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ALBEMARLE COUNTY PLANNING , 0
STAFF REPORT SUMMARY
Project Name: SUB2016-17 Sunset Overlook—Private Staff: Christopher P. Perez, Senior Planner
Street Request
Planning Commission meeting: Board of Supervisors meeting:
June 7, 2016 Not applicable
Owners: Forge Farm LLC Applicant: Collins Engineering, Scott Collins, PE
Acreage: 10.40 acres Rezone from: Not applicable
Special Use Permit for: Not applicable
TMP: 07600000005200 &076000000052N0 By-right use: R-4 Residential
Location: Vacant parcels at the corner of Country
Green Road and Sunset Avenue Extended. The parcels
also fronts Old Lynchburg Road.
Magisterial District: Samuel Miller Conditions: proposed
Requested #of Dwelling Lots: 18 single family DA— X RA—
detached lots served by the private street
Proposal: Request for a private street in the Comp. Plan Designation: Urban Density Residential
development area. —residential (6.01-34 units/acre); supporting uses
such as places of worship, schools, public and
institutional uses, neighborhood scale commercial,
office, and service uses. (Neighborhood 5)
Character of Property: Heavily wooded and contains Use of Surrounding Properties: Residential uses
steep slopes (managed and preserved slopes). (single family detached homes on small lots).
Factors Favorable: 1. Factors Unfavorable: None identified
1. The private street meets the requirements for
authorization under Section 14-233(A)(3)of the
subdivision ordinance.
2. The private street avoids impacts to the
managed slopes on the eastern boundary of the
property.
3. The private street preserves the existing tree
line along an entrance corridor.
4. Fire and Rescue & Engineering staff have no
objections to the authorization of this private
street.
RECOMMENDATION: Section 14-233 and 14-234-Staff recommends approval of the private street as
requested and shown in Attachment A.
1
STAFF PERSONS: Christopher P. Perez, Senior Planner
PLANNING COMMISSION: June 7, 2016
AGENDA TITLE: SUB201600017 Sunset Overlook—Private Street Request
APPLICANT: Collins Engineering, Scott Collins, PE
PROPERTY OWNER: Forge Farm LLC
APPLICANT'S PROPOSAL:
Private street request in the development area to serve 18 single family detached lots [Attachment A].
COMPREHENSIVE PLAN:
The Comprehensive Plan designates this property as Urban Density Residential—residential (6.01-34
units/acre); supporting uses such as places of worship, schools,public and institutional uses,
neighborhood scale commercial, office, and service uses. (Neighborhood 5)
SELECTED PLANNING AND ZONING HISTORY:
• SDP201500006— Sunset Overlook—Initial Site Plan- Approved w/conditions on 10-16-2015
(Alternative design than the current proposal)
• SDP201500055 —Sunset Overlook—Initial Site Plan- Approved w/ conditions on 12-22-2015
• WP0201600004— Sunset Overlook—VSMP - Approved 4-18-2016
• SUB201600017—Sunset Overlook—Road Plan- Under review
• SDP201600003 —Sunset Overlook—Final Site Plan- Under review
REASON FOR PLANNING COMMISSION REVIEW:
The applicant has requested approval of a private street in the development area under Section 14-
233(A)(3) and 14-234 as justification[Attachment Al. New private streets may be authorized by the
Planning Commission as provided by any one of the provisions of Section 14-233, 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 14-233(A)(3)
The Commission may authorize a subdivision to be developed with one (1) or more new private streets
only under any of the following circumstances:
C..3General welfare. The general welfare, as opposed to the proprietary interest of the subdivider,
uld be better served by the construction of one or more private streets than by the construction of
blic streets.
