HomeMy WebLinkAboutSUB201400119 STAFF REPORT 2014-09-10LrRGtNh'
ALBEMARLE COUNTY PLANNING
STAFF REPORT SUMMARY
Project Name: SUB2014 -119 Old Trail Blocks 28 & 29B -
Staff: Megan Yaniglos, Senior Planner;
Private Street Request
J.T. Newberry, Planner
Planning Commission Public Hearing:
Board of Supervisors Hearing:
September 16, 2014
Not applicable
Owner: March Mountain Properties, LLC
Applicant: Bill Ledbetter, Roudabush, Gale & Associates, Inc
Acreage: 8.68 acres
Rezone: Neighborhood Model District
Special Use Permit for: Not applicable
TMP: 055E00100000A1
By -right use: Neighborhood Model District (NMD)
Location: East of the intersection of Golf Drive and Golf View
Drive. [Attachment A]
Magisterial District: White Hall
DA — X RA —
Requested # of Dwelling Lots: 32 single family detached
Proffers /Conditions: None
units and duplex 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 an exception from sidewalk requirements
in accordance with 14 -422 of the Subdivision
Ordinance
3. Request for an exception 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 Streets.
2. 14 -422 (E) - Staff recommends approval of the exception of the sidewalk requirement with conditions
3. 14 -422 (F) - Staff recommends approval of the exception of the planting strip with conditions.
STAFF PERSONS:
PLANNING COMMISSION:
AGENDA TITLE:
APPLICANT:
PROPERTY OWNER:
Megan Yaniglos, Senior Planner
September 16, 2014
SUB2014 -119 Old Trail Blocks 28 & 29B — Private Street Request
March Mountain Properties, LLC; Roudabush, Gale & Associates
March Mountain Properties, LLC
APPLICANT'S PROPOSAL:
Request for preliminary plat approval to create 15 single family detached lots in Block 28, 16 single
family detached lots in Block 29B and 2 single family detached lots in Block 35B of the rezoned portion
of Old Trail Village. Associated with this proposal is a request to allow private streets, and an exception
for the sidewalks and planting strips. [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 four private streets (Birchin Lane, Birchin Drive, Birchin Court, and Hazel
Grove Lane) to be authorized 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
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 four private streets (Birchin Lane, Birchin Drive, Birchin
Court, and Hazel Grove Lane) 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
2
buildings may face a common amenity. [Attachment C]. (ordinance language presented in bold italics
followed by staff comment):
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 32 lots. Birchin Lane, Birchin Drive, and Birchin Court are located internally
within the Block and provide rear access to the lots providing relegated parking. Hazel Grove Lane
provides rear access to seven lots, and two lots front along the street. While there are some lots that front
the proposed Hazel Grove Lane private street, the majority of the lots have rear access that allow for
relegated parking. The applicant has also stated that the open space adjacent to the duplex lots contains
large trees which they are trying to save as part of this plan.
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. 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 and
minimal main access to the lots, 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.
3
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.
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 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.
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,
Birchin Drive, Birchin Court, and Birchin Lane all provide access to the rear of the lots. In these
instances, sidewalk is not appropriate since the private streets are serving as alleyways. However, Hazel
Grove Lane does have lots that front on the street. In this instance, staff is recommending sidewalk on
one side of the street only or a paved pedestrian path through the open space that is adjacent to the lots
that front on Hazel Grove Lane. This path would connect to the sidewalk network on Golf View Drive
and Addle Hill Road. Staff is amenable to either option in this case because a sidewalk would serve just
two lots and there is sufficient area within the open space to provide a suitable alternative. Sidewalks
are proposed on both sides of the street on all the public roads surrounding the blocks. 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. Most of 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. The two lots along
Hazel Grove Lane do not have sidewalk and staff is recommending that sidewalk be placed on one side
of the street to allow residents a safe pedestrian path to the other sidewalks in the surrounding blocks.
Alternatively, a paved pedestrian path through the adjacent open space is also acceptable.
