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HomeMy WebLinkAboutSDP201500035 Staff Report Final Site Plan and Comps. 2015-10-20 `Nine o'Afm,, ,,'` —' l J1 ll[ r -.114001?-. ALBEMARLE COUNTY PLANNING STAFF REPORT SUMMARY Project Name: SDP201500035 Old Trail Block 27- Private Staff: J.T. Newberry, Planner Street Authorization Request Planning Commission Public Hearing: Board of Supervisors Hearing: October 20, 2015 Not applicable Owner: March Mountain Properties, LLC Applicants: Dave Brockman, Old Trail Village; Bill Ledbetter, Roudabush, Gale&Associates, Inc. Acreage: 3.16 acres Rezone: Neighborhood Model District Special Use Permit for: Not applicable TMP: 055E0-01-00-000A1 By-right use: Neighborhood Model District(NMD) Location:Approximately 300 feet west of the intersection of Old Trail Drive and Ashlar Avenue [Attachment A] Magisterial District: White Hall DA—X RA— Requested #of Dwelling Lots: 9 single family detached Proffers/Conditions: None units and 16 single family attached 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. The proposed private street meets the requirements for 1. Engineering staff cautions that approving this request will authorization under 14-233 (A)(1)(iii). encourage more requests for private streets. 2. 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. 1 ilowe *trio? 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. Block 27 includes a total of 25 lots. Oldham Drive and Fennel Road are located internally within the block and provide rear access to all 25 lots. Providing rear vehicular access allows for relegated parking and enables 12 lots to face 0.177 acres of open space located in the middle of the block. Oldham Drive provides rear access to nine lots total; four lots face the open space and five face Golf View Drive. Fennel Road provides rear access to 16 lots total; eight lots face the open space and eight lots face Ashlar Avenue. 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 found that the design of the streets meets the requirement for authorization for a private street under this section, but notes that nothing can prevent through traffic as described under section (C)(4) and expressed concern that approving this private street authorization request will lead to more private street requests. 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 14-233 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 may be reasonably expected to be generated by the subdivision. The amount of traffic expected on these private streets is minimal. The Fire Rescue and Engineering Divisions find the street design is safe and 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; Planning staff acknowledges the caution provided by the Engineering recommendation, but does not believe these streets will carry through traffic based on the available alternative routes in this area. There is a public purpose being served by enabling the principles of the neighborhood model to be more fully implemented than could be achieved with a public street. 3 5. 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. EXCEPTION OF SIDEWALK 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 exception for the private streets only. The requirements for sidewalks and planting strips may be waived by the commission as provided in section 14-203.1. 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; No alternative surface is 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; Sidewalks are not being proposed on one side of the street. iv. The sidewalks reasonably can connect to an existing or future pedestrian system in the area; There is a network of sidewalks that provide pedestrian access to all the blocks within Old Trail Village, as well as to adjacent parcels and trail systems. The lots fronting on Ashlar Avenue and Golf View Drive have direct access to a sidewalk that connects to the broader network. The lots fronting on the open space can reasonably connect to that same system via sidewalks provided within and adjacent to the open space. 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; It is unlikely that the general public would benefit from additional sidewalks in this area because sufficient pedestrian access is being 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 has not proposed an alternative profile and is proposing sidewalks that meet the County's design standards. 4 vii. The sidewalks would be publicly or privately maintained; Sidewalks for private streets would be maintained by the Homeowner's Association. Sidewalks adjacent to public streets 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 without sidewalks and planting strips were anticipated for the blocks that 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 be accessed from the rear of the property. This allows the relegated parking principle to be fully achieved. SUMMARY: Staffs opinion is that the proposed block design provides good pedestrian access to the sidewalks provided along the public streets surrounding the block. Staff recommends approval of the request with the following conditions: Recommended Conditions: 1. No sidewalk will be required for Oldham Drive and Fennel Road, as shown on the final site plan for Block 27 dated July 1, 2015. 2. A five foot sidewalk across the length of the open space shall be provided, as shown on the final site plan for Block 27 dated July 1, 2015. 