r. ---\ COPPER KNOLL 1 \ ' ) - -------------------._- '' / .-±L). ll..8. i 1 , N.— — -.t.r.e..1.--N, -... ;',.;-:!;-r•.•,....r.p,. 0 L------- --- ,- ...„71,....?; v .wilt.. 4....S.A1044, . 44.....A.. /....t., #‘• -,_m---cyr• p, , i-nonoDE-_ .----41'0 ....,,A. ....,.". . .. i -___'_,-7._,__-_._•-)(,:1.Y"1.:d m...e.ii--k,Ar..ti4..;o/l•,"-4.t:4.4n.T, •):•i.,•'*4"e...i.,.,l,-:',.1.+1'A.,,.r..,.4Z...,7''tA 7•,;'#'4itA:,A%-r;:..,,•C,,-..,. .,..t,oi.•,l 9.:-•.-'-i c•-.._t•--..,e,'';>.r,.4 4..1t i.i0r%.,v,•.. 44..4..•"..?6•0g-•.•e-44,t i'-,d 1.,.a . r.7,:•.-4., „!.,_7;,8:.",:,_:•-,4I;...:jf0,e.i,r'-, e.*. •,•1.-_C,.I'O,-4'1*j.- .-1'".„-r<•L1-4.-J'I...„4.F-..•.1-1i:-A,4•:.-'.c':(• .1d1: • .:-•/•_./ -•-•, . :: n -- - . , V . )(/ - 77 : / I10• (6--- - f .., A„..,.:4..4. 41.,• - -..;...,... „... ... ... ,.. itl, . i -...5i, . ... •.,..• , .,,,,i. 17/; .-zY iti ., \: ,.- ..., • --.4 dr ........0 ,,,... . vi........ .8. 3/4 . , . ., • 4 •1 31, I ...- .1•_?-_,:z , Tui;,,,,V.k.....tut-ja. 11,.., . '. ,.• ••....... 4 ; 4.. . ". " \ "'I....4;4*M. AV 1 - ' 1'4 r•j) L-1 ' i""-r • sot \., -t-. \ \ ,- •.111^t.• .4,1,-.''..7 - Y 14 - C) % • .' ......:', ;, •/-...... 411eitts,„..-- LI 1 • .10%114g--i At._ I I ( ."..4' \ . I ' 4 -71 -,-1. 2D,n fib ' lir I ' . iihi,-- a ; - --L---_i___11110. ' INP 4. .111g,Tr 1, ,\ , . • ' ,...7.1. . - mr•_ 16,•-• -. f . . : • ,. - . ..,, •:.,..,,,r-.._ - • .. - ;„,.....ir"I'. •.• .' '''.... ' r ..,......4...•..„ ._...4„.„.a .. '" •,../„ft.+,.0..., • ‘N•-••••-•-----\.,_ ---------''' "...,v.;-4 s r...-- 0...,.ok...IF'. et:.. .s. -.....::..• .•; ..•• ..' ..t "L.."•C,..',..,141•e., • - . 't- •!_:,,,,7=3::::-...::,-• 1,--.Zrib;• — -A -• •-&-..•1 : •1--- • • i .... ../.." -0,4 • .. s•..b. 3. ; • 't, • . ------- _____. ___ ,. • :-• I, , • c..).ii. .71. ---...,'••---/ ;* - • ,--i y.,11`•:'...--.. ..„. e,'.N.,-,,u -_•,.. ...., i• _ ,,,,.1.•A'..,‘ _ t . . rt ..--,,,,-.•_ ,...-...-4-..... -...,• -. ...i,.. _ 4'• • ". • • '--.. . . X V . .i, , 4 •r • _-,f...:,":"•.1f.'; i -1-, - A., ''''..,.:,,. ',,?;;Pril.fiolf-, .•..T.Ig . - '.- .'• .40 ill.• .t."`•••• vIt':••?" • ':' It .. ..„ti,...4 ,. x_ i .,..•. 4--:. .7,..;,-; ..• . •...F .....,A.. •••••-... ,:`.cel,,c .. -.1* : -1-4; 4- i• •..".::rft.- . . :,- t`I•, . .: .A.• . ,,;:' % •1• •' '. • : .A -•-7-.,'A ...-'.:---i- 2, :4' .,.=v.t. ,-- .-.xhirt s. • . r.. ' -I. - .. . - .... .1--ink-t..,:•.: , .: :. li . ...... r i •A ,..4...4 1 IP i '• :- it ........................ .... •• ,...% ..o•••...'"'"....'''''' , \ X \X .... ...................1 4.••••••••..... ..., O. •••••..................... .....'..........'.....'* ao .." 