HomeMy WebLinkAboutSUB201300043 Staff Report 2013-03-26 ��F A
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ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SUB201300043 - Briarwood Staff: Christopher P. Perez— Senior Planner
Commercial Lot— Preliminary Subdivision Plat and
SUB201400066 - Briarwood Commercial Private
Road Plan
Planning Commission meeting: Board of Supervisors meeting:
July 29, 2014 Not applicable
Owners: Woodbriar Associates Applicant: Scott Collins
Acreage: 22.59 acres Rezone from: Not applicable
Special Use Permit for: Not applicable
TMP: Tax Map Parcels 032G0-00-00-000B0 and By-right use: C-1 Commercial —retail sales and
032G0-00-00-000A0 service; residential by special use permit (15
Location: Vacant land on Route 29 N, flanked by units/acre)
Briarwood Drive
Magisterial District: Rio Proffers/Conditions: No
Requested # of Dwelling Lots: 5 DA— X RA—
Proposal: Request for variation to the planting Comp. Plan Designation: Neighborhood
strip requirements, from six (6) feet to three (3) Density- residential (3-6 units/acre)-supporting
feet width and allow the planting strip to be located uses such as religious institutions, schools, and
on the back side of the sidewalk, in accordance other small-scale non-residential uses. Piney
with 14-422(F) of the Subdivision Ordinance Mountain — Places 29.
Character of Property: Vacant C-1 zoned Use of Surrounding Properties: Residential
property. uses (Briarwood Subdivision and Camelot
Subdivision)
Factors Favorable: Factors Unfavorable: None Identified
1. The private street is being proposed to
serve the Commercial lots fronting on
Route 29 and will help reduce and
consolidate entrances along Route 29.
2. Promotes the goals of the
neighborhood model by allowing the
interconnection of streets and
transportation networks.
3. Street trees will be provided in a
planting strip area on the back side of
the sidewalks to maintain the urban
character of the streets.
RECOMMENDATION:
Staff recommends approval of the variation of the planting strip [14-422(F)] with conditions as stated.
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STAFF PERSONS: Christopher P. Perez—Senior Planner
PLANNING COMMISSION: July 29,2014
AGENDA TITLE: SUB201300043 -Briarwood Commercial Lot—Preliminary Subdivision
Plat and SUB201400066-Briarwood Commercial Private Road Plan
APPLICANT: Scott Collins
PROPERTY OWNER: Woodbriar Associates
APPLICANT'S PROPOSAL:
Request for variation to the planting strip requirements, from six(6)feet to three(3) feet width and allow the
planting strip to be located on the back side of the sidewalk, in accordance with 14-422(F)of the Subdivision
Ordinance
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Neighborhood Density-residential(3-6 units/acre)-
supporting uses such as religious institutions, schools, and other small-scale non-residential uses. Piney Mountain
—Places 29.
REASON FOR PLANNING COMMISSION REVIEW:
The applicant has requested a variation of the planting strips for the private street per Section 14-422(F)of the
ordinance. The required standard for private streets is specified in Section 14-412(B), and all requirements of this
section will need to be met with the approval of the final plat.
SELECTED PLANNING AND ZONING HISTORY:
• SUB201400066 Briarwood Commercial Lot—Road Plans—currently under review.
• SUB201300043 Briarwood Commercial Subdivision—Preliminary Plat—approved with conditions.
• SDP201300035 Landscape Mitigation Plan—currently under review.
• SDP201400047 Briarwood Gas Station—Final Site Plan—currently under review.
• SDP201200064 Briarwood Gas Station-Preliminary Site Plan—approved with conditions.
VARIATION OF PLANTING STRIP REQUIREMENT
Planting strips for street trees and other vegetation are required to be established on both sides of each new street
within a subdivision between the street and the sidewalk. The applicant has requested a planting strip variation for
the private street serving the commercial lots. The applicant requests the landscaping strip be modified from six
(6)feet to three(3)feet in width and allow the planting strip to be located on the back side of the sidewalk, in
accordance with 14-422(F)of the Subdivision Ordinance. The requirements for planting strips may be varied or
excepted by the commission as provided in section 14-203.1.
