HomeMy WebLinkAboutSUB201200103 Legacy Document 2013-01-03LrRGtNh'
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SUB2012 -103 Old Trail Block 14 - Private
Staff: Megan Yaniglos, Senior Planner; Michael Koslow, Civil
Street Request
Engineer
Planning Commission Public Hearing:
Board of Supervisors Hearing:
December 18, 2012
Not applicable
Owner: March Mountain Properties, LLC
Applicant: Scott Collins, Collins Engineering
Acreage: 4.4 acres (Block 14)
Rezone: Neighborhood Model District
Special Use Permit for: Not applicable
TMP: 055E00100000A1; 055EO- 01- 00 -000GO
By -right use: Neighborhood Model District (NMD)
Location: At the corner of the intersection of Upland Drive
and Claremont Lane. Approximately 400 feet from the
intersection of Upland Drive with Old Trail Drive. [Attachment
A]
Magisterial District: White Hall
DA — X RA —
Requested # of Dwelling Lots: 20 single family detached
Proffers /Conditions: None
units
Character of Property: Open and developed.
Comp. Plan Designation: Urban Density Residential- 6 -12
units /acre; supporting uses such as religious institutions,
schools, commercial, office and service uses in the Crozet
Master Plan
Proposal:
Use of Surrounding Properties: Single Family Residential,
1. Request for private street approval in accordance with
Mixed Use, Commercial, Golf Course, and a Middle School.
14 -233 and 14 -234 of the Subdivision Ordinance
within a Neighborhood Model development.
2. Request for waiver from sidewalk requirements in
accordance with 14 -422 of the Subdivision Ordinance
3. Request for waiver from planting strip requirements in
accordance with 14 -422 of the Subdivision Ordinance
Factors Favorable:
Factors Unfavorable:
1. Engineering staff has no objections to the authorization of
No unfavorable factors have been identified at this time.
a private street.
2. The proposed street meets the requirements for
authorization under 14 -233 (A)(1)(iii)
3. The sidewalk and planting strip waiver meets the
requirements in accordance with 14 -422 (E) and (F)
RECOMMENDATION:
1. 14 -233 and 14 -234- Staff recommends approval of the Private Street.
2. 14 -422 (E)- Staff recommends approval of the waiver of the sidewalk requirement with conditions
3. 14 -422 (F)- Staff recommends approval of the waiver of the planting strip with conditions.
4. 14- 218(8)- Staff recommends approval of the preliminary subdivision plat with conditions.
STAFF PERSONS:
PLANNING COMMISSION:
AGENDA TITLE:
APPLICANT:
PROPERTY OWNER:
Megan Yaniglos, Senior Planner; Michael Koslow, Civil Engineer
December 18, 2012
SUB2012 -103 Old Trail Block 14 — Private Street Request
March Mountain Properties, LLC; Collins Engineering
March Mountain Properties, LLC
APPLICANT'S PROPOSAL:
Request for preliminary subdivision approval for 20 single family lots in the rezoned portion of Old
Trail. Associated with this proposal is a request to allow a private street to allow houses to face a
common amenity. [Attachment B].
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Urban Density Residential in the Crozet Master
Plan.
REASON FOR PLANNING COMMISSION REVIEW:
The applicant has requested a waiver to allow access for two of the proposed lots via two private streets
per Section 14 -233 and 14 -234 of the ordinance [Attachment C]. The applicant is also requesting a
waiver of sidewalks and planting strips for these private streets per Section 14 -422 of the ordinance.
Approval of the modification for private street authorization would also be the approval of the street in
accordance with Sections 14 -233 and 14 -234 of the Subdivision Ordinance. The required standard for
private streets is specified in Section 14 -412, and all requirements of this section will need to be met
with the approval of the final plat.
There will be four different requests to be considered with this application:
1. Section 14 -233 and 14 -434- Authorization of a Private Street within the Development Areas
2. Section 14 -422 (E)(2)- Waiver of the sidewalk requirement
3. Section 14 -422 (F)(2)- Waiver of the planting strip requirement
4. Section 14- 218(B)- Preliminary Subdivision Plat approval
SELECTED PLANNING AND ZONING HISTORY:
ZMA2004 -024 — Approved rezoning to establish a Neighborhood Model District.
