HomeMy WebLinkAboutZMA200700012 Staff Report 2007-10-02COUNTY OF ALBEMARLE
PLANNING STAFF REPORT SUMMARY
Project Name: ZMA 2007-0012 Blue Ridge
Staff: Rebecca Ragsdale
Cohousing; Private Street Request with waivers to
street standards
Planning Commission Public Hearing:
Board of Supervisors Public Hearing:
October 9, 2007
November 14, 2007
Owners: Martin & Barbara L. Schulman
Applicant: Blue Ridge Cohousing, Community Housing
Partners & Gay and Neel, Inc consulting
Acreage: 6.157' acres
Rezone from: RA Rural Areas
TMP: TMP 56-67A, 67B (portion of)
By -right use: Theoretically three dwelling units if the
property has additional development rights, Agricultural,
forestal, and fishery uses.
Magisterial District: White Hall
Proffers: Yes
Proposal: Rezone to PRD Planned Residential
Requested # of Dwelling Units: 26
District for a mixed housing development
DA (Development Area): Community of Crozet
Comp. Plan Designation: CT 3 Urban Edge in the
Crozet Master Plan
Character of Property: Currently developed
Use of Surrounding Properties: Undeveloped,
with a house and outbuildings
veterinary hospital, nearby employment uses
Factors Favorable:
Factors Unfavorable:
1. The rezoning is consistent with the Crozet
1. Stream buffers appear to be impacted by grading.
Master Plan recommendations.
2. The applicant has not demonstrated permission
from easement holders that use Parkview Drive
2. The applicant has provided an application
will be granted so that the road can be upgraded
plan that meets Neighborhood Model
to accommodate this development.
design expectations.
3. Proffers are inadequate and do not meet
3. The applicant has provided affordable
established Board expectations.
housing in excess of the County's
4. Emergency access provisions need to be verified
affordable housing policy.
with Fire Rescue to confirm that the plan provided
can be approved as shown without significant
redesign to meeting Fire Rescue comments.
5. Workable concepts for stormwater management
have not been demonstrated on the application
plan.
6. Sight distance must be confirmed and easements
may be required by VDOT.
RECOMMENDATION:
Staff cannot recommend approval on the rezoning or any waiver requests based on the number of
outstanding issues. A public hearing has been advertised so the Commission is asked to take public
comment. The applicant may ask that this meeting be treated as a work session and then request a
deferral until outstanding issues can be resolved. If the applicant requests action at this meeting, staff
recommends denial.
Corrected 11/1/07
STAFF PERSON:
PLANNING COMMISSION:
BOARD OF SUPERVISORS
REBECCA RAGSDALE
October 9, 2007
November 14, 2007
ZMA 07-12 BLUE RIDGE COHOUSING
Private Street Request 14-233 and waivers of street standards for curb, gutter,
sidewalks, and planting strip
Waivers of 19.8 of 30' Building Separation and Section 18.4.12.15(g) Curb and gutter in
parking areas and along travelways
PETITIONS
PROJECT: ZMA 2007 - 00012, Blue Ridge Cohousing
PROPOSAL: Rezone 6.157 acres from RA -- Rural Areas: agricultural, forestal, and
fishery uses; residential density (0.5 unit/acre) to PRD Planned Residential District -
residential (3 - 34 units/acre) with limited commercial uses to include a maximum of 26
dwelling units, a community center, and no commercial uses.
PROFFERS: Yes
EXISTING COMPREHENSIVE PLAN LAND USE/DENSITY: Community of Crozet; CT -
3 Urban Edge: single family residential (net 3.5-6.5 units/acre) supporting uses such as
religious institutions and schools and other small-scale non-residential uses
ENTRANCE CORRIDOR: No
LOCATION: Approximately 300 yards from Three Notched Road along Parkview Drive
near the crossing of Parrot Branch creek.
TAX MAP/PARCEL: Tax Map 57, Parcel 67A and a portion of Tax Map 56, Parcel 67B.
MAGISTERIAL DISTRICT: White Hall
CHARACTER OF THE AREA
The property is 7.3 acres in size, 6.157 of which is proposed for rezoning, surrounded on
the northern and southern property lines by Parrott Branch and a stream to the south,
and fronting on a private road. There is an existing house, which is possibly historic,
outbuildings, pastures and horse riding ring, and it is wooded along the edges of
streams. (Attachment A -Location Map Aerial) Immediately adjacent properties to the
north, east, and west are undeveloped or rural and are zoned Rural Areas. (Attachment
B -Location Map Zoning) South of this property is the Crozet Veterinary Care Center. The
property is located within walking distance of the employment uses at the former
ConAgra complex and the proposed neighborhood service uses at Three Notch'd
Center.
