HomeMy WebLinkAboutSE202300007 Correspondence 2023-02-23LINES -GRADE
C I V I L E N G I N E E R I N G
MEMORANDUM
TO: Albemarle County Community Development Staff
FROM: Kendra G. Moon, PE
Line and Grade Civil Engineering
DATE: February 22, 2023
RE: Special Exception Request: Public Road Extension
From Section 14-409 (B)
Project Details:
Applicant:
Southern Development
Engineer:
Kendra G. Moon, PE, Line and Grade
Name of Project:
Pen Park Lane R4
Short Description:
Waiver for Public Road Extension
Proposed Site:
1130 Pen Park Lane, Charlottesville, VA 22901
Property Details:
Parcel ID Number:
061AO-00-00-02500
Short Parcel ID:
61A-25
Total Acres:
4.15 (per GIS); 4.136 (per survey)
Current Owner:
Catholic Diocese of Richmond
Property Address:
11 Cathedral Place, Richmond VA, 23220
Current Use:
Vacant Land
Magisterial District:
Rio
Zoning:
R4 Residential
Proffered:
No
ZMAs Related to Proffers:
None
Comprehensive Plan Area:
Neighborhood 2 — Places 29
Comprehensive Plan Use:
Urban Density Residential (Primary)
Land Use:
Residential
Surrounding Uses:
Single Family and Multifamily Homes to the West
Charlottesville Catholic School to the North
Single Family Home to the East
Single Family Home to the South
LINE i-
GRADE
CIVIL ENGINEERING
113 41h St. NE; STE 100
CHARLOTTESVILLE, VA 22902
TEL: (434) 262-0169
LINE-GRADE.COM
Special Exception Request
Waiver for Public Road Extension
February 22, 2023 1 Page 2
Subject Parcel:
Photo 1—Aerial Image (2018) Courtesy of Albemarle County GIS
Basis of Special Exception
For the purposes of this special exception request related to the waiver of public road requirements,
the following excerpts from County Code are cited herein and will be used to guide the framework
of this request.
Chapter 14; Article IV; Division 2; Sec. 14-409 Coordination and Extension of Streets
Public streets within the development areas shall be coordinated and extended as follows:
A. Coordination. All public streets within a subdivision shall be coordinated as to location,
width, grades and drainage with other public streets, as follows: (i) by coordinating with
existing or planned streets within the general area of the subdivision, including but not
limited to existing or future adjacent subdivisions, or subdivisions contiguous to such
adjacent subdivisions; and (ii) by continuing the public streets to planned, existing, or
platted streets into adjoining areas by dedication or reservation of right of way adequate to
accommodate continuation of the streets.
B. Extension. All public streets within a subdivision shall be extended and constructed to the
abutting property lines to provide vehicular and pedestrian interconnections to future
development on adjoining lands, terminating within the subdivision with a temporary L I N E
turnaround. The arrangement of the public streets shall provide adequate access to
adjoining lands within the subdivision where necessary to provide for the orderly
development of the county including, but not limited to, reserving temporary construction
easements of sufficient area to accommodate the future completion of the street when the
adjoining lands are developed.
Based upon the language presented herein, it is the interpretation that section (A) does not apply
to this development based on the existing and proposed uses of the surrounding parcels. To the
north is Charlottesville Catholic School, which currently has access to Pen Park Road. A new public
road connection to this parcel may actually be a detriment, as vehicles may be encouraged to use
the school property as a cut -through to Pen Park Road to avoid Rio Road E. To the east is a 0.72-
GRADE
CIVIL ENGINEERING
Special Exception Request
Waiver for Public Road Extension
February 22, 2023 1 Page 3
acre lot (TMP 61A-24) with no current plans to subdivide, and to the west is The Lofts at
Meadowcreek, an existing apartment building with no vehicular access planned for the rear of the
property.
However, section (B) does specifically apply and therefore this waiver will only address the section
(B) waiver requirements.
Chapter 14; Article IV; Division 2; Sec. 14-409 Coordination and Extension of Streets
D. Variation or exception by agent of extension requirement. The requirements of subsection
(B) may be varied or excepted by the agent as provided in section 14-203.1. A request for a
variation or exception may be made prior to or with submittal of a preliminary plat or with
an application to rezone the land, as follows:
1. Information to be submitted. If such a request is made, it shall include: (i) a
justification for the request; (ii) a vicinity map showing a larger street network at a
scale no smaller than one inch equals 600 feet; (iii) a conceptual plan at a scale no
smaller than one inch equals 200 feet showing surveyed boundaries of the property;
(iv) topography of the property at five-foot intervals for the property being subdivided
and on abutting lands to a distance of 500 feet from the boundary line or a lesser
distance determined to be sufficient by the agent; (v) the locations of streams, stream
buffers, steep slopes, floodplains, known wetlands; (vi) the proposed layout of streets
and lots, unit types, uses, and location of parking, as applicable; and (vii) identification
of the location of the nearest development and rural area boundaries and the
maximum number of lots proposed in the subdivision.
Written Request of Special Exception
It is hereby expressed that the applicant requests an exception to this requirement. Specifically, the
request is made that the proposed subdivision will provide a single public street and that this street
will not extend to the abutting property lines, nor will access to adjoining lands be made available.
(i) Justification for the Request
As can be seen in the attached documentation as well as Figure 1, below, this project
utilizes a 40' wide 'pipe stern to access the residential units. Both properties along the pipe
stem are existing single family dwelling units. As the property opens up beyond the pipe
stem there are three primary adjacent properties to be evaluated for inter -parcel
connections: Parcel 61A-15, which is the Lofts at Meadowcreek development, Parcel 61A-
25 which is Charlottesville Catholic School, and TMP 61A-24 which is vacant land.
