HomeMy WebLinkAboutSP201000044 Legacy Document 2011-11-16LrRGtNh'
ALBEMARLE COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
Project Name: SP2010 -044; SP2010 -045;
Staff: Megan Yaniglos, Senior Planner
SUB2010 -119- Granger Property; Fill in the
Floodplain with Two Stream Crossings and
Preliminary Subdivision
Planning Commission Work Session:
Comp. Plan Designation: Office Service --
November 15, 2011
office uses, regional scale research, limited
production and marketing activities, supporting
commercial, lodging and conference facilities,
and residential (6.01 -34 units /acre) and Parks
and Greenways - parks; greenways;
playgrounds; pedestrian and bicycle paths in
Urban Area 5
Owners: Stribling Holdings LLC
Applicant: Scott Collins- Collins Engineering
Acreage: 69.427 acres
By -right use: R1 - Residential - low density
residential uses, EC Entrance Corridor - Overlay
Proposal: Request for feedback concerning the
to protect properties of historic, architectural or
alignment of the road, the waiver requests
cultural significance from visual impacts of
associated with the subdivision plat, and the
development along routes of tourist access, AIA
stream crossings.
- Airport Impact Area - Overlay to protect the
airport and FH - Flood Hazard - Overlay to
provide safety and protection from flooding
Proffers: None
DA (Development Area); EC (Entrance Corridor)
TMP: 76 -24
Magisterial District: Samuel Miller
Character of Property: Undeveloped and
Use of Surrounding Properties: Fontaine
wooded, the fill is proposed on Morey Creek
Research Park, City of Charlottesville,
near its confluence with Moores Creek. The
Residential
property is located on the west side of Sunset
Avenue adjacent to the City of Charlottesville.
RECOMMENDATION:
Provide guidance to applicant and staff
STAFF PERSON: Megan Yaniglos
PLANNING COMMISSION WORKSESSION: November 15, 2011
SP201000044 Granger Fill in the Floodplain- Stream Crossing #1
SP201000045 Granger Fill in the Floodplain- Stream Crossing #2
SUB201000119 Granger Property- Preliminary Subdivision Plat
Petition:
PROPOSED SP: Placement of fill in the floodplain to allow road construction.
PROPOSED SUBDIVISION: Request for preliminary plat approval for the creation of 79 cluster single
family lots on 69.427 acres at a proposed density of 1.1 dwelling units per acre, including 24.94 acres in
common open space.
ZONING CATEGORY /GENERAL USAGE: R1 - Residential - low density residential uses, EC Entrance
Corridor - Overlay to protect properties of historic, architectural or cultural significance from visual
impacts of development along routes of tourist access, AIA - Airport Impact Area - Overlay to protect
the airport and FH - Flood Hazard - Overlay to provide safety and protection from flooding
SECTION(S) for SP: 30.3.05.2.1 (2), 30.3.05.2.2 (1) and 30.3.05.2.2 (3), which allow filling of land in
the floodway
SECTION(S) for SUBDIVISION: Chapter 14 Section 206 of the Subdivision Ordinance; Chapter 18
Section 13 of the Zoning Ordinance; Chapter 18 Section 4.2 of the Zoning Ordinance
COMPREHENSIVE PLAN LAND USE /DENSITY: Office Service -- office uses, regional scale research,
limited production and marketing activities, supporting commercial, lodging and conference facilities,
and residential (6.01 -34 units /acre) and Parks and Greenways - parks; greenways; playgrounds;
pedestrian and bicycle paths in Urban Area 5
ENTRANCE CORRIDOR: Yes
LOCATION: This fill is proposed on Morey Creek near its confluence with Moores Creek. The property
is located on the west side of Sunset Avenue adjacent to the City of Charlottesville.
TAX MAP /PARCEL: 07600 -00 -00 -02400
MAGISTERIAL DISTRICT: Samuel Miller
Background:
Characteristics of the Site & Area
This property is located just south of the Fontaine Research Park and is bordered by the Norfolk
Southern Railway, Interstate 64, and Sunset Avenue (Attachment A). The property contains 69.427
acres and is mostly wooded. It contains both Morey Creek and Moores Creek, as well as, a large
overhead power line. To the north of the property is the Fontaine Research Park. Located to the east of
the property, less than a quarter of a mile, is residential property and the City of Charlottesville, as well
as a connection to Stribling Avenue. The west side is bounded by Interstate 64, and to the south are
Sunset Avenue and Eagles Landing Condominiums. (Attachment B)
Specifics of Proposal:
The applicant is proposing a by -right subdivision under the existing zoning (R1) that will have 74 single
family lots, and will include a large area dedicated open space with a proposed greenway trail
(Attachment C). The subdivision request includes a number of modifications: critical slopes
modification, sidewalk and planting strip modification, as well as a density bonus request for open
space dedication. Along with the subdivision the applicant is requesting two special use permits for
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stream crossings, one is associated with a proposed road that would ultimately serve as a part of the
Sunset - Fontaine connector. The other crossing is to serve additional lots for the subdivision. The
proposed road will have bike lanes and a sidewalk on one side.
