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Home My WebLink AboutSUB198400021 Staff Report 1983-12-20 a STAFF REPORT: PLANNING COMMISSION MEETING: DECEMBER 20, 1983 - PAGE STAFF REPORT: WHOLLEY PRELIMINARY PLAT: Location: Located on the north side of Route 637 , at the intersection with Route 682 . Samuel Miller Magisterial District. (Tax Map 73 , Parcel 17) Zoning: Rural Areas History: The Albemarle County Planning Commission, at its meeting of November 22 , 1983, deferred consideration of this preliminary plat. The Commission was concerned about the irregular shape of Lot 1 and the requested private driveway off of Route 682 to serve Lots 3 and 4. In particular, the Commission was concerned about sight distance at the proposed location and that the driveway would have to cross a stream and the 100 ' setback area around the stream to serve the house sites for these lots. >Proposal: To divide 64. 35 acres into six lots ranging in size from 5. 0 to 21. 0 acres. Reason for Planning Commission Review: Private easement serves development. Topography of Area: Moderate slopes with streams Condition of Roads Serving Proposal : This segment of Route 637 carries an average 547 vehicle trips per day; Route 682 carries 33 vehicle trips per day. Both road segments are considered non-tolerable. Watershed Impoundment: This property is located in the South Fork Rivanna Watershed. Soils: The Soil Conservation Service reports area soils to be deep, well-drained loams. Comprehensive Plan Recommendation: This property is located in Rural Area 3 , in a watershed impoundment area, recommended by the Comprehensive Plan for ten acre density. School Impact: The projected school enrollment is three students with slight impact to Murray Elementary, Henley Middle and Western Albemarle High School. Utilities: No public utilities are available. Staff Comment: The Virginia Department of Highways and Transportation comments that a sight distance easement will be necessary to the south of the entrance of the private road to assure that the area is kept properly cleared. The Department further recommends the road be constructed to State standards for possible future dedication to the State system. The County Engineer recommends the road be constructed as a public road. The road is currently a gravel road in good condition. STAFF REPORT: PLANNING COMMISSION MEETING: DECEMBER 20 , 1983 - PAGE STAFF REPORT: WHOLLEY PRELIMINARY PLAT CONTINUED: A soil scientist report has been submitted, outlining the locations of potential drainfield on each lot. A recent revision in this report indicates Lot 3 has two alternative drainfield locations , although the plat has been revised to include only one of these house sites. Written Health Department approval has been received for all six proposed lots . The applicant is proposing a joint entrance serving Lots 3 and 4 directly from Route 682 and the private road to serve the four additional lots . In the revised preliminary plat, neither Lot 3 or 4 has access to the private road. ** Upon the advice of Staff, the applicant is requesting six waivers of the Private Roads Provisions of the Subdivision Ordinance, which would need to be granted by the Planning Commission before this plat would comply with the requirements of the Subdivision Ordinance. Copies of the-waiver requests are attached to the Staff Report. The requested waivers are: 1 . Section 18-36 (d) . Any lot fronting on a private road Jclf-, shall have access only onto such road and no 'mediate q r access to the State road. (Applicable to Lot ?j A 2 . Section 18-34 Width. "Double frontage or reversed frontage lots shall not be permitted except where r' essential to provide separation of residential development from streets or to overcome disadvantage of topography. " (Applicable to Lots 1 and 2) 3 . Section 18-29 Shape. "Lots shall not contain peculiarly shaped elongations which are designed solely to provide necessary square footage of area or frontage on a public road and which would be unusable for normal purposes. " (Applicable for Lots 1 and 2) 4 . Section 18-37 (k) Reserved Strips. "Reserved or spite strips restricting access to streets or alleys , shall not be permitted. . . " (Applicable to Lots 3 and 4) Gam' STAFF REPORT: PLANNING COMMISSION MEETING: DECEMBER 20 , 1983 - PAGE • • STAFF REPORT: WHOLLEY PRELIMINARY PLAT CONTINUED: • • 5 . Section 18-37 (e) Street Access. "The street arrangement shall provide adequate access to adjoining /,, parcels. . . " (Applicable to all lots) 6 . Section 18-36 (b) 3. "The fee of such road is to be owned by the owners of lots abutting the right-of-way. . . " 114- (Applicable to all lots) Dr Additional Staff Comments : • The Virginia Department of Highways and