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HomeMy WebLinkAboutSP202200029 Correspondence 2022-10-13 (2)Requested Regulation Existing Lots (Lots Not Meeting Regulation) Proposed Lots (Lots Not Meeting Regulation) Waiver Sec. 5.3.3 a. Manufactured homes shall consist of at least 4,500 Lots under 4,500 SF & less than 45' in width: Lots under 4,500 SF & less than 45' in width: Minimum Lot square feet, and shall have a width of at least 45 feet. 19-22, 24-28, 33, 34, 36, 38, 39, 41, 42, 44, 46-48, 50, 52, 55, 57-66, 68-70 None Sizes Lots over 4,500 SF & less than 45' in width: Lots over 4,500 SF & less than 45' in width: • 32, 35, 37, 40, 45, 49, 54, 71 • 8N, ION, I IN, 12N, 13N Because the manufactured home park precedes the 1980 Zoning Ordinance, The code is unclear where the width of the lot shall be measured. Taken at the the homes were placed without lot delineation. Drafting of schematic lot area road frontage, Lots 8N, ION, I IN, 12N and 13N would require a waiver for the today indicates 36 `lots' that are both under 4,500 SF in area and less than minimum width. Lot 8N is located where Claudia Street makes a 90° turn and 45' in width and 8 `lots' that exceed 4,500 SF, but are less than 45' in width. lots ION, I IN, 12N, and 13N are located around the existing Adele Street cul-de- Adjustments of these lots would require moving the manufactured homes, sac. Whether this waiver is necessary for the proposed lots is dependent on where which can cost $5,000 per unit. the lot width must be measured. Sec. 5.3.4 b. Each manufactured home shall front on an internal Lot 1N, 2N, 3N, 4N, 5N Location of street. manufactured Lots IN-5N are proposed to be situated between existing Lot 1 and 11, within homes the existing open space. Lot 1 and 11 are two existing corner lots with primary frontage on an internal private street, but are adjacent to Park Road, a public street. The area of open space between Lot 1 and 11 is an ideal opportunity for the creation of five affordable lots. The manufactured home park is already visible from Park Road and the addition of five lots on Park Road would not create substantial impact. d. The minimum distance between manufactured Lot 8-11, 18-29, 32-65, 67-71 (total 55 lots) Lot 5N homes shall be 30 feet. The Albemarle County Fire Marshal may require additional space between manufactured manufactured homes if public water is not available There are 55 existing structures that do not have 30' of separation on all sides. The structure on Lot 5N is approximately 21' from the existing structure on Lot inadequate for fire protection. 11. The existing fire hydrant on Park Road is located within an ACSA easement on Lot 5N. Park Road Manufactured Home Park Special Use Permit I Waiver Matrix Supplement TM P 56-48 Submitted 13 October 2022 project: 21.075 SHIMP ENGINEERING, P.C. Requested Regulation Existing Lots (Lots Not Meeting Regulation) Proposed Lots (Lots Not Meeting Regulation) Waiver Sec. 5.3.5 a. Manufactured homes and other structures shall be Lot 12 Setbacks and set back at least 50 feet from the right-of-way of an yards existing public street. The existing structure on Lot 12 is positioned approximately 33' from the existing Park Road right-of-way. b. Manufactured homes and other structures shall be Lot 12-17, 30, 67-73 (total 14 lots) set back at least 50 feet from the manufactured home park property line when it is adjacent to a residential There are 14 existing structures that are set back less than 50 feet from the or rural areas district. property line, where the property line is adjacent to a residential or rural areas district. Lots 67-73 contain structures that are very close to the adjacent property, with the existing structure on lot 67 located 1.1' from the property line with tax map parcel 56-51. The location of these structures are pre-existing and would not create an additional detriment on the neighboring parcel. Lots 12-17 are adjacent to the Westhall subdivision, constructed in 2008. The location of these structures are pre-existing to the creation of the adjacent subdivision and would not create an additional detriment on the neighboring parcel. Furthermore, both the subject property and the adjacent Westhall subdivision are zoned R-6; where a conventional R-6 development is required to maintain a 20' rear setback, the 50' setback would require 70' of separation between two structures of the same zoning. 