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Home My WebLink AboutZMA200700011 Resubmittal 2007-08-15COUNTY OF ALBEMARLE Department of Planning & Community Development 401 McIntire Road, Room 218 Charlottesville, Virginia 22902-4596 (434) 296 — 5823 (ext 3029) Fax (434) 972 — 4012 August 13, 2007 Cliff Fox 4543 Garth Road Charlottesville, Va 22901 Re: ZMA- 2007-011 Patterson Subdivision Cliff, Thank you for your submittal of the rezoning application for the Patterson Subdivision. Your proposal has been reviewed for its compatibility with the Comprehensive Plan, Open Space Plan, and more specifically, the Crozet Master Plan. Given the location and size of the proposal, staff has determined that a number of the principles of the Neighborhood Model are applicable to the project and has provided brief guidance on ways to improve the proposal's compatibility with the Neighborhood Model. As R-6 is not a planned development, much of the details of this proposal will be guided by the site plan and subdivision ordinance. Conformity with the Land Use Section of the Comprehensive Plan Crozet Master Plan The property proposed for the Patterson Subdivision is located within a Neighborhood as defined in the Crozet Master Plan, at the edge of the Crozet Development Area. The property has a CT3 designation and does not abut any feature identified in the Open Space Plan, other than the Rural Areas. The CT3 designation allows for densities of 3.5 — 4.5 dwelling units per acre based on net density. The Crozet Masterplan identifies net acreage as 80% of the project area. Given the project area is 3.521 acres, 80% of that is 2.8 acres. The resulting number of units for this property, guided by the Masterplan, should be within a range of 10 — 12. The schematic plan submitted with the rezoning anticipates up to 15 lots. This is in excess of what the Masterplan designates for this area. Other portions of the Crozet Masterplan support a higher density. However, this project lies at the edge of the masterplan area near the Rural Areas where higher densities are not appropriate. Staff recommends reducing the number of units proposed to conform to the Masterplan guidelines. Further, the location of this property at the edge of the Development Area does not lend support for additional density as may be permitted in some sections of CT3 so long as 50% of the housing is affordable. Conformity with the Zoning Ordinance Given the following factors: - Crozet Masterplan recommendations for density - property location at the edge of the Development Area (next to Rural Areas) - small parcel size and relatively large percentage of area that will be devoted to roads, sidewalks, planting strips and parking - Lack of proposal for significant (50% or more) affordable housing, the zoning district that should be applied for appears to be R-4 and not R-6. So long as you are agreeable, the existing application can be amended and initialed by the applicant. Planning Comments VDOT has recommended that the proposed vehicular access point to the property from Lanetown Road should be eliminated, given its close proximity to the existing entrance the Grayrock North (see VDOT comment below). Therefore, the only other access available to the property from existing public roads would be from Lanetown Way only. Given this recommendation and the number of existing residents in Grayrocl< and surrounding areas, staff believes it would be helpful for the applicant to offer an informational meeting with the existing residents to determine what sort of externalities are of concern to them so that they can be included or addressed through the rezoning. The alignment of the road proposed to provide access to the proposed lots in the Patterson Subdivision will need to meet the County's current subdivision standards including curb, gutter, sidewalks, and planting strip. To the extent possible, the alignment of this proposed road should respond to either a terminating vista (such as an existing home in Greyrock) or open space between two existing lots. In other words, the new street should work to frame a view to the extent possible. Please be advised that 15 % of the homes proposed will have to meet the County's affordable housing goals and that all homes that are not proffered to be affordable will be subject to the Board of Supervisor's target for cash proffers to offset the impact of development. These are as follows: $17,500 per single family detached unit $12,400 per apartment unit $11,900 per townhouse/condominium unit. Your next submittal should include proffers indicating how you will address affordable housing, specifically and address the Board's cash proffer to offset impact of development above. Staff believes the feasibility of improving Lanetown Road From Lanetown Way to Railroad Avenue should be investigated. Should you choose to schedule a work session with the Commission, this issue can be discussed then. Otherwise, staff would like to discuss this issue with some work being done by the applicant regarding the existing right of way, etc. Conformity with Neighborhood Model The following section outlines staff's updated analysis of the Neighborhood Model. DEPARTMENTAL REVIEWS Engineering 1. Please indicate what the conceptual measures for stormwater management will be. For most rezonings, applicants go beyond the minimum ordinance requirements. 2. Please indicate the intended road section and whether it will be public or private. The ordinance requires a public road with curb, gutter, sidewalk, planting strip, and street trees. 3. Please indicate if there will be an overall grading plan for the lots and provide conceptual grading if this is the case. Current Development Comments This is a straight rezoning and no proffers have been submitted for review. The layout shown on the unproffered sketch submitted as supporting information shows a subdivision that generally appears to comply with the requirements of the R-6 district. Design issues such as lot size, street design, utilities and the like could be addressed during the subdivision or site plan review process. Development at the level proposed on the sketch will require connection to public water and sewer. Zoning Comments Zoning reviewed the request and has no comments. This may change with resubmission of the plan. VDOT Comments The plan appears to connect to route 684 and Lanetown Way. It is recommended that only the connection to Lanetown Way be made because the proposed connection to route 684 is less that 200 feet from the closest intersection and that is not a desirable situation. Water Resources Water Resources has no objection to the request. Fire and Rescue Fire and Rescue have requested that you verify adequate fireflow is available. Albemarle County Service Authority This property is in the Authority's jurisdictional area for water and sewer service. There is a 6" water line on the north side of Lanetown Road and an 8" sanitary sewer line in Lanetown Way. Final water and sewer plans are required for our review and approval prior to granting tentative approval. The sewer plans will also have to include offsite plans and easements for that portion crossing properties of others. The following departments have no objection: Historic Resources Building Inspections I have completed the initial review of this project and will hand it over to Rebecca Ragsdale as August 30, 2007 is my last day at the County. Please forward any questions to me prior to that date and to Rebecca thereafter. We are available to discuss the project with you in more detail. Sincerely, Sean R. Dougherty