HomeMy WebLinkAboutSP201800016 Application Special Use Permit 2018-08-20Albermarle County
Planning Application
Community Development Department
441 MclntireRoadCharlottesviIIe.VA22942- 596
Voice : (434) 296-5E22 Fax : (434) 972-4126
TMPF 06100-00-00-21000 own,r(s): ECOVILLAGE HOLDINGS INC
Application # SP 0180001
IPRDPERTdF INFORMATION
Legal Description BARK MILL PARCEL A-1 f LOCHLYM / #
Magisterial dist. Rio F-1 Land Use Primary Residential -- Single-family (incl. modular home -
Current AFD Not in A/F District� Current Zoning Primary R4 Residential T
APPLICATIDN INFORMATION
StreetAddress 1480 RIO RD E CHARLOTTESVILLE, 22901 I Entered By
ApplicatianType Special Use Permit Jen nlferPritc+
8 21 2x18
Project EcoVillage Charlottesville
Received Date 08/20/18 Received Date Final Submittal Date 08/20/18 TataI Fees 2150
Closing File Date Submittal Date Final Tatal Paid 2150
Revision Number
Camments ARS -OK
SIGNATURES - OK
Legal Ad
PROJECT: SP 2111300016 EcoVillage Charlottesville - Preserved Steep Slopes
MAGISTERIAL DISTRICT: Rio
TAX MAP{PARC EL(5): i)61i)1)1)1)1)1)21001)
LOCATION: Rio Raad E,. between Rrookway Drive and Rorkbraak Drive; existing addressed strurtures: on the subject property(s)
include 4B4 Rio Raad E.
PROPOSAL: Dirturbanre of preserved steep slopes to accammadate the develapment of private fariIities: (en tranre, arressway, and
parking) for the prapased "EcoVillage Charlottesville" develapment.
PETITION: "Private facilities an preserved slopes" pursuant to Z a n i n g Ordinance Sertion 3G.7.4.b.2.
ZONING: R4 Residential, which allows residential uses by right (4 units per acre).
SUB APPLICAT IDN(s)
Type Sub APPIicatio Comment
New Special Use Permit 08/20/18 ARS OK
........................................................................................................................................:.......................................:.........................................................................................................................................................................................................
APPLICANT / CONTACT INFDRMATIDN
C,DfttacType Name Address Ci State Zip Phone PharteCell
O.v car .4ppke rrt ECOVILLAGE HOLDINGS INC 4A0 RIO ROAD EAST CHARLOTTESVILL 22941
............................................ a......................................................................................................... a.............................................................................. .................................... ............................. ............................ ..........................
Pnmsry _rtsct PETER RUSSELL 912 E HIGH ST CHARLOTTESVILL :22902
Signature of Contractor or Authorized Agent Date
m 2H
County f + rl rapnicai Data services acnarbtoes�le, VA
{ Parcel Property Information 401 Mol mire Road 22902-4696
TMP 06100-00-00-21000 Legal PARK MILL PARCEL A-1 / LOCH LYN /
description 05/05/2011 - Correcting acreage to 6.342 for 2011 per
Pa re nt TM P
Tax Map 06100 Section 00 Block 00 Parcel 21000 GPIN 492961905467
Majar Subdiv, ACREAGE PARCEL A-1 LOCH LY Total Acres 6.34 TMP Inactive? ACTIVE
House Moan Street Name ! I aty I state I Zi PoDde
480 RIO Rd E CHARLOTTESVILLE VA 22901
.................................a...............................................................................................................................................................................................................................................................................:................................
OWNER INFORMATION
Name Street Address City 1 State Zi
ECOVILLAGE HOLDINGS INC ' 480 RID ROAD EAST ' CHARLOTTESVnLEVA ::22901
ADDITIONAL PROPERTY INFORMATION
Agricultural Forest districts Not in A/F District High School district: Albemarle T
Traffic Zane: 21a1 Middle School district: Burley T
later Precinct: Qunlora Elem. School district: Agnor-Hurt T
Magisterial District: RjG n
Metro Planning Area?i . JF Census Block Group:N
CATS Area?I Census Tract: F=',3
6,2
Public Water Se-,ner:FAme==ad=,w
& Sewer Water 5upply Protection Area? NQ Other Rural Land-, NO
Watershed: Creek r development Area? FYES
I Historical Significance
World Heritage Site National Historic Landmark Virginia Landmark Register i Natianal Register aF Histaric Places
Parcel Has Proffers Parcel Has Easements
Current Land Use Number Df Structures Number of dwelling Units
Primaryl Residential -- Single-family (incl. modular homed T
Secondary: ()Ren T
Minor: Ljggjq
omprehensive Plan Land Use I Plan Area:
Primary:IPJ.eiohborhaod Dertsity Residents
Secondary:
Minar: I l jnassigr-,ed
Other: I ljrkissig rted
iQhborhood.2 - Places 29
a� Other2: Unassigned
Other3: UrLassiuned
Other4: Unassiorted
Others: Unassigned`
Izening LirrrentZonina Zoning 4dontedlz]980 FoningFY'orraIZL1980
Primary: R4 Resid, �al -r I R4 Residential I44 R2 ResidentraI
Secondary: Unassigrted jPjanned Industrial ParkILjnassl ned
Plirrar. Unassigned 4PIanned Industrial P6rk iU-massmuned 7
Other. Unassigned E Natural Resource Extraction Overlay' Flaod Hazard Overlay
Lirporc Impact -.rea Entrance Carridar Overlay Scenic Stream Overlay'.
ACTIVITY INFORMATION
PL4IVNING ,4L' VITIES 6UILDING .4MWTIES
l AdolicatioaNumh -I Ctwr ntStatus I SoecialGonditiorm I .� i AcolicationNumb -I CurrentPerrnitSt SoecialConditiorts
VA190900096
:Approved
...................................................
T520i400094
a ........................................
:Approved
...................................................
SUB20a500126
a ........................................
:Approved
...................................................
SUB19B9001B2
a ........................................