Transportation conducted a field check of the proposed entrance location for the driveway to serve lots 3 and 4. No stakes were set identifying the entrance location; therefore, slight distance was not calculated . The Virginia Department of Highways and Transportation reports, from the preliminary field check it appears extensive grading of the bank on Lots 3 and 4 would be necessary. • The proposed joint entrance is approximately 50 ' from the creek and would have to cross the stream and the 100 ' setback required in the watershed impoundment area. • If a sight distance easement is not attainable by the applicant from the adjacent landowner to the south of the private road entrance, the applicant would need to request a waiver of Section 18-37 (o) . "Each entrance onto any public road . . . shall be constructed in accordance with the design standards of the Virginia Department of Highways and Transporta- tion. " • It is evident to Staff that alternative methods of subdividing this property - exist. -LE-five-or f sw---lo Ls--are--proposed, the Subdivision Ordinance ujAl, wGar IJIAAJJA does not require the private road to be paved, which �, may alleviate the .mot eve for many of the requested �h`o: w waivers, including the proposed joint entrance to �� 17 � serve Lots 3 and 4 . Staff has discussed some of these options with the applicant. STAFF REPORT: PLANNING COMMISSION MEETING: DECEMBER 20, 1983 - PAGE STAFF REPORT: WHOLLEY PRELIMINARY PLAT CONTINUED: Staff feels due to the number and nature of waivers requested, this preliminary plat does not meet the intent of the Subdivision Ordinance. Should the Commission grant the requested waivers, Staff can recommend the following: RECOMMENDED CONDITIONS OF APPROVAL: 1. The final plat will be signed when the applicant has met the following: a. Virginia Department of Highways and Transportation approval of private street commercial entrance; b. Virginia Department of Highways and Transportation approval of road plans (if a public road is required) ; c. County Engineer approval of road and drainage plans and calculations; d. County Attorney approval of homeowners ' agreements. STAFF REPORT: PLANNING COMMISSION MEETING: DECEMBER 20, 1983 - PAGE STAFF REPORT: PLANNING COMMISSION MEETING: DECEMBER 20, 1983 - PAGE STAFF REPORT: WHOLLEY PRELIMINARY PLAT CONTINUED: STAFF REPORT: WHOLLEY PRELIMINARY PLAT CONTINUED: 5. Section 18-37(e) Street Access. "The street arrangement shall provide adequate access to adjoining Staff feels due to the number and nature of waivers requested, this parcels..." (Applicable to all lots) preliminary plat does not meet the intent of the Subdivision Ordinance. Should the Commission grant the requested waivers, Staff can recommend 6. Section 18-36(b)3. "The fee of such road is to be the following: owned by the owners of lots abutting the right-of-way..." (Applicable to all lots) RECOMMENDED CONDITIONS OF APPROVAL: Additional Staff Comments: 1. The final plat will be signed when the applicant has met the • The Virginia Department of Highways and Transportation following: conducted a field check of the proposed entrance locaticn for the driveway to serve lots 3 and 4. No a. Virginia Department of Highways and Transportation approval stakes were set identifying the entrance location; of private street commercial entrance; therefore, sigght distance was not calculated The Virginia Department of Highways and Transportation b. Virginia Department of Highways and Transportation approval reports, from the preliminary field check it appears of road plans (if a public road is required); extensive grading of the bank on Lots 3 and 4 would be necessary. c. County Engineer approval of road and drainage plans and calculations; • The proposed joint entrance is approximately 50' from the creek and would have to cross the stream and d. County Attorney approval of ho ro�rr rs' agreem-.ts. the 100' setback required in the watershed impoundment area. • If a sight distance easement is not attainable by (1.d the applicant from the adjacent landowner to the south of the private road entrance, the applicant would need to request a waiver of Section 18-37(o) . "Each entrance onto any public road ... shall be \'0I constructed in accordance with the design standards _ of the Virginia Department of Highways and Transporta- tion." Qi) • It is evident to Staff that alternative methods of subdividing this property do exist. If five or ®_ fewer lots are proposed, the Subdivision Ordinance does not require the private road to be paved, which ,\ \\ may alleviate the motive for many of the requested \ waivers, including the proposed joint entrance to 111P`' serve Lots 3 and 4. Staff has discussed some of - these options with the applicant. 6-2 ) • \. 1