70' of separation is not warranted between two R-6 communities. c. Manufactured homes and other structures shall Lot 15-20, 22, 23, 30, 33, 44, 57, 60-65, 67, 68 (total 20 lots) Lot 9N, 14N be set back at least 15 feet from the right-of-way of internal private streets, common walkways and common recreational or service areas. This distance The existing private road right-of-way is shown as 30' from the existing The existing private road right-of-way is shown as 30' from the existing may be increased to 25 feet for manufactured homes centerline. With a 30' private ROW, there are a total of 20 existing lots that are centerline. With a 30' private ROW, there are two proposed lots with structures or structures at roadway intersections and along set backless than 15' from the ROW. No lot encroaches into the ROW and less than 15' from the ROW. This is due to maintaining other setback or buildng internal public streets location of an existing structure less than 15' from the ROW has not and will separation requirements. In Lot 9N's circumstance, the proposed structure is less not inhibit safe and adequate access throughout the development. than 15' from the private ROW to maintain 30' of building separation. For Lot 14N, the proposed structure is positioned at a minimum of 50' from the property line, per Sec. 5.3.5(b) above, which places the structure less than 15' from the private ROW. d. Manufactured homes and other structures shall Lot 48 be set back at least six feet from any manufactured space lot line. Due to the existing distances between the existing structures on Lots 48, 61, and 62, the structure on Lot 48 encroaches into the 6' setback TMP 56-48 SLbmi`Yed 13 October 2022 orojed 21.075 SHIMP ENGINEERING, P.C. Requested Regulation Existing Lots (Lots Not Meeting Regulation) Proposed Lots (Lots Not Meeting Regulation) Waiver Sec. 5.3.7 b. Markers for manufactured home lots. Each All existing lots All proposed lots Improvements manufactured home lot shall be clearly defined on required - the ground by permanent markers. There shall be All existing lots have an E911 number associated with each structure and each new lot will similarly have a new E911 number assigned. Manufactured posted and maintained in a conspicuous place on home lots each lot a number corresponding to the number of each lot as shown on the site plan. c. Outdoor living and storage areas. An outdoor living There are some lots that do not have a paved outdoor living area. All proposed lots area shall be provided on each manufactured home lot. At least 100 square feet shall be hard surfaced. Some existing lots have a hardscaped outdoor living area, such as attached The hardscaped outdoor living area is requested to be waived. Similar to the Storage buildings not to exceed 150 square feet porches or deck areas. These areas have been added by the discretion of the existing lots, if desired by the resident, outdoor living space may be added at the shall be permitted in a designated area on each lot. tenant, if desired. Existing residents may not want a newly paved area within discretion of the tenant. Additional storage facilities may be provided in their lot. common areas. Any new storage buildings associated with the creation of the 14 new lots shall Six existing storage buildings exceed 150 square feet. These existing storage not exceed 150 square feet. buildings are owned by the residents and are requested to remain. Sec. 5.3.8 a. Off-street parking. Off-street parking for All existing lots All proposed lots Improvements manufactured homes, recreational uses and service required - areas shall be provided in accordance with section Manufactured 4.12 of this ordinance. Parking for manufactured home park homes may be provided on individual lots, or in convenient bays, in accordance with section 4.12.16. While some existing lots have gravel parking areas, most residents park on the street. New lots are proposed to do the same. Additional parking area for recreational vehicles shall be provided in a common area at a rate of one space per ten units b. Internal Street. A minimum right-of-way width of All existing streets (Adele Street, Claudia Street, Alfred Street, Agatha Street) No new streets proposed 40 feet shall be established on internal private streets for the purpose of measuring setbacks. The right -of- The existing private roads are shown with a 30' ROW. The existing private roads are pre-existing and proposed to remain. way shall be maintained clear of all obstructions Sec. 5.3.8b Internal private streets shall be constructed to the following minimum standards: Improvements required - 2. Minimum typical section for all park streets that All existing streets (Adele Street, Claudia Street, Alfred Street, Agatha Street) No new streets proposed Manufactured abut manufactured home sites where the lot frontage home park - (measured at the manufactured home setback line) The private roads are pre-existing and proposed to remain. The minimum typical section indicates that the streets must be 20' in width with 3' of rolltop curb General Design is an average of less than 85 feet. on both sides. Requiring nearly 2,800 LF of existing private roads to be improved these standards would significantly increase construction costs for an existing Notes property that provides affordable housing for 73 households, as well as requiring several