1 InvaIiOUnknawn
...................................................
SP2a1940015
a ........................................
Under Review
.................................................
SDP201800056
a ........................................
Under Review
setback
.......................................................................:
CHARLOTTESVILLE
AR5 - O#
Printed0n: I Thurs d ay, Se tember46.2018
h
_ kpplication for
Special Use Permit
o AL
a
SV
IMPORTANT:
IMPORTANT: Your application will be considered INCOMPLETE until all of the required attachments listed on page 2
have been submitted and the application signature is verified (see Page 3). Also, please see the list on page 4 for the
appropriate fee(s) related to your application.
PROJECT NAME: (how should we refer to this application?) t✓Lo�l," ItaG P, G n �} i�S V r' j
PROPOSAL/REQUEST: ?(v-5,e4'\1etQ 5(d?�o ofr5A+-,(6%nc
ZONING ORDINANCE SECTION(S): 1 — 30. 7 (�{ 1, �1 z 1
EXISTING COMP PLAN LAND USE/DENSITY: 9-'-\
LOCATION/ADDRESS OF PROPERTY FOR SPECIAL USE PERMIT:
AQ (L;O 1Zculd .i o 5+-4 kiln 4ir-W (le, VA ZZgco
TAXMAPPARCEL(s): -rMP 06100 -00 -00 -7 -(OM
ZONINGDISTRICT: Z0(
# OF ACRES TO BE COVERED BY SPECIAL USE PERMIT if a portion, it must be delineated on a plat):
Is this an amendment to an existing Special Use Permit? If Yes provide that SP Number. SP-
❑ YES 14 NO
Are you submitting a preliminary site plan with this application?
N YES ❑ NO
Contact Person (Who should we call/write concerning this project?): Pr4RkS5 e-lI
Address TZ 4kr4 54City Unc,( ��{pSUi al e. State _Zip Zz G
Daytime Phone O Fax # O E-mail
Owner of Record ECOV i T. -t'_
Address
Daytime Phone () Fax # �)
City C �u�(o�{�SVi �Irz State V Q Zip ZZ
Applicant (Who is the Contact person representing?): nwhe ( Vp QL.,eC0(—,
Address
Daytime Phone (__)
Fax#�,
City
E-mail
E-mail
State Zip
Does the owner of this property own (or have any ownership interest in) any abutting property? If yes, please list those tax map and parcel numbers:
FOR OFFICE USE ONLY SP #
Fee Amount $ Date Paid By who?
ZONING ORDINANCE
Concurrent review of Site Development Plan? YES NO
SIGN #_
Receipt #
Ck# By:
County of Albemarle
Department of Community Development
401 McIntire Road Charlottesville, VA 22902 Voice: (434) 296-5832 Fax: (434) 972-4126
Special Use Permit Application Revised 2/05/2018 Page 1 of 4
REQUIRED ATTACHMENTS &rIP-'CHER INFORMATION TO BE PROVID D for THE APPLICATION TO BE
OFF_ ALLY SUBMITTED & DEEMED COM FTE
Application Signature Page
One (1) completed & signed copy of the Checklist for a Special Use Permit.
One (1) copy of the Pre -application Comment Form received from county staff
® One (1) copy of any special studies or documentation as specified in the Pre -application Comment Form
Seventeen (17) folded copies of a Conceptual Plan.
❑ Seventeen (17) copies of a written narrative
The narrative must be laid out to identify each of the bulleted TITLES as follows:
PROJECT PROPOSAL
The project proposal, including
■ its public need or benefit;
■ how the special use will not be a substantial detriment to adjacent lots,
■ how the character of the zoning district will not be changed by the proposed special use, and
■ how the special use will be in harmony with the following;
o the purpose and intent of the Zoning Ordinance,
o the uses permitted by right in the zoning district,
o the regulations provided in Section 5 of the Zoning Ordinance as applicable, and
o the public health, safety and general welfare.
(be as descriptive as possible, including details such as but not limited to the number of persons involved in
the use, operating hours, and any unique features of the use)
• CONSISTENCY WITH COMPREHENSIVE PLAN
The proposed project's consistency with the comprehensive plan, including the land use plan and the master
plan for the applicable development area;
• IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE
The proposed project's impacts on public facilities and public infrastructure.
• IMPACTS ON ENVIRONMENTAL FEATURES
The proposed project's impacts on environmental features.
One (1) copy of the most recent recorded plat, that shows the Deed Book/Page Number, of the parcel(s)
composing the proposed project, or a boundary survey if a portion of one or more parcels compose the proposed
project, both of which shall include a metes and bounds description of the boundaries.
Taxes, charges, fees, liens owed to the County of Albemarle
As the owner/agent I certify that any delinquent real estate taxes, nuisance charges, stormwater management utility
fees, and any other charges that constitute a lien on the subject property, which are owed to the County of Albemarle
and have been properly assessed against the subject property, have been paid.
PLEASE CONSULT THE LIST OF ITEMS WHICH WILL BE REVIEWED BY STAFF
LINKED HERE
Special Use Permit Application Revised 2/05/2018 Page 2 of 4
APPLICATION SIGNATURE PAGE
VERIFICATION OF THE SIGNATURE ON THIS PAGE MUST HAPPEN BEFORE THE
APPLICATION MAY BE DEEMED COMPLETE
If ownership of the property is in the name of any type of legal entity or organization including, but not limited to,
an LLC, a corporation, a partnership or association, or a trust, then a document acceptable to the County must be
submitted with this application certifying that the person signing below has the authority to do so.
If the applicant is a contract purchaser, a document acceptable to the County must be submitted containing the
owner's written consent to the application and must include any applicable documents authorizing that person to
provide consent. If the applicant is the agent of the owner, a document acceptable to the County must be submitted
that is evidence of the existence and scope of the agency. Please attach the owner's written consent.
W One (1) cony of the applicable ownership information.