Conformity with the Comprehensive Plan:
According to the Land Use Plan, this property should be developed as Office Service -- office uses,
regional scale research, limited production and marketing activities, supporting commercial, lodging and
conference facilities, and residential (6.01 -34 units /acre), as well as Parks and Greenways - parks;
greenways; playgrounds; pedestrian and bicycle paths.
Land Use Plan for Neighborhood 5 -- Applicable statements /goal from the Comprehensive Plan
relevant to this site include: (Attachment H)
• Any development of the site should be timed with the construction of recommended /planned or
necessary improvements to the road network which provide an adequate level of service to
support development in this area;
• The proposed Sunset Avenue - Fontaine Avenue connector road shall be accommodated on-
site; the provision of pedestrian, bike facilities, and transit service and /or transit ready site
design;
■ Open space, greenway and park area should be provided;
■ Minimize visual impacts to the Entrance Corridor through maintenance of vegetated buffers,
careful site grading, and careful treatment of building locations, heights, massing and
clustering;
■ Measures should be put in place to not only minimize stream impacts, but also to help improve
the current condition of Moore's Creek.
Open Space Plan — The County's Open Space Plan shows many environmental resources on this
property including; Major and Locally Important Stream Valleys and Adjacent Critical Slopes; Surveyed
Historic Site; and Perennial Streams. The Southern Area B Study also calls for an open space area and
trails along Moore's Creek in this area.
Principles of the Neighborhood Model —Staff has assessed the proposal for conformity with the
Neighborhood Model:
Pedestrian
Sidewalks are located on one side of the connector road, as well as both
Orientation
sides of the other proposed road. A greenway trail is proposed throughout
the development. These features will provide pedestrians with a multitude
of connections into adjacent neighborhoods, the city of Charlottesville, and
the University of Virginia. This principle is met.
Neighborhood
The proposed connector road contains bike lanes, and will have street
Friendly Streets
trees and sidewalks on one side of the street. The other proposed road will
and Paths
also have street trees and sidewalks. There will be a greenway trail that will
provide an additional path for pedestrians and bicyclists. No public
transportation stops are proposed on the property. This principle is met.
Interconnected
The Fontaine - Sunset connector road provides a number of connections to
Streets and
adjacent neighborhoods, the university, and the city.
Transportation
Networks
Parks and Open
The proposal includes a large portion of the property to be dedicated open
Space
space that will contain a greenway trail. This principle is met.
Neighborhood
This principle is not applicable- it is a by -right subdivision.
Centers
Buildings and
This principle is not applicable; it is a by -right subdivision, and will be
Spaces of Human
required to meet the subdivision ordinance.
Scale
Relegated Parking
This principle is not met- parking will be regulated by the subdivision
ordinance and will be located on individual lots.
Mixture of Uses
This principle is not met; however, this area of Albemarle County has a
variety of different uses nearby.
Mixture of Housing
This principle is not met since it is a by -right subdivision. All the proposed
Types and
lots will be single family residential. There is a variety of unit types and
Affordability
densities located in the area.
Redevelopment
This principle is not applicable.
Site Planning that
The applicant is impacting a number of critical slopes. Engineering has
Respects Terrain
determined that some of this impact can be reduced.
Clear Boundaries
This principle is not applicable.
with the Rural
Areas
Questions for the Commission:
Is the proposed Sunset- Fontaine Ave connector road the proper alignment?
The purpose of this question is to check in with the Commission at this point in so that the applicant can
get feedback and address any issues that the Commission may have with this proposal.
The Comprehensive Plan reflects the recommendations of the Southern Area B Study (Attachment G)
developed and approved by Planning and Coordination Council (PACC) consisting of the City of
Charlottesville, Albemarle County, and the University of Virginia.
One of the primary recommendations of this study is to construct a road connecting Sunset Avenue to
Fontaine Avenue (The Sunset - Fontaine Connector). The Southern Area B Study recommended a
specific alignment for the road (Alternate 4), including an over pass of the railroad. A portion of the
alignment on the north side of the railroad has been reserved for dedication with the recent approval for
the rezoning of the Fontaine Research Park (ZMA2007 -013).