BY -RIGHT USE OF THE PROPERTY
The current zoning of the property is RA Rural Areas and the property is 6.157 acres in
size. If the property has all development rights and meets all other requirements, it could
theoretically develop with 2 additional 2 -acre lots.
PREAPPLICATION PLANNING COMMISSION WORK SESSION
On April 24, 2007 the Planning Commission held a pre -application work session on the
Blue Ridge Cohousing concept to provide guidance to staff and the applicant on several
issues and received input from the public. The Commission discussed density and
housing type in relation to Crozet Master Plan recommendation and also provided
ZMA 07-12 Blue Ridge Cohousing
Planning Commission 10/9/07 Board of Supervisors 11/14/07
comments regarding the design and layout of the proposal as it relates to the
Neighborhood Model. (Attachment C—Planning Commission Action Memo)
The applicant initially proposed 32 residential units and the Commission suggested that
a lower density and that more single family detached units, or units designed in a
manner that mimics single family detached units, would be appropriate for the property.
The applicant has reduced the number of units initially proposed from 32 units to 26 and
has provided architectural details to address the form of the units. The Commission's
comments regarding design and layout were primarily about the relationship of the
parking lot to Parkview Drive, the road that serves that area. There were several
neighbors that spoke about impacts to the character of that area, improvements to
Parkview Drive to support the project, impacts to Parrot Branch, and traffic.
SPECIFICS OF PROPOSAL
The applicant has provided an application package with supplemental information,
proffers, an application plan (dated 9/11/07) and several waiver requests. (Attachments I
& J) Information is provided in the application packet, which describes the goals of
cohousing that make this proposal unique from conventional developments. The
proposal is to allow up to 26 residential units, including duplexs/townhomes, single
family detached, and two quadraplex units. The residential units would be primarily
located east and north of the existing house, pool and outbuildings. Parking would be
located primarily around the existing house, off the entry drives into the project, and near
the recreational and amenity area, while seeking to respect the stream buffers on the
property. The proposal seeks to preserve the existing buildings and pool on the property
for use as common areas in the cohousing development. The applicant has indicated
that they would be providing 19% of the total number of residential units as affordable.
APPLICANT'S JUSTIFICATION FOR THE REQUEST
The applicant has indicated that their request will provide affordable housing
opportunities and a mix of housing types in the community and intends to use
sustainable materials for the project. (Refer to Pages 21-23 of the Application Package -
Attachment 1)
Crozet Master Plan
The property proposed for Blue Ridge Cohousing is located within a Neighborhood as
defined in the Crozet Master Plan, at the edge of the Crozet Development Area. The
property is a portion of the area added to the Community of Crozet with the
Comprehensive Plan Amendment that was adopted prior to the adoption of the Master
Plan and is located entirely within the Development Area. The northern boundary of the
Community of Crozet follows Parrott Branch. The Crozet Master Plan maps do not
depict this boundary correctly. (Attachment D)
The property proposed for cohousing is in a neighborhood that includes an existing and
potential Employment District at its center with the former Con Agra (currently Music
Today) and Acme buildings. (See inset below & Attachment D) Neighborhoods are
described in the Master Plan as discernible places with a focal point and boundary that
maintains and fosters social, cultural and economic activities. The area of
neighborhoods, from center to edge, is based on a'/4 mile radius, or comfortable 5-
ZMA 07-12 Blue Ridge Cohousing
Planning Commission 10/9/07 Board of Supervisors 11/14/07
minute walking distance, and the intensity and density of land uses are intended to
decrease from the center, out to the edges of the neighborhood.
Crozet Master Plan Place Type and Built Infrastructure Mai
Main Street
Site t NEI flB RHOOD..
Proposed for f } = W1 DISTRICT ,
rezoning
�•' � •' fit .1 ...
The property is designated Neighborhood/Village Edge (CT3-yellow) in the Crozet
Master Plan. The Edge areas are intended to support neighborhood centers with
predominantly residential uses, especially single family detached. Net residential density
recommended in the plan is 3.5-4.5 units per acre. The plan provides a recommendation
of up to 6.5 units per acre if they are accessory apartments added for 50% of the
residential stock. Lot sizes of 10,000 square feet are recommended in CT3 areas with 1-
2 story structures at street level. The Green Infrastructure map in the Master Plan shows
proposed greenways along Parrott Branch on this property.
The applicant is proposing 26 units and the range of units suggested by the plan are 20-
26 units for this property, or up to 29 with provisions for additional affordable/accessory
apartments. The proposed net density is 4.5 units/acre, which is within the guidelines for
this property in the Master Plan. The applicant has proposed a mix of housing types,
predominantly single family attached, however all units have been designed to mimic
single family detached.