4
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,
Birchin Drive, Birchin Court, and Birchin Lane provide rear access to the surrounding lots and will only
be used by those residents of the block. However, there are two future lots that front Hazel Grove Lane
that the residents would benefit having a safe access to the pedestrian system. Also, visitors of the
residents in these lots will also need safe pedestrian access to the lots. While the general public would
not necessarily benefit from sidewalk in this location, staff believes for the safety of the future residents
and their guests, sidewalk on one side of Hazel Grove Lane or a paved path through the open space
should be provided.
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;
The subdivider shall show the sidewalk or paved pedestrian path on the site plan for this area. The
sidewalk would need to meet the same VDOT standards as the rest of the surrounding sidewalk network.
If a paved pedestrian path is providing, then it shall meet the standards for a "Class A, Type 1" path as
detailed in the County's Design Standards Manual.
vii. The sidewalks would be publicly or privately maintained,
Sidewalks for private streets would be privately maintained by the Home Owner's Association.
However, there are existing sidewalks surround the blocks that will be maintained by VDOT.
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, and the proposed street will be used for rear access
for the lots for Birchin Court, Birchin Lane and Birchin Drive. For Hazel Grove Lane, there are lots that
have main access to the street, and will need safe pedestrian access to the sidewalks provided along the
public streets surround the block. Staff recommends approval of the request with the following
conditions:
Recommended Conditions:
1. Sidewalk to be provided on the north side of Hazel Grove Lane or a "Class A, Type 1" paved
pedestrian path to be provided through the open space adjacent to lots that front on Hazel Grove
Lane.
2. No sidewalk will be required for Birchin Lane, Birchin Court, or Birchin Drive, as shown on the
preliminary subdivision plat for Blocks 28 and 29B dated July 81h, 2014.
3. Sidewalks are required for all other roads within and adjacent to Blocks 28 and 29B.
5
3. WAIVER OF PLANTING STRIP REOUIREMENT
Sidewalks and planting strips for street trees and other vegetation are required to be established on both
sides of each new street within 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. Staff
does not believe a planting strip along Hazel Grove Lane is necessary in this instance because the
sidewalk recommended by staff would be along one side of the street, and only minimal pedestrian
traffic will be on this sidewalk. Alternatively, a paved pedestrian path would be located in open space
where an area of large trees exists.
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 for Birchin Lane, Birchin Court, and
Birchin Drive. Sidewalks and planting strips are proposed on both sides of the street on all the public
roads surrounding the block. Hazel Grove Lane provides mainly rear access to the lots. There are two
future lots that will front on this street. The applicant has stated that within the open space within 29B,
there are large existing trees that they are trying to save. By having this open space and saving the
established trees, this block is promoting the goals of the comprehensive plan to preserving wooded
areas within the development area.
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.
SUMMARV:
Staff's opinion is that the proposed private streets are functioning like an alley 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 blocks. Staff recommends approval with the following
conditions:
Recommended Conditions:
1. No planting strip will be required for Birchin Lane, Birchin Court, Birchin Drive, or Hazel
Grove Lane, as shown on the preliminary subdivision plat for Blocks 28 and 29B dated July
8th, 2014.
2. Planting strips are required for all other roads within and adjacent to Blocks 28 and 29B.
M
SUMMARY AND RECOMMENDATION:
The proposed private streets within these blocks are providing rear access to the lots. Sidwalks and
planting strips with street trees are being provided on both sides of the public roads surrounding these
blocks.
Staff recommends approval of the three (3) requests outlined below:
1. Section 14 -233 and 14 -434- Authorization of four Private Streets within the Development Areas
( Birchin Lane, Birchin Court, Birchin Drive, and Hazel Grove Lane)
2. Section 14 -422 (E)(2)- Waiver of the sidewalk requirement with conditions
Conditions of approval for the sidewalk waiver include:
1. Sidewalk to be provided on the north side of Hazel Grove Lane or a "Class A, Type 1"
paved pedestrian path to be provided through the open space adjacent to lots that front on
Hazel Grove Lane.
2. No sidewalk will be required for Birchin Lane, Birchin Court, or Birchin Drive, as shown
on the preliminary subdivision plat for Blocks 28 and 29B dated July 8th, 2014.