3. Sidewalks shall be provided along Belgrove Street and Orion Lane to connect the sidewalk in the open space to the sidewalk system on Ashlar Avenue and Golf View Drive. 3. EXCEPTION OF PLANTING STRIP REQUIREMENT 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 an exception to the planting strip requirement for the private streets only. The requirements for planting strips may be waived by the commission as provided in Section 14-203.1. ANALYSIS OF SECTION 14-422 (F)Waivers from planting strip requirements: Per Section 14-422(F)(2), 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. A typical section detail is included in Attachment C on Sheet 6. ii.A sidewalk waiver has been granted; A sidewalk waiver is included with this request and is 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 Eliminating the planting strip maximizes the area available for open space and creates an alley-like streetscape for rear access to each lot. Sidewalks and street trees are proposed on both sides of the street on all public roads surrounding the block. 5 4100 41011) 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 without sidewalks and planting strips were anticipated for the blocks that would provide rear access to the proposed lots. SUMMARY: Staffs opinion is that the proposed private streets would function as alleys and planting strips are not required for alleyways. Oldham Drive and Fennel Road are proposed as private streets only for the purpose of providing lot frontage as defined under the Subdivision Ordinance and Zoning Ordinance. Planting strips are being provided along the proposed public roads surrounding the block and there is open space within the block itself Staff recommends approval with the following conditions: Recommended Conditions: 1. No planting strip will be required for Oldham Drive and Fennel Road, as shown on the final site plan for Block 27 dated July 1, 2015. 2. Planting strips are required for all other roads adjacent to Block 27. SUMMARY AND RECOMMENDATION: The proposed private streets within these blocks are providing rear access to the lots. Sidewalks 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 two Private Streets within the Development Areas (Oldham Drive and Fennel Road). 2. Section 14-422 (E)(2)- Exception of the sidewalk requirement with conditions. Conditions of approval for the sidewalk waiver include: a. No sidewalk will be required for Oldham Drive and Fennel Road, as shown on the final site plan for Block 27 dated July 1, 2015. b. A five foot sidewalk across the length of the open space shall be provided, as shown on the final site plan for Block 27 dated July 1, 2015. c. Sidewalks shall be provided along Belgrove Street and Orion Lane to connect the sidewalk within the open space to the sidewalk system on Ashlar Avenue and Golf View Drive. 3. Section 14-422 (F)(2) - Exception of the planting strip requirement with conditions. Conditions of approval for the planting strip waiver include: a. No planting strip will be required for Oldham Drive and Fennel Road, as shown on the final site plan for Block 27 dated July 1, 2015. b. Planting strips are required for all other roads adjacent to Block 27. ATTACHMENTS: A. Vicinity Map B. Applicant justification C. Proposed Final Site Plan 6 K 1.4111110. c� �, Q r, v N co rn m T �p 0 rn p N rri oo\�! 0x N\ -� W W Q7ha IV' l �W \N Yl V' fh 0'�,�' Cn .41 w N N T! 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S `IwoIII 11 1 E,il1 le li i6!b�1„'�, I, - � - 05 q jp �J b kY 7 ' p E +: ishan;; aX1'w1iwe@I�F *v' tier/ Checklist of Advance Information for Special Exceptions Completed forms may be sent to Greg and Marsha electronically or by hand-delivery. You may type or hand-write information. You may provide copy of PC staff report in lieu of completing #1-7 as long as you've included full proper name of owner of record. Complete name of owner of record March Mountain Properties,LLC. 1 as confirmed on GIS site Complete name of applicant if different Dave Brockman(representing the Owner) 2 than owner of record Bill Ledbetter(Surveyor) 3 14-digit TMP number(s) Variation#28-31: 055E0-01-00-000A1 4 9-digit ZMA application number ZMA200400024 5 Project name Old Trail Village Date of PC public hearing at which action N/A 6 was taken, if applicable Date of BOS public hearing at which October 7,2015 7 action is expected to be taken 8 Existing zoning district Neighborhood Model District The requested special exception,by County Code § 18-8.5.5.3 allows variation to approved description and County Code section Application Plans and Codes of Development. This number request is eligible under Section 8.5.5.3.a(1)Minor 9 changes to yard requirements, build-to lines or ranges, (e.g., a waiver to disturb critical slopes under Co. maximum structure heights and minimum lot sizes. Code§ 18-4.2.5) County Code § 18-33.5(a)(1)requires that any request for a variation be considered and acted upon by the Board of Supervisors as a special exception. Are conditions recommended? Yes. This request is supported by staff and has not been heard by the PC. If so,did PC revise conditions? Variation 28:No lot size for a single-family attached Attach copy of conditions(highlight in unit shall be below 1,500 square feet. staff report and/or action memo) Variation 29: No building height shall be above 3.5 10 stories. Variation 30: Lots 1-9 shall have five foot front, side and rear setbacks. Lots 10-25 shall have five foot front,0 foot side and five foot rear setbacks. Variation 31: Roof overhangs and eaves