CHECK AS
OWNERSHIP OF THE PROPERTY IS A
DOCUMENT TO BE PROVIDED FOR THIS APPLICATION
APPLICABLE
❑
Limited liability company ("LLC')
The articles of organization and when the power is delegated to someone
other than a manager or a member, also the operating agreement.
�
Stock &Nonstock corporation
(1) for a board of directors
(1)
a. Stock - the articles of incorporation or a shareholders
agreement may limit the board's statutory authority.
b. Nonstock - the articles of incorporation and the by-laws,
the latter of which may include a member or director
agreement, may limit the board's statutory authority
(2) for a person expressly authorized
(2) written evidence of that authorization such as a board resolution or
by the board of directors
board minutes
(3) for a committee
(3) an action of the board of directors authorizing the committee to act;
the articles of incorporation or the by-laws may limit the statutory
authority
(4) for a corporate officer
(4) the by-laws or the delegating resolution of the board of directors.
❑
Partnership
The statement of partnership authority, which may limit the authority of one
or more partners.
❑
Limited partnership
The partnership agreement, or amendments thereto, which may limit the
authorityof one or more general partners.
❑
Incorporated & Unincorporated church and
(1) for trustees, an authorizing court order
other religious body
(2) for the corporation holding title, the appropriate corporate documents
(3) for a bishop, minister or ecclesiastical officer, the laws, rules or
ecclesiastical polity of the entity that authorizes the person to hold, improve,
mortgage, sell and convey the property.
❑
Land trust
The deed of conveyance to the trustees and the trust instrument
See Attachment A in the Land Use Law Handbook for
a complete list of Authorized Signatories for Land Use Applications
Owner/Applicant Must Read and Sign
I hereby certify that I own the subject property, or have the legal power to act on behalf of the owner in filing this application. I
also certify that the information provided on this application and accompanying information is accurate, true, and correct to the
best of my knowledge. By signing this application I am consenting to written comments, letters and or notifications regarding this
application being provided to me or my designated contact via fax and or email. This consent does not preclude such written
communication from also -being via first class mail.
e"S'' re of Owner/Agent-orlV.Qatract Purchaser Date (}/ t
Au
Print Name Daytime phone number of Signatory
Special Use Permit Application Revised 2/05/2018 Page 3 of 4
0
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 229024596
Phone (434) 296-5832 Fax (434) 972-4126
Memorandum
To: Mr. Justin Shimp, P.E. (Justin@shimp-engineering.com)
From: Tim Padalino, AICP — Senior Planner
Date: August 1, 2018
Subject: Mandatory Pre -Application Meeting (7/30/2018) — "EcoVillage Charlottesville"
[Re: Initial Site Plan SDP201800058 and Special Use Permit(s) and/or other
Approval Requirements]
This letter contains preliminary comments and informational guidance from County staff and Site Review
Committee (SRC) member agencies regarding the above noted pre -application (pre -app) meeting. The
parcels under consideration are identified as TMP #61-21 and #61-21 A, which are located in the Rio
Magisterial District and which have frontage on Rio Road E (State Route 631). These parcels are in the R4
Residential zoning district, and are owned by EcoVillage Holdings Inc.
The purposes of this pre -app meeting were generally as follows:
— to identify and discuss any requests for exceptions, modifications, or waivers which may be necessary
in order to develop the EcoVillage development as shown on the initial site plan SDP201800056,
which was recently submitted (on July 23, 2018); and
— to identify and discuss any special use permits (SP) or other legislative approvals which may be
necessary in order to develop the proposed EcoVillage residential development as shown on
SDP201800056.
As such, this meeting satisfies the requirement for a mandatory pre -app meeting prior to submittal of the
anticipated SP application, as required per County Code § 18-33.4(a). The following are preliminary
comments and informational guidance from County staff and Site Review Committee member agencies for
your proposal, as discussed on July 30:
(i) provide the applicant and the county a common understanding of the proposed project:
An initial site plan application (SDP201800056) was recently submitted (July 23) for the proposed
development of these properties. The initial site plan (and other application materials for
SDP201800056) can be accessed and viewed at the following web page:
http: //www. albemarle. org/weblink/search. aspx? dbid=3 &searchcommand=%7b%SbCDD-
Planning%5d: %SbApplicationNumber%5d=%22 SDP201800056%22%7d
The overall site configuration of dwellings, structures, and other improvements as shown on the initial
site plan would involve multiple instances of preserved steep slopes being disturbed to provide for
private facilities (including the entrance, a private street for vehicular access, and parking). As such, the
proposed development would require a special use permit (SP) for disturbance of preserved steep
slopes [pursuant to County Code § 18-30.7(4)(b)(2)].
Page 1 of 7
After the July 30 pre -app meeting, the applicant provided the County with a written request for deferral
of SDP201800056 on July 30 (or on "Day 7" of the 607day initial site plan review process). The
purpose of this request was to defer County action on the initial site plan until a complete SP
application is submitted requesting County approval to disturb preserved steep slopes in order to locate
and develop private facilities for the proposed development [pursuant to County Code § 18-
30.7(4)(b)(2)].
As discussed at the pre -app meeting, the applicants' anticipated submittal date for this required SP
application is August 20. If the SP application is received on August 20, and if a request for the County
to resume action on SDP201800056 is received in writing on that same day, County staff would legally
have 53 days remaining from that point to take action on SDP201800056, including reviewing the site
plan at the SRC meeting. The earliest available SRC meeting after an August 20 submittal date (or
"resume action" date, in this case) is October 4, which would be within the remaining 53 -day review
period.
(ii) consistency with the Comprehensive Plan:
The property is located within a portion of the County that is included in the Places 29 Master Plan.
The subject properties are designated for "Neighborhood Density Residential" future land uses, which
envisions single-family detached and attached housing with a gross density range between 3 — 6 units
per acre.
(EcoVillage):
— The proposed EcoVillage development, which would consist of single-family attached and detached
units at a gross density of approximately —5.5 dwelling units per acre, appears to be consistent with that
designation.