4 PLAN 4 - REZONING TO F OR PRD/TYPICAL FOREST LAI-- DESIGN * FEATURES * APPROXIMATE NUMBER OF LOTS - 100 IN GROWTH AREA 0 IN RURAL AREA * GROSS DENSITY (GROWTH AREA) - 2.00 UNITS/ACRE * AVERAGE LOT SIZE - 0.25 ACRES * LOT WIDTH - 70' - 90' * ESTIMATED LOT PRICE - $55,000 - $65,000 * ESTIMATED HOME PRICE - $200,000 - $350,000 * PAVED PATHS CONNECTING TO THE EXISTING PATHS IN FOREST LAKES * CURB AND GUTTER ROADS * CUL-DE-SAC DESIGN * PROBABLY SOME OFF-SITE ROAD IMPROVEMENTS TO POWELL CREEK ROAD * PROBABLY SOME CONTRIBUTION TO SCHOOLS * PRESERVES RURAL AREA - POSSIBLE USE FOR PASSIVE OR ACTIVE RECREATION SUCH AS NATURE TRAILS, SOCCER FIELDS, ETC. * ESTIMATED SCHOOL POPULATION * TOTAL 50 - 100 * ELEMENTARY 25 - 50 * MIDDLE 12 - 25 * HIGH 13 - 25 * ESTIMATED TRAFFIC VOLUME * VEHICLE TRIPS PER DAY (VPD) 700 - 955 COPPER KNOLL .. .--•''' ' ---- I i . .:- . •,..., / le • if • - : . :-.,.-:I . ^1 I.- - . - . •1 '. ' ' ' ' ..%..' -;Y ,....4..t.';-i' ,r;i:.: lily 1 . ,,-11;1' ki"---- - . . .111r1.1111111.1 ,11111111 -7 - z 1:7 4. -N - "' '''' - -: ,ji Ir 19 - i-' z5) .2. 6---1r*------, : 4.11_,.. -'<4 ''' '' iii '. 4:41, ' ' ail' , \ , •• 1 ,.. • iiia, .. . 1 . , ... 1., J ginds.-17---1----1- .1. ir li Stu ---m. r, imi — 1 I di r , r\ nal — P ''11Y - • -.--k ..- ' •..-4 , ; , sr-- - . IV".:, ..y•:.:•• A sr- i.....-- il- -.) *,Jim_ • _ . - - ...-4. -„ 02 1m \ _________"---......__________,, j=4114) ' - A ,,•11. .d o F la -I 1 ( '. ,Air .F/4 - W!I t --u ____1_,_/FLAIM4,- --Y-11: II16\ c\ 1101114 -16-1W' 141 4#//Ne Att--jea214 11 111B t_q RE) -,4"- :: 17 ,t,jir'' -0----tp 4! i Iii --4° 4 . ' ,-t..._-,2 -9--- ---1,---67--60- [--zeT-y ---fvellb‘ Allt 'wet 14 I 1'i it*nilllidi Iles I\ . .-ifil: • ' ,. --- g.....ft-A,46,A.--?:44,41,',---,:4,7-iiii,/, , iiiill .16,. .-----------,:-- . i 1 - T., . 1.4., • . .------- -- . ''' .----. ___ IWILAdiNalia": •-•---*-' ..-,2::J.' ,.4.,t.,-.*:;,r 4.. . . - •f 1 '--.--!.' •v ., , 7, '5' ;'•-;.„:„....,„:-.4. .,i• ,../ - , 0,-, .. .... .. . ..-_:<71.-../ • . ,.... ,.;,-Jrxt: -,-ar,.--:---t.-;., -,49.-.1-44,:; -;,...,-...A,..r-,..-. ,,-- A.-t• eifi-, .i-t-ry - . /6'4' 7:" - - ' •:' ' ' \-- -- -- -- \ \ \ ----\ -- \ -------- _.- --- \ ,---- \,----- 5 • . 1 , PLAN 5 - REZONING TO P OR PRD/MORE NEOTRADITION DESIGN * FEATURES * APPROXIMATE NUMBER OF LOTS - 100 IN GROWTH AREA 0 IN RURAL AREA * GROSS DENSITY (GROWTH AREA) - 2.00 UNITS/ACRE * AVERAGE LOT SIZE - 0.25 ACRES OUTSIDE LOTS 0.12 ACRES INTERIOR LOTS * LOT WIDTH - 70' - 90' OUTSIDE LOTS 40' - 70' INTERIOR LOTS * ESTIMATED LOT PRICE - $35,000 - $65,000 * ESTIMATED HOME PRICE - $140,000 - $350,000 * PAVED PATHS CONNECTING TO THE EXISTING PATHS IN FOREST LAKES * CURB AND GUTTER ROADS WITH SIDEWALKS ON INTERIOR OF LOOP * MINIMIZES CUL-DE-SACS * REAR PARKING/GARAGES ON INTERIOR LOTS * CENTRAL GREEN AND THREE INTERIOR PARK AREAS * SINGLE MAIL PICKUP AREA AT END OF CENTRAL GREEN - NO MAILBOXES * PROBABLY SOME OFF-SITE ROAD IMPROVEMENTS TO POWELL CREEK ROAD * PROBABLY SOME CONTRIBUTION TO SCHOOLS * PRESERVES RURAL AREA - POSSIBLE USE FOR PASSIVE OR ACTIVE RECREATION SUCH AS NATURE TRAILS, SOCCER FIELDS, ETC. * ESTIMATED SCHOOL POPULATION * TOTAL 50 - 80 * ELEMENTARY 25 - 40 * MIDDLE 12 - 20 * HIGH 13 - 20 * ESTIMATED TRAFFIC VOLUME * VEHICLE TRIPS PER DAY (VPD) 700 - 955 1. . . .. - -1 , C.) COPPER KNOLL L( j <> U / ".. \C-, orriCTC1013ci 0 .... .•. ...-- ...,- 11 i';''"e :I ' -"/(4 '',...--.'.7 -- • ____ _ fflvis. • •,.,.,.- t.,i, .•..,.. „,.. 1 , , ... , , ,. ,..., 4 ' •! ". ,?.t. .. • . A 4 itri / . . , up, , -.- . .. ' ' ,• ,_ ,TX4119 %. -w*:,,,, "1-i..4.. .„.. -... - - \.- 5-1,1411/11j7j*' 4 _ e) C Isl 113 0 ; -„,/ .. .i.: -. _ . AL,_, ,..6.• Ili , ma, ... („, . ,. . ..6',% , -4. - ... \ t 1!) z'4 ' II • . , , 6 . .... - ,. ,--. -• Ahi‘. ,... , .,..,:;,, • 4-- . . ' ' -7 'L- ' -.1 *‘ — ,---el ''. .- --- zt..1.1___ r).-''',' \ • \ , 117114)Irlit3 1 — ' '0. I••. 0111 1';-'' • '.1J'‘'--A il4 • • . 1 i, r , .- -_ i_.- ; , .... , •..„ i . v..:::, 41 '1.4.''?'.; flY Ic illk -,-----,--„ ., • ' •-? - 1 1 . '•%. •• . -. ..1 4. 1‘,1--"__-) : 1.7,1. 4# I ,••• _1 - -1.-.1 • — _ k...,,i,- i I ''. th , : I./ • a,..' Pill,1110 I . 1 ,--. 4 * a, ,:.—i, M • , e) k... ... .., • t - .:- ._ Tz.:m... ).-... \ le , 4... , I ' ill". am. 7. 4.4 .— $ . \ 31/1116, •. ........ _•_.,_---,--„., .4-- - -, • . , , , , ..,,, ( \,....—_,......,.. ....., . f '-• — . 3.• t'114- •,4 t",4, .1,;.-....iifft-to. :;‘; ,••&_ t ' ,..____•.._ -----7--• -- .- _ ,_______ -K -,. ,-d---%1.7-_ `,5-•-•,,-;- -----r-- ...__, . .• . ._../ / . . , .. ,:..--• • :-% - Fc.;P:>`,.•:,1.‘4': ... -.- : , .., - ,s,, . .. • . \\\ 7- ,-J•••••• T. ,. . . •--:---.X.:* -•.4:- . -4 -,;jr - ".*:y.:'' 'AI',' ,!..4 ' ''I. . .... ":-V'' --5,-'-y.:0-,b4-- - •,' •- ,,- s--- - ::--e- - ,..-,- • -4,--....• .f., --- pi .s:,-,,----. t .!..L- •':.- • :/-. .7-1'-•••.., .' ,--' :•:-...tc.--i--.i. . ,•-•-4 ,,::,---- --,,, ..:7-' , . .- -•" -i.:-.-",,,..:&-.7-:•e"T'-••. f--;,-,-., •. • -.r ..; • : • - '.4,i.-.--:'7.1- 1-•'•'' - --.—_-- \ ----- / ------- __ — \\---------- 6 PLAN 6 - REZONING TO ) OR PRD/MORE NEOTRADITIO..,_ DESIGN WITH MIX OF DETACHED AND ATTACHED PRODUCT TYPES * FEATURES * APPROXIMATE NUMBER OF LOTS - 120 IN GROWTH AREA 60 OUTSIDE SINGLE FAMILY DETACHED 46 INTERIOR DUPLEX 14 INTERIOR TOWNHOUSE 0 IN RURAL AREA * GROSS DENSITY (GROWTH AREA) - 2.40 UNITS/ACRE * AVERAGE LOT SIZE - 0.25 ACRES OUTSIDE LOTS 0.10 ACRES INTERIOR DUPLEX LOTS 0.06 ACRES INTERIOR TOWNHOUSE LOTS * LOT WIDTH - 70' - 90' OUTSIDE LOTS 40' - 50' INTERIOR DUPLEX LOTS 20' - 30' INTERIOR TOWNHOUSE LOTS * ESTIMATED LOT PRICE - $45,000 - $65,000 OUTSIDE LOTS $35,000 - $45,000 INTERIOR