HomeMy WebLinkAboutSUB200600315 Staff Report 2006-12-051 IRGil�t�'•
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: Foothill Crossing Preliminary
Subdivision (SUB 06 -315)
Planning Commission Public Hearing:
December 5. 2006
Owners: Rte. 240 Holdings LLC c/o River
Bend Management Inc.
Acreage: 89.875
TMP: Tax Map 56, Parcel 95
Location: Proposed access through existing
Western Ridge Subdivision; South of Rte. 240
and railroad tracks
Staff: David Pennock
Board of Supervisors Hearing:
Not applicable
Applicant: Rte. 240 Holdings LLC c/o River
Bend Management Inc.
Rezone from: Not applicable
Special Use Permit for: Not applicable
By -right use: R -1 — Single- family residential
uses
Magisterial District: Rivanna I Proffers /Conditions: No
Requested # of Dwelling Lots: 104
Proposal: Applicant proposes subdivision
served by Public Streets. The current plan
requires review of open space
appropriateness.
Character of Property: This property is
partially wooded with some open fields.
Portions of the property are fairly steep,
particularly around two streams — one within
the property, and one generally along the
southern property line. No existing structures
are on the site.
DA — Yes RA —
Comp. Plan Designation: The
Comprehensive Plan designates this property
as part of the Crozet Community, including
Urban Center (CT -5), Urban General (CT -4),
Urban Edge (CT -3), and Development Area
Preserve (CT -1).
Use of Surrounding Properties: Nearby
some residential subdivisions, including
Western Ridge, Stonegate, and Westhall.
Portions of this property are adjacent to the
former ConAgra facility and the Wilson
Jones /Acme Visible Records site. Some
adjacent properties are generally agricultural
or undeveloped.
Factors Favorable: (see report) Factors Unfavorable: (see report)
r RECOMMENDATION:
Zoning Ordinance Actions:
1. Section 4.7 — approval of Open space (recommendation, approval with condition)
Other Actions (Subdivision Ordinance):
2. Section 14 -220 — Approval of the preliminary subdivision plat (recommendation, approval
with conditions)
STAFF PERSON: David E. Pennock, AICP;
PLANNING COMMISSION: December 5, 2006
AGENDA TITLE: SUB 2006 -315 — Foothill Crossing Preliminary Subdivision Plat
APPLICANT: Rte. 240 Holdings LLC c/o River Bend Management Inc
PROPERTY OWNER(S): Rte. 240 Holdings LLC c/o River Bend Management Inc.
APPLICANT'S PROPOSAL: Request for preliminary plat approval to create 75 lots served by proposed
internal public roads on 89.875 acres. The property is zoned R1, Residential. The property, described as Tax Map
56, Parcel 95, is located in the Whitehall Magisterial District south of Route 240 and the railroad and west of the
Western Ridge Subdivision.
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as part of the Crozet Community, including Urban Center (CT-
5), Urban General (CT -4), Urban Edge (CT -3), and Development Area Preserve (CT -1).
REASON FOR PLANNING COMMISSION REVIEW: This proposal is a by -right subdivision, and so would
typically be reviewed and approved administratively. However, the subdivision has been called up by a member
of the Planning Commission. In addition, the Commission must review the appropriateness of the proposed open
space.
19 W.100 Quff.10 yiCe7el 1012 ; I h's 1111 Iffla
ZMA 2002 -055: Request to rezone to NMD, Neighborhood Model Development to allow a large residential and
retail development. This request was withdrawn.
DISCUSSION:
The Planning Commission will need to make a finding on the appropriateness of the proposed Open Space. In
addition, the Commission must review the preliminary plat to determine if it can be approved.
1. OPEN SPACE
This development proposes open space. This open space is required in order to achieve the clustering density
proposed by the applicant. By including at least 25% of the total land area in open space, the applicant is able to
cluster the lots and reduce the minimum lot size to 30,000 square feet. A total of 27.8 percent of the property is
proposed for open space.