The property is bordered to the north,the west, and to the east by large amounts of preserved and
managed slopes and to the south by Sunset Avenue Extended (Attachment B). The proposed private
street Sun Valley Drive) serves 18 single family detached lots and then ends with a cul-de-sac onhe
eas e�darypproximate-1y 60of et�rom Old Lynchburg Road. The proposed street meets all
County and VDOT design requirements for a public street except the requirement to provide multiple
connections in multiple directions because it fails to connect to Old Lynchburg Road (SR 631) and
instead provides a cul-de-sac (Attachment C). This VDOT connection requirement is not a requirement
for a private street within the County's ordinance
As proposed there is no disturbance to the preserved slopes and minimal disturbance to the managed
slopes onsite. A connection to Old Lynchburg Road would require all the managed slopes on the eastern
2
boundary of the property to be disturbed for additional grading, improvements, and modifications to the
stormwater management design. By avoiding these slopes the existing treeline along the entrance
corridor(EC)roadway, Old Lynchburg Road, is able to be preserved (Attachment D). Sj�r S d 6 (----E4-64-3
Based on the above findings staff believes the general welfare would be better served by the
construction of a private street that does not require the connection rather than by the construction of a
public s ree . .' -- _______--
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 may be reasonably expected to
bp-generated by the subdivision;
Llioth Engineering and Fire& Rescue have no objections to the design of the private road; rather, their
only remaining comment on the road plan is that the applicant provide no parking signs on one side
of the road. 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 roa standards as spgcified in Section 14-
412 of the Subdivision Ordinance. LA,k 6. carer 1Cr,4 Q P i(- //'%tis`
2. he comprehensive plan does not provide for a public street in the approximate location of the
roposed private road;
The Comprehensive Plan does not provide for a public street in the location of this private street.
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 je'any easement for the benefit of all lots served by the street;
Sion 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 maintenance agreement requires the maintenance and cost to be divided between
each of the owner's within the division, or by a home owners association. Prior to County Approval of
the subdivision plat the applicant shall provide a private street maintenance agreement for the review
and approval by the County.
4. xcept where required by the commission to serve a specific public purpose, the private street will
of 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. / �/ � �j,...-f
lifre. rS AA k .G n O , , ./
S. 1f,applicable, the private street has been approved in accordance with section 30.3,flood hazard
verlay 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 private street meets the requirements for authorization under Section 14-233(A)(3) of the
subdivision ordinance.
2. The private street avoids impacts to the managed slopes on the eastern boundary of the property.
3. The private street preserves the existing treeline along an entrance corridor.
3
' 4. Fire and Rescue & Engineering staff have no objections to the authorization of this private street.
Unfavorable factors:
1. None identified
RECOMMENDATION:
Section 14-233 and 14-234 - Staff recommends approval of the private street as requested and shown in
Attachment A.
ATTACHMENTS:
A. Private Street Request and Road Plan(sheet 4)
B. Area map w/ slope information
C. Virginia Department of Transportation Comments (Comment#10)
D. Photos of existing treeline
4
COLLINS 200 GARRETT ST, SUITE K CHARLOTTESVILLE VA 22902
434.293.3719 PH 434.293.2813 FX
www.collins-engineering.com
March 29,2016
Christopher Perez
County of Albemarle-Department of Community Development
401 McIntire Road
Charlottesville,VA 22902
RE: Sunset Overlook—Request for Authorization of a Private Streets
Dear Christopher Perez,
Please allow this letter to serve as our formal request for a waiver by the commission for the authorization of
private streets in the development area for the Sunset Overlook project. The waiver request is consistent with
section 14-233 of the Albemarle County Subdivision Ordinance under Section 14-233.A.1.(iv) —a significant
environmental resource would be protected.
In the proposed development plan,the Sunset Overlook project contains a mixture of Townhouse and Single
family detached units. The townhouse units front along Sunset Avenue Extended,with rear driveway access from
the alley,and the Single family detached houses are located along a proposed private roadway that cul-de-sacs at
the end of the road. The applicant is requesting the authorization for a private street for this cul-de-sac roadway,
because VDOT will not accept the road as designed,since it does not have(2)connections. Due to environmental
constraints on the property,the roadway design can not achieve a second connection point. The property is
bordered to the north,the west,and to the east by preserved and managed slopes. All the preserved slopes are
being maintained and undisturbed on the property with the proposed development,and there is some minimal
disturbance to the managed slopes on the property. If a second connection was made to either Sunset Avenue
Extended or to Old Lynchburg Road,there would be a lot more disturbance to both the preserved and managed
slopes for the additional grading,improvements,and modifications to the stormwater management design. Old
Lynchburg road is approximately 20'below the cul-de-sac,and the extension of the private road to tie-in to Old
Lynchburg Road would disturb the existing managed slopes along the eastern boundary of the property and would
also impact the preserved slopes to the north for additional stormwater management improvements. Allowing
this roadway to cul-de-sac as designed prevents additional and unnecessary disturbance to these environmental
resources on the property. Therefore,we are requesting this waiver to allow private streets within this
development,to protect the environmental resources on the property and allow the roadway to be a private
street.