Neighborhood Model
The Neighborhood Model describes the more "urban" form of development desired for
the Development Areas. The following is an assessment of this proposal's consistency
with the Neighborhood Model's 12 principles:
ZMA 07-12 Blue Ridge Cohousing 4
Planning Commission 10/9/07 Board of Supervisors 11/14/07
Pedestrian
The conceptual layout submitted shows an internal system of
Orientation
pedestrian paths that lead from the parking area to the residential
units, in some cases the pedestrian paths would also provide
emergency access. Pedestrian access has been provided along
Parkview Drive in the form of an 8' multipurpose asphalt path on
the east side of the Park View Drive. This principle is met.
Neighborhood
Parkview Drive is a private rural section which is12 feet in some
Friendly Streets
places. The applicant is proposing pavement widening and an
and Paths
8'pedestrian path on the east side. This seems an appropriate
response to this principle, given its location on the edge of the
Development Area. However, more information is needed on the
feasibility of widening the road since the ability to use the
easement for additional units is unknown.
Interconnected
The triangular shaped property is surrounded by Parott Branch to
Streets and
the north and a stream to the south. There are no
Transportation
recommendations for interconnections to adjoining properties to
Networks
the north, south, or east in the Crozet Master Plan due to these
constraints.
Parks and Open
PRD Zoning requires a minimum of 25% for open space and
Space
recreational uses. Amenities proposed include the existing pool, a
common green, and playground centrally located. Greenway
trails will be provided along Parrott Branch. This principle is met,
however the applicant should specify on the application plan the
percentage of area to be provided in open space/amenties.
Neighborhood
This site is located within walking distance of an existing
Centers
neighborhood center in Crozet that includes a major employer,
with Music Today, neighborhood service uses such as video
rental, laundry and small offices, and a restaurant. Downtown is
located approximately 1.5 miles from the site. The pedestrian
path along Parkview Drive will lead to Route 240 and facilitate
walking to these centers. This principle is met.
Buildings and
The layout of homes, which are proposed as no more than two
Spaces of Human
stories, framing a central open area will provide a spatial
Scale
enclosure in keeping with the Neighborhood Model. The Zoning
Ordinance would allow up to 35 feet without additional setbacks,
which is up to 3 stories. This is an issue that should be resolved
with the applicant. This principle is addressed.
Relegated Parking
Parking has been located in several areas around the site and
some spaces remain between Parkview Drive and the proposed
residential units. To relegate parking, the applicant is proposing
to screen this parking from Parkview Drive. Given the unique
characteristics of this site, with stream buffers on most sides of
the site, staff believes this principle is met.
Mixture of Uses
The proposal includes residential uses only, which is consistent
with Crozet Master Plan expectation for the property. Non-
residential uses are existing or planned in the Master Plan for
nearby properties, within walking distance of the site.
ZMA 07-12 Blue Ridge Cohousing
Planning Commission 10/9/07 Board of Supervisors 11/14/07
Mixture of Housing
The variety of housing types within this development includes
Types and
three housing types, including single family, single family
Affordability
attached, and quadraplex units and 19% of the units are proffered
as affordable. This principle is met.
Redevelopment
The property is redeveloping into a more urban form, while
preserving the existing house, outbuildings, and pool.
Site Planning that
The site has slopes and wooded areas leading down to two
Respects Terrain
streams, Parott Branch along the northern boundary and an
unnamed stream along the southern boundary. The applicant has
worked to cluster the development on the knoll adjacent to the
existing farmhouse. However grading plans submitted do not
appear complete and the County Engineer has concerns that
development cannot be accomplished without impacting the
buffer. This principle is not met.
Clear Boundaries
The project site is located entirely within the Crozet Development
with the Rural
Area boundaries but borders on the Rural Area edge, with Parrott
Areas
Branch as the northern boundary of both this property and the
development area.
Relationship between the application and the purpose and intent of the requested
zoning district
The PRD Planned Residential District is intended to encourage sensitivity toward the
natural characteristics of the site and toward impact on the surrounding area in land
development. More specifically, the PRD is intended to promote economical and efficient
land use, an improved level of amenities, appropriate and harmonious physical
development, and creative design consistent with the best interest of the county and the
area in which it is located. To these ends, the PRD provides for flexibility and variety of
development for residential purposes and uses ancillary thereto. Open space may serve
such varied uses as recreation, protection of areas sensitive to development, buffering
between dissimilar uses and preservation of agricultural activity.
Staff believes that the intent and expectations listed here for PRD districts are met with
this rezoning proposal as it is providing a variety of housing types while seeking to
preserve the existing house, outbuildings, and natural features of the site.