1. AUTHORIZATION OF PRIVATE STREETS
Private streets may be authorized by the Planning Commission as provided by any one of the provisions
of Section 14 -233.
The applicant has requested approval of the two private streets (Meadow Valley Circle and Claire Mill
Circle) using Neighborhood model development [Section 14- 233(A)(1)(iii)] as justification, specifically
under (iii)- rear vehicular access to buildings would be provided so that the buildings may face a
common amenity. [Attachment C]. (ordinance language presented in bold italics followed by staff
comment):
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ANALYSIS OF SECTION 14- 233(A)(1) Neighborhood model development.
May be authorized if the proposed private streets) would enable the principles of the neighborhood
model to be more fully implemented than could be achieved with a public street, without diminishing
other principles of the neighborhood model, in the following circumstances: (i) the subdivision would
have a streetscape more consistent with the neighborhood model, (ii) the subdivision design would
allow it to better achieve the density goals of the comprehensive plan; (iii) rear vehicular access to
buildings would be provided so that the buildings may face a common amenity; (iv) a significant
environmental resource would be protected; or (v) relegated parking would be provided to a greater
extent than could otherwise be provided.
This subdivision includes 20 lots, two of the lots will need to gain frontage from a private street, because
they are facing /fronting on open space. Claire Mill Circle and Meadow Valley Circle are located
internally within the Block and provide rear access to the lots. The open space shown in this Block is a
system of open space that is being provided throughout adjacent Blocks in Old Trail, creating a linear
park for the future residents.
County Engineering staff has analyzed each street as required by Chapter 14, Section 234 (Procedure to
authorize private streets and related matters) of the County Code [Attachment D]. Staff has found that
the design of the subdivision meets the requirement for authorization for a private street under this
section.
ANALYSIS OF SECTION 14 -234:
Per Section 14- 234(c), the Commission may authorize one or more private roads to be constructed in a
subdivision if it finds that one or more of the circumstances described in section 14 -232 exists and that:
(ordinance language presented in bold italics followed by staff comment)
1. The private road will be adequate to carry the traffic volume which maybe reasonably expected to
be generated by the subdivision.
The amount of traffic expected on these private streets is minimal. The roads will provide rear access
to the lots only, and not carry through traffic. The design is adequate for this type of traffic.
2. The comprehensive plan does not provide for a public street in the approximate location of the
proposed private road;
The Comprehensive Plan does not provide for a public street in the location of these private streets.
3. The fee of the private road will be owned by the owner of each lot abutting the right -of -way thereof
or by an association composed of the owners of all lots in the subdivision, subject in either case to any
easement for the benefit of all lots served by the road,
Section 14 -317 of the Subdivision Ordinance requires that a maintenance agreement be submitted for
review by Planning staff and the County Attorney in all situations where improvements are required to
be maintained. The applicant has indicated that the private streets will be entirely owned and
maintained by the Old Trail Village HOA.
4. Except where required by the commission to serve a specific public purpose, the private road will
not serve through traffic nor intersect the state highway system in more than one location; and
The private streets will not serve through traffic, nor intersect the state highway system in more than one
location.
S. If applicable, the private road has been approved in accordance with section 30.3, flood hazard
overlay district, of the zoning ordinance and other applicable law.
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As proposed the private streets will not require any upgrades nor impact the flood plain.
SUMMARY:
This proposal meets the requirements of the ordinance, therefore, Staff recommends approval of the
private street request.
2. WAIVER OF SIDWALK REQUIREMENT
Sidewalks and planting strips for street trees and other vegetation are required to be established on both
sides of each new street within a subdivision creating lots for single family detached dwellings in the
development areas. The applicant has requested a sidewalk and planting strip waiver for the private
streets only. The requirements for sidewalks and planting strips may be waived by the commission as
provided in section 14- 225.1.