shall not be permitted to project further than one foot into the building setback. Is there a map or drawing? Variation#28, 30-31: 7/1/2015 (SDP201500035 Site Plan) 11 If so, date of attachment or of latest Variation#29: 12/17/14(Elevations by Craig revised attachment Enterprises) 12 Additional information or notes None Steil '*.tore AGENDA DATE: 10/7/2015 TITLE: ZMA200400024 Special Exception to Vary Old Trail Village Code of Development SUBJECT/PROPOSAL/REQUEST: Resolution approving a special exception to vary the approved Code of Development. White Hall Magisterial District. ITEM TYPE: Consent Action Item STAFF CONTACT(S): Foley, Walker, Davis, Kamptner, Benish, Yaniglos, Newberry PRESENTER (S): N/A LEGAL REVIEW: Yes REVIEWED BY: Thomas C. Foley BACKGROUND: A zoning map amendment was approved for Old Trail Village on September 14, 2005, that rezoned the property from Rural Areas, R-1, and R-6 to Neighborhood Model District, inclusive of an Application Plan and Code of Development. An application for a site plan is now under review for this property (SDP 2015-00035). Twenty-seven (27) variations to the Application Plan and/or Code of Development have previously been granted. The Applicant has requested four special exceptions for Block 27: to reduce lot sizes, to increase building height, to reduce setbacks and to allow architectural features such as overhangs/eaves to encroach up to one foot into the required setback. All of these variations are necessary before the site plan can be approved by staff. STRATEGIC PLAN: Development Areas: Attract quality employment, commercial, and high density residential uses into development areas by providing services and infrastructure that encourage redevelopment and private investment while protecting the quality of neighborhoods. DISCUSSION: County Code § 18-8.5.5.3 allows special exceptions to vary approved Application Plans and Codes of Development upon considering whether the proposed variation: (1) is consistent with the goals and objectives of the comprehensive plan; (2) does not increase the approved development density or intensity of development; (3) does not adversely affect the timing and phasing of development of any other development in the zoning district; (4) does not require a special use permit; and (5) is in general accord with the purpose and intent of the approved application. County Code § 18-33.5(a)(1) requires that any request for a variation be considered and acted upon by the Board of Supervisors as a special exception. Staff opinion is that the five requested variations meet the five criteria listed. A detailed analysis is provided in the Staff Report (Attachment A). BUDGET IMPACT: There is no budget impact. RECOMMENDATION: Staff recommends that the Board adopt the attached Resolution (Attachment D) approving the special exception to permit the requested variations for Block 27, as described in the attached staff report. `rw/ sftroi STAFF PERSON: J.T. Newberry BOARD OF SUPERVISORS: October 7, 2015 Staff Report for Variations#28-31 from ZMA200400024 Old Trail Village VARIATIONS FROM APPROVED PLANS,CODES,AND STANDARDS OF DEVELOPMENT Each variation request has been reviewed for zoning and planning aspects of the regulations. Variations are considered by the Board of Supervisors as a Special Exception under Chapter 18 Sections 33.5 and 33.9. Staff analysis of each variation request under County Code§ 18-8.5.5.3(c) is provided below. VARIATION#28—To allow lot sizes in Block 27 below the minimum lot size established in the Code of Development: The applicant is requesting lot sizes below the minimum 4,000 square foot lot size required by Table 6 of the Code of Development. The justification for this request is that smaller lot sizes will allow Old Trail to achieve a higher density. However, the applicant notes the increased density within Block 27 would not increase the overall density allowed for the entire subdivision. The site plan currently under review for Block 27 shows that Lots 10-25 are proposed to have lot sizes between 1,540.0—2564.1 square feet (Attachment B). Staff confirmed with the Building Official, Fire Rescue Division and the Zoning Division that public health, safety and welfare would not be impacted by this type of request. Further staff analysis is provided below: 1) The variation is consistent with the goals and objectives of the comprehensive plan. The variation is consistent with the comprehensive plan. 2) The variation does not increase the approved development density or intensity of development. Density is not increased. 3) The variation does not adversely affect the timing and phasing of development of any other development in the zoning district. The timing and phasing of the development is unaffected. 4) The variation does not require a special use permit. A special use permit is not required. 