Anticipated impact on public facilities and services
Environmental & Stormwater Management- A 100 -foot stream buffer from Parrot Branch
and the stream along the southern edge of the property, at the rear of the property, must
be kept free of encroachment by the proposed development. The applicant has shown
residential units up to the 100 -foot stream buffer. According to the County Engineer, the
application plan submitted does not demonstrate workable concepts for meeting the
requirements of the Water Protection Ordinance for detention and water quality. The
conceptual grading plan appears to be incomplete and it does not appear that the
perimeter construction/grading work can remain accomplished outside the stream buffer.
(Attachment E)
ZMA 07-12 Blue Ridge Cohousing
Planning Commission 10/9/07 Board of Supervisors 11/14/07
Streets —The Cohousing project would be served by an existing private street, Parkview
Drive which is accessed off of Three Notched Road (Route 240) and continues to the
north, providing access to two other private roads, Halcyon and Thurston Drives. At least
5 other properties are accessed on Halcyon Drive via Parkview Drive. Thurston Drive
also connects to Route 810. Route 810 appears to serve as primary access to Thurston
Drive, and Parkview Drive appears to provide secondary access to those properties.
Existing pavement on Parkview Drive is approximately 12-16 feet wide. The applicant
has submitted a request to allow the road to remain a private rural section. However, it
has not been demonstrated by the applicant that they have authority under existing
agreements for Parkview Drive, which involves other property owners and users of the
road, to increase users and make upgrades to the road.
The applicant has indicated that the proposal will generate 156-260 trips per day. The
applicant is proposing a pavement width to18' to be provided for within the existing
easement of 50' for the private road and an 8' multipurpose path to be provided along
the east side of Parkview Drive. This pavement width design would accommodate up to
400 trips per day but would not be fully designed and upgraded to public road standards.
If traffic exceeds 400 vpd, including through traffic, then additional widening may be
necessary.
VDOT has indicated that improvements would be needed at the intersection of Parkview
Drive and Route 240. (Attachment F) This includes the need for a sight distance
easement to the west of 390 feet on the adjoining property and also the need to upgrade
the private road entrance to Route 240 (Three Notch'd Road). The applicant has
proposed the necessary intersection upgrades requested by VDOT but the sight
distance easement appears to be an outstanding issue. In addition, any off-site
improvements to Parkview Drive should be included in the proffers.
Schools — Students from this development would impact Crozet area schools and likely
attend Crozet Elementary School, Henley Middle School and Western Albemarle High
School. Cash proffers are intended to provide for impacts to schools.
Fire, Rescue, Police —The Crozet Volunteer Fire Station and the Western Albemarle
Rescue Station provide fire and rescue services to the area. The planned Ivy Area
Station will also augment services provide by the existing fire and rescue stations in
Crozet. Albemarle County 5th Street Office Building houses the County's Police
Department, although the police patrol all areas of the County. Current policy of police
services recommends an average response time of 10 minutes for all Development
Areas. To this end, police satellite offices are recommended within a service sector to
help achieve these desired response times to all police emergency calls. The possibility
of an additional fire/rescue/police station is under consideration for the area in 2012.
Fire and Rescue have requested that the applicant verify adequate fireflow is available.
They have no objection to the use of walking paths shown on the plan to be used for
firetrucks and other emergency access. However, the standard for these alternate
facilities will have to meet basic rural road turning radius standard and be constructed to
withstand the weight of emergency service vehicles. Those details will need to be
provided at the site plan stage and will be reviewed in detail then. Staff is still verifying
with Fire Rescue that these standards can be adequately met without substantially
impacting the design of the plan.
ZMA 07-12 Blue Ridge Cohousing
Planning Commission 10/9/07 Board of Supervisors 11/14/07
Utilities — The property is currently designated as water service to existing structures
only on the Albemarle County Service Authority Jurisdictional Area (ACSAJA) and has
water service. Because the property is in the Development Area, the ACSAJA boundary
would be amended and processed concurrently with this rezoning. The property is not
served by sewer and the nearest sewer lines are to the west, located in near the video
rental/laundry mat retail/service area across from Music Today. It is not clear if gravity
sewer is possible. If it isn't, a private pump station and force main to the nearest gravity
line will be needed. (Attachment G -ACSA comments)
Anticipated impact on cultural and historic resources
Comments have been provided by the Historic Preservation Planner with no objection.
Existing structures on the property will be maintained and integrated into the Cohousing
project. County Real Estate Records indicate that the house on the property dates to c.
1890, however there is no information available from the Department of Historic
Resources.
Entrance Corridor Impacts
Tax map 56/parcel 67B falls within the Route 240 Entrance Corridor. The portion of the
development proposed within this parcel is not expected to be visible from the EC.
Consequently, ARB review is not required.
Anticipated impact on nearby and surrounding properties
Neighbors within the vicinity of this project raised concerns about a change in rural
character of the area with this project. The applicant has addressed this concern by
designing the units to appear as single family with height limits of 35 feet, clustering the
homes, and preserving landscaping. The issue remains as to how adjoining properties
have been involved with determining upgrades to Parkview Drive.
