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HomeMy WebLinkAboutSE202300010 Correspondence 2023-03-07 (5)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: 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 Sizes Lots over 4,500 SF & less than 45' in width: • 32, 35, 37, 40, 45, 49, 54, 71 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 15' front setback line from the private street ROW, all new lots would meet the today indicates 36 `lots' that are both under 4,500 SF in area and less than minimum 45' width. 45' in width and 8 `lots' that exceed 4,500 SF, but are less than 45' in width. Adjustments of these lots would require moving the manufactured homes, which can cost $5,000 per unit. Sec. 5.3.4 d. The minimum distance between manufactured Lot 8-11, 18-29, 32-65, 67-71 (total 55 lots) Lot 5N Location of homes shall be 30 feet. The Albemarle County Fire manufactured homes Marshal may require additional space between manufactured homes if public water is not available 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 or is inadequate for fire protection. 11. The existing fire hydrant on Park Road is located within an ACSA easement on Lot 5N. 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 or rural areas district. There are 14 existing structures that are set back less than 50 feet from the 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 Crozet Mobile Home Communit subdivision and would not create an additional detriment on the neighboring Special Use Permit Waiver Matrix Supplemen parcel. Furthermore, both the subject property and the adjacent Westhall subdivision are zoned R-6; where a conventional R-6 development is required TM P 56 4 to maintain a 20' rear setback, the 50' setback would require 70' of separation Revised 06 March 202 between two structures of the same zoning. 70' of separation is not warranted Submitted 13 October 202 between two R-6 communities. prolecr. z i .ui t) SHIMP ENGINEERING, P.C. Requested Regulation Existing Lots (Lots Not Meeting Regulation) Proposed Lots (Lots Not Meeting Regulation) Waiver Sec. 5.3.5 c. Manufactured homes and other structures shall Lot 15-20, 22, 23, 30, 33, 44, 57, 60-65, 67, 68 (total 20 lots) Setbacks and be set back at least 15 feet from the right-of-way yards 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 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 or structures at roadway intersections and along set backless than 15' from the ROW. No lot encroaches into the ROW and internal public streets location of an existing structure less than 15' from the ROW has not and will not inhibit safe and adequate access throughout the development. 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 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 Manufactured posted and maintained in a conspicuous place on All existing lots have an E911 number associated with each structure and each new lot will similarly have a new E911 number assigned. 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. Storage buildings not to exceed 150 square feet 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 shall be permitted in a designated area on each lot. 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 Additional storage facilities may be provided in tenant, if desired. Existing residents may not want a newly paved area within discretion of the tenant. 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. Crozet Mobile Home Community Special Use Permit Waiver Matrix Supplement TMP 56-48 Revised 06 March 2023 Scbmi'ted 13 October 2022 project21.075 SHIMP ENGINEERING, P.C. Requested Regulation Existing Lots (Lots Not Meeting Regulation) Proposed Lots (Lots Not Meeting Regulation) Waiver Sec. 5.3.8 a. Off-street parking. Off-street parking for All existing lots All proposed lots are proposed with gravel parking 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 Proposed lots shall have off-street parking areas within their designated lots, cles Additional parking area for recreational vehicles street. The manufactured home park has been established since the 1970s and however, the material of these parking areas are proposed as gravel. shall provided in a common area a rate one has successfully managed parking without issue for decades. Please see images space per ten units of on -site parking below 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- way shall be maintained clear of all obstructions The existing private roads are shown with a 30' ROW. The existing private roads are pre-existing and proposed to remain. Sec. 5.3.8b Internal private streets shall be constructed to the following minimum standards: Improvements 2 Minimum typical section for all park streets that All existing streets (Adele Street, Claudia Street, Alfred Street, Agatha Street) No new streets proposed required - abut manufactured home sites where the lot frontage Manufactured 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 q 8 Y g P P g Y g 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. The median mortgage in Crozet is $432,600', household incomes need to be well over $100,000 to afford such a mortgage, and additional costs such as property taxes and insurance further makes homes unaffordable. 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. Crozet Mobile Home Community Special Use Permit I Waiver Matrix Supplement TM P 56-48 Revised 06 March 2023 Submitted 13 October 2022 project: 21.075 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). Furthermore, a minimum clear width of at least 22 with on -street parking shall have a minimum clear feet will be provided. Gravel is proposed in areas where existing streets are less than 22 feet in width and would provide safe and adequate access throughout the width of at least 22 feet, excluding parking space site. A clear width of 22 feet would be sufficient per Engineering minimum recommendation. 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. 3g. Minimum radius of edge of pavement is 25 feet. Intersection of Agatha Street and Adele Street No new streets proposed Intersection of Agatha Street and Alfred Street Nearly all radii of existing edge of pavement is 25' or more. However, at the Agatha Street/Adele Street and Agatha Street/Alfred Street intersections, the radius does not meet 25' However, for the Agatha Street/Adele Street intersection, 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. For the Agatha Street/Alfred Street intersection, the radius is approximately 22, which would sufficiently allow for a right -turn maneuver on a low -speed residential 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. The existing drainage system does not pose any flooding issues for the property. 3j. Driveways shall be paved the same as streets to the All existing lots All proposed lots right-of-way line. Aggregate base may be four inches 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 on the street by their unit. A. Curb drop inlets shall be placed along the tangent All existing streets (Adele Street, Claudia Street, Alfred Street, Agatha Street) No new streets proposed portions of the street or at the points of curve at 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. SHIMP ENGINEERING, P.C. Requested Regulation Existing Lots (Lots Not Meeting Regulation) Proposed Lots (Lots Not Meeting Regulation) Waiver Sec. 5.3.8b 31. Storm sewers shall be designed in accordance with All existing streets (Adele Street, Claudia Street, Alfred Street, Agatha Street) No new streets proposed Improvements required - 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. Manufactured 3m. All construction and materials shall be in All existing streets (Adele Street, Claudia Street, Alfred Street, Agatha Street) No new streets proposed home park - accordance with current VDOT road and bridge The private streets are pre-existing and proposed to remain. General Design standards and specifications. Notes [cont.] 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. The special use permit proposes a trail connection from the property to the Joanna Street ROW, within an access easement to ensure resident access. 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 Requiring private recreational equipment on the property would require installation, maintenance, and insurance costs to be incurred, which would ultimately create additional costs to residents. The private recreational equipment and the added costs are not necessary with the accessibility to public resources within the neighborhood walking shed. 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.