ANALYSIS OF SECTION 14 -422 (E) Waivers from sidewalk requirements:
Per Section 14- 422(E)(2), in reviewing a request to waive the requirement for sidewalks, the
commission shall consider whether: (ordinance language presented in bold italics followed by staff
comment)
i. A waiver to allow a rural cross section has been granted,
No such waiver 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.
ii. A surface other than concrete is more appropriate for the subdivision because of the character of
the proposed subdivision and the surround neighborhood;
An alternative surface is not proposed.
iii. Sidewalks on one side of the street are appropriate due to environmental constraints such as
streams, stream buffers, critical slopes, floodplain, or wetlands, or because lots are provided on only
one side of the street,
The private streets proposed provide access to the rear of the lots. Sidewalks are proposed on both sides
of the street on all the public roads surrounding this Block. No environmental constraints exist for this
Block.
iv. The sidewalks reasonably can connect to an existing or future pedestrian system in the area;
Within Old Trail Village there is a network of sidewalks connecting all the Blocks and also to adjacent
parcels and trail systems. All the proposed lots have a sidewalk located on one side of the parcel that
connect to the system of sidewalks along the public streets within Old Trail.
v. The length of the street is so short and the density of the development is so low that it is unlikely
that the sidewalk would be used to an extent that it would provide a public benefit;
The length is a short distance and will provide rear access and only be used by those residents of the
Block and possibly visitors to the residents. The sidewalk for these private streets is unlikely to be used
by the public.
vi. An alternate pedestrian system including an alternative pavement could provide more appropriate
access throughout the subdivision and to adjoining lands, based on a proposed alternative profile
submitted by the subdivider,
Alternate pedestrian systems are being proposed. The open space proposed in this Block provides a
sidewalk connection through the Block to additional blocks within Old Trail Village.
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vii. The sidewalks would be publicly or privately maintained;
Sidewalks for private streets would be privately maintained. However, there are existing sidewalks
surround the Block that will be maintained by VDOT. The sidewalks located in the open space will be
maintained by the Home Owner's Association.
viii. The waiver promotes the goals of the comprehensive plan, the neighborhood model, and the
applicable neighborhood master plan; and
This waiver promotes the goals of the neighborhood model and the rezoning plan. Alleyways were
anticipated for the Blocks without sidewalks and planting strips that would provide rear access to the
proposed lots.
ix. waiving the requirement would enable a different principle of the neighborhood model to be more
fully achieved.
Waiving the requirement will allow the lots to access the rear of the property, where the parking will be
located. This will allow the relegated parking principle to be fully achieved.
SUMMARY:
Staff's opinion is that the proposed block design provides good pedestrian access to the sidewalks
provided along the public streets surround the block, as well as within the proposed open space, and
sidewalks on these two short streets are not needed in this case. Staff recommends approval of the
request with the following conditions:
Recommended Conditions:
1. No sidewalk will be required for Meadow Valley Circle and Claire Mill Circle private streets as
shown on the preliminary subdivision plat for Block 14 dated 12/5/12.
2. Sidewalks are required for all other roads within and adjacent to Block 14.
3. WAIVER OF PLANTING STRIP REQUIREMENT
Sidewalks and planting strips for street trees and other vegetation are required to be established on both
sides of each new street within a subdivision creating lots for single family detached dwellings in the
development areas. The applicant has requested a sidewalk and planting strip waiver for the private
streets only. The requirements for sidewalks and planting strips may be waived by the commission as
provided in section 14- 225.1.
ANALYSIS OF SECTION 14 -422 (F) Waivers from planting strip requirements:
Per Section 14- 422(F)(2), in reviewing a request to waive the requirement for planting strips, the
commission shall consider whether: (ordinance language presented in bold italics followed by staff
comment)
i. A waiver to allow a rural cross section has been granted;
No such waiver 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.
ii. A sidewalk waiver has been granted;
A sidewalk waiver is included with this request and is being recommended for approval by staff.
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
The private streets proposed provide access to the rear of the lots. Sidewalks and planting strips are
proposed on both sides of the street on all the public roads surrounding this Block. No environmental
constraints exist for this Block.