Public need and justification for the change
The change in zoning is consistent with the CT3 designation of the Land Use Plan and
provides a variety of residential uses within walking distance of existing employment
uses and neighborhood service uses, near Downtown.
PROFFERS
The applicant has provided proffers on page 49 of the rezoning application package.
(Attachment H), summarized here:
Cash Impacts
The applicant has indicated an intent to proffer the full cash impact amount for each
market rate unit proposed ($17,500 single family detached, $11,900 Single Family
Attached, and $12, 400 Multifamily) which staff supports. However the applicant is
requesting a $20,000 credit for each affordable unit provided, which is not supported.
Affordable Housing
The applicant intends to proffer a minimum of 5 affordable units, or 19% of the total
number of units proposed. This meets the County's affordable housing policy goals. In
ZMA 07-12 Blue Ridge Cohousing
Planning Commission 10/9/07 Board of Supervisors 11/14/07
addition to not paying the cash impact amount for the affordable units, the applicant is
requesting that a credit of $20,000 given against the cash impacts. While staff does not
fully understand the intent of the credit, staff cannot support it since cash proffers are not
expected on affordable units anyway. The Director of Housing has provided comments
and suggests changes to this proffer.
The proffers are inadequate and would have to be revised, using proper form and
standard language before they could be accepted by the County. The proffers also do
not provide for the following:
Park View Drive Improvements
The applicant should also provide for the off-site and intersection improvements to Park
View Drive in the form of proffers.
Architectural Standards
The application package includes architectural standards. This is not a requirement for
PRD zoning so if the applicant is making commitments to certain architectural elements,
such as roof types, materials, scale, massing, than those should also be provided for in
the proffer statement. The word typical should be added to these sheets. Floor Plans
should be removed altogether or notes added.
PRIVATE STREET REQUEST & WAIVERS
Private Street request
The applicant has submitted a request to allow Parkview Drive to remain as a
private street, which would include a waiver of curb, gutter, sidewalks, and a
planting strip. However, since there is a lack of information as to what authority
the applicant will have to make changes to the road, staff is not commenting on
the waiver until that issue is resolved. The ordinance section is provided here for
reference and the applicant has requested the waver based on Neighborhood
Model Development and General Welfare. (Attachment H)
14-233 When private streets in development areas may be authorized.
A private street may be authorized in the development areas under the following circumstances, provided
that the findings required by section 14-234(C) are made:
A. By the commission. The commission may authorize a subdivision to be developed with
one (1) or more new private streets in the following circumstances:
1. Neighborhood model development. The proposed private street(s) would enable the principles of the
neighborhood model to be more fully implemented than could be achieved with a public street, without
diminishing other principles of the neighborhood model, in the following circumstances: (i) the subdivision
would have a streetscape more consistent with the neighborhood model;
(ii) the subdivision design would allow it to better achieve the density goals of the comprehensive plan; (iii)
rear vehicular access to buildings would be provided so that the buildings may face a common amenity; (iv)
a significant environmental resource would be protected; or (v) relegated parking would be provided to a
greater extent than could otherwise be provided.
2. Two -lot subdivision. The proposed private street(s) would be within a two -lot subdivision.
3. General welfare. The general welfare, as opposed to the proprietary interest of the subdivider, would be
better served by the construction of one or more private streets than by the construction of public streets.
B. By the agent. The agent may authorize one (1) or more new private streets in the following
circumstances:
1. Subdivision containing attached dwelling units or non-residential uses. The proposed private street(s)
would be in a subdivision containing attached dwelling units or non-residential uses where the units, groups
of units, or non-residential uses are to be located on individual lots.
2. Family subdivisions. The proposed private street(s) would be within a family subdivision.
ZMA 07-12 Blue Ridge Cohousing
Planning Commission 10/9/07 Board of Supervisors 11/14/07
Buildinq Separation
In accordance with Section 8 of the Zoning Ordinance which allows waivers, the
applicant is requesting a reduction in the 30' building separation required as part of a
PRD Zoning District:
19.8 BUILDING SEPARATION
Except as otherwise provided in section 4.11.3, whether or not located on the same parcel, there
shall be a minimum of thirty (30) feet between main structures. This provision shall not apply to
structures built to a common wall. (Amended 1-1-83)
The Building Official has reviewed this request and can support it if a minimum of 10'
building separation between the single family and single family detached units is
provided and a minimum of 15' between the multifamily units. This separation appears to
be provided between all buildings, with one exception. If these minimum separations are
not provided for, special fire separation construction standards would be required.
