HomeMy WebLinkAboutSUB200800099 Legacy Document 2008-06-16�� OF Al.
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�IRGIN�P
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SUB2008 -00099
Staff: Lisa Glass, Planner
Cutright, Pat (2 Lot) Final Plat
Amy Pflaum, Engineer
Waiver Request for Section 14 -404
Planning Commission Public Hearing:
Board of Supervisors Hearing:
June 24, 2008
Not Applicable
Owners: Cutright Family Trust
Applicant: Patsie Cutright
Trustee for Cutright Family Trust
Acreage: 9.62
Rezone from: Not Applicable
Special Use Permit for: Not Applicable
TMP: Tax Map 88 Parcel 6A1
Existing Zone and By -Right Use: RA — Rural
Location: Intersection of Monacan Trail
Areas; Agricultural, forestal, fishery uses and
Road (Rt. 29) and Red Hill School Road (Rt.
single family residential.
760) near Red Hill.
Magisterial District: Samuel Miller
Proffers /Conditions: N/A
Requested # of Dwelling Lots: 2
DA — N/A RA — YES
Proposal: Request for a final plat for a two
Comp. Plan Designation: The
lot subdivision with a waiver for Section
Comprehensive Plan designates this property
14.404 to allow the existing dwelling and the
as Rural Area 3.
new lot to have separate points of access.
Character of Property: The property is
Use of Surrounding Properties: The property
mostly open field with a single family
is adjacent to single family residences and
residence and a pond.
agricultural farms.
Factors Favorable:
Factors Unfavorable:
1) Waiver allows less land disturbance.
None
2) VDOT approval
RECOMMENDATION:
Waiver of Section 14 -404: Lot Access to Public Street: Approval recommended.
Staff finds that the request to waive the requirement of Section 14 -404 is appropriate in this
circumstance, and therefore recommends approval of this waiver.
STAFF PERSON: Lisa Glass, Planner and Amy Pflaum, Engineer
PLANNING COMMISSION: June 24, 2008
AGENDA TITLE: SUB2008 -00099 Cutright, Pat (2 Lot) Final Plat
APPLICANT: Patsie Cutright, Trustee for Cutright Family Trust
PROPERTY OWNER(S): Cutright Family Trust
APPLICANT'S PROPOSAL:
The applicant is requesting a final plat for a two lot subdivision with a waiver for Section
14.404 which requires one access to street. The plan proposes that each lot have immediate
access to the public street.
LOCATION AND DESCRIPTION OF PROPERTY:
The property is described as TM 88 Parcel 6A1, contains approximately 9.62 acres and is
zoned Rural Areas, RA. The site is located at the intersection of Monacan Trail Road (Rt. 29)
and Red Hill School Road (Rt. 760) near Red Hill in the Samuel Miller Magisterial District.
There is an existing residence on the property. The site is mostly open field with a pond. Red
Hill School Road is a gravel state road.
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Rural Area 3.
REASON FOR PLANNING COMMISSION REVIEW:
Request for waiver of Section 14 -404.
PLANNING AND ZONING HISTORY:
Special Permit 2007 -00010 for additional development rights on this property was approved by
the Board of Supervisors on December 15, 2007. Two additional development rights were
granted with four conditions (Attachment E).
DISCUSSION: WAIVER REOUEST FOR SECTION 14 -404 LOT ACCESS
This section of the Code serves to limit the number of new entrances off of existing public
roads, and thereby reduce conflict points in the flow of traffic. Section 14 -404 B of the
subdivision Ordinance states:
If the subdivision is within the rural areas, all subsequent divisions of the residue shall enter
only onto such street(s) shown on the approved final plat and shall have no immediate access
onto to any public street.
The applicant has submitted a request and justification for the waiver (Attachment Q. Staff
analysis of this request to allow two lots with immediate access onto a public street must be
reviewed in accord with the requirements of Section 14.404 C. This section requires one of
two conditions be met and considerations be given to the purpose of the ordinance. Staff
presents the analysis as follows:
The requirements of this section may be waived by the commission as provided in section 14-
225.1. In reviewing a waiver request, the commission shall determine whether:
(i) the county engineer recommends an alternative standard; or
No alternative standard is recommended by the county engineer.