Consideration of connecting to each of these parcels is taken in turn.
Connection with Parcel 61A-15: The Lofts at Meadowcreek L I N E
Given the existing building locations on Parcel 61A-15 and the existing topography GRADE
between this parcel and the subject parcel, it can be seen that there is not a reasonable or
feasible connection to be made.
CIVIL ENGINEERING
Connection with Parcel 61A-25: Charlottesville Catholic School (CCS)
Given the land use of Parcel 61A-25 and the environmental features (preserved slopes and
stream) that stand between CCS and the limits of development on the subject parcel, it
can be seen that there is not a reasonable or feasible connection to be made.
Special Exception Request
Waiver for Public Road Extension
February 22, 2023 1 Page 4
Connection with Parcel 61A-24: Vacant 0.72-acre Parcel Zoned R4
Connection with this parcel would require the disruption of preserved slopes and a 64%
increase in road length. Development of the eastern portion of the subject property is not
proposed with this concept due to the steep terrain.
In short summary, given the existing boundary conditions at this property, including
access via a pipe stem, the existing topographic features, the development patterns and
land use of adjacent lots, and the substantial area of environmental resources on the
subject parcel, it is evident that inter -parcel connections are not reasonable or feasible at
this location.
preserved
slopes
.a®mm m0
>erved
apes
I
Figure 1— Proposed Plan Highlighting Site Conditions
Vicinity Map (See Attached Documentation)
Conceptual Plan (See Attached Documentation)
Topography of Property (See Attached Documentation)
Location of Critical Resources (See Attached Documentation)
Proposed Layout (See Attached Documentation)
Location of nearest development (N/A)
L I N E 4
GRADE
CIVIL ENGINEERING
Special Exception Request
Waiver for Public Road Extension
February 22, 2023 1 Page S
Consideration
In accordance with the County's Zoning Ordinance the following responses are provided for the
Commission's consideration of this matter:
Chapter 14; Article IV; Division 2; Sec. 14-409 Coordination and Extension of Streets
D. Variation or exception by agent of extension requirement. The requirements of subsection
(B) may be varied or excepted by the agent as provided in section 14-203.1. A request for a
variation or exception may be made prior to or with submittal of a preliminary plat or with
an application to rezone the land, as follows:
2. Consideration. In reviewing a request for a variation or exception under section 14-
203.1, the agent shall consider whether: (i) extending the street to the abutting
property line would require offsite easements; (ii) the need for the extension
outweighs the impacts on environmental resources such as streams, stream buffers,
steep slopes, and floodplain; (iii) alternative connections to the abutting lands from a
different location would provide a better connection; (iv) the subdivider would
contribute to the cost to complete the extension to the abutting property line when
the adjoining lands are developed, and how•, and (v) the street would be extended
into the rural areas.
(i) True. If this public road was extended to the property line temporary construction
easements would be required to construct it due to the difference in topography on the
sites and the need for a road slope of 10% or less.
(ii) Given the available information it is hard to say the need for this public road extension
outweighs the impacts such a road would have. Currently there is no need for this public
road extension, and it would impact at least 14,000 sf (0.32 ac) of preserved slopes.
(iii) Given the available information it can be assumed that there are no other locations on the
abutting lands that would provide a better connection.
(iv) Not applicable.
(v) Not applicable.
L I N E +
GRADE
CIVIL ENGINEERING
PEN PARK LANE
WAIVER REOUEST
ALBEMARLE COUNTY, V GINIA
PROJ ECT
S U M MARY
NAME OF PROJECT:
PEN PARK LANE R4
PROJECT ADDRESS:
BETWEEN 1120 AND 1140 PEN PARK LANE
DEVELOPMENT TYPE:
BY -RIGHT SUBDIVISION
PROJECT NARRATIVE:
PROPOSED SUBDIVISION CREATING 12 LOTS
APPLICANT
CONTACT:
SOUTHERN DEVELOPMENT
CHARLES ARMSTRONG
ADDRESS:
142 SOUTH PANTOPS DRIVE
CHARLOTTESVILLE, VA 22911
PHONE:
434-245-0894
EMAIL:
CHARLESA@SOUTHERN-DEVELOPMENT.COM
ENGINEER OF RECORD:
CONTACT:
LINE AND GRADE CIVIL ENGINEERING
KENDRA MOON, PE
ADDRESS:
1134TH STREET NE; STE 100
CHARLOTTESVILLE, VA 22902
PHONE:
434-262-0169
EMAIL:
KMOON@LINE-GRADE.COM
SOURCE OF SURVEY AND TOPOGRAPHY:
SOURCE:
ALBEMARLE COUNTY GIS
*NOTE- 2021 PLAT BY OLD ALBEMARLE SURVEYING, LLC WAS USED TO DETERMINE PARCEL ACREAGE ONLY
PARCELS:
PARCEL ID: 61A-25
OWNER: CATHOLIC DIOCESE OF RICHMOND, WALTER FSULLIVAN BISHOP ET AL
ZONED: R4
OVERLAYS: MANAGED AND PRESERVED SLOPES
PROFFERS: N/A
LEGAL AREA: 4.136 AC
R4
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SHEET LIST TABLE
SHEET NUMBER SHEET TITLE
CO.0 TITLE SHEET
C1.0 SCHEMATIC LAYOUT
SUBMITTAL LOG
SUBMISSION DESCRIPTION
1 CONCEPTUAL - FOR
WAIVER REQUEST
RECIPIENT SUBMITTAL DATE
ALBEMARLE COMMUNITY 02/22/2023
DEVELOPMENT
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0212212023
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PROJECT 2302005
T H E W 0 R K O F
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02�2212023
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PROJECI 2302005
T H E W O R K u F
L I N E + G R A D E