All open space must be authorized by the Planning Commission. Section 4.7 of the Zoning Ordinance below
requires that appropriateness of open space be assessed as follows:
4.7.1 OPEN SPACE, INTENT
Open space provisions are intended to encourage development approaches reflective of the guidelines of
the comprehensive plan by permitting flexibility in design. More specifically, open space is intended to
serve such varied comprehensive plan objectives as:
- Provision of active /passive recreation;
- Protection of areas sensitive to development;
- Buffering between dissimilar uses; and
- Preservation of agricultural activity.
To this end, in any rezoning, subdivision plat, or site development plan proposing inclusion of open space
areas, the commission shall consider the appropriateness of such areas for the intended usage in terms of
such factors as location, size, size, shape and topographic characteristics.
(1) Paths are proposed through each section of open space and linking the sections together. These paths are
generally in the same locations as those shown on the Crozet Master Plan.
(2) The applicant's open space plan identifies many areas of critical slopes as part of the proposed open space
area.
(3) The areas of open space along Lickinghole Creek may serve as a buffer between this development and
(4) This proposal does not preserve agricultural activity. This will be an urban open space system.
(5) The location of the open space is appropriate in that it provides protection of critical slopes, stream
buffers, floodplain, and drainage areas.
(6) The proposal includes approximately 27.8 percent of the property.
(7) The shape of the open space does not appear to pose any detriment to the development. Open spaces are
connected to each other and have points of access to the proposed public streets.
(8) The bulk of the proposed Open Space is critical slopes areas or stream buffers. Much of the preserved
area would not be considered buildable without additional waivers.
4.7.2 USES PERMITTED IN OPEN SPACE
Unless otherwise permitted by the commission in a particular case, open space shall be maintained in a
natural state and shall not be developed with any man -made feature. Where deemed appropriate by the
commission, open space may be used for one or more of the following uses subject to the regulations of
the zoning district in which the development is located:
- Agriculture, forestry and fisheries including appropriate structures;
-Game preserve, wildlife sanctuaries and the like;
- Noncommercial recreational structures and uses;
- Public utilities;
-Wells and septic systems for emergency use only (reference 4.1.7) (Amended 6- 31 -81)
- Stormwater detention and flood control devices.
There are proposed easements for public water and sewer lines located in the proposed open space, as well as a
proposed greenway trails, as recommended in the Crozet Master Plan.
4.7.3 OPENSPACE, DESIGN REQUIREMENTS (Amended 11- 15 -89)
4.7.3.1 In addition to provisions of section 4.7.1 and section 4.7.2, in reviewing development proposing
incorporation of open space, the commission may require inclusion in such open space of
(Amended 11- 15 -89)
- areas deemed inappropriate for or prohibited to development such as but not limited to: land in the one
hundred year flood plain and significant drainage swales; land in slopes of twenty -five (25) percent or
greater; major public utility easements; stormwater detention and flood control devices; lands having
permanent or seasonally high water table; (Amended 11- 15 -89)
- areas to satisfy provisions of section 4.16 Recreation Regulations; (Added 11- 15 -89)
- areas to provide reasonable buffering between dissimilar uses within such development and between
such development and adjoining properties. (Added 11- 15 -89)
Double Frontage Lots are defined by the Subdivision Ordinance (Sec. 14 -106) as "an interior lot having frontage
on two streets or frontage on one street and less than twenty (20) feet of common area between the rear of the lot
and the second street, and having a depth of less than three hundred fifty (350) feet ". Many lots along Road A
and Road B are shallower than 350 feet, and would be considered double frontage lots if not for the provision of a
20 -foot strip of open space along the Connector Road. The Zoning Ordinance (Sec. 32.7.9.8) requires that the
rear of double frontage lots must be screened where deemed appropriate. In this case, as the Connector Road is
anticipated to eventually carry a relatively high volume of traffic, screening is appropriate. Thus, for the 20 -foot
strips along the Connector Road, staff recommends provision of screening trees.
4.7.3.2 The commission may require redesign of such proposed development to accommodate open space areas
as may be required under this provision; provided that, in no case, shall such redesign result in reduction
of the total number ofproposed dwellings unit otherwise realizable under this ordinance for conventional
development. (Added 11- 15 -89)
(1) The majority of the floodplain area on this property is preserved in open space, rather than on individual
lots.
(2) Large areas of critical slopes are shown in the proposed open space.
(3) Sewer, water, and greenway easements are proposed through portions of the open space.