SUMMARY:
Staff has identified the following factors favorable to this rezoning and special use
permits requested:
1. The rezoning is consistent with the Crozet Master Plan recommendations.
2. The applicant has provided an application plan that meets Neighborhood Model
design expectations.
3. The applicant has provided affordable housing in excess of the County's affordable
housing policy
Staff has identified factors unfavorable to this request:
1. Stream buffers appear to be impacted by grading.
2. The applicant has not demonstrated permission from easement holders that use
Parkview Drive will be granted so that the road can be upgraded to accommodate
this development.
3. Proffers are inadequate and do not meet established Board expectations.
4. Emergency access provisions need to be verified with Fire Rescue to confirm that the
plan provided can be approved as shown without significant redesign to meeting Fire
Rescue comments.
5. Workable concepts for stormwater management have not been demonstrated on the
application plan.
6. Sight distance must be confirmed and easements may be required by VDOT.
RECOMMENDED ACTIONS:
Staff cannot recommend approval on the rezoning or any waiver requests based
on the number of outstanding issues. A public hearing has been advertised so
the Commission is asked to take public comment. The applicant may ask that
this meeting be treated as a work session and then request a deferral until
outstanding issues can be resolved. If the applicant requests action at this
meeting, staff recommends denial.
ZMA 07-12 Blue Ridge Cohousing 10
Planning Commission 10/9/07 Board of Supervisors 11/14/07
ATTACHMENTS
A. Location Map -Aerial
B. Zoning Map
C. Planning Commission Work Session comments, April 24, 2007
D. Crozet Master Plan Place Type & Built Infrastructure Map
E. County Engineer Comments
F. VDOT comments, via e-mail from Joel Denunzio, P.E.
G. Albemarle County Service Authority comments via e-mail from Gary
Whelan
H. Waiver requests, letter dated September 11, 2007 from Gay and Neel,
Inc.
I. Blue Ridge Cohousing Rezoning Application, including proffers,
resubmitted September 11, 2007, prepared by Community Housing
Partners
J. Application Plan, "Blue Ridge Cohousing Application Plan", dated
September 11, 2007 and prepared by Gay and Neel, Inc.
ZMA 07-12 Blue Ridge Cohousing 11
Planning Commission 10/9/07 Board of Supervisors 11/14/07
MA 2007-01 2
Blue Ridge Cohousing
56-67A
Area Proposed for Rezoning
3"MIEr v Streams
Prepared by Albemarle County
Office of Geographic Data Services GDS).
Map created by Elise Hackett, Octo r 2007.
Note: The map elements depicted are raphic representations and
are not to be censtrued or used as a le description.
Feet
This map is for display purposes only.
Aerial Imagery2002 Commonwealth of inia
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0 5 0 1 0 0 200
Water
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Body
Parcels shown reflect plats and deeds reco ed through
September 17, 2007
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Jurisdictional Areas
rezoning
No Service
Water Only
Water and Sewer
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Water Only To Existing Structures
Limited Service
Parcels
MD Parcel of Interest
Attachment D
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NOTES. 'z
1. CURRENT OWNER & LEGAL REFERENCE: n _�
MARTIN OR BARBARA L SCHULMAN; D.B. 1169 PG. 455; (PLAT-D.B. 1028 PG. ,345)
2 THIS PLAT WAS PREPARED WITHOUT THE BENEFIT OF A TITLE REPORT AND THEREFORE W p d
MAY NOT INDICATE ALL ENCUMBRANCES THAT MAY AFFECT THE SUBJECT PROPERTY. �
3. THIS PLAT IS BASED ON AN ACTUAL FIELD SURVEY. USING MONUMENTS FOUND TO EXIST `
AND THEREFORE MAY NOT CONFORM TO PREVIOUS DEEDS OR PLATS OF RECORD. A 0 > y
4. THE SUBJECT PROPERTY IS PARTIALLY WITHIN A F.E.M.A. DESIGNATED 100-YEAFI
FLOOD ZONE THE SUBJECT PROPERTY UES WITHIN ZONES 'A & X' AS SHOWN ON F.I.R.M.