DUPLEX $30,000 - $35,000 INTERIOR TOWNHOUSE * ESTIMATED HOME PRICE - $200,000 - $350,000 OUTSIDE $140,000 - $200,000 INTERIOR DUPLEXES $125,000 - $175,000 INTERIOR TOWNHOUSES * PAVED PATHS CONNECTING TO THE EXISTING PATHS IN FOREST LAKES * CURB AND GUTTER ROADS WITH SIDEWALKS ON INTERIOR OF LOOP * MINIMIZES CUL-DE-SACS * REAR PARKING/GARAGES ON INTERIOR LOTS * CENTRAL GREEN AND THREE INTERIOR PARK AREAS * SINGLE MAIL PICKUP AREA AT END OF CENTRAL GREEN - NO MAILBOXES * PROBABLY SOME OFF-SITE ROAD IMPROVEMENTS TO POWELL CREEK ROAD * PROBABLY SOME CONTRIBUTION TO SCHOOLS * PRESERVES RURAL AREA - POSSIBLE USE FOR PASSIVE OR ACTIVE RECREATION SUCH AS NATURE TRAILS, SOCCER FIELDS, ETC. * ESTIMATED SCHOOL POPULATION * TOTAL 60 - 80 * ELEMENTARY 30 - 40 * MIDDLE 15 - 20 * HIGH 15 - 20 * ESTIMATED TRAFFIC VOLUME * VEHICLE TRIPS PER DAY (VPD) 800 - 1095 COPPER KNOLL • . , 0. 0 ,----- - -.,•,.,4,-.... - , . 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' ' i ," A . . , . . l'' . • \ :-,. ,: .-.- .....2„. ----71.."-' : 1 :. t• -' _ . ,. .. 1 . :. 7. \ \, - -__ ------- -- \.-------- 7 PLAN 7 - REZONING TO D OR PRD/MORE NEOTRADITIC L DESIGN WITH MIX OF DETACHED AND ATTACHED PRODUCT TYPES * FEATURES * APPROXIMATE NUMBER OF LOTS - 150 IN GROWTH AREA 50 OUTSIDE SINGLE FAMILY DETACHED 24 INTERIOR DUPLEX 76 INTERIOR TOWNHOUSE 0 IN RURAL AREA * GROSS DENSITY (GROWTH AREA) - 3.00 UNITS/ACRE * AVERAGE LOT SIZE - 0.25 ACRES OUTSIDE LOTS 0.10 ACRES INTERIOR DUPLEX LOTS 0.06 ACRES INTERIOR TOWNHOUSE LOTS * LOT WIDTH - 70' - 90' OUTSIDE LOTS 40' - 50' INTERIOR DUPLEX LOTS 20' - 30' INTERIOR TOWNHOUSE LOTS * ESTIMATED LOT PRICE - $45,000 - $65,000 OUTSIDE LOTS $35,000 - $45,000 INTERIOR DUPLEX $30,000 - $35,000 INTERIOR TOWNHOUSE * ESTIMATED HOME PRICE - $200,000 - $350,000 OUTSIDE $140,000 - $200,000 INTERIOR DUPLEXES $125,000 - $175,000 INTERIOR TOWNHOUSE; * PAVED PATHS CONNECTING TO THE EXISTING PATHS IN FOREST LAKES * CURB AND GUTTER ROADS WITH SIDEWALKS ON INTERIOR OF LOOP * MINIMIZES CUL-DE-SACS * REAR PARKING/GARAGES ON INTERIOR LOTS * CENTRAL GREEN AND THREE INTERIOR PARK AREAS * SINGLE MAIL PICKUP AREA AT END OF CENTRAL GREEN - NO MAILBOXES * PROBABLY SOME OFF-SITE ROAD IMPROVEMENTS TO POWELL CREEK ROAD * PROBABLY SOME CONTRIBUTION TO SCHOOLS * PRESERVES RURAL AREA - POSSIBLE USE FOR PASSIVE OR ACTIVE RECREATION SUCH AS NATURE TRAILS, SOCCER FIELDS, ETC. * ESTIMATED SCHOOL POPULATION * TOTAL 75 - 75 * ELEMENTARY 37 - 37 * MIDDLE 19 - 19 * HIGH 19 - 19 * ESTIMATED TRAFFIC VOLUME * VEHICLE TRIPS PER DAY (VPD) 840 - 1150 THE RECEIVED KESSLER 'JUL 10199.; GROUP Planning Dept. Don Franco, P.E. July 7, 1998 Ms. Elaine Echols Albemarle County Planning Department 401 McIntire Road Charlottesville, VA 22902-4596 Re: ZMA 