The County's Comprehensive Plan does not specifically note the Alternative 4 alignment. When
incorporating the Area B Study recommendations into the Comprehensive Plan (CPA 05 -05 and 05-
09), the Board of Supervisors wanted to provide maximum flexibility to accommodate this road.
However, with the reserved right of way established on The Fontaine Research Park site, the
"connecting point" on the north side of the railroad as been established. Staff believes that the location
and alignment of the road generally follows what is shown in the Area B study.
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Does the Commission concur that the entire length of the connector road be built with the first
phase of development?
The applicant is proposing to build the southern portion of the subdivision (Lots 20 -74) with access from
Sunset Ave with the first phase; then construct stream crossings #1 and #2 and the northern
subdivision lots (Lots 1 -19). Only a portion of the connector road is being proposed to be built with the
first phase, and then construct the stream crossings and the rest of the road with the second phase of
development. The second phase would connect to Stribling Ave and Fontaine.
Staff believes the full length of the connector road should be built with the first phase of development.
Staff can support the alignment shown because it provides a reasonable location for a through road
and will allow an immediate connection to Stribling Ave. The road should not be phased as shown on
the subdivision plat and proposed by the applicant. It is important for interconnectivity to have the road
built with the first phase of development; which would also be consistent with Virginia Department of
Transportation's recommendations and requirements for interconnectivity. Does the Planning
Commission agree with this recommendation?
Are the stream crossings at the appropriate location?
Again, the purpose of this question is to check -in with the Commission, so that the applicant can get
feedback and address any issues that the Commission may have with the stream crossings.
Staff believes that this alignment of the road and subsequent stream crossings are appropriate and in
line with what was shown in the Area B study. These locations are on and adjacent property and the
application will need permission from the owner to build the main crossing for the connector road. The
alignment and crossings could move to be located solely on the Granger property, however Staff
doesn't believe that changing the location of the stream crossings would reduce the impact on the
streams compared to the current proposed locations.
Is the Planning Commission willing to support this proposal and associated modification
requests?
The applicant would like some feedback as to whether or not they should continue and move forward
with the modification requests. There are a number of modifications associated with the subdivision
plat:
Critical slopes: Engineering staff has reviewed the applicants critical slopes modification request
(Attachment F) and recommends a number of changes that could be made by the applicant in
order to reduce the impact to critical slopes. The applicant should work with staff to identify and
make changes to those areas where critical slope disturbance could be reduced. Does the
Commission believe that further work needs to be done to reduce impacts to critical slopes?
Sidewalk and Planting Strip: The applicant is requesting that a modification be given to allow for
sidewalks and planting strips only to be located on one side of the connector road. Staff
believes that this modification is justified because there is a Virginia Dominion power line
easement where the sidewalk and planting strip would be located, also the applicant is
proposing a greenway trail on that side of the road, no lots are proposed on that side of the
road, and no existing sidewalk connections to adjacent properties exist at this time. Does the
Commission agree with this direction?
Dedication of Open Space: The applicant is proposing to dedicate 28.71 acres of open space
(Attachment E) to the County. Parks and Recreation staff has reviewed this proposal and is
interested in the land being dedicated and supports this proposal. No specific direction needed
from the Commission, but any comments concerning the open space would be appreciated.
Issues to be addressed by the Applicant:
The proposed development includes property not owned by Stribling Holdings, LLC. The stream
crossing for the connector road is within an adjacent property. Thus far, the owner of the
adjacent property has not been a part of the application, as required for the special use permit
and the subdivision plat.
The proposed development includes proposed lots, roads, open space in a Virginia Dominion
Power easement, and the applicant has not provided information that Virginia Dominion Power
approves of this proposal and will allow the use in their easement.
Recommendation:
Based on the information provided for review, staff recommends the following items be addressed prior
to a public hearing:
1. Adjacent landowner(s) to be included in the special use permit, and subdivision plat
applications.
2. The entire proposed connector road to be included in the first phase.
3. Approval from Virginia Dominion Power for the impacts to their easement including, roads, lots,
grading, and open space.
Attachments:
Attachment A
— Parcel Map
Attachment B
— Vicinity Map
Attachment C
— Proposed Subdivision plat
Attachment D
— Proposed Stream Crossings
Attachment E
— Open Space Exhibit
Attachment F
— Critical Slopes Waiver- Applicant Request and Engineering Staff Review
Attachment G-
Southern Urban Area B Study
Attachment H-
Land Use Plan for Neighborhood 5
Attachment I-
Virginia Department of Transportation Comments
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