COMMUNITY PANEL NO. 5100300235D. EFFECTIVE DATE OF FEBRUARY 4. 2005. THIS A -
DETERMINATION HAS BEEN MADE BY GRAPHIC METHODS. NO ELEVATION STUDY HAS BEEN N "g
PERFORMED AS A PART OF THIS PROJECT. 5
& SUBJECT PROPERTY IS ZONED ALBEMARLE COUNTY 'RA'
6. LINES BETWEEN A AND B ARE FOR MATHEMATICAL COMPUTATIONS OF THE BOUNDARY FOR AREA
AND CLOSURE PURPOSES ONLY. THE ACTUAL BOUNDARY LME RUNS WITH PARROTT BRANCH ' E
AS IT MEANDERS
TAX MAP PARCEL cd
TAX MAP PARCEL 05600 00 00 06800
05600 00 00 06800 pq BEAVER CREEK HILL
Aq BEAVER CREEK HILL PRp� CORPORATION O �+
c RRp CORPORATION y D.B. 2509 PG. 387 fro
j "!16 ♦r D.B. 2609 PG. 387
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+ BARN & �''� v- „ ^ `; SHED REVISED TAX PARCEL v a
SHED TAX PARCEL o
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a it 05600 00 00 06780 a d o~ MARTIN SCHULMAN OR
Lj d O~ MARTIN SCHULMAN OR x m z BARBARA L. SCHULMAN
a m ? z BARBARA L. SCHULMAN o w D.B. 1086 PG. 583
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too GRAPH SCALE o i1PHIC c
G.'E 20o tao iao mo
1 M"A 100 tL 100 R
EXISTING SITE BOUNDARY PROPOSED SITE BOUNDARY ��07
PREPARED FROM RECORDS FOR
FOR BLUE RIDGE COHOUSING, LLC
BLUE RIDGE COHOUSING, LLC SHOWING PARCELS TO BE MODIFIED
SHOWING PARCELS REQUESTED
TO BE REZONED ALBEMARLE COUNTY, VIRGINIA
SITUATED IN
ALBEMARLE COUNTY, VIRGINIA
DESIGNED/CALL.: KDC
CHECKED:
DRAWN: KOC
s- SCALE: I"-IO0'
' DATE: 09/11/07
JOB NO. 1770.0
SHEET 2 OF 7
T- s
STANDARDS FOR DEVELOPMENT
IN ACCORDANCE WITH THE TRIP GENERATION MANUAL, 6TH EDITION,
THE USE OF THE PROPERTY WILL GENERATE 156-264 TRIPS PER DAY r�
(6-10 TRIPS PER UNIT) ONTO PARKVIEW DRIVE. THE RECOMMENDED
ROAD WIDTH FOR THIS INTENSITY ACCORDING TO VDOTS 2045
SUBDIVISION STREET REQUIREMENTS IS 18 FEET OF PAVEMENT. I r�
EIGHTEEN FEET OF PAVEMENT CAN SUPPORT UP TO 400 TRIPS PER
DAY. THE PROPOSED STREET SECTION AS SHOWN WILL `
ACCOMMODATE UP TO 404 TRIPS PER DAY FOR ANY FUTURE f
DEVELOPMENT THAT MAY OCCUR ALONG PARKVIEW DR. , BUUFF ER
„` PRESERVATIONEA
UNIT TYPE QTY SQ.FT NOTE:
A -MULTI -FAMILY 8 900 G.S.F. SQUARE FEET OF
q
B -TWO-FAMILY 6 1360 G.S.F. UNITS ARE SHOWN
C -TWO-FAMILY 8 1540 G.S.F. FOR INFORMATION
'
D -SINGLE-FAMILY 4 1870 G.S.F PURPOSES ONLY
26 TOTAL UNITS
52 TOTAL PARKING STALLS
1) MAXIMUM BUILDING HEIGHT SHALL BE 35 FEET
MEASURED FROM THE PRIMARY ENTRANCE.
2) PROPOSED YARDS SHALL BE AS SHOWN. SEPARATION
BETWEEN DWELLINGS SHALL BE IN ACCORDANCE
WITH THE 2003 INTERNATIONAL BUILDING CODE.
EXISTING VEGETATION;
SEE SHEET 3 FOR CALIPER SIZES & SPECIES
❑ PROPOSED VEGETATION
PROPOSED EMERGENCY ACCESS
SUPPLEMENTAL
REINFORCED TURF PAVERS
EVERGREEN SHRUB
PLANTING (rYP)
25% OPEN SPACE REQUIRED = 66,973 S.F. APROX.
4-6' MATURE HEIGHT
ENTIRE SITE IS COMMON TO ALL OWNERS WITHIN BLUE RIDGE
COHOUSING AND APPROXIMATELY 75% OPEN SPACE EXISTS.
EXISTING DWELLING, POOL, STORAGE SHEDS, AND BARNS ARE
TO BE PRESERVED AND USED BY ALL RESIDENTS OF BLUE
RIDGE COHOUSING. VEGETATION ALONG PARKVIEW DRIVE
SHALL REMAIN AND BE SUPPLEMENTED WITH SIMILAR SPECIES
s cRvsssFGT*9
AS SHOWN. VEGETATION CAN BE REMOVED FOR ROAD OR
DRIVEWAY/PARKING CONSTRUCTION AS GENERALLY SHOWN ON
m
PLAN. ORCHARD TO BE PLANTED WITH MINIMUM 2" CALIPER
TREES.
m
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SONE t
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NXK EM DR TM >RIONG ENOMDqILMlim G 50
QRAMC SCALE
I' -so
• ti
BLUE FMM
MIN, TRAVEL LANE 2—
WIDTH SHALL BE 18 FEET
a
Jf
/r MAXIMUM
VEHICLE
OVERHANG
AutoTURN 5.1 FIRE TRUCK
ACCESS ROUTE
SIMULATION (USING 240"
WHEEL BASE)
f
REYIKpe
}o t/W
OE:71 W D/CALC,.: KDC
WbClall.