— The proposed EcoVillage development would also include features and characteristics that support and
advance Comprehensive Plan goals, objectives, and/or recommendations. These include but are not
limited to preservation of forests, low -impact development and stormwater management, pedestrian
orientation (internal to the residential development, as currently proposed), and affordable housing.
(Steep Slopes):
— The proposed disturbance of preserved steep slopes in order to locate and develop private facilities for
the proposed development is an activity that would be inconsistent with certain Comprehensive Plan
goals, objectives, and/or recommendations.
o For example, Strategy 5c in the Natural Resources chapter encourages the protection of steep
slopes in the Development Areas that are shown for preservation on Master Plan maps.
o Additionally, it is not clearly demonstrated that it is necessary to locate the proposed private
facilities within preserved steep slopes areas because of the lot "not contain[ing] adequate land
area outside of the preserved slopes to locate the private facilities." The SP application should
include information (in narrative and graphic format) to show, describe, quantify, and/or
otherwise detail the proposed disturbance of preserved steep slopes as well as any/all associated
proposed mitigation practices.
— However, such activity (proposed disturbance of preserved steep slopes) may potentially allow for the
overall development of the proposed EcoVillage project to be realized in ways that support and advance
other Comp Plan goals, objectives, and/or recommendations. Potential examples (subject to regulatory
review and subject to revision by the applicants) include the following:
o Enabling compact new residential development (inclusive of affordable housing) within the
Development Area, as encouraged by Strategy la in the Growth Management chapter, and by
Objective 5 of the Development Areas chapter.
o Supporting site planning features that embody Neighborhood Model Principles contained in
Page 2 of 7
Objective 2 of the Development Areas chapter, such as compact/cluster development and open
space; pedestrian orientation ("walking streets"); and relegated parking.
Please also be advised that all special use permits are evaluated relative to the following "factors to be
considered," as contained in County Code § 18-33.8(a):
1. No substantial detriment. The proposed special use will not be a substantial detriment to
adjacent lots.
2. Character of district unchanged. The character of the district will not be changed by the
proposed special use.
3. Harmony. The proposed special use will be in harmony with the purpose and intent of this
chapter, with the uses permitted by right in the district, with the regulations provided in section
5 as applicable, and with the public health, safety and general welfare.
4. Consistency with comprehensive plan. The use will be consistent with the comprehensive plan.
(iii) broadly identify the planning, zoning, and other issues raised by the application that need to be
addressed by the applicant.-
Private
pplicant.
Private Street Request: Submit private street request and justification pursuant to County Code § 14-
233(B)(2).
o Within this overall private street request, please include detailed requests (with justifications
and alternative proposals, as may be applicable) for any and all applicable modifications,
waivers, and/or exceptions regarding the following private street requirements:
■ Sidewalk requirements
■ Curb and gutter requirements
■ Landscaping strip requirements
■ Materials and specifications requirements
o Please also include an exhibit (or multiple exhibits) showing the location(s) for each
requested modification, waiver, and/or exception.
o Please note that coordination with Albemarle County Fire & Rescue is essential; and
continued coordination with Engineering, Planning, and Zoning, will also be important.
■ Please contact Mr. Shawn Maddox, Assistant Fire Marshall, at (434)-296-5833 or
smaddox@albemarle . org to discuss Fire Code requirements. Please copy CDD
staff on correspondence with Fire & Rescue.
o Please ensure that "private alley" and "access easement" annotation are removed from areas
that should be labeled "private streets."
Double Frontage Lots: Double frontage lots are prohibited per County Code § 14-401. However,
you may submit a request (with justification) for an exception to these double frontage lot
regulations, pursuant to County Code §14-203(1).
o Please provide detailed information regarding your proposal(s) to address the screening
requirements established by County Code § 14-419 along the main street (where driveways
are proposed) and along the "walking street" (which is shown as having a landscaping strip
between the 22' travelway and the residential lots).
Mailbox Kiosks: The two mailbox kiosks shown on the initial site plan may need to be
consolidated, relocated, or both.
o If/when the applicant requests the County to resume action on SDP201800056, the initial site
plan will be distributed to the Crozet Postmaster (or other representative from USPS) for
review comments.
Page 3 of 7
Bonus Density Calculations: Complete, detailed calculations and explanations for bonus density
must be provided per County Code § 18-2.4.2.
o The initial site plan proposes —5.5 dwelling units/acre in the R4 Residential district, but does
not identify what bonus density factors are being proposed/utilized, and does not demonstrate
how those bonus density factors are being accomplished.
o During the pre -app meeting, the following proposed density bonus factors were identified as
the target bonus density factors:
■ "environmental standards" (pursuant to Zoning Ordinance 15.4.1);
■ "affordable housing" (pursuant to Z.O. 15.4.3); and
■ "development standards" (pursuant to Z.O. 15.4.2), through possible dedication of
land for public use for purposes such as a bus stop — see "Pedestrian Connectivity"
below for important information regarding opportunities for this project to
incorporate public benefit(s) related to pedestrian connectivity.
o Ensure correct labels and information related to proposed cluster development options are
shown on the initial site plan. For example, the Cluster Development regulations in County
Code § 18-2.2.3 require a minimum of 25% of the total land area of the cluster development
to "be in common open space" in accordance with the provisions and regulations contained
in County Code § 18-4.7.
Pedestrian Connectivity: Principal Planner Kevin McDermott was unable to attend the pre -app
meeting, but he identified the need to further discuss the important opportunity to provide on-site
pedestrian infrastructure (constructed through the EcoVillage development, and made available for
public use).
o This concept was identified in part due to the fact that sidewalks on this portion of Rio Road
E (on which the subject properties have frontage) would be comparatively very high-cost and
comparatively unsafe, with regards to the site context (narrow shoulder, steep embankments,
steep road grade).
o Such a pedestrian connection would support and extend the new sidewalk connections that
are being funded / installed by the County along Rio Road E to the northeast of this proposed
development.
o Such a pedestrian connection could also potentially be incorporated into the density bonus
calculations for "development standards" (dedication of land or access easement for public
use) — subject to additional discussions.