(4) Two stormwater management facilities are proposed in open space.
(5) The soils located in the open space are shown to support seasonally high water tables as defined in Table
39D Soil and Water Features of the United States Department of Agriculture Soil Conservation Service,
Soil Survey of Albemarle County, Virginia, August, 1985.
(6) Recreational areas are not required. However, proposed greenway trails will provide some potential for
recreation in the open spaces.
(7) Some of the open space provides a reasonable buffer with lots that are not currently developed or are in
agricultural use on the opposite side of the "unnamed perennial stream ".
4.7.4 OWNERSHIP OF OPEN SPACE
Open space in private ownership shall be protected by legal arrangements sufficient to ensure its
maintenance andpreservation for purposesfor which it is intended. Such arrangements shall be subject
to commission approval as a part of the site development plan and /or subdivision plat approval process.
Open space may be dedicated to public use subject to approval and acceptance by separate resolution of
the board of supervisors. Open space so dedicated shall be counted as a part of the minimum required
open space.
All of the open space shown on the plat is proposed to be in private ownership, and will be maintained by a
homeowners association.
Neighborhood Model design recommendations would suggest open space areas be more of an amenity, focal
point, or other feature. While this design does not specifically accomplish that, it will provide a proposed path
network with connections to adjacent subdivisions and preservation of many critical resources, such as stream
buffers, flood plain, and critical slopes, which may otherwise be in more jeopardy if left on individual lots.
4
Staff recommends that the Commission find the proposed open space appropriate for the proposed development,
with the following condition:
Screening shall be provided within the Open Space area between the Connector Road and any lots
backing on the Connector Road that are shallower than 350 feet.
2. REVIEW OF THE PRELIMINARY SUBDIVISION PLAT
This application has been requested for review by a member of the Planning Commission (Attachment D). Thus,
the Planning Commission must consider the merits of the plat in accordance with Section 14 -220 of the
Subdivision Ordinance.
STAFF COMMENT:
This project has been reviewed by the Site Review Committee and can be approved subject to Planning
Commission review.
The applicant is utilizing a by -right clustering option in the R -1 portion of the property due to preservation of
more than 25% of the property in open space. The proposed density of the project is 0.86 units per acre. It should
be noted that the Crozet Master Plan envisions a much higher density in many areas of this property. There is
potential that the property may be developed at a higher density if it is rezoned. However, the current proposal
meets the requirements in the Zoning and Subdivision Ordinances for development in the R -1 zoning districts.
RECOMMENDATION:
Staff finds that this request is generally consistent with the criteria presented in the Subdivision and Zoning
Ordinance. If the open space approval, as presented above, is granted, the current layout appears to meet the
requirements of the Ordinance. Thus, staff recommends approval to the Commission of the preliminary
subdivision plat. If the Commission grants the appropriate waivers and feels that the plat is acceptable, Staff
recommends the following conditions:
❑ 1. The engineering review for current development needs to review and approve all applicable items as
specified in the Design Standards Manual, section 903, before recommending tentative approval to the
final subdivision plat.
❑ 2. Screening in accord with Section 32.7.9.8 shall be provided within the Open Space area between the
Connector Road and any lots backing on the Connector Road that are shallower than 350 feet.
❑ 3. Albemarle County Service Authority approval to include construction drawings for water service
infrastructure, meters, easements.
❑ 4. A conservation plan checklist must be completed and incorporated into the site plan with notes to show
how any individual trees and groups of trees designated to remain will be protected during the
construction of this project. The locations of any tree protection fencing that coincides with the limits of
clearing and other methods of protection from the checklist must be shown on the plan for clear
identification during field inspections.
❑ 5. The applicant will have to submit road names for all roads to this office before final plat is approved.
Please contact this office for road name approval.
❑ 6. Fire and Rescue Department approval is subject to field inspection and verification.
❑ 7. All accesses and roadways shall be designed in accordance with the current Subdivision Street
Standards, The Minimum Standards for Entrances to State Highways, and the Road Design Manual for
the Virginia Department of Transportation.
ATTACHMENTS:
A. Preliminary Plat
B. Location/Detail Maps
C. Applicant's Request and Justification
D. Memo Requesting Review by Planning Commission