3. Sidewalks are required for all other roads within and adjacent to Blocks 28 and 29B.
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 Birchin Lane, Birchin Court, Birchin Drive, or
Hazel Grove Lane, as shown on the preliminary subdivision plat for Blocks 28 and 29B
dated July 8th, 2014.
2. Planting strips are required for all other roads within and adjacent to Blocks 28 and 29B.
ATTACHMENTS:
A. Vicinity Map
B. Applicant justification
C. Proposed Final Subdivision Plat
D. Proposed Final Site Plan
7
Attachment A: Area Map and Approximate Boundaries of Block 28 and 29B
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Map is for Display Purposes Only • Aerial Imagery from the Commonwealth of Virginia and Other Sources September 8, 2014
LAND SURYEYING
ENGINEERING
LAND PLANNING
J.THOMAS GALE. L.S.
MARILYNN R. GALE, L.S.
WILLIAM J. LEDBETTER. LS
EDWARD D.CAMPBELL III. L.S.
ROUDASUSH, GALE & ASSOC., INC.
A PRO FESSIONALCORPORATION
914 MONTICELLO ROAD
CHARLOTTESVILLE, VIRGINIA 22902
Attn: Mr. Jonathan Newberry, Planner.
Albemarle County
Department of Community Development
401 McIntire Road
Charlottesville, Virginia 22902
Regarding: SDP201400009 Old Trail Blocks 28 & 29B
Request for Private Street Authorization
Request for Waiver of Street Standards
Dear Mr. Newberry:
PHONE (434) 977 -0205
FAX (434) 296 -5220
INFO@ROUDABUSH.COM
In accordance with Section 14 -233 of the Albemarle County Code of Ordinances, we are requesting the
authorization of private streets in Block 28 & 29B of Old Trail Village, using the Neighborhood model development
[Section 14- 233(A)(1)] as justification.
• Section 14- 233(A)(1)(i)
The proposed Block 28 private streets, "Birchin Lane ", Birchin Drive, and "Birchin Court ", and the proposed
Block 29B private street, "Hazel Grove Lane ", would provide a streetscape that is more consistent with the
neighborhood model. The use of a private street on the western side of Old Trail Village mirrors the overall
road design of the development on the eastern side of Old Trail Drive. It is also consistent with the future
road design for the adjacent Blocks 26 and 27.
• Section 14- 233(A)(1)(iii)
Through the use of a private street, rear vehicular access to Lots 1, 11 -13 in Block 29B would be provided so
that the buildings may face a common amenity, in this case the Open Space in Block 29B. Additionally, Lots
14 -20 have rear vehicular access to the private street, Hazel Grove Lane, so that they may have frontage on
Golf Drive.
Through the use of private streets in Block 28, rear vehicular access to every house would be provided so
that the buildings may face a common amenity, in this case, three public roads (Golf View Drive, Ashlar
Avenue, and Belgrove Street).
In accordance with Section 14- 422(E)(2) and 14- 422(F)(2), we are requesting a waiver for the requirement of
sidewalks and planting strips along "Birchin Lane ", Birchin Drive ", and Birchin Court" in Block 28, and "Hazel Grove
Lane" in Block 29B of Old Trail Village.
• Section 14- 422(E)(2)(iv)
Lots 14 -20 in Block 29B will have a sidewalk located on the Golf Drive side of the lot which connects to a
system of sidewalks and trails throughout Old Trail. Additionally, because sidewalks and planting strips are
provided on the fronts of the units in Block 28, we feel that the requirement for sidewalks and planting
strips along the private streets are not necessary.
• Section 14- 422(E)(2)(v)
There are four lots on Hazel Grove Lane that are not adjacent to Golf Road. These lots comprise
approximately 300 linear feet of Hazel Grove Lane's 538 total length. A sidewalk in this location may benefit
the residents of the four lots, but not the public.
• Section 14- 422(E)(2).(viii)
The use of alleys and private streets was anticipated in the rezoning of Old Trail Village. Sidewalks were not
included in the typical street sections so that the proposed lots could have rear vehicular access.