DRAMs. KOC
SCALE: tte Mam
GATE_ 09/T 1/07
6iiET roe NO. 17MO
Ml~ SCALE
+'-w Iq %M 4 OF 7
f;
0
m
� I
\ * 'EXISTING
SANITARY
SEWER
/ V
FORCE MAIN
STORMWATER MANAGEMENT TO BE A
COMBINATION OF SWALES AND BIORETENTIION
CELLS. FINAL DESIGNS TO BE IN
ACCORDANCE WITH ALBEMARLE COUNTY
WATER PROTECTION ORDINANCE. SEE
SHEET 4 OF 7 FOR FURTHER GRADING AS
IT RELATES TO THE CONCEPTUAL
STORMWATER MANAGEMENT PLAN.
PERIMETER----------
STORMWATER-
MANAGEMENT.
ERIMETERSTORMWATERMANAGEMENT.
WATERLINE
EXTENSION
114
PUMP:. -
STATION
0
•�
a.0
ILI
U
O
.� .�
o
REVISED:
10/19/07
;1 DESIGNED/CALL.: KDC
`.� CHECKED:
. DRAWN: KDC
SCALE- 1'=100'
DAIS 09/11/07
0 100
JOB NO. 1770.0
GR " oar " SHEET 5 OF 7
TAX MAP PARCEL
o
C-11 05600 00 00 06700 BEAVER CREEK
HILL
CORPORATION 387
D.B. 2609 PG. 387
/ m
j PARKVIEW DRIVE
i y (50' INGRESS / EGRESS ESMT.) ;
".
9tq{b a 15817'10
ROCK COLUMNS
f h WALL,i o
C� i In
\ \ f O
�\ O 1#�CD
`:\. <
PN STA - 10+92.30
PN ELEV - 661.82
LOW POINT ELEV 841.81
A.D.
LOW POINT STA - 13+16.19
5.00
K 8'00
PVI STA - 12+64.21
64.60' VC
PVI ELEV - 636.03 PN STA 18 5
A.D. 21.39 ELEV�
PVl 52.3
678
876
K 12.07
Y .� + -
874
t-•-� �-�-,r-+-r -+� � � : . � � r
672
_ T 1
T
6701 � -�-• � .t
t
�-+ � t
:.1- :t-.. -�-� - ig
666
564
882
i � —�-+t. t
T
i- '
860 � ._ �. -4 _� : � t -•-� `- -t-1--*=�j- + -
858 ?
: �, �. #
L � -t � t -�_
858 .- .,.r .-
654
+-�_.i_ -�--•� � }-.- - t -4
650
648
646
644
a
�
642 t.
840
� -r ..�_+ -• -,-<--t_ �--.: � - _.. � ... _-,- ;-+
638
n n
m m
636
634 -'- � : -• � -�-
..- -.+-- �. �. T L � `_+ t�� + _ 7:- + 7 . - _,._..a
632
10+00 11+00
12+00 13+00 14+00 15+00
U
14 oa n
W � x
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� -r ..�_+ -• -,-<--t_ �--.: � - _.. � ... _-,- ;-+
n
tO
n n
m m
10/18/07
DESIGNED/CALCNDC/U1S
CHECKED:
DRAWN: KDC/LHS
SCALE: H:50' N10'
DAZE: 09/11/07
JOB N0. 1770.0
SHEET 6
OF 7
I SHARED USE PATH
.2
REMSED:
10/19/07
DESMED/CALC.: KDC
CHECKED:
DRAWN: KDC
SCALE 1'-50'
DAIS 09/11/07
JOB N0. 1770.0
SHEET 7 OF 7
am
0.Ml VKR
XCTpN A A
WOCURS iA DD/LE CINHDi D 61���x��',�g.lqq.
ltassxe�raa9sc�•"�'
us aw awrw a.a •a t!V(MdjL
METHOD OF TREATMENT•
COMECTION FOR STREET NTERSECTKNS
MA COMIERCIAI ENTRWES
I SHARED USE PATH
.2
REMSED:
10/19/07
DESMED/CALC.: KDC
CHECKED:
DRAWN: KDC
SCALE 1'-50'
DAIS 09/11/07
JOB N0. 1770.0
SHEET 7 OF 7