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HomeMy WebLinkAboutSUB201500221 Staff Report 2016-02-02 (2)��of gflsF�r ..� r�rliGlti�A ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name: SUB201500221 — Harry F. Yoder Staff: Christopher P. Perez, Senior Planner — Private Street Request Planning Commission meeting: Board of Supervisors meeting: February 2, 2016 Not applicable Owners: Harry F. Yoder Applicant: Roger W. Ray & Associates, Inc. Acreage: 9.96 acres Rezone from: Not applicable Special Use Permit for: Not applicable TMP: 03000-00-00-009131 By -right use: RA Rural Areas - agricultural, Location: 1567 Buck Mountain Road forestal, and fishery uses; residential density (0.5 unit/acre in development lots) Magisterial District: White Hall Proffers/Conditions: proposed Requested # of Dwelling Lots: 1 DA — RA — X Proposal: The applicant has requested a second Comp. Plan Designation: Rural Areas — private street be authorized per Sections 14-232 preserve and protect agricultural, forestal, open and 14-234 of the Subdivision Ordinance. space, and natural, historic and scenic resources; residential (0.5 unit/ acre in development lots) Character of Property: Rural and heavily wooded Use of Surrounding Properties: Residential uses (large rural tracts of land with single family homes) Factors Favorable: Factors Unfavorable: 1. The proposed private street meets the 1. The proposal increases the number of requirements for authorization under private streets in the Rural Areas of the Section 14-232 (A)(1) of the subdivision County. ordinance. 2. The proposal promotes development in 2. The proposed private street avoids negative the Rural Areas of the County. environmental impacts to the stream and reduces the amount of land disturbance to access the proposed Lot B3. 3. Engineering staff has no objections to the authorization of this private street. RECOMMENDATION: 14-232 and 14-234 - Staff recommends approval of a second private street to serve the subdivision of Lot B1 into two parcels with the following conditions: a) No construction is permitted within the stream buffer for this division or any subsequent division. b) A private street maintenance agreement shall be submitted and approved prior to final plat approval. c VDOT entrance approval shall be obtained for the new entrance. STAFF PERSONS: PLANNING COMMISSION: AGENDA TITLE: APPLICANT: PROPERTY OWNER: APPLICANT'S PROPOSAL: Christopher P. Perez, Senior Planner February 2, 2016 SUB201500221 — Harry F. Yoder — Private Street Request Roger W. Ray & Associates, Inc. Harry F. Yoder Private street request to serve the proposed residential Lot 133 on 3.5 acres from Bleak House Road (SR 662) as depicted in Exhibit A [Attachment C]. COMPREHENSIVE PLAN: The Comprehensive Plan designates this property as Rural Areas — preserve and protect agricultural, forestal, open space, and natural, historic and scenic resources; residential (0.5 unit/ acre in development lots) SELECTED PLANNING AND ZONING HISTORY: SUB1993-131 Golden, Lee G. Estate — Final Subdivision Plat Two lot subdivision with a private street approved by the Agent, which divided TMP 30-9B into two parcels (Parcel B2 and Parcel Bl). SUB2000-209 Golden, Lee G. Estate — Boundary Line Adjustment Plat Boundary Line Adjustment which rearranged lot lines SUB2014-15 Harry F. Yoder — Easement Plat Easement plat which relocated the 30' private street easement which serves the lots REASON FOR PLANNING COMMISSION REVIEW: The applicant has requested approval of a second private street under Section 14-232(A)(1) and 14-234 as justification (Attachment Bl. One or more new private streets may be authorized by the Planning Commission as provided by any one of the provisions of Section 14-232, provided that the findings required by section 14-234(C) are made. (Ordinance language presented in bold italics followed by staff comment): AUTHORIZATION OF PRIVATE STREETS ANALYSIS OF SECTION 14-232(A)(1) The Commission may authorize a subdivision to be developed with one (1) or more new private streets only under any of the following circumstances: 1. To alleviate significant degradation to the environment. One or more private streets may be authorized if. (i) the property is within either the rural areas (RA) or village residential (VR) zoning districts; The subject parcel is in the rural areas (RA) zoning district. (ii) the private streets will alleviate a clearly demonstrable likelihood of significant degradation to the environment of the property or any land adjacent thereto resulting from the construction of a public street in the same alignment; The applicant provided two exhibits as part of the justification for the private street request, Exhibit A [Attachment C] and Exhibit B [Attachment D]. Exhibit A proposes a two lot subdivision of Lot B1 by way of a second private street which provides access to the proposed building site for Lot B3 from Bleak House Road (SR 662) and continues to the proposed property line of the residue of Lot B 1. As proposed no construction will take place in the stream buffer. Exhibit B proposes a two lot subdivision of Lot B 1 2 by way of extending the previously approved private street and increasing the number of lots served by it from two lots to three lots. This scenario requires the first 101 feet of the existing previously approved private street to be upgraded to the 3-5 lot design standard. Of the two options presented, Exhibit A alleviates significant degradation to the environment because it requires less clearing and grading to access and serve the proposed Lot B3. It also avoids disturbance to the stream and its Water Protection Ordinance (WPO) buffer, and it reduces the amount of impervious area of the road, which in turn reduces the amount of stormwater runoff from the longer road. (iii) no alternative public street alignment is available which would alleviate significant degradation of the environment, The stream and WPO buffer bisect the property and prevent access to the proposed Lot B3. No alternative public street alignment is available which would avoid disturbing these features except that which is being requested with this proposal. (iv) no more lots are proposed on the private streets than could be created on a public street due to right-of-way dedication; and No additional lots are proposed than could be created by right. (v) the proposed private streets demonstrably promote sensitivity toward the natural characteristics of the land and encourages the subdivision of land in a manner that is consistent and harmonious with surrounding development. County Engineering staff has analyzed the proposed street as required by Section 14-232. They find that the location and design of the proposed street in Exhibit A is preferred over Exhibit B due to the avoidance of significant environmental degradation as described above with heavy emphasis on the avoidance of the stream. 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 streets 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 the proposed private street is minimal. The design is adequate for this type of traffic and shall meet the private road standards as specified in Section 14-412 of the Subdivision Ordinance. 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 street 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 street; The owner of Lot B3 shall be responsible for the maintenance of the new private street through a private street maintenance agreement which will be reviewed and approved prior to final plat approval. The new private street shall be platted within a 30' wide private street easement to serve Lot B3 which will be reviewed and approved prior to final plat approval. 3 4. Except where required by the commission to serve a specific public purpose, the private street 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. 5. If applicable, the private street 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 AND RECOMMENDATION: Favorable factors: 1. The proposed private street meets the requirements for authorization under Section 14-232 (A)(1) of the subdivision ordinance. 2. The proposed private street avoids negative environmental impacts to the stream and reduces the amount of land disturbance to access the proposed Lot B3. 3. Engineering staff has no objections to the authorization of this private street. Unfavorable factors: 1. The proposal increases the number of private streets in the Rural Areas of the County. 2. The proposal promotes development in the Rural Areas of the County. RECOMMENDATION: 14-232 and 14-234 - Staff recommends approval of a second private street to serve the subdivision of Lot B 1 into two parcels with the following conditions: a) No construction is permitted within the stream buffer for this division or any subsequent division. b) A private street maintenance agreement shall be submitted and approved prior to final plat approval. c) VDOT entrance approval shall be obtained for the new entrance. ATTACHMENTS: A. Area map B. Applicant Justification/Private Street Request C. Exhibit A D. Exhibit B 4