structures to be moved; moving a manufactured home can cost thousands of dollar per unit. Where the median mortgage in Crozet is $432,6001, household incomes would need to be well over $100,000, excluding additional costs such as property taxes and insurance. As these estimates are from 2020, the median mortgage is to have likely increased in 2022. Substantial construction costs for a property with an established affordable housing community would further exclude households that continue to be priced out of Crozet, as well as the County. While non -single-family detached housing is steadily emerging in Crozet, many households greatly value the community, yard space, and privacy that a manufactured home park can provide. Much of the community includes retired neighbors and many of the residents have lived within the park for at least a few years. 52506 Financial Characteristics for Housing Units with a Mortgage, U.S. Census Bureau, 2020 American Community Survey 5-Year Estimates S H I M P ENGINEERING, P.C. Requested Regulation Existing Lots (Lots Not Meeting Regulation) Proposed Lots (Lots Not Meeting Regulation) Waiver Sec. 5.3.8b Improvements Internal private streets shall be constructed to the following minimum standards: required - Manufactured home park - General Design Notes 3a. Streets with no on -street parking serving up to 50 manufactured home sites shall have a minimum width of 20 feet. Streets with no on -street parking serving more than 50 manufactured home sites shall have a minimum width of 24 feet. Streets All existing streets (Adele Street, Claudia Street, Alfred Street, Agatha Street) No new streets proposed The private roads are pre-existing and proposed to remain. Please see the discussion above for Sec. 5.3.8b(2). with on -street parking shall have a minimum clear width of at least 22 feet, excluding parking space requirements. 3b. Pavement shall be prime and double seal bituminous All pavement is existing (Adele Street, Claudia Street, Alfred Street, Agatha No new streets proposed surface treatment. Base shall be six inches of 21A or Street) 21B aggregate base. The private roads are pre-existing and proposed to remain. 3e. Minimum horizontal centerline curve radius is 250 Claudia Street, Alfred Street No new streets proposed feet. Claudia Street is a private street that intersects with Agatha Street. From this intersection, Claudia Street runs approximately 480' east, before leading into a 90' turn, terminating after 150' at its intersection with Alfred Street at another 900 turn. The horizontal centerline curve radius at these two turns are less than 250. 3f. Cul-de-sacs shall have a minimum radius of 45 feet There is an existing turnaround at the end of Adele Street. measured to the edge of pavement. The existing turnaround at the end of Adele Street has approximately a 25' radius. 3g. Minimum radius of edge of pavement is 25 feet. Intersection of Agatha Street and Adele Street No new streets proposed Nearly all radii of existing edge of pavement is 25' or more. However, at the intersection of Agatha Street and Adele Street, the radius does not meet 25' However, based on the existing road network, few vehicular trips would make the right -turn maneuver from Agatha Street to Adele Street. Very few vehicles would approach the site westbound on Park Road. Vehicles traveling from Route 250 and Interstate 64 would access the site eastbound on Park Road. To reach their homes on Adele Street, residents would travel eastbound on Park Road and take the first left turn onto Adele Street. 3h. Roadside ditches shall be designed to contain the All existing streets (Adele Street, Claudia Street, Alfred Street, Agatha Street) No new streets proposed ten-year storm below the shoulder using Mannings 'W' of 0.06 if lined with grass. The private roads are pre-existing and proposed to remain. 3i. Driveway entrance culverts and culvert crossing All existing streets (Adele Street, Claudia Street, Alfred Street, Agatha Street) No new streets proposed streets shall be designed to contain the ten-year storm below the road shoulder using appropriate The private roads are pre-existing and proposed to remain. VDOT nomographs. SHIMP ENGINEERING, P.C. Requested Regulation Existing Lots (Lots Not Meeting Regulation) Proposed Lots (Lots Not Meeting Regulation) Waiver Sec. 5.3.8b 3j. Driveways shall be paved the same as streets to the All existing lots All proposed lots Improvements right-of-way line. Aggregate base may be four inches required - thick Most lots do not have separate driveways and will continue to park on -street. As the existing lots sufficiently park on -street, all proposed lots will similarly park Manufactured on the street by their unit. home park - 3k. Curb drop inlets shall be placed along the tangent All existing streets (Adele Street, Claudia Street, Alfred Street, Agatha Street) No new streets proposed General