Entrance Sight Distance: Area Land Use Engineer Adam J. Moore, P.E. of VDOT noted that the
project (as shown on SDP201800056) requires VDOT approval of a sight distance exception.
o Discussion at the pre -app meeting included mention of the completed speed study conducted
on this portion of Rio Road E (showing a speed of 30 mph, which is below the 45 mph
posted speed limit), and the subsequent submittal of that speed study and sight distance
exception request to VDOT.
Second Point of Access: Assistant Fire Marshall Shawn Maddox was unable to attend the pre -app
meeting; but it is anticipated that this proposed residential development will be required to have a
second point of vehicular / emergency access because it contains more than 30 dwelling units.
o Coordination with Albemarle County Fire & Rescue is essential in order to clearly
understand the applicability of this Fire Code requirement, and for determining how to
properly address and resolve this issue (as may be applicable).
Page 4 of 7
■ Please contact Mr. Shawn Maddox, Assistant Fire Marshall, at (434)-296-5833 or
smaddox@albemarle . org to discuss Fire Code requirements. Please copy CDD
staff on correspondence with Fire & Rescue.
o The pre -app meeting included discussion of the opportunity to provide an emergency
vehicular connection to the north, utilizing an existing driveway through the subject property
(which appears to currently serve "540 Rio Road East").
Special Use Permit (SP) — Steep Slopes:
• Please submit a complete SP application pursuant to County Code § 18-30.7(4)(b)(2),
which states: "The only use permitted by special use permit on preserved slopes are
private facilities such as accessways, utility lines and appurtenances, and stormwater
management facilities, not otherwise permitted by right under subsection (b)(1)(e), where
the lot does not contain adequate land area outside of the preserved slopes to locate the
private facilities. "
• The application for a Special Use Permit must be signed by the appropriate authorized
signatories. Appendix A of the County's Land Use Law Handbook, which provides
information on authorized signatories, is accessible here.
• The fee for a new Special Use Permit application (including the first resubmission) is
$2,150. Other fees to be aware of include public notice requirements: staff estimates the
total cost of legal advertisement and adjacent owner notification to be between $400 and
$450 per hearing.
Special Use Permit (SP) — Stand Alone Parking
• This use would NOT require an approved SP pursuant to County Code § 18-15.2.2.15,
unless the parking would be the only use on the parcel (i.e. not required if parking is part
of a larger common area that includes community center, walking trails or other amenities,
etc.).
• However, if permissible by right as described above, this proposed use/configuration
would require a "shared parking agreement" to be reviewed and approved by the Zoning
Administrator.
Ultimately, for this proposed project to be implemented, the required future approvals include the
following:
• Approved Initial Site Plan (SDP201800056 currently deferred until no later than January
30, 2019)
• Approved Private Street Request (with approved waivers/modifications/exceptions)
• Approved Final Site Plan
• Approved Road Plans (and any/all associated easements)
• Approved Subdivision Plat (and any/all associated easements, agreements, etc
• Approved WPO Plan (and any/all associated easements, agreements, etc.)
(iv) applicable procedures:
To request a Special Use Permit (SP) for the proposed use:
• Submit an application for a Special Use Permit (SP); submittal should also include associated
Project Narrative and Concept Plan (which show and describe the proposed disturbance and
any associated proposed mitigation practices), as described in the "Special Use Permit
Checklist" (provided to you along with this comment letter). Note: initial site plan
Page 5 of 7
SDP201800056 may be used as the concept plan for review of the SP application; additional
copies will be necessary.
Coordinate and conduct a Community Meeting; per County Code § 18-33.40), all SP
applications include a requirement for the applicant to hold a "community meeting" as one of
the early steps in the permit review process. Please see the attached Community Meeting
Guidelines for more detailed information about the applicant's responsibilities for conducting
the required community meeting. Coordination of the community meeting should be conducted
with County staff and elected and appointed officials within the first two weeks of the SP
application being submitted.
County review of the SP application includes the following steps:
• County staff will review the SP application materials in coordination with members of the Site
Review Committee, and will provide review comments to the applicant that identify any
deficiencies with the application, including any additional information that needs to be
submitted for further review before scheduling a public hearing.
• The Planning Commission (PC) will conduct a public hearing in accordance with applicable
County and State Code requirements. The PC will vote to make a recommendation to the
Board of Supervisors to recommend approval, or to recommend denial, or to recommend
approval with recommended conditions.
• After the PC public hearing, the Board of Supervisors (BOS) will conduct a public hearing in
accordance with applicable County and State Code requirements. The BOS will vote to
approve, or to deny, or to approve with conditions.
(v) identify the information the applicant must submit with the application, including the
supplemental information:
• Completed Special Use Permit Checklist (attached)
• Project Narrative
• Concept Plan (initial site plan SDP201800056 may be used as the concept plan for review of
the SP application; additional copies will be necessary; additional exhibits and/or other
supplemental information may also need to be prepared and submitted to show, describe,
quantify, and/or otherwise detail the proposed disturbance of preserved steep slopes as well as
any/all associated proposed mitigation practices)
• A copy of this Pre -App Comment Letter
If you have any questions about the information provided in this letter, or if you wish to discuss the
proposed project further, please contact me using the information provided below.
Thank you very much; sincerely,
Tim Padalino, AICP
Senior Planner
(434)-296-5832 x 3088
tpadalino@albemarle.org
Page 6 of 7
Attached:
• Special Use Permit application
■ Special Use Permit checklist
■ Community Meeting Guidelines
Page 7 of 7
SPECIAL USE PERMIT CHECKLIST for
"EcoVillage Charlottesville"
TMP # 06100-00-00-21000 and TMP # 06100-00-00-210A0
Completed by:
After the mandatory pre -application meeting, county staff will mark this checklist
TMP
appropriately so that it is clear to the applicant which information from Section 33.4 (c)
8/1/2018
must be submitted with the official application.
Required for
Provided with
application?