98-13 Springridge PRD ZMA 98-12 Forest Lakes South Dear Elaine: On behalf of Forest Lakes Associates, I request deferral from our current public meeting schedule for the above referenced rezoning applications. Based on the April 20, 1998 filing of these applications, we should have had a July 21, 1998 Planning Commission hearing and August 12, 1998 Board of Supervisors meeting. It is my understanding that by deferring to August 18, 1998 (PC)and September 16, 1998 (BOS) a more effective review can be completed. I further understand that I will receive the site review committee comments for these applications by July 10, 1998. Depending on the scope and magnitude of these initial comments, we will submit revisions within two weeks. Sincerely, ADV` A&CULA,G0 Don Franco DF/j s P.O. Box 5207. Charlottesville, Va. 22905 (804) 979-9500 FAX (804) 979-8055 THE ATTACHMENT I KESSLER GROUP Don Franco, P.E. April20, 1998 Mr. Wayne Cilimberg Director of Planning and Community Development 401 McIntire Road Charlottesville, Virginia 22902-4596 Dear Mr. Cilimberg: The purpose of the attached rezoning request is to allow limited development of Tract A, and use of Area(A) for right-of-way/vehicular access. Development within Tract A, located just west of Residential Tract 23 shall be limited to residential uses permitted by right under Section 20.3 of the Zoning Ordinances and by special use permit under Section 20.3.2.1 and 20.3.2.6. Both areas are highlighted on the revised Master Plan, dated 4/20/98 and attached to this letter. The intent of these revisions is to allow development of Tract A as a church or daycare site and to permit construction of a public or private road in Area A to provided access to adjacent parcels within the growth area which would otherwise be landlocked. I feel that both these items are generally consistent under the current zoning conditions using the flexibility inherent to planned development districts, master plans, and due to specific language in General Condition#1. The request simply clarifies aspects of the current Master Plan. Please do not hesitate to contact me if you have questions or require additional information. Sincerely, Don Franco P.O. Box 5207, Charlottesville, Va. 22905 (804) 979-9500 FAX (804) 979-8055 • - • •,/ , . • ., . .,` _,•• \ '• ,.. ., .. ,. • • , \ , e.', •,‘IM• •-•:.-....--. ' •_ 'A . --- I. '. • 1 • • \ ,-/ \ /,-.'ll'ilr,•\. •' '/4,\V.'-4h- :--2:-*-1::=1...;:i/ • ' •• \ ,‘ • . , --„:4.....,..-• , . . , . .. \ , / ,if, d' , -‘31)::..1. Y..•-2:1.a"r‘....'.,--7 ' • •. •„.. =::::•:•,...4 ...PI. , : :,41441,1- f wir_,,-of.'...•-....:....--.-__.,........., ,... Neft N. 6 ,,•,t',.\.. : "lhow.,„5.0..t.---•'-'--------... 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