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iv. Waiving the requirement would enable a different principle of the neighborhood model to be more
fully achieved.
This waiver promotes the goals of the neighborhood model and the rezoning plan. Alleyways were
anticipated for the Blocks without sidewalks and planting strips that would provide rear access to the
proposed lots.
SUMMARY:
Staff's opinion is that the proposed private streets are fucnting like an alley in this particular block
design, and planting strips are not required for an alley. Planting strips are being provided along the
proposed public road surrounding the block, and there is a public open space within the block. Staff
recommends approval with the following conditions:
Recommended Conditions:
1. No planting strip will be required for Meadow Valley Circle and Claire Mill Circle private
streets as shown on the preliminary subdivision plat for Block 14 dated 12/5/12.
2. Planting strips are required for all other roads within and adjacent to Block 14.
4. PRELIMINARY SUBDIVISION PLAT APPROVAL
The Site Review Committee has reviewed the preliminary subdivision plat and found that it meets the
requirements for conditional approval, as set forth in Chapter 14 of the Albemarle County Code, if the
private streets, sidewalk and planting strips waivers, are authorized and approved.
SUMMARY AND RECOMMENDATION:
The proposed private streets within this Block are providing rear access to the lots while allowing some
lots to front /face on an amenity, open space. Sidwalks and planting strips with street trees are being
provided on both sides of the public roads surrounding this block. Also, the open space contains
sidewalks that provide pedestrian connections to other blocks within Old Trail Village.
Staff recommends approval of the four (4) requests outlined below:
1. Section 14 -233 and 14 -434- Authorization of two Private Streets within the Development Areas
(Meadow Valley Circle and Claire Mill Circle)
2. Section 14 -422 (E)(2)- Waiver of the sidewalk requirement with conditions
Conditions of approval for the sidewalk waiver include:
1. No sidewalk will be required for Meadow Valley Circle and Claire Mill Circle private
streets as shown on the preliminary subdivision plat for Block 14 dated 12/5/12.
2. Planting strips are required for all other roads within and adjacent to Block 14.
3. Section 14 -422 (F)(2)- Waiver of the planting strip requirement with conditions
Conditions of approval for the planting strip waiver include:
1. No planting strip will be required for Meadow Valley Circle and Claire Mill Circle
private streets as shown on the preliminary subdivision plat for Block 14 dated
12/5/12.
2. Planting strips are required for all other roads within and adjacent to Block 14.
4. Section 14- 218(B)- Preliminary Subdivision Plat approval with conditions
Conditions of approval for the Subdivision Plat include:
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Planning approval to include:
❑ The plat shall be subject to the requirements of Section 14 -303 (Contents of final plat), as
identified on the "Final Subdivision Checklist" which is available from the Community
Development Department;
❑ The final plat shall address all minimum requirements from Sections 14 -410 (Standards for all
street and alleys) and 14 -412 (Standards for private streets only).
❑ Virginia Department of Transportation approval
Engineering approval to include:
❑ The plan must meet all engineering requirements of the Water Protection, Subdivision, and Zoning
Ordinances in addition to all engineering standards detailed in the County's Design Manual.
Albemarle County Service Authority approval to include:
❑ Final water and sewer construction plans will be required for review for
final. The plat must match the final plans.
Fire & Rescue approval to include:
❑ Hydrant at the corner of Fielding Run Drive and Glen Valley Drive needs to be located on the northwest
corner of the street.
❑ Minimum Curb Radii shall be 25 ft.
❑ Fielding Run Drive and Glen Valley Drive will need to be 36 ft FC/FC to allow parking on two sides and
maintain a 20 ft wide unobstructed travelway for fire access.
❑ Claire Mill Circle and Meadow Valley Circle needs to be marked as fire lane/No Parking on both sides.
E911 approval to include:
❑ The applicant should contact this office with a list of three (3) potential road names to replace 'Meadow
Valley Circle'. This road name is not available for use. 'Claire Mill Circle' will be added to the reserved
road name list for this project.
ATTACHMENTS:
A. Vicinity Map
B. Preliminary Subdivision Plat
C. Applicant justification
D. Engineering anal
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