Staff)
application
SECTION 33.4(c)
(County
(Applicant)
X
X
YES
NO
X
x
A narrative of the project proposal, including its public need or benefit;
X
A narrative of the proposed project's consistency with the comprehensive plan,
�(
including the land use plan and the master plan for the applicable development area;
X
A narrative of the proposed project's impacts on public facilities and public
X
infrastructure.
X
X
A narrative of the proposed project's impacts on environmental features.
X
A narrative of the proffers proposed to address impacts from the proposed project.
X
One or more maps showing the proposed project's regional context and existing natural
X
and manmade physical conditions;
X
A conceptual plan showing, as applicable:
Note: Initial site plan SDP -2018-56 may be used as the concept plan for review of the SP
application. Additional copies will need to be submitted. Additional exhibits and/or other
supplemental information may also need to be prepared and submitted to show, describe,
quantify, and/or otherwise detail the proposed disturbance of preserved steep slopes as well
as any/all associated proposed mitigation practices.
X
X
1) the street network, including circulation within the project and connections to
existing and proposed or planned streets within and outside of the project;
X
x
2) typical cross-sections to show proportions, scale and streetscape/cross-
sections/circulation;
X
x
3) the general location of pedestrian and bicycle facilities;
X
X
4) building envelopes;
X
Y
5) parking envelopes;
X
6) public spaces and amenities;
SPECIAL USE PERMIT CHECKLIST 04/2013 Page 1 of 2
X
X
7) areas to be designated as conservation and/or preservation areas;
X
8) conceptual stormwater detention facility locations;
X
X
X
9) conceptual grading;
X
See note in
Other special studies or documentation, if applicable, and any other information
"conceptual
identified as necessary by the county on the pre -application comment form.
plan,
showing... "
row (above).
Please note: There are additional submittal requirements outlined on the official application for a Special Use Permit.
Read and Sign
I hereby state that, to the best of my knowledge, the official application submitted contains all information marked on
this checklist as required for application.
x,�
ure of person completing is c ecklist
1�4e4— i2k55�//
Print Name
Date
3 V- 2z7-5/YO
Daytime phone number of Signatory
SPECIAL USE PERMIT CHECKLIST 04/2013 Page 2 of 2
PROJCIECT IMANAGEMENT
sHimp
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LAND PLANNING
ENGINEERING
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January 15, 2018
Mr. Adam Moore, P.E.
Virginia Department of Transportation
701 VDOT Way
Charlottesville, VA 22911
Regarding: Eco Village
Right& Left Turn Warrant Analysis
Mr. Moore,
Please find enclosed a left and right-turn warrant analysis for Eco Village off of Rio Road East(Rte. 631) between
NCL Charlottesville and Pen Park Road.
The following items are included with this report:
• ITE Trip Generation Summary
• Warrant Analysis Exhibit
• OTISS Trip Generation Reports
Our analysis shows that only a left turn lane is warranted for this project.
If you have any questions you may contact me at justin@shin: engineering.com or by phone at 434-953-6116.
Bes '•T ars
Justi, Still•
Shi, p gineering, P.C.
•
Eco Village is proposed to be a 37 unit development of multifamily housing located off of the 0.94 mile segment of Rio
Road East between NCL Charlottesville and Pen Park Road. According to VDOT's 2016 Traffic Data, this segment of
road has an AADT of 11,000 with a K and D factor of 0.0942 and 0.6911, respectively. This data was used to
determine the peak hour volumes along Rio Road. The predominant direction of traffic was assumed to be west into
Charlottesville in the morning and east in the evening.
Below is the ITE trip generation summary table that was used to determine the PHV right and left turns. Using the
direction factor, the number of cars entering was split between left and right turns. The traffic generated from the site
was also added into the peak hour volume of Rio Road East.
Table 1. ITE trip generation summary table
AM PM
Use Description ITE Qty in out Total in out Total
Multifamily Housing(Low-Rise) 220 37 6 16 22 17 9 26
Total 6 16 22 17 9 26
The information in Table 1 was retrieved from OTISS trip generation services. Figures 3 and 4 at the end of this
document display original data from their website.
4
Figure 1. Warrant for left turn treatment(2-lane highway)
WARRANTS FOR LEFT TURN LANES ON TWO-LANE HIGHWAYS
VPH ADVANCING VOLUME
OPPOSING
VOLUME 5% 10% 20% 30%
LEFT TURNS LEFT TURNS LEFT TUR2C LEFT URIC YY311.ltE M'I{S
40-MPH DESIGN SPEED*
800 33D 240 180 160 -� 1 ----
600 410 305 225 200 ail
400 510 380 275 245 ADvANCI.10 LEFT-TAN
Inn nnn i 470 350 305 VOUUM INVIt MINE
1 1013 720 1 515 390 340
50-MP1-1 DESIGN SPEED'
800 280 210 185 135 Example:
600 35D 280 105 170
4013 4313 320 240 210 Two-lane highway with 40-MPH
200 550 400 300 270 operating speed
100 615 445 335 295
00-LIPH DESIGN SPEED' Opposing Volume (VPH)-600
800 23D 170 125 115 Advancing Volume (VPH)-440
600 290 210 160 140 Left-Turn Volume (VPH)-44 or 10%of
40D 365 2713 zoo 175 Advancing Volume
200 450 330 250 215
100 505 370 275 240
TABLE 3-1 With opposing volume (VPH)of 600 and
10% of advancing volume(VPH)making
Source:Adapted from 2011 AASHTO left turns, and advancing volume (VPH)
Green Book, Chapter 9, Section 9.7.3, of 305 or more will warrant a left-turn
Page 9-132,Table 9-23 lane_
USE DESIGN SPEED IF AVAILABLE, When the Average Running Speed on
IF NOT USE LEGAL SPEED LIMIT_ an existing facility is available, the
corresponding Design Speed may be
obtained from Appendix A,Section A-1.
Rio Road East has a speed limit of 35 mph at the entrance of Eco Village. The peak left turns into the site occur in the
evening, with 12 left turns out of a total of 728 approaching vehicles (the additional turns generated by the site are
included in the approach total). These turns make up less than 5% of the advancing volume. With an opposing
volume of 325 vehicles, a left turn lane is warranted according to Figure 1 above.