Design portions of the street or at the points of curve at Notes [cont.] intersections. Curb drop inlets shall be sized and The private streets are pre-existing and proposed to remain. Curb drop inlets would require the installation of the curb and the existing private streets are a rural located to prevent overtopping of the curb during the ten-year storm. Curb drop inlets shall be VDOT section. Any new land disturbance will comply with current VSMP regulations at the time of site plan. DI-3A, 3B, or 3C with a type A nose. 31. Storm sewers shall be designed in accordance with All existing streets (Adele Street, Claudia Street, Alfred Street, Agatha Street) No new streets proposed VDOT criteria The private streets are pre-existing and proposed to remain. Any new land disturbance will comply with current VSMP regulations at the time of site plan. 3m. All construction and materials shall be in All existing streets (Adele Street, Claudia Street, Alfred Street, Agatha Street) No new streets proposed accordance with current VDOT road and bridge The private streets are pre-existing and proposed to remain. standards and specifications. Sec. 5.3.8 c. Recreation requirements. See section 4.16 Recreational equipment per Sec. 4.16 is not currently present on the property. Recreational equipment per Sec. 4.16 is not proposed. Improvements Per Sec. 4.16, 73 units would require two tot lots within a 4,000 sq. ft. fenced -in required - area. The manufactured home park is located on Park Road and is approximately 1000' east of the Claudius Crozet Park entrance. For pedestrian access, the subject Manufactured home park property is immediately adjacent to the Jonna Street public ROW, which intersects with the Eastern Avenue public ROW. From Eastern Avenue, there is a public access trail easement through Glenbrook's stormwater forest and open space easement lot, which provides direct access to the rear of Claudius Crozet Park. d. Pedestrian access. The requirements of section All existing streets (Adele Street, Claudia Street, Alfred Street, Agatha Street) No new streets proposed 32.7.2.3 shall be met. Sec. 32.7.2.3 of the Albemarle County Zoning Ordinance states that the agent may require sidewalks on one or both sides of the street. The agent may require additional sidewalks or pedestrian walkways between buildings, to adjacent properties, and, where appropriate, to private areas of recreation and open space, and to offsite public areas of recreation and open space. Per Sec. 32.7.2.3, it is in the agent's discretion to determine whether sidewalks would be required on the property. As an established manufactured home park, the community has adequately facilitated pedestrian movement throughout the property without sidewalks for over 40 years. Due to the existing geometry of the private streets without separate pedestrian infrastructure, vehicles travel at significantly lower speeds upon entering the property and anticipate pedestrians within the shared space of the street. Furthermore, the private streets do not provide interparcel connectivityand vehicles traveling on these roads are slowing down to find a parking space. g. Landscaping and screening. The requirements of All existing lots All proposed lots section 32.7.9 shall be met. In addition, screening may be required in accordance with section 32.7.9.7 around the entire perimeter of the park, or part Screeningaround the perimeter of the ark is not resent and is not proposed with the special use permit. The roe is surrounded b R-4 Residential, R-6 P P P P P P P property rtY y thereof, except where adequate vegetation already Residential, and Planned Residential Development; there is an R-2 Residential development across Park Road. Sec. 3.7.9.7 -Screening of the Albemarle County exists and a conservation plan has been submitted in Zoning Ordinance describes that such landscaping is required in screening commercial and industrial development from rural areas, in screening parking areas accordance with section 32.7.9.4(b). from residential and rural areas, features that may have negative visual impacts (loading areas, refuse areas, storage yards, detention ponds, and recreational facilities), double frontage lots, and where historic properties may be impacted. As an existing manufactured home park that was established well before the development of the surrounding properties, screening of this existing community is not warranted. The manufactured home park is an existing residential development within a residential area. The existing density of the park is 5 DUA and the addition of 14 lots would bring the density to 6 DUA; where a zoning map amendment to a dissimilar zoning or a special use permit for a more intense use may necessitate screening, this proposal seeks to bring an existing use in conformance, with a proposed density within the existing zoning parameters. SHIMP ENGINEERING, P.C.