• Section 14- 422(F)(2)(iii)
The use of alleys and private streets was anticipated in the rezoning of Old Trail Village. Planting strips were
not included in the typical street sections so that the proposed lots could have rear vehicular access.
• Section 14- 422(F)(2)(iv)
The use of alleys and private streets was anticipated in the rezoning of Old Trail Village which used the
neighborhood model as a guide in is key design features. Sidewalks and planting strips were not included in
the typical street sections so that the proposed lots could have rear vehicular access.
Thank you for your consideration regarding this request, and as always, if I can be of any assistance, please do not
hesitate to ask.
Best regards,
Christopher, C. Mulligan
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ENGINEERS, SURVEYORS AND LAND PLANNERS
A PROFESSIONAL CORPORATION 4p\
SERVING VIRGINIA SINCE 1250 914 MONTICEU.O ROAD - CHARLOTTESVILLE, VIRGINIA 22902
PHONE 43"77.020 - FAX 434-296-6220 - EMAIL INFO@ROUDABUSH.COM
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NMD (PLAT)
7�67' , q �FM 0' ZMA 04 -024
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PORTION OF TMP 55E -1 -A1 69 °s6'75,,
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DB 2035 PG 726 -736 (PLAT)
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Uk E:11421478.115
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ROUDABUSH, GALE & ASSOCIATES, INC.
ENGINEERS, SURVEYORS AND LAND PLANNERS
A PROFESSIONAL CORPORATION 4p\
SERVING VIRGINIA SINCE 1250 914 MONTICEU.O ROAD - CHARLOTTESVILLE, VIRGINIA 22902
PHONE 43"77.020 - FAX 434-296-6220 - EMAIL INFO@ROUDABUSH.COM
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REVISIONS
June O6, 2014
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<°r D.B. 6 O D.B. 23 NE728 (pla)
ZOD: NMD
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T1P. VARIABLE WD y 2% UTILITY EASEMENT 11
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q >JF�°ry Yp, 77 I I 18 [$ I vaRlAe �Pmori �� 2.) LOCATION, SIZE AND APPROVAL OF SIGNAGE LOCATIONS REQUIRES A SEPARATE PERMIT. yT8 of
I WATERLINE FS^M /� .,
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HEREON OR AS FIELD CONDITIONS DICTATE.
A• f EgSfMF�T I I 5 SB�L I IVY
\B I I P Z o -
" 4.) ALL ROADWAY EMBANKMENT MATERIAL SHALL CONSIST PREDOMINATELY OF C
SOIL AND BE PLACED IN SUCCESSIVE
UNIFORM LAYERS NOT MORE THAN 8 INCHES Christopher C. Mulligan
A_70• IN THICKNESS BEFORE COMPACTION OVER THE ENTIRE ROADBED AREA IN uc. NO, c.
T _ A =ss -- A ACCORDANCE WITH VDOT 2007 ROAD AND BRIDGE SPECIFICATION 303.04. 031672 Pww A=B tf I D,eDRAI/yq Ex CURB & CU iTER _ -!' E9.9l oxw1 `8�4
FILE NUMBER
I 3 '0Zp•°eg8 �fN ° '--- -- 5.) INTERSECTION SIGHT DISTANCE LINES ARE SHOWN USING A 3.5' HEIGHT OF EYE
8 / AND A 3.5' HEIGHT OF OBJECT.
���or 13 Ay4
EX. CURB ,:� 20' UTILITY EASEMENT SCALE 1 " =50'
& cu rR TgxM D.B. E V pp. 188 -194 6. ALL ROAD INTERSECTIONS SHALL HAVE A ROAD PROFILE IN ACCORDANCE WITH
(TO BE VACATED) ) 5o o 5'o 100
Og �7J ?J D8. 3442 pp. A58BEN94 THE V.D.O.T. CG -11 DETAILS.
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4or 1? 7.) PROVIDE RESIDENTIAL ENTRANCE, CG -9B, FOR EACH LOT ACCESS LOCATED IN CG -6. SCALE IN FEET
/I
=SHE-
�\ ROLLTOP ENTRANCE APRONS TO BE COORDINATED & APPROVED BY COUNTY ENGINEER. ,