5) The variation is in general accord with the purpose and intent of the approved rezoning application. This variation is in general accord with the approved rezoning application. VARIATION#28 RECOMMENDATION: Staff recommends that the Board adopt the attached Resolution (Attachment D) approving the special exception to vary the Code of Development to permit lot sizes below 4,000 square feet in Block 27, subject to the following condition: 1. No lot size for a single-family attached unit shall be below 1,500 square feet. VARIATION #29-To increase the building height in Block 27 above the maximum number of stories established in the Code of Development: The applicant is requesting to build units above the 2.5 story maximum allowed by Table 6 of the Code of Development. The justification for this request is that a higher building height will provide larger living space and a more aesthetically pleasing architecture for this block. Proposed elevations for Lots 10-25 show a building height of 3.5 stories (Attachment C). Staff confirmed with the Building Official, Fire Rescue Division and the Zoning Division that public health, safety and welfare would not be impacted by this type of request. Further staff analysis is provided below: 1) The variation is consistent with the goals and objectives of the comprehensive plan. The variation is consistent with the comprehensive plan. ‘041.1i Sorro 2) The variation does not increase the approved development density or intensity of development. Density is not increased. 3) The variation does not adversely affect the timing and phasing of development of any other development in the zoning district. The timing and phasing of the development is unaffected. 4) The variation does not require a special use permit. A special use permit is not required. 5) The variation is in general accord with the purpose and intent of the approved rezoning application. This variation is in general accord with the approved rezoning application. VARIATION #29 RECOMMENDATION: Staff recommends that the Board adopt the attached Resolution (Attachment D)approving the special exception to vary the Code of Development to permit a building height above the maximum 2.5 stories permitted in Block 27, subject to the following condition: 1. No building height shall be above 3.5 stories. VARIATION #30 -To reduce the front,side and rear setbacks for single-family attached and single- family detached units within Block 27: The applicant is requesting reduced setbacks within Block 27 for single-family attached and single-family detached units. The applicant states that reduced setbacks will allow for more variation in the design of each unit and produce a more aesthetically pleasing architecture overall. The applicant also states the reduced setbacks will contribute to creating a strong sense of community among the residents. The site plan currently under review for Block 27 shows the single-family attached units in Lots 10-25 with 5 foot front and rear setbacks and 0 foot side setbacks. In areas with 0 foot side setbacks, a minimum 10 foot building separation is required by Fire Rescue. The single-family detached units in Lots 1-9 have five foot front, side and rear setbacks (Attachment B). Staff confirmed with the Building Official, Fire Rescue Division and the Zoning Division that public health, safety and welfare would not be impacted by this type of request with the use of the appropriate building materials (enforced through building permit review). Further staff analysis is provided below: 1) The variation is consistent with the goals and objectives of the comprehensive plan. The variation is consistent with the comprehensive plan. 2) The variation does not increase the approved development density or intensity of development. Density is not increased. 3) The variation does not adversely affect the timing and phasing of development of any other development in the zoning district. The timing and phasing of the development is unaffected. 4) The variation does not require a special use permit. A special use permit is not required. 5) The variation is in general accord with the purpose and intent of the approved rezoning application. This variation is in general accord with the approved rezoning application. VARIATION #30 RECOMMENDATION: Staff recommends that the Board adopt the attached Resolution (Attachment D)approving the special exception to vary the Code of Development to reduce the setbacks in Block 27, subject to the following conditions: 1. Lots 10-25 shall have five foot front, 0 foot side and five foot rear setbacks. Novo' 2. Lots 1-9 shall have five foot front, side and rear setbacks. VARIATION#31 —To allow roof overhangs and eaves to encroach the building setback in Block 27: The applicant is requesting roof overhangs and eaves be allowed to project up to one foot into the building setback within Block 27. The justification for this request is that the encroachment will enable a larger buildable area for each lot and therefore allow more flexibility in the design of each unit. Staff confirmed with the Building Official, Fire Rescue Division and the Zoning Division that public health, safety and welfare would not be impacted by this type of request with the use of the appropriate building materials (enforced through building permit review). Further staff analysis of this request is provided below: 1) The variation is consistent with the goals and objectives of the comprehensive plan. The variation is consistent with the comprehensive plan. 2) The variation does not increase the approved development density or intensity of development. Density is not increased. 3) The variation does not adversely affect the timing and phasing of development of any other development in the zoning district. The timing and phasing of the development is unaffected. 4) The variation does not require a special use permit. A special use permit is not required. 5) The variation is in general accord with the purpose and intent of the approved rezoning application. 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