The proposed private street shall be constructed to public VDOT standards with curb and gutter,drainage inlets,
sidewalks,and street trees. The private streets will be consistent with the design guidelines for streets and roads
as specified in the County and VDOT design manuals.
We ask that staff and the Commission grant the waivers and authorization for private streets for this proposed
development plan.
Thank you for considering this request.
Scott Collins,PE
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COMMONWEALTH of VIRGINIA
DEPARTMENT OF TRANSPORTATION
1601 Orange Read
Culpeper>rrgnia 22701
Charles A,Kilpatrick,P.E.
Commissioner
March 17, 2015
Mr.Christopher Perez
Senior Planner
County of Albemarle
Department of Cbmmunity Development
40I McIntire Road
Charlottesville,VA 22902
Re: SDP-2015-00006 Sunset Overlook Initial Site Plan
Dear Mr. Perez:
We have reviewed the initial site plan Sunset Overlook dated 2/2/15 as submitted by Shimp
Engineering and offer the following comments:
1. The posted speed limit for Sunset Avenue Extend is 30 mph. This translates to a required
minimum sight distance of 335',not the 280' shown.
2. The sight lines shown on the plan scale to approximately 200', not the 280' as labeled.
3. Sight line profiles need to be provided. I question whether or not there is 335'of
available sight distance at each entrance.
4. Right and left turn lane warrants need to be provided for review.
5. A minimum of 25' of right-of-way needs to be dedicated along the frontage of Sunset
Avenue similar to that proposed for Wintergreen Farm on the opposite side of Sunset
Avenue. The exact amount will be determined during the final plan review process.
6. The preference would be that there is one street connection to Sunset Avenue to serve the
entire parcel. At a minimum, Streets B and C need to be combined into one connection.
7. Street B needs to be designed in accordance with the detail for a"Commercial Entrance
To Serve A Private Road/Street"as shown in Appendix F of the Road Design Manual.
Most notably,the width of the road needs to be a minimum of 24' as shown in the detail.
8. The curbing shown on this plan appears to be drawn as CG-2. The curbing should be
CG-6.
9. A minimum of 3' of right-of-way behind the back of curb needs to be provided for Street
A.
10. Street A does not satisfy the"Multiple Connections in Multiple Directions"standard of
the SSAR to allow the street to be accepted into the secondary system for VDOT
maintenance. If a right-in/right-out entrance were made onto Old Lynchburg Road, this
standard would be met.
11. The design speed for Road A has been labeled as 30 mph. From Appendix B(1)of the
Road Design Manual,the minimum centerline radius for 30 mph is 335'. It appears that
the design speed for this road could be 25 mph which would result in a minimum
centerline radius of 200'. From the plan submitted,the centerline radius between stations
11+21 and 13+34 is 221.5'. The centerline radius between stations 13+84 and 14+45 is
198.5'. The centerline radius between stations 15+71 and 16+52 is 201.5'. The
centerline radii need to meet the minimum requirements for the design speed used.
12. How many parking spaces are proposed for each bump out? These areas should be
dimensioned.
13.Storm sewer profiles and calculations need to be provided for review.
14.Typical sections for the roadways need to be provided for review.
15. Pavement design calculations need to be provided for review.
If you need additional information concerning this project,please do not hesitate to contact me at
(434)422-9782.
Sincerely,
Troy Austin, P.E.
Area Land Use Engineer
Culpeper District
WE KEEP VIRGINIA MOVING
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Images:Southbound on Old Lynchburg Road(May 2016)