Figure 2. Warrant for right turn treatment(2-lane highway)
F-79
120
100 E=` s L • FULL-W117111 TIMM LANE AND TAPER AEQUIR 3
ir
to 80
��=�{•}�J �:%r r} ti.{r r .fir.t'�•�'r.s4}C{}
•
w ''••
TAP▪ ER REQUIRED
•ti�'��yti�~}s ti1r r'!%
C°} }rryL ti r
40
Z' 'S .'. r 5''' rS+•°'"+S: LL'LS.'} 4 L ` .y .`
� SV �•*. � y. r
4 TURN LANES r 4 1 r
20 1 Y S yi'ti S
} OR TAPERS REQUIRED
4 I I I I I I !
100 200 300 400 500 600
720
PHV APPROACH TOTAL,VEHICLES PER HOUR
Appropriate Radius required at all Intersections and Entrances(Commercial or Private).
LEGEND
PHV-Peak Hour Volume(also Design Hourly Volume equivalent)
Adjustment for Right Turns
For posted speeds at or under 45 mph, PHV right turns>40,and
PHV total< 300.
Adjusted right turns= PHV Right Turns-20
If PHV is not known use formula: PHV=ADT x K x D
K=the percent of AADT occurring in the peak hour
D =the percent of traffic in the peak direction of flow
Note:An average of 11%for K x D will suffice.
When right turn facilities are warranted,see Figure 3--1 for design criteria.'
FIGURE 3-26 WARRANTS FOR RIGHT TURN TREATMENT(2-LANE HIGHWAY)
Figures 2 above shows that no right turn lane or taper is warranted for Eco Village. The morning is the peak hour
volume approach total, with 720 vehicles approaching. Of those, approximately 4 vehicles are estimated to turn right
into the site.
•
Figure 3. OTISS trip generator A.M. peak hour
Data Plot and Equation
----- ---- —
)
IDATA STATISTICS
{ tad use:
I Multifamily Housing(Low-Rrse)(220)Click for
80 - -. ... .. .. i I I more details
X I independent Variable:
I i Dwelling Units
ITime Period:
60 i I Weekday
AM Peak Hou'of Generator
X
settingA.ocation:
X j General Urban/Suburban
40, .. Trip Type:
XX X Vehicle
X
Number of Studies:
X X X 36
20 XX
Avg.Num.of Dwelling Units
X 16s
Average Rate:
056
0
', Rnnge of Rates
034-097
0 20 40 60 80 100 Standard Deviation.
X=Number of Dwelling Units 0.15
Fitted Curve Equation:
Reset Zoom I Restore I Ln(T)=0 94 Ln(X)-0-29
R2'
X Study Site Fitted Curve --- Average Rate 0 91
Directional Distribution:
28%entering.72%exiting
Calculated Trip Ends:
t I :
}
Figure 4. OTISS trip generator P.M. peak hour
Data Plot and Equation
1'
DATA STATISTICS
Land Use:
Malbfamily Housing(Low-Rise)(220)Clck for
more dews
80
Independent Venable:
X Dwelling Units
Time Period:
X Weekday
60 X , P61 Peak Hour of Generator
X ,
Setting/Location:
, --
c -
- - General Urban/Suburban
u4 - X
-c X ,--- Trip Type:
i- 40 „ vehicle
,
ii -
,
, -' X Number of Studies:
I ...,,-- XX X X X 3t 1
Avg.Num.of Dwelling Units
20• ..-- 1 145
I • X
-•
I -- -- X I
Average Rate
I X --
0 67
,
I I
I, Range of Rates
01
0 41-1 25
O 20 40 60 80 100 Standard Deviation
X=Number of Dwelling Units 0 14
Fated Curve Enuabon:
Reset Zoom I Restore j T 4 0 66lX)-1 41
R2
X Study Site Fitted Curve --- Average Rate 0 94
Directional Distribution:
59%entering 41%exiting
r
Calculated Trip Ends: LII
RECEIVED
AU6 2 0 2018
COMMUNITY
nFVELOPMENr
PROJECT MANAGEMENT
sHimp '� CIVIL ENGINEERING
LAND PLANNING
•
ENGINEERINGL
August 20, 2018
Ecovillage Charlottesville—Special Use Permit Application
This request is for a special use permit in an R-4 zoning district to allow for disturbance of preserved slopes for a
private accessway in accordance with Section 18-30.7(4)(b)(2).
Project Overview:
Parcel: TMP 61-210
Existing Zoning: R-4 Residential
Steep Slopes: Steep Slopes—Managed, Steep Slopes-Preserved
Total Acreage:6.518 AC
Comp Plan Designation: Neighborhood Density Residential (3-6 DUA)
Requested Zoning: Special Use Permit per Sec. 30.7.4(2)to allow for disturbance of preserved slopes for
a private accessway
Project Proposal
'We envision humanity living in a peaceful,healthy,joyful, sustainable,just, compassionate and very alive world. We
envision people living intentional,passionate, and compassionate lives that nurture themselves, others,and the earth.'
—Ecovillage Charlottesville Vision Statement
Ecovillage is a unique and innovative subdivision development,that is looking to promote appropriate density,
pedestrian friendly access, and community oriented housing within the development areas of Albemarle County. The
proposal is for 36 units on a 6.518 AC parcel.A special use permit to allow disturbance of steep slopes(preserved) is
requested to allow for a new entrance to be located at a safe distance along Rio Road East. The layout of the
development provides for pedestrian oriented streetscape frontage for the homes by locating all vehicular traffic and
parking areas along the outer rim of the development.A network of pedestrian paths weave through the development,
promoting connectivity and walkability across the site's 70 FT elevation change. Granting of this request will allow
Ecovillage to develop in a manner that is appropriately scaled,cognizant of the safety of residents and guests when
accessing the site,and primarily pedestrian where vehicles are secondary to the internal pedestrian connections.