ANALYSIS OF SECTION 14-422 (F)Variation from planting strip requirements:
Per Section 14-422(F)(2), in reviewing a request to vary the requirement for planting strips,the commission shall
consider whether: (ordinance language presented in bold italics followed by staff comment)
i. A variation to allow a rural cross section has been granted;
No such variation has been granted. The private streets will be designed in accordance with the requirements in
Section 14-412,and a section detail is included with the plan sheets. Street trees will be provided in a planting
strip area on the back side of the sidewalks to maintain the urban character of the streets.Notably,the
Briarwood(Residential Subdivision),the neighborhood adjacent to these commercial lots was approved with
five(5)foot sidewalks and three(3)foot planting strips on the public and private roads throughout the
development.
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ii.A sidewalk variation has been granted;
No such variation has been granted or requested.
iii. Reducing the size of or eliminating the planting strip promotes the goals of the comprehensive plan,the
neighborhood model, and the applicable neighborhood master plan;and
This proposal will be consistent with the design of the roads/landscape strip in the neighboring development
(Briarwood Subdivision). In this case,the reduction of the landscape strip does not compromise the principles of
the neighborhood model and supports the interconnection of streets and transportation networks.
iv. Waiving the requirement would enable a different principle of the neighborhood model to be more fully
achieved.
The variation would allow the principles for interconnected streets and transportation networks to be more fully
achieved by providing a connection with the existing neighborhood in the same design as what was previously
approved within Briarwood Subdivision.
SUMMARY:
Staff's opinion is that the landscape strip reduction allows the private road serving the commercial lots for
Briarwood to conform to the existing public and private roads serving the residential sections of Briarwood. In
this case the reduction of the landscape strip promotes the principles of the neighborhood model; interconnection
of streets and transportation networks.No adverse affect comes from the reduction.
Favorable factors:
1 The private street is being proposed to serve the Commercial lots fronting on Route 29 and will help
reduce and consolidate entrances along Route 29.
2 Promotes the goals of the neighborhood model by allowing the interconnection of streets and
transportation networks.
3 Street trees will be provided in a planting strip area on the back side of the sidewalks to maintain the
urban character of the streets.
Unfavorable factors:
None.
RECOMMENDATION:
Staff recommends approval of the variation of the planting strip [14-422(F)] with the following condition:
1. The required street trees will be provided behind the sidewalks in landscaping easements to be
recorded on a plat and depicted on the final site plan.
ATTACHMENTS:
A. Area Map
B. Preliminary Plat
C. Applicant Justification/Private Street Request
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COLLINS
200 GARRETT ST,SUITE K CHARLOTTESVILLE VA 22902
434.293.3719 PH 434.293.2813 FX
www.collins-engineering.com
June 5,2014
Revised 7-15-14
Christopher Perez
County of Albemarle
Department of Community Development
Current Development
401 McIntire Road
Charlottesville,VA 22902
RE: Waiver Request for a variation of the sidewalk and planting strips—Briarwood commercial lots—
SUB2013-43
Dear Christopher Perez,
I'm writing to request a waiver by the Planning commission for the reduction in width of the planting strips
along the private commercial road from 6' in width to 3' in width. The waiver request is consistent with
sections 14-201.1 and 14-422 of the Albemarle County Subdivision Ordinance,and the reduction of the
planting strip is consistent with the existing and proposed public streets in the Briarwood Development. All
the existing and proposed public streets within the Briarwood Development have a 3'planting/utility strip with
street trees on the back side of the sidewalk. We are proposing the same for the private street through the
commercial property. Street trees will be installed on the back side of the sidewalk where the trees can be
installed and they are not in conflict with any retaining walls. The reduction of the planting strip is mainly due
to the topography of the property and the site limitations. With the extreme variations of the topography
across the site,additional space is necessary for grading and tying in the proposed lots and commercial
development into the streets. Street trees will still be provided in a planting strip area on the back side of the
sidewalk to maintain the urban characteristics of the streets.
We ask that staff and the Planning commission to grant the waiver and authorization for the reduction of the
planting strips from 6'to 3' along the private commercial streets to match the existing and proposed public
streets within the development. The principles of design and planning of the Development are better met with
the proposed waiver requests,and these modifications will be consistent with the existing design of the
development.
Thank you for considering this request.
Regards,
Scott Collins,PE
Attachment C