(ii) because of unusual size, topography, shape of the property, location of the property
or other unusual conditions, excluding the proprietary interests of the subdivider,
strict application of the applicable requirements would result in significant
degradation of the property or to the land adjacent thereto.
Strict application of the requirements, the creation of a joint entrance, would require more
construction and environmental degradation as opposed to the construction of one new
single drive for the new residential lot (Attachment C, D and E). The joint entrance
disturbs approximately three times as much area as the individual entrances.
In approving a waiver, the commission shall find that requiring the standard would not
forward the purposes of this chapter or otherwise serve the public interest; and
The plat states that the residue will not be residential, but will be used by the North Garden
Volunteer Fire Company, in accord with the Special Permit 2007 - 00010. Based on the
action to approve SP2007- 00010, it has been determined that this residue is not subject to
section 14 -404, only lots B and C are subject to section 14 -404.
Granting the waiver would not be detrimental to the public health, safety or welfare, to
the orderly development of the area, to sound engineering practices, and to the land
adjacent thereto.
The granting of this waiver is not detrimental to the public health safety and welfare or to
orderly development of the areas. VDOT has field reviewed the proposed entrance and
found it to be adequate for sight distance if the waiver is granted.
In reviewing a waiver request, the commission may allow a substitute design of
comparable quality, but differing from that required, if it finds that the subdivider
would achieve results which substantially satisfy the overall purposes of this chapter in
a manner equal to or exceeding the desired effects of the requirement.
The design request for two individual entrances (Attachment E) substantially satisfies the
overall purpose of this chapter by minimizing land disturbance and meeting VDOT
standards.
SUMMARY AND RECOMMENDATION:
Staff review has resulted in favorable findings:
Favorable factors:
1) The option of individual entrances disturbs approximately one third of the area that a
joint entrance would disturb.
2) The proposed locations of the individual entrances are field approved by VDOT for
sight distances.
Unfavorable factors:
None.
Favorable factors outweigh unfavorable and approval would not endanger the public health or
safety therefore staff recommends approval.
RECOMMENDED CONDITIONS:
The subdivision plat shall:
1. Be in general accordance with applicant's Exhibit B, dated 4 /2 /08(Attachment E), with
respect to proposed driveway locations; and
2. Include all four conditions of Special Permit 2007 - 00010.
ATTACHMENTS:
A. Vicinity Map
B. Photographs of the Site
C. Applicant's Waiver Request and Justification
D. Applicant's Exhibit A: Joint Entrance, according to 14 -404 (waiver not granted)
E. Applicant's Exhibit B: Individual Entrances, if Waiver is Granted (applicant's request)
F. Special Permit 2007 -00010 Action Letter
4
Attachment A ',`
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Attachment B 7
ROGER W. RAY & ASSOC., INC.
1717 -1 B ALLIED STREET
CHARLOTTESVILLE, VIRGINIA 22903
TELEPHONE: (434) 293 -3195
FAX NUMBER: (434) 293 -4202
E -MAIL: RWRINC @EARTHLINK.NET
Brian S. Ray, LS
Roger W. Ray, LS
Albemarle County Planning Commission
401 McIntire Road
Charlottesville, Virginia 22903
Attn: Bill Fritz
RE: Tax Map 88 Parcel 6A1
To Commission Members:
Land Surveyors
Land Planners
April 2, 2008
As an agent for the property owner (Patsie H. Cutright Trustee of the " Cutright Family Trust ") and for
The North Garden Volunteer Fire Company, and in accordance with Section 14 -225.1 of the
Albemarle County Subdivision Ordinance, I am requesting a waiver of the strict condition of Section
14 -404.A requiring that proposed Lot B, proposed Lot C, and the Residue of T.M. 88 -6A1, as shown
on the attached sketch, shall have access to the building site from only one street, for the following
reasons.
1. The residue parcel (4.53 acres) is being donated to the North Garden Volunteer Fire Company
with a covenant that it shall not be used for residential purposes, and no permanent structure
may be established on the parcel. The residue will continue to be used to refill tanker trucks
(by fire departments) at the dry hydrant that is located at the northeasterly corner of the pond and
is accessed from a gravel pull -out from the northbound lane of U.S. Route 29 (see enclosed
Exhibits for location of dry hydrant). The residue also has an existing gravel entrance on State
Route 760 that gives access to the parcel.