The property has 18,609 SF of managed steep slopes and 56,871 SF of preserved slopes. To develop this property at a
density that is appropriate,efficient for the development areas, and provide a safe point of access,the preserved slopes
are projected to be disturbed.
Consistency with the Comprehensive Plan
Ecovillage development will comply with the Comprehensive Plan in a number ways including:
• The site is located in the Places 29 development area and designated as"Neighborhood Density Residential"
in the Comprehensive Plan. Places 29 envisions density for the area at 3-6 units per acre,consisting of single-
family homes and townhomes.
o Ecovillage fits into the"Neighborhood Density Residential"vision by providing approximately 5.5
dwelling units per acre,through a mixture of single-family homes and townhomes.
o Ecovillage will contribute to a variety of housing types in the development areas by having both
attached townhomes,affordable units,and detached single-family residences.
o Ecovillage explicitly contributes to the expectations that the Development Areas will"[promote]
density to help create new compact urban neighborhoods"and will have"preserved natural systems"
(Alb Co. Comprehensive Plan 8.3).
o By reaching a density of approximately 5.5 units per acre, Ecovillage will be utilizing the land
efficiently as to not prevent expansion of the Development Area in accordance with Objective 4 and 5
of the Development Area goals.
• Ecovillage excels at meeting the 2nd Objective of the Development Areas, by carefully considering the site and
design to promote a healthy lifestyle.
o Ecovillage is organized in two community clusters, an outcome of terracing the site in response to
topographic considerations.
o The homes are spaced at a width of approximately 40'-50' between building facades to provide a
more human scale to the streets.
o The proposed pedestrian streets provides sense of safety and community connectivity throughout the
neighborhood. The pedestrian pathways also serve as fire access.
o The parking has been located at the periphery of the site,to highlight pedestrian connectivity within
and between the homes.
o The arrangement of the homes mix all housing types to promote a mixed and diverse community,
rather that grouping all townhomes or single-family dwellings in isolated areas.
o At the heart of Ecovillage is a community center and open space area. The community center acts
socially as a hub for community activity, and physically as a bridge between the two residential areas,
inviting connectivity/mingling across the development.
By providing the density the Comprehensive Plan calls for, integrated pedestrian connections, and considerate site
design Ecovillage is going beyond meeting a public need and providing a new model for housing in Albemarle.All the
elements of Ecovillage work to add up to promote a model for healthy, sustainable, and compassionate lifestyle.
2
Description of Surrounding Properties
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The Site is located adjacent to Rio Road E and the surrounding context is primarily single-family (Rockbook Dr) and
townhomes(Southampton Dr)residential.The site is in close proximity to the Meadow Creek greenway,and the character
of this development will serve to compliment both the natural systems and connectivity of the greenway and the existing
residential areas by developing in a manner that is respectful of existing topography and environmental resources and
by developing at an appropriate density for the development areas.
Impacts on Public Facilities&Public Infrastructure
Ecovillage will add considerably less impervious area after construction than traditional Single family dwelling
development, and will take steps to use/reuse and retain water on site. Stormwater detention pipes are located under
the proposed parking to best use the topographic challenges and provide required parking quantity and slopes.
Walkways through the development allow for pedestrian passage across an otherwise dangerous sidewalk condition
along Rio Road East. Connectivity is central to the Ecovillage development, with serpentine paths winding through
pedestrian streets and connector walkways across the sites. The pedestrian streets will be designed to meet fire
access requirements.
Impacts on Environmental Features
The preserved slopes associated with the Ecovillage site were previously bisected by Rio Road East,cutting through
the steep slopes between Meadow Creek and the Ecovillage site. The existing condition of Rio Road East having
disturbed the continuity of the slopes may call into question if the nature of the existing slopes on the Ecovillage site
meet the purpose and intent of 30.7.1 of the County ordinance. As the preserved slopes on the Ecovillage site are
part of an earlier disturbance.
3
Ecovillage will impact environmental features, but has taken care with the design and consideration of the context to
design an appropriate entrance and avoid detrimental effects(30.7.1). The 6.518 AC site presents topographic
challenges including preserved slopes bordering the site,as well as a 70 FT grade change. In total the project
proposes to disturb approximately 9,777 SF of preserved slope of approximately 56,872 SF existing on site. The
disturbed slopes will accommodate a new entrance, parking,and adequate traveway widths along an existing
structure. Through thoughtful design and onsite stormwater facilities the development looks to be respectful of
adjacent parcels during and after disturbance of slopes as to not cause any detrimental effects.
• The proposed entrance from Rio Road East is inadequate to meet VDOT standards,considering the
additional traffic from the development,the current speed limit, and the required site distances.
o In order to meet current standards,the entrance will be moved west along Rio Road East.
o In order to appropriately locate the entrance a left and right-turn warrant analysis for Ecovillage has
been performed off of Rio Road East between NCL Charlottesville and Pen Park Road(please see
attached documentation Exhibit B).
• A historic house on the property is proposed to remain,which will provide tourist lodging. In order to fit the
travelway, ROW, and required setbacks between the existing structure and the preserved slopes we
propose to narrowly infringe on the top of the slopes. The additional space will allow for required spacing,
but primarily allow the vehicular road to remain on the periphery of the site and allow the preservation of the
existing house.
• The parking areas for the residents only impacts minor areas of preserved slopes,approximately 766 SF.
Ecovillage seeks to adhere conditions outlined in Sec 15.4.1 "Environmental Standards,"by preserving ten (10)to
nineteen (19)percent of the existing wooded area of the site. Existing woodland on the western and northern corners
will be preserved, as well as all wooded areas on undisturbed slopes. Total undisturbed woodland/area is 49,237 SF
or 17%of the site.
If you have any questions please feel free to contact me via e-mail at Peter@shimp-engineering.com or Justin Shimp at
Justin@shimp-engineering.com or by telephone at 434-227-5140.
Sincerely,
Peter Russell
Shimp Engineering, P.C.
4
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