By granting the waiver of Section 14- 404.A, the residue parcel can continue to be used by the
Fire Department without anv earth disturbing activities and would not be restricted to access
through a subdivision lot.
2. With the waiver of Section 14- 404.A, the existing paved driveway could continue to serve the
existing dwelling on Lot B, without any earth disturbing activity occurring on Lot B.
3. With the waiver of Section 14- 404.A, the new dwelling that may be constructed on Lot C, could
have a new driveway, connecting directly to State Route 760 (see enclosed Exhibit "B ")
This would require a minimal amount of disturbance and permanent impervious area.
Attachment C g
Please see enclosed Exhibit "A" and Exhibit "B ", dated April 2, 2008.
A. Exhibit "A" illustrates the approximate amount of new disturbed area and new impervious
surface for a joint driveway to serve Lot B and Lot C should the waiver not be granted.
B. Exhibit "B" illustrates the approximate amount of new disturbed area and new impervious
surface for a new driveway to serve Lot C if the waiver is granted.
Please note that the amount of grading and impervious areas is approximately 330% greater if the
waiver is not granted.
I met on site with Jim Fretwell of VDOT on February 21, 2008. Each lot has a location for a
private entrance.
For the above concerns, we believe the waiver of Section 14.404.A is justifiable and also meets
the standard of good land planning. If you need additional information or copies, please do not
hesitate to contact me.
Respectfully,
a� , ;
Roger W. Ray, L.S.
Enclosure:
10 color copies of Exhibit "A" and Exhibit "B"
for distribution to Planning Commission Members
copy: Patsie H. Cutright
North Garden Volunteer Fire Company
Attachment C 9
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`IRGIN1P
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4012
January 28, 2008
Patsie Cutright
3544 Red Hill School Road
North Garden, VA 22959
RE: SP 2007 - 00010, Cutright — Development Rights (Signs #111, 112)
Tax Map 88, Parcel 6A1
Dear Ms. Cutright:
On December 5, 2007, the Albemarle County Board of Supervisors took action on SP2007-
00010 to allow two additional development ri ghts on Tax Map 88, Parcel 6A in the Samuel
Miller District. This special use permit was approved based on the following conditions:
TMP 08800- 00- 00 -006A1 may be subdivided, if at all, only into three parcels, as follows:
a. One parcel for the existing house;
b. One parcel for a new single family dwelling; and
C. One residue parcel of not less than 4.62 ( + / -) acres to be donated to the North
Garden Volunteer Fire Company, per the Agreement between The Cutright
Family Trust, Patsie Cutright, Trustee and the North Garden Volunteer Fire
Company, Inc., dated September 27, 2007.
2. The two development rights granted by SP 2007 -10 may be used only if TMP 08800-00 -
00 -006A1 is subdivided as provided in Condition 1, and the development rights shall be
assigned by the subdivision plat as follows:
a. One (1) development right shall be assigned to the new single family dwelling parcel;
b. One (1) development right shall be assigned to the residue parcel.
3. The residue parcel shall not be used for residential purposes, and no permanent structures
may be established on the parcel; and
4. Neither the Owner nor her successor in interest shall request that a building permit be
issued for any structure on the new single family dwelling parcel unless and until the
North Garden Volunteer Fire Company accepts the deed conveying the residue parcel to
it.
Attachment F 1 A
Please be advised that although the Albemarle County Board of Supervisors took action on
the project noted above, no uses on the property as approved above may lawfully begin
until all applicable approvals have been received and conditions have been met. This
includes:
• compliance with conditions of the SPECIAL USE PERMIT;
• approval of and compliance with a SUBDIVISION PLAT; and
• approval of a ZONING COMPLIANCE CLEARANCE.
In the event that the use, structure or activity for which this special use permit is issued is not
commenced within twenty -four (24) months from the date of Board approval, it shall be deemed
abandoned and the permit terminated. The term "commenced" means "construction of any
structure necessary to the use of the permit."
If you have questions or comments regarding the above -noted action, please do not hesitate to
contact Sherri Proctor at 296 -5832.
Sincerely,
V. Wayne Cilimberg
Director of Planning
Cc: Tex Weaver
Chuck Proctor